HomeMy WebLinkAboutAttachment 8 - Freeway Commercial SPA Amendment0
SPA PLAN
FREEWAY COMMERCIAL
South Portion
OTAY RANCH TOWN CENTER
Sectional Planning Area (SPA)
Adopted April 1, 2003, by Resolution No. 2003-132
Amended September 14, 2004, by Resolution No. 2004-300
Amended August 14, 2007, by Resolution No. 2007-226
Amended on May 26, 2015, by Resolution No. 2015-114
Amended September 13, 2016, by Resolution No. 2016-187
Amended June 18, 2019, by Resolution No. 2019-123
Project Sponsor:
GGP-Otay Ranch L.P.
733 Eighth Street
San Diego, CA 92101
Contact: Tony Pauker
(858) 794-6157
Prepared by:
Atlantis Group
2488 Historic Decatur Road, Suite #220
San Diego, CA 92106
Contact: Ted Shaw
(619) 523-1930
tshaw@atlantissd.com
FREEWAY COMMERCIAL
SOUTH PORTION
OTAY RANCH TOWN CENTER
SECTIONAL PLANNING AREA (SPA) PLAN
TABLE OF CONTENTS
SECTION PAGE
I. INTRODUCTION 1
A. BACKGROUND, SCOPE & PURPOSE OF THE PLAN 1
B. RECORD OF AMENDMENTS 3
C. LOCATION AND REGIONAL SETTING 4
D. COMMUNITY STRUCTURE 5
E. LEGAL SIGNIFICANCE/EIR 7
F. SPA PLAN CONSISTENCY WITH OTAY RANCH GDP/PC ZONE DISTRICT 7
G. RELATED DOCUMENTS 15
H. PLANNING PROCESS 15
1. Chula Vista General Plan 15
2. Otay Ranch General Development Plan 16
II. DEVELOPMENT CONCEPT 17
A. DESIGN INFLUENCES 17
1. Site Characteristics and Visual Context 17
2. Surrounding Land Uses 17
B. LAND USE PATTERN 18
C. DENSITY TRANSFER 19
D. HOUSING PROGRAMS 20
E. URBAN DESIGN CONCEPTS 21
F. LANDSCAPE DESIGN CONCEPTS 25
G. FREEWAY SIGNAGE PROGRAM 28
H. AGRICULTURAL PLAN 28
III. MOBILITY 29
A. INTRODCUTION 29
B. PROJECT ACCESS 29
1. Regional Access 29
2. Local Access 30
C. PROJECT CIRCULATION NETWORK 30
D. STREET STANDARDS 31
1. Arterials and Major Roads 31
2. Town Center Drive 32
E. PHASING OF ROAD IMPROVEMENTS 34
F. TRANSIT PLANNING PRINCIPLES 34
G. BICYCLE ROUTES AND PEDESTRAIN TRAILS 37
IV. GRADING 39
A. INTRODCUTION 39
B. GRADING CONCEPT 39
C. GRADING POLICIES 40
D. STORM WATER QUALITY REQUIREMENTS DURING CONSTRUCTION 42
V. PARKS, RECREATION AND OPEN SPACE 45
A. INTRODUCITON 45
B. REQUIRED PARK LAND AND IMPROVEMENTS 45
C. OPEN SPACE 47
D. PRESERVE CONVEYANCE 47
E. PARK AND OPEN SPACE IMPLEMENTATION 48
VI. DEVELOPMENT PHASING 49
VII. PUBLIC FACILITIES 50
A. INTRODUCTION 50
B. POTABLE WATER SUPPLY AND MASTER PLAN 50
C. POTABLE EATER DEMAND 52
D. RECYCLED WATER SUPPLY AND MASTER PLAN 53
E. SEWER SERVICE 55
F. STORM WATER DRAINAGE SYSTEM 57
G. URBAN RUN-OFF 59
H. ROADS 62
I. SCHOOLS 63
J. CHILDCARE FACILITIES 63
K. POLICE AND FIRE SERVICES 64
1. Law Enforcement 64
2. Fire Protection and Emergency Medical Services 65
L. LIBRARY SERVICES 66
M. COMMUNITY PURPOSE FACILITIES 66
LIST OF TABLES
PAGE
TABLE A: GDP Land Use 13
TABLE B: Estimate Required Park Land Dedication 46
TABLE C: Anticipated Development Phasing 49
TABLE D: Potable Water Demand 52
TABLE E: Recycled Water Demand 54
TABLE F: Sewage Generation 57
LIST OF EXHIBITS
PAGE
EXHIBIT 1, Regional Vicinity 3
EXHIBIT 2, Location/SPA Boundaries 4
EXHIBIT 3, Community Structure 6
EXHIBIT 4, Adopted GDP Otay Valley Parcels 11
EXHIBIT 5 Site Utilization Plan 14
EXHIBIT 6, Design Influences 19
EXHIBIT 7, Landscape Concept 28
EXHIBIT 8, Circulation 31
EXHIBIT 9, SR-125, Olympic Parkway, and Eastlake Parkway Street Sections 33
EXHIBIT 10, Existing Streets Sections 34
EXHIBIT 11, Proposed Street Sections 35
EXHIBIT 12, Transit Plan 36
EXHIBIT 13, Pedestrian Circulation 37
EXHIBIT 14, Trail Section and Bicycle Circulation 38
EXHIBIT 15, Conceptual Grading Concept 41
EXHIBIT 16, Site Sections 42
EXHIBIT 17, Conceptual Phasing Plan 49
EXHIBIT 18, Potable Water Plan 53
EXHIBIT 19, Recycled Water Plan 55
EXHIBIT 20, Sewer Plan 58
EXHIBIT 21, Strom Drainage Plan 60
EXHIBIT 22, Fire Station Locations 66
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FREEWAY COMMECIAL
SOUTH PORTION
OTAY RANCH TOWN CENTER
SECTIONAL PLANNING AREA (SPA) PLAN
I. INTRODUCTION
A. Background, Scope & Purpose of the Plan
The Freeway Commercial Sectional Planning Area (SPA) represents the continued
southward and eastward extension of the initial development approved in Otay Ranch SPA
One, containing Villages One and Five, and the subsequent approval of Villages Six and
Eleven immediately to the west and east, respectively, of the project site. The project also
is a southward extension of urban development previously approved and constructed in the
Eastlake Planned Community, immediately to the north. It is the Freeway Commercial
component of the regional commercial, cultural, social, and public services center
envisioned as the Eastern Urban Center (EUC) and freeway commercial area at the heart
of the Otay Ranch Planned Community as established in the Otay Ranch General
Development Plan (Otay Ranch GDP). As further detailed below, this SPA focuses on the
changes to the FC 1, South Portion, of the Freeway Commercial portion of the area
originally identified as EUC/Planning Area 12 in the Otay Ranch GDP. An Otay Ranch
GDP amendment in 2001 separated the EUC and Freeway Commercial components into
separate planning areas and the EUC planning area will be addressed in a separate future
SPA plan. The GDP was amended in 2007, 2014, 2019, and 2021 to allow the existing
land uses in this SPA Plan. The 2014 amendment was due to the changed conditions of
development, including economic environment and housing market, a General Plan (GP)
amendment and Otay Ranch GDP amendment were approved for FC 2 site adding
residential land use to the existing SPA (refer to the FC 2 Master Precise Plan, Promenade
for details). The SPA Plan amendment to implement the GP and GDP amendments was
approved in 2016 and modified in 2021.
This SPA Plan refines and implements the land use plans, goals, objectives, and policies
of the Otay Ranch GDP. This Plan addresses existing and planned land uses, public
facilities, design criteria, circulation, and other development components for the Freeway
Commercial SPA. Preparation and approval of this SPA Plan is required by the Otay
Ranch GDP pursuant to Title 19, Zoning, of the Chula Vista Municipal Code. The
objectives of this plan are to:
• Implement the goals, objectives, and policies of the Chula Vista General
Plan, particularly the Otay Ranch GDP.
• Implement Chula Vista's Growth Management Program (GMP) to ensure
that public facilities are provided in a timely manner and financed by the
parties creating the demand for, and benefitting from, the improvements.
• Foster development patterns which promote orderly growth and prevent
urban sprawl.
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• Maintain and enhance a sense of community identity within the City of
Chula Vista and surrounding neighborhoods.
• Establish a regional freeway oriented commercial center which also
reserves a public transit right-of-way (ROW or easement), station site and
park-and-ride facility for extension of the San Diego regional public transit
system to reduce reliance on the automobile to access uses within the center
and destinations served by the transit system.
• Provide mixed-uses, including hotels, mixed-use commercial, residential
and a park in the northern portion of the SPA consistent with the adopted
Otay Ranch GDP.
• Promote synergistic uses between the mixed-use commercial center and uses
in adjacent development areas to balance activities, services, and facilities.
• Contribute to the unique Otay Ranch image and identity which
differentiates Otay Ranch from other communities.
• Implement development consistent with the provisions of the Otay Ranch
resource conservation and management plans.
• Establish a land use and facility plan which assures project viability in
consideration of existing and anticipated economic conditions.
This SPA Plan defines, in more detailed terms, the development parameters for the
Freeway Commercial SPA, including the land use mix, design criteria, primary circulation
pattern, and infrastructure requirements. Additionally, the character and form of the project
will be implemented through a series of guidelines and development standards prescribed
in the Freeway Commercial SPA, Planned Community (PC) District Regulations, Design
Plan (DP), and other associated regulatory documents.
The SPA plan, once approved, is the implementation tool of the Otay Ranch GDP. It
establishes design criteria for the site and defines precisely the type, amount of
development permitted, and the City's standards for that development including major
infrastructure improvements to be constructed by the developer.
The PC District Regulations adopted as part of this SPA Plan serve as an important tool
through which the City will review and evaluate schematic, preliminary, and final plans for
each individual project to be built within the SPA. The PC District regulations also
establish standards for development and use within the planning area.
This SPA Plan is adopted as a supplement to other existing City regulations, focusing on
the Otay Ranch Town Center development area. The specific provisions provided herein,
including the PC District regulations and related SPA documents, shall supersede the
general standards established in other regulations, including the City Zoning Ordinance. If
an issue is not addressed in the SPA Plan package, then appropriate City-wide regulations
shall apply.
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EXHIBIT 1, Regional Vicinity
B. Record of Amendments
The original SPA for the Freeway Commercial Village was adopted on April 1, 2003,
Resolution 2003-132, then amended on September 21, 2004, Resolution 2004-300,
September 13, 2016, Resolution 2016-187, on June 18, 2019, by Resolution No. 2019-123,
and on ???? ??, 2021, by Resolution No. 2021-???. The original SPA and Amendment
have resulted in the current mix of land uses, intensities, and densities. As amended on
???? XX, 2023, Resolution No. 2023-???, the SPA land use in the FC 1 area was changed
to add and permit mixed-use residential development.
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EXHIBIT 2, Location/SPA Boundaries
C. Location & Regional Setting
Otay Ranch lies within the approximately 37,585-acre Eastern Territories Planning Area
of the City of Chula Vista. The Eastern Territories Planning Area is bounded by Interstate
805 on the west, San Miguel Mountain and State Route 54 on the north, the Otay
Reservoirs, and the Jamul foothills on the east, and the Otay River Valley on the south.
The Freeway Commercial SPA is in roughly the center of the Eastern Territories Planning
Area (see Vicinity Map Exhibit 1)
The Freeway Commercial Village (PA 12) is in the north-central portion of the Otay Valley
Parcel of the Otay Ranch GDP. This Plan Amendment will result in redesignating the
northwest portion (approximately 16.57-acres) of the Freeway Commercial (FC 1) area
from Freeway Commercial to Mixed-Use/Residential (MU/R) to allow up to 840 attached
residential dwelling units (on the GGP-Otay Ranch L.P. property, see the R/MU area on
Exhibit 5), and will extend Town Center Drive into the FC 1 portion of the SPA. The
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current Otay Ranch GDP was initially adopted in October 1993 and has been amended
many times over the past 29-years, most recently in 2021. Prior to the grading and
construction of the area, The SPA project area includes approximately 120-acres SPA (85-
acres in FC 1and 35-acres in FC 2) consisted of gently rolling terrain. FC 2 consists of a
mix of land uses such as Hotel, Residential, Commercial, Park, and Mixed-Use. The SPA
area is currently bounded by State Route 125 (SR-125) on the west, Olympic Parkway on
the north, Eastlake Parkway on the east, and Birch Road on the south (see Project
Location/SPA Boundaries Exhibit 2).
The SPA is immediately adjacent to Otay Ranch Village Six, to the west across the SR-125
right-of-way, which has been substantially constructed. A commercial project, in the
Eastlake Planned Community which, has been constructed immediately to the north.
Village Eleven to east is substantially developed, and the EUC, to the south is under-
construction.
Access to the site is provided via Birch Road, an east-west arterial, which forms the southern
boundary of the entire SPA, Eastlake Parkway, a north-south arterial, which is the eastern
boundary, and Olympic Parkway on the north. Freeway interchanges for SR-125 are
located at Birch Road and Olympic Parkway.
FREEWAY COMMERCIAL 1
Existing Land Use Entitlement
FREEWAY COMMERCIAL 916,000 square-feet
Proposed Land Use Entitlement
FREEWAY COMMERCIAL 816,000 square-feet
RESIDENTIAL/MIXED-USE Up to 840 dwelling units
PLAZA and Park 2.56-Acres
D. Community Structure
The community structure of the Freeway Commercial SPA, at the broadest level, is
established by the Otay Ranch GDP. This section is intended to highlight the major design
features of the Freeway Commercial SPA Plan as an introduction to the project. A more
detailed discussion of the project with respect to the provisions of the Otay Ranch GDP is
provided in Section I.F SPA Plan Consistency with Otay Ranch GDP and the PC Zone,
below.
Together, the Freeway Commercial SPA and the EUC are described in the Otay Ranch
GDP as “the central commercial and office node for the entire ranch.” The EUC is further
described as “an urban center, serving regional commercial, financial, professional,
entertainment and cultural needs.” Although the Freeway Commercial SPA and the EUC
are intended to function synergistically to meet these regional needs, the intended character
and uses in each are distinctly different. The EUC is intended to be a mixed-use area
including some medium to high rise buildings with landmark architecture and a highly
urban character, providing social and activity areas such as pedestrian plazas, cultural arts
facility, library, etc. The South Portion (FC 1) of the SPA is primarily designated for
freeway-oriented commercial, intended for “regional uses which require an automobile
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orientation near regional transportation systems;” however, residential (up to 840 dwelling
units) is approved for the GGP-Otay Ranch L.P. ownership. The North Portion (FC 2) of
the SPA is a mixed-use commercial and high-density residential, providing hotels and
walkable transit-oriented housing opportunities with associated retail and a neighborhood
park. The Otay Ranch GDP (as amended) allows the preparation and approval of separate
SPA plans for the Freeway Commercial area and the EUC mixed-use area.
Existing
EXHIBIT 3, Community Structure
This SPA Plan addresses the South Portion of the existing Freeway Commercial SPA. For
the most part, land use balancing and compatibility issues between the two areas have been
resolved at the GDP/policy level; where necessary, each SPA Plan will provide greater
development detail to ensure the overall EUC concept of the Otay Ranch GDP is achieved
through the implementation of both SPA plans.
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The structure of the Freeway Commercial SPA consists of commercial and residential land
use designations with some buffers along the surrounding arterial roads in FC 1 and FC 2.
Internal circulation consists of a perimeter internal street system in FC 1 are connected to
the perimeter arterial by several connector entry streets. The second component is the
public transit system with a dedicated right-of-way extending from an SR-125 overcrossing
to a transit station in the eastern portion of the SPA and continuing south into the EUC and
north into Eastlake. This structure is illustrated in Exhibit 3.
Given its automobile orientation, the primary connection between the Freeway
Commercial SPA and adjacent Otay Ranch residential villages will be via the vehicular
circulation system (arterial roads and SR-125 freeway). However, to encourage non-
vehicular access the SPA includes a network of pedestrian and bicycle paths, and a
dedicated public transit right-of-way and a Bus Rapid Transit (BRT) station for the public
transit system to serve the surrounding area and regional service to Downtown San Diego.
Adjacent to the BRT station is a park-and-ride component which allows for commuter
parking to encourage use of the transit system to reach employment and other destinations
in downtown San Diego and other areas served by the system.
E. Legal Significance/EIR
Adoption of the Freeway Commercial SPA Plan and the supporting documents in the SPA
plan package by the City Council will establish the official development policy of the City
of Chula Vista for the Freeway Commercial SPA. All future discretionary permits will
need to be consistent with the Freeway Commercial SPA Plan to be approved.
The project is also subject to the requirements of the California Environmental Quality Act
(CEQA). The provisions of CEQA will be implemented by the City as a part of the
approval process for this SPA plan package. All mitigation measures identified and
incorporated into the project as a part of the CEQA process, in the certified EIR and any
addendums, shall be implemented through this SPA plan or other appropriate component
of the SPA plan package. Implementation of mitigation requirements will be reviewed as
defined in the mitigation monitoring program prepared for the project.
F. SPA Plan Consistency with GDP/PC Zone District
The Freeway Commercial SPA Plan must be consistent with the Chula Vista General Plan
and the Otay Ranch GDP. According to the Otay Ranch GDP, consistency of the SPA Plan
and subsequent discretionary applications with the Otay Ranch GDP is evaluated by the
following criteria (GDP Part II Chapter 1 Section E Subsection 2):
Total land use acres for each individual village may not vary by greater than 15-percent of
the designated acres as indicated on the overall project summary table of the Otay Ranch
GDP, except for the reasons of environmental/wildlife corridor reservations.
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• Acres of mixed-use and medium-high- or high-density residential uses for a
village may not exceed the GDP/SRP specified acres as indicated on the
overall project summary table of the GDP/SRP, except as permitted by
transfer as set forth below:
• Units may be transferred between villages in response to the location of
major public facilities (i.e., BRT).
o If the residential development is reduced at the SPA level, priority
should be given to preserving the amount of land devoted to higher
densities supporting transit and pedestrian orientation.
o The total number of units within a village shall not exceed the total
number of units as indicated on the Overall Project Summary Table of
the GDP/SRP.
o Design Plans shall be prepared for the Freeway Commercial area that
indicate the intended character and guidelines for the land use
components.
o The Otay Ranch Overall Design Plan shall be accepted prior to or
concurrent with the approval of the first SPA and shall be subject to
review and approval by the City of Chula Vista and County of San
Diego.
o Village Design Plan shall be subject to review and approval concurrent
with SPA approval, by the responsible jurisdiction.
With respect to the last two criteria, the Overall Design Plan was adopted with approval of
Otay Ranch SPA One and the Freeway Commercial (FC 1) Design Plan is being submitted
with this SPA Amendment. Consistency is demonstrated in the following discussion which
identifies the relevant provisions of the Otay Ranch GDP (as amended) for PA 12 and
describes the appropriate responses included in this SPA Plan package.
As noted previously, the Freeway Commercial SPA site is only a portion of the Freeway
Commercial/EUC site described in the Otay Ranch GDP as PA 12. The following
description of the PA 12 site and setting taken from that document:
Planning Area 12 consists of approximately 367 acres and is in the center
of the Otay Valley Parcel. It contains both the Eastern Urban Center (EUC)
and the Freeway Commercial (FC) areas. The topography in this area
consists of several broad knolls. Planning Area 12 is positioned at the
center of the Otay Ranch Community, where three major circulation
systems converge. These three systems include the open space network, SR-
125 highway, and the proposed bus rapid transit system.
Open Space and Habitat: This prominent site will be visible from many of
the developed portions of the ranch. The area has been extensively farmed
and is therefore devoid of sensitive habitat.
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Land Use: The area is currently surrounded by developed or developing
villages. SR-125 forms the western boundary of the EUC.
Visual: Planning Area 12 is situated along the higher elevations of SR-125.
Therefore, it commands views in all directions of the mountains and the
ocean.
Relationship to Other Otay Ranch Villages: Planning Area 12 is located
adjacent to SR- 125 on its western edge. The EUC is west of Village 11,
west of Village 10, and north of Village 9. This is the central commercial
and office node for the entire ranch and will be physically linked with all
other villages.
Subsequent to the preparation of the Otay Ranch GDP quoted above, Otay Ranch SPA One
comprising Villages One and Five was approved and necessary construction permits
issued. With approval and development of SPA One, along with more detailed engineering
studies, the alignment of the boundary arterials and SR-125 on the west, have been
modified.
The Otay Ranch GDP also provides a basic description of the development to be included
within the Freeway Commercial, development statistics, and a generalized map of land use
locations and development policies (see General Development Plan Map Exhibit 4). The
Otay Ranch GDP map and statistics were amended in 2001 in conjunction with the approval
of the SPA Plan for Village Eleven. The Otay Ranch GDP amendment separated the
statistics for the EUC and FC portions of PA 12 and revised the map to reflect modified
perimeter road alignments. The amendment did not change the Otay Ranch GDP text
which describes the intended development character of the project and lists some planning
issues.
The description of the EUC (PA 12) in the Otay Ranch GDP text directly references the
Freeway Commercial component included in this SPA. Thus, it cannot be used to judge
consistency of the SPA Plan with the provisions or intent of the Otay Ranch GDP.
However, the Otay Ranch GDP text provides a general description of the Freeway
Commercial Land Use and policies for implementation (Part II Chapter 1 Section D.3.b):
Freeway Commercial
Adjacent to the EUC is approximately 120 acres of freeway commercial
(Planning Area 12).
The Freeway Commercial contains two planning areas. South (FC 1 on Exhibit
62) provides for a mixture of uses suitable for, and dependent on, direct
highway exposure, including large-scale uses which require sites primarily
served by vehicular access such as: automobile centers; discount stores;
warehouse outlets; membership clubs; and other large scale uses that require
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freeway exposure. Mixed-Use/Residential for up to 840 residential dwelling
units with the possibility of ground-floor commercial in the northwest corner of
the FC 1 portion of the SPA. Public uses such as park amenities, a park-and-
ride, and BRT transit facilities are also permitted.
Freeway Commercial North (FC-2 on Exhibit 62) is envisioned to provide
hotels and high density residential in a mixed-use urban character setting that
includes ancillary commercial uses and an urban park.
Freeway Commercial Policies
o The actual amount and location of freeway commercial uses shall be
established at the SPA level and Master Precise Plan levels.
o In Freeway Commercial South (FC 1), the freeway commercial land use
category permits freeway-oriented, low scale buildings of three stories
or less (heights will be established at the SPA level), as well as up to
840 residential dwelling units in two to six stories. The mass of the
buildings shall be balanced with landscaped setbacks and landscaping
within parking areas.
o In Freeway Commercial North (FC 2), the freeway commercial land use
category permits hotels and high density residential in an urban
character mixed-use setting, allowing for primarily 3 to 6-story mid-rise
buildings (heights will be established at the SPA level).
o The mass of the buildings shall be balanced with usable active and
passive open space areas including an urban park adjacent to
commercial mixed-uses.
o Provide pedestrian-oriented features, such as tree-lined landscape
parkways or hardscape with tree-wells, to buffer pedestrian sidewalks
located next to roadways, transit routes and parking areas.
o Setbacks, which promote a pedestrian-oriented environment and
prevent a "strip development" appearance, should be established at the
SPA level.
o Landscaping shall create a well-kept and attractive commercial and
residential environment. Large parking areas shall be landscaped to
minimize heat gain and break up expanses of asphalt.
o A signage program for freeway commercial uses was prepared
concurrent with the first freeway commercial uses. Developed
separately, the north and south freeway commercial areas (FC 1 and
FC 2 on Exhibit 62) will provide separate signage programs that ensures
clear design ties between FC 1 and FC 2 to promote a sense of cohesion.
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EXHIBIT 4, Adopted GDP Otay Valley Parcels
Per these Otay Ranch GDP polices:
• This Freeway Commercial SPA plan establishes the acreage and location of the
Freeway Commercial, and mixed-use residential (see Site Utilization Plan, Exhibit
5).
• Building heights are established in the Freeway Commercial PC District
Regulations (Otay Ranch Town Center PC District Regulations) (Chapter III) and
building massing/landscaping design guidelines are provided in Chapter II of the
Design Plan.
• An “Enhancement Buffer” is provided along the arterial streets fronted by
commercial uses to avoid a “strip development” appearance.
• Standards and guidelines for landscaping, including landscaping in parking lots is
provided in Chapter II of the Design Plan.
• A Sign Plan is also included in Chapter II of the Design Plan for this, the first SPA
to include Freeway Commercial uses.
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In addition to the narrative description, the Otay Ranch GDP (as amended) includes land
use statistics for the EUC and Freeway Commercial portions of PA 12, as shown in Table
A below.
As noted previously, this SPA implements only the Freeway Commercial portion shown
in the bottom portion of the table. The comparable statistics detailed by parcel are provided
on the Site Utilization Plan (Exhibit 5). Note that the intent of the open space designation
along the perimeter roads to provide an enhanced separation between the road and
development area will be implemented by the “75-Foot Enhancement Buffer” shown on
Exhibit 5. It should be noted that the Otay Ranch GDP statistics do not include the 24.1-
acres of Freeway use shown on Exhibit 5. Since the net SPA acreage of 123.55-acres is
within 15-percent of the GDP acreage (134.5), the acreage is consistent with the Otay
Ranch GDP (as amended).
Development statistics for the proposed Otay Ranch Town Center project are shown on the
Site Utilization Plan. The statistics on the Site Utilization Plan are based on planimeter
readings to the nearest tenth acre; these statistics may change based on more precise
engineering calculations. Minor adjustments to the acreages shown may be found
consistent with SPA plan on future subdivision and site plans.
The Site Utilization Plan identifies two parcels (FC 1 and FC 2) which correspond to the
two major ownerships of the property. Because of the independent ownerships, project
plans have been designed and structured to allow the two parcels develop separately but in
a coordinated manner.
The development concept depicted on the proposed Site Utilization Plan implements these
policies. This implementation is further described in Section II. Development Concept in
this SPA Plan, the Otay Ranch Town Center PC District Regulations and in the Otay Ranch
Town Center Design Plan. These SPA level design and character responses to the Otay
Ranch GDP policies establish standards and guidelines for subsequent planning and design
approvals which assure the policies will be respected in final development plans.
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TABLE A: Otay Ranch GDP Land Use
Planning Area 12 (EUC & Otay Ranch Town Center)
Use
Dwelling Units Acreage***** Approx.
Pop. SF MF Total Dens Res. Park* CPF** Sch.*** C'ml.**** Open
Sp. Art. Total
EUC 2,993 2,993 41.20 72.6 23.2 10.7 6.0 26.6 33.5 146.0 7,722
Regional
Commercial
9.9 26.6
Visitor
Commercial
4.5 9.9
Cultural 17.2 4.5
Off-Low
Rise/Bus.
10.4 17.2
Off-
Med/high
Rise
10.0
Other+ 1.5 1.5
EUC
Subtotal
2,993 2,993 41.20 72.6 23.2 10.7 6.0 68.6 1.5 33.5 216.1 7,722
FC1 840 840 60.7 13.84 2.56*1 A 0**2 A
B 69.8 37.5 123.7 2,167
FC2 900 900 33.7 26.7 2.0*1 A B 0.0**2
A B
6.3 1.3 36.3 2,340
FC
Subtotal
1,740 1,740 43.26 40.54 4.56
A B 0 A
B C 76.1
1.3 37.5 160.0 2,340
TOTAL 4,733 4,733 41.95 113.14 27.76 10.7 6.0 144.7 2.8 71.0 376.1 12,229
* Part of park acreage requirement have been allocated to community parks. Actual park size to be determined at the SPA level.
Park acreage based on ratio of 3.0-acres per 1,000 persons
*1 Total park acreage obligation for FC 1 is 6.57-acres (net) plus the applicable development fees, based on a maximum of 840
dwelling units. The project will provide 2.56-acre (net) in land, within the development areas, and in-lieu fees in an amount
equivalent to the parkland and parkland improvement value of 4.01-acres. Total park acreage for FC 2 is 7.05-acres. The FC 2
project will provide 2.0-acres in land and 5.05-acres of in-lieu fees.
** CPF acreage based on ratio of 1.39 acres per 1,000 persons. Square footage equivalent may be considered at SPA Plan level.
**2 Total CPF obligation for the FC 1 portion of the SPA is 3.01-acres. The FC 1 project will provide 3.01-acres of CPF land,
equivalent leaseable space on-site, or in-lieu fee, per the Development Agreement. FC 2 total obligation is 3.24-acres which will
be provided off-site.
A. Acreage shown represents the on-site obligation for the project, as determined in the Development Agreement.
B Acreage shown represents actual net site acreage not including additional Park and CPF obligation to be satisfied
offsite.
*** School acres will divert to residential if not needed for school
**** May include mixed-use and multi-use.
***** The maximum permitted non-residential areas may alternatively be measured in sq. ft. up to the maximum projected yield
of 3,487,000 sq. ft. for EUC; 6,000 sq. ft. for FC1; 12,000 sq. ft. for JPB portion within EUC; excludes FC2 area
+ Fire Station
++ 6.3 acres hotel and additional 15,000 to 30,000 sq. ft. of commercial component of Mixed Use Residential
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EXHIBIT 5 Site Utilization Plan
Consistency with the first “uses” policy is addressed in the PC District regulations which
include land use regulations for all uses in the SPA. The regulations provide for a wide-
range of commercial and residential uses either by right or with approval of a conditional
use permit. These regulations also implement the second policy. The sign and graphic
program required by the third policy is included in the Design Plan. The Otay Ranch GDP
anticipated implementation of a dedicated transit right-of-way, transit station, and a park-
&-ride within PA 12. These facilities have been implemented with the transit right-of-way
located along the boundary between FC 1 and FC 2 and the eastern boundary of FC 1
(Eastlake Parkway) while the BRT station and park-&-ride were constructed on the
northwest corner of Eastlake Parkway and Kestrel Falls Road.
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G. Related Documents
There are several documents related to this SPA Plan. Prior to the preparation of this plan,
the Chula Vista General Plan and Otay Ranch GDP established the broad policy level
standards and requirements for planning each of the villages/SPAs in Otay Ranch. The
Otay Ranch GDP also quantified the development intended within the SPA and established
the PC Zoning implementation process.
All the other documents which are components of the SPA plan package (planning area
design plan, planned community district regulations, public facility financing plan, etc.)
have been prepared concurrently and based on this SPA Plan. Project level CEQA
documents were also prepared concurrently, building upon the more broad-based
environmental analysis completed at the Otay Ranch GDP level, to document potential
environmental impacts and identify mitigation measures to reduce or eliminate such
impacts.
After or concurrent with the approval of all the SPA level documents, subdivision maps
and improvement plans will be prepared. These will provide the necessary details to
construct the project described by the SPA level documents. These plans, the construction
process and ultimate uses/activities within the SPA are required to be consistent with the
applicable provisions of this SPA Plan and related documents. An index of SPA Plan
requirements, including topics addressed in related documents is provided in Appendix A.
H. Planning Process
1. Chula Vista General Plan
At the broadest level, the planning process for the Otay Ranch Freeway Commercial
begins with the Chula Vista General Plan which is the foundation for planning and land
use decision making in the City of Chula Vista. Because of its overriding role, a
determination of consistency between the General Plan and the Otay Ranch GDP was
necessary and was made when the Otay Ranch GDP was originally adopted and for
every subsequent amendment.
The role of the Otay Ranch GDP is that of an implementation tool for the General Plan,
via the PC zoning process. As an implementation tool, the Otay Ranch GDP applies
and details the broad policies of the General Plan to specific needs of the Otay Ranch
project area. For example, the Land Use Element of the General Plan designates land
uses for the Otay Ranch Freeway Commercial SPA in a more general manner but very
similar to the Otay Ranch GDP Map. Similarly, the policy requirements of the other
General Plan Elements are implemented/detailed in the Otay Ranch GDP which now
serves as the primary guide for more detailed planning at the SPA level.
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2. Otay Ranch General Development Plan
In 1993, the San Diego County Board of Supervisors and Chula Vista City Council
jointly adopted the Otay Ranch General Development Plan/Subregional Plan for the
36-square mile master planned community of Otay Ranch. The Otay Ranch GDP
includes plans for eleven urban villages, a golf course community, a resort village, the
EUC (including the freeway commercial area), two industrial areas and two rural estate
planning areas. The Otay Ranch open space system, consisting of 13,000+ acres,
facilitates completion of the Chula Vista Greenbelt System, as articulated in the Chula
Vista General Plan. With the SPA level planning and approval of various villages in
Otay Ranch, the Otay Ranch GDP has been amended to keep it an authoritative guide
to the development of the entire project.
The San Diego Association of Governments (SANDAG’s) public transit system
traverses four of the Otay Valley Parcel urban villages, with a Park and Ride facility
located in the Freeway Commercial and in the EUC. Each of the villages/planning
areas traversed is expected to include a transit station. A transit station and a park &
ride has been constructed on the northwest corner of Eastlake Parkway and Main
Street/Kestrel Falls Road.
The Otay Ranch GDP includes the Land Use Map, Facility Implementation Plan,
Service/Revenue Plan, Village Phasing Plan, and Resource Management Plan. The
Land Use Map depicts generalized facility locations, land use designation, and the open
space system for Otay Ranch. The other Otay Ranch GDP components are focused on
the provision of adequate public facilities and services as the community develops,
fiscal (cost/revenue) balance to the City and County, project phasing and environmental
resource protection.
Implementation of the City’s PC Zoning, established by the Otay Ranch GDP, requires
a SPA Plan be prepared. This document and all its related components, including the
PC District Regulations; Design Plan; Air Quality Improvement Plan; Water
Conservation Plan; Energy Conservation Plan; and Public Facility Finance Plan satisfy
that requirement. Additional steps prior to construction include Subdivision Mapping;
Design Review; and Building Permits with Site Plan and Architectural Review. And,
for certain areas and uses, implementation will require approval of Master Precise Plans
(MPP) or Conditional Use Permits (CUP’s).
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II. DEVELOPMENT CONCEPT
A. Design Influences
A number of factors influence the design of the Otay Ranch Freeway Commercial SPA.
The primary design influence is the freeway and automobile oriented commercial center
concept described in the Otay Ranch GDP. Other influences are landowner desires, site
conditions and characteristics, such as landforms, biological resources, drainage patterns,
aesthetics, land use relationships and circulation patterns.
Existing and planned adjacent development patterns, Chula Vista General Plan policies,
and the Otay Ranch GDP provisions governing adjoining undeveloped land also influence
the design of the Freeway Commercial SPA, including the regional open space system, off-
site circulation, biology, public facility connections and the planned land uses for adjacent
properties. These factors are briefly described below and depicted on the Design
Influences Exhibit (Exhibit 6). The Freeway Commercial SPA design influences and
requirements are also addressed in the Otay Ranch Town Center Design Plan.
1. Site Characteristics & Visual Context
The Freeway Commercial site is located south of Poggi Canyon between the alignment
of SR-125 and the extension of Eastlake Parkway. The alignment of Olympic Parkway
forms the northeastern boundary of the planning area. The alignment of Birch Road is
the southern boundary of the SPA. The SPA is generally divided into areas, FC 1 and
FC 2. FC 2 consists of Hotel, Residential, Commercial, and Park uses while FC 1
consists of Commercial, Mixed-Use, and Park uses.
The primary site exposure for freeway commercial uses (including residential and
mixed-use residential) is the western edge of the planning area adjacent to the SR-125.
However, the perimeter arterials are also all 6 to 8 lane roads which will carry
significant traffic volumes and will provide exposure of the project’s commercial uses
to potential customers. Balancing landscaping and commercial exposure along these
edges is a significant design issue addressed in the Design Plan.
As noted earlier, the FC 1 site is in two primary ownerships which are indicated with
the property line bisecting the site in Exhibit 6.
2. Surrounding Land Uses
The Freeway Commercial SPA was also influenced by developing and planned
surrounding land uses. Planned uses to the north are within the Eastlake Planned
Community, while planned uses to the west, south and east are within the Otay Ranch
GDP. Property north of Olympic Parkway is within the “Land swap” area of the
Eastlake Greens SPA. The approved Eastlake Greens SPA plan designates freeway
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commercial uses between SR-125 and Eastlake Parkway (similar to the uses proposed
in this SPA), and 750 medium-high density residential units east of Eastlake Parkway,
northeast of the project site. Olympic Parkway will separate the Eastlake development
areas from Otay Ranch and the Freeway Commercial SPA.
Otay Ranch development to the east and west of the Freeway Commercial Center is the
typical Otay Ranch “village” concept while the high intensity EUC is located to the
south. The western edge of the SPA is SR-125 which will physically separate the
freeway commercial area and Otay Ranch Village Six. Access to the site is via SR-125
interchanges at Olympic Parkway and Birch Road, along the respective arterials to site
entries and via an entry from Eastlake Parkway.
Landscaped open space, 30 to 75-feet wide, within the “Enhancement Buffer” along a
major road will be the edge condition on the other three (3) sides of the site. As noted
earlier, the primary access mode/connection to the FC 1 site is expected to be via
automobile. No special pedestrian, off-street or greenbelt connections to adjacent areas
are proposed within the project or appropriate to the freeway commercial land use,
except for the public transit system.
Pedestrian routes and pedestrian-oriented design features will be provided within the
project along the internal streets, extending from the project entries to major
destinations within the commercial center. In addition, the “Village Pathway”
providing community-wide pedestrian and bicycle circulation connections will be
located off-site, on the south side of Birch Road, and a regional trail is located along
Olympic Parkway. The Mixed-Use FC-2 site and the Mixed-Use/Residential and
Commercial uses within FC 1 will have a strong pedestrian focus within the SPA area.
To create a pedestrian-friendly environment and encourage residents to walk,
pedestrian sidewalks and pathways will connect residential, hotel, park, plaza, and
commercial uses to each other and the adjacent shopping centers and BRT station.
Implementation of the SPA’s land uses will result in a unique walkable urban
environment with increased recreational value and connections to the surrounding
villages and land uses. Throughout the SPA area, the street trees and landscaping will
create a beautiful and enjoyable street experience. Intersections at project’s focal points
will be enhanced with pavers. Street furnishings along ground floor level, with retail
on Main Street, will activate the ground-plane through the use of outdoor seating,
benches, and an extra-wide pedestrian plaza. Additionally, the BRT bridge, provides
non-automobile connection to and from the villages on the west side of SR-125.
B. Land Use Pattern
The SPA’s land use pattern is that of a large commercial and mixed-use residential use
areas surrounded by a band of landscaped open space and major circulation routes. The
conceptual location of the internal street system shown on the Site Utilization Plan
begins to establish the structure and pattern of development within the SPA. However,
the configuration of development will be established as site plans for various
components of the commercial and residential center are prepared. To assure that a
consistent and coherent plan for the entire area is developed and implemented, a Site
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Plan and Architectural approval shall be required for each parcel designated on the Site
Utilization Plan to implement the mixture of residential and freeway commercial uses
within this SPA. The required design review/approval process is detailed in the Otay
Ranch Town Center SPA Design Plan.
EXHIBIT 6, Design Influences
C. Density Transfer
The SPA Plan provides guidance for future development at the subdivision and
improvement plan levels and is the basic reference for determining permitted land uses,
densities, total units and required public facilities. The SPA Plan is not intended to be used
in a manner that predetermines the development solution for each parcel. It is intended to
reflect the City’s intent for determining the intensity, design, and desired character of use
for the property. The development parcels and interior circulation indicated on the Site
Utilization Plans is conceptual. Modifications to these configurations may occur as a part
of the tentative tract map and Site Plan approval process.
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Modifications to the SPA Plan exhibits and text, to reflect adjustments based on an
approved tentative tract map and Site Plan, may be accomplished without a formal SPA
amendment, through the substantial conformance procedure established in the PC District
Regulations. The general location of Commercial and Mixed-Use parcels are illustrated
on Figure 5. Further, the SPA Plan is not a guarantee that a certain dwelling unit yield will
be achieved at the subdivision level. The maximum density of 840 residential dwelling
units shall not be exceeded; however, actual dwelling unit yields for projects will be
determined by field conditions, site plan and architectural review, and several external
factors that influence the design and density of individual projects. Transfers in density
from one parcel to another may be permitted subject to Part II, Chapter 1, Section E,
Subsection 2.c of the Otay Ranch GDP.
Architectural approval (or Master Commercial Center Concept Plan with implementing
site plans) shall be required for each parcel designated on the Site Utilization Plan to
implement the mixture of residential and freeway commercial uses within this SPA. The
required design review/approval process is detailed in the Otay Ranch Town Center Design
Plan.
D. Housing Programs
The predominant land uses in the SPA are commercial and mixed-use residential. This
SPA Plan permits multi-family housing in response to market demands. Residential
housing falls with the ‘Medium High’ and ‘High’ designations.
The City of Chula Vista, along with all other cities in California is required by state law to
have a Housing Element as a component of its General Plan. The Housing Element
describes the housing needs of the community and responses necessary to fulfill them.
The Chula Vista Housing Element contains numerous objectives, policies, and related
action programs to accomplish these objectives. Key among these policies is the affordable
housing policy which requires that residential development with fifty (50) or more dwelling
units provide a minimum of 10% of the total dwelling units for low- and moderate-income
households, one-half of these units (5% of the total project) being designated to low-
income and the remaining five-percent (5%) to moderate-income households.
To guarantee the provision of Affordable Housing opportunities, the City requires that a
specific Affordable Housing Plan (“AHP”) and agreement, consistent with the Housing
Element, be prepared and signed by the Developer and the City. The AHP delineates how,
when, and where affordable housing units are to be provided, intended subsidies, income
and/or rent restrictions, and methods to verify compliance. These programs and policies
shall be applied to the SPA plan development, as detailed in the Affordabl e Housing Plan
included as a component of this SPA Plan. The Tentative Tract Map will be conditioned
upon implementation of the Affordable Housing Plan, by requiring that an Affordable
Housing Agreement be entered into between the applicant and the City prior to Final Map
recordation. Refer to the Affordable Housing Agreement, which will be executed at the
time of approval of the first Final Map.
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E. Urban Design Concepts
The following discussion summarizes the basic urban design issues to be addressed in the
Otay Ranch Freeway Commercial Center. The Freeway Commercial SPA Design Plan
provides detailed guidance in addressing these issues and will be utilized to guide and
review the designs to be developed at later, more detailed levels of planning and design.
1. Otay Ranch Town Center (FC 1) Policies:
• Provide appropriate sound attenuation for all required residential open space
areas that are exposed to a noise level of 65 CNEL or greater.
• Provide appropriate sound attenuation for all public open space areas such as
parks that are exposed to a noise level of 65 CNEL or greater.
• This planning area is envisioned to include up to 840-units of high-density
residential in the mixed-use land use designation category with overall project
density range of 18 to 56 units per acre.
• Close the middle portion of Main Street to vehicular traffic and create a
centralized multi-use urban plaza which includes amenities that will attract
visitors to the adjacent commercial and mixed-use/residential areas. Permit
weekly and nightly events to enhance the resident and visitor experience.
• Integrate passive park areas with the Mixed-Use Residential buildings to
encourage outdoor and pedestrian activity.
Encourage ground-floor activation through commercial, live-work, community
spaces, leasing offices, and architectural features such as patios and porches
along Main Street,
2. Otay Ranch Town Center (FC 1) Character Policies:
• Provide appropriate landscape parkways with trees to separate and buffer
pedestrian sidewalks from residential uses adjacent to vehicular roadways and
transit rights-of-way.
• Provide safe and accessible pedestrian connections to the existing bus routes,
the BRT station, and the Park and Ride. Provide features to buffer pedestrians
from the BRT travel lanes where pedestrian walkways are located along the
travel lanes.
• Provide appropriate setbacks from the transit right-of-way to the residential
units located on the south side of BRT lanes.
• To provide for a well-integrated mixed-use urban environment on the north side
of Main Street, including vertical and horizontal mixing of uses, and pedestrian
activation along other key pedestrian routes, as well as features to reduce
vehicle speeds, such as speed tables, bulb-outs, and reduced travel lanes may
be provided.
• The mixed-use/residential buildings may include commercial uses supporting a
24-hour environment.
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• Orient Mixed-Use/Residential buildings in a manner that defines the primary
pedestrian areas, creates a strong pedestrian connection between buildings, and
provides for a continuous pedestrian experience.
• Provide a centralized multi-use park and open space system.
3. Otay Ranch Town Center (FC 1) Urban Design Policies:
• Emphasize an urban street scene by locating buildings adjacent to sidewalks
and pedestrian-oriented spaces such as patios, plazas, malls, and squares.
• Mixed-Use/Residential buildings facing Main Street should include ground-
floor commercial uses, with residential above, that support pedestrian activities
such as dining, retail and entertainment, and cultural experiences.
• To create vitality and excitement, retail business and community activities
should flow out from mixed-use buildings into well designed public space such
as patios, plazas, malls, and squares.
• Enhanced pavement with landscaping should be provided in all usable urban
spaces that allow for sidewalk cafes, street vendors, sidewalk entertainment and
other inviting pedestrian features.
• Buildings should incorporate design features which complement a pedestrian
scale, such as horizontal components, overhangs, facade detail, display areas,
and pedestrian seating.
• Buildings shall exhibit an urban character using quality building materials,
textures, and scale.
• Establish an urban identity using streetscape features and amenities, such as
bollards, street furnishings, and enhanced pavement between vehicular
driveways.
• Prominently locate urban parks and plazas between the mixed-use buildings.
• Town Center Drive should provide on-street parking as part of incorporating
complete street techniques to reduce vehicular conflicts.
• Off-street parking should be primarily provided behind buildings or within
parking podiums or parking structures to maintain pedestrian-orientation and
preserve the character of the mixed-use environment. Garages fronting on
internal streets shall be allowed on residential units.
4. Otay Ranch Town Center (FC 1) Parks and Open Space Policies:
• Application of the 3-acres per 1,000 residents standard would result in a
requirement for approximately 6.57-acres of park and plaza areas for the
development of up to 840 residential units. The Otay Ranch Town Center (FC
1) shall provide approximately 2.56-acres of passive park and plaza
enhancements, and/or in-lieu fees to meet this obligation, as outlined in the
Development Agreement.
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• The purpose and intent of the Plaza and Park areas is to provide a variety of
spaces within the Town Center to accommodate passive and active uses and to
avoid duplicative features and designs. The plaza is intended to be a more urban
space with hardscape areas that can be used for seating, strolling, temporary
vendors/attractions, and potential live entertainment, such as performers.
Additionally, the space can include enhanced landscaping while
accommodating emergency access through the area.
• The park areas are envisioned as passive and active spaces. The uses for each
will be determined during the Park planning process, but uses are expected to
potentially include paths, seating, landscaping youth and adult oriented play
areas/courts, lighting, dog park, and community garden; however, this list is not
intended to be exhaustive or all inclusive. The uses and design of each space
shall be considered separately during the Park planning process.
5. Freeway Commercial North (FC 2) Policies:
• Provide two hotels containing a total of 300 or more rooms.
• This planning area is envisioned to include up to 900-units of high density
residential in the mixed-use land use designation category with overall project
density range of 18 to 45 units per acre.
• Provide an urban park including amenities that will be a public attraction in
addition to serving the surrounding high density residential.
• A minimum of 15,000 square feet of commercial uses shall be provided in a
mixed-use land use designation.
6. Freeway Commercial North (FC 2) Character Policies:
• Provide appropriate landscape parkways with trees to separate and buffer
pedestrian sidewalks from residential uses adjacent to vehicular roadways and
transit right-of-ways.
• Provide safe and accessible pedestrian connections to the existing and
anticipated routes to the planned Bus Rapid Transit (BRT) stations. Provide
features to buffer pedestrians from the BRT travel lanes where pedestrian
walkways are located along the travel lanes.
• Provide appropriate setbacks from the transit right-of-way to the residential
units located on the north side of BRT lanes.
• In order to provide for a well-integrated mixed-use urban environment on both
sides of Town Center Drive, and along other key pedestrian routes across
vehicular circulation, pedestrian-oriented features such as speed tables, bulb-
outs, and reduced travel lanes may be provided.
• Complete the connection of the tree-lined pedestrian sidewalk and landscaped
parkway coming from the regional shopping center to the high density
residential mixed-use areas.
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• Hotels and high-density residential buildings may include commercial uses
supporting a 24- hour environment.
• Freeway Commercial North (FC 2) Urban Design Policies:
• Orient hotels and high density residential mixed-use buildings in a manner that
defines the primary pedestrian areas, creates a strong pedestrian connection
between buildings, and provides for a continuous pedestrian experience.
• Emphasize an urban street scene by locating buildings adjacent to sidewalks
and pedestrian-oriented spaces such as patios, plazas, malls and squares.
• Mixed-Use buildings facing Town Center Drive and primary pedestrian urban
spaces should contain commercial uses that support pedestrian activities such
as dining, retail and entertainment, and cultural experiences.
• To create vitality and excitement, retail business and community activities
should flow out from mixed-use buildings into well designed public space such
as patios, plazas, malls and squares.
• Enhanced pavement with landscaping should be provided in all usable urban
spaces that allow for sidewalk cafes, street vendors, sidewalk entertainment and
other inviting pedestrian features.
• Hotels and mixed-use buildings shall incorporate design features which
complement a pedestrian scale, such as horizontal components, overhangs,
facade detail, display areas, and pedestrian seating.
• Hotels and mixed-use buildings shall exhibit an urban character through the use
of quality building materials, textures, and scale.
• Hotels and mixed-use buildings shall display urban design features
characteristic of quality architectural design.
• Establish an urban identity through the use of streetscape features and
amenities, such as bollards, street furnishings, and enhanced pavement between
vehicular driveways.
• Prominently locate urban parks and plazas between the hotels and mixed-use
buildings.
• Provide complementary commercial uses within the mixed-use environment
that can easily be integrated with the adjacent hotels and the regional shopping
center.
• Town Center Drive should provide on-street parking as part of incorporating
complete street techniques to reduce vehicular conflicts.
• Off-street parking should be primarily provided behind buildings or within
parking podiums or parking structures in order to maintain pedestrian-
orientation and preserve the character of the mixed-use environment. Garages
fronting on internal streets shall be allowed on residential units.
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7. Freeway Commercial North (FC 2) Parks and Open Space Policies:
• Application of the 3-acres per 1,000 residents standard would result in a
requirement for approximately 7.05-acres of parks considering the development
of 900 residential units. Freeway Commercial North shall provide sufficient
parkland, park enhancements, and/or in-lieu fees to meet this obligation.
• A centrally located urban park with amenities shall be provided at a highly
visible location to encourage and attract public use. The park shall be accessible
to all residents.
Guidelines addressing building siting and massing are provided in the Design Plan and
MPP for FC 1 and FC 2, while development regulations limiting building height and
requiring setbacks are included in the PC District Regulations. The balance of buildings
and landscaping will be evaluated in the Site Plan review and approval process.
Designation of an Enhancement Buffer perimeter, landscaped and averaging 30 to 75-feet
wide, will prevent a “strip development” appearance. Buildings will be clustered and
oriented to internal parking areas and internal circulation routes rather than arterial streets.
This design issue will also be evaluated in the Site Plan review and approval process which
is required for all development within the SPA.
The PC District Regulations establish a minimum landscaping requirement while the
Design Plan provides guidance for parking area design, including landscaping. Site Plan
review will also address this design issue.
Signage and exposure for commercial uses is essential to their success. Signs oriented to
SR-125 in particular, will be important to commercial operators and the community as a
whole. This program is included in the Design Plan.
Lastly, although not identified in the Otay Ranch GDP policies, integration of the transit
alignment, station and park-and-ride facility are important site planning issues. The design,
location, and function of structures services both the Otay Ranch Town Center and adjacent
villages.
These primary urban design issues are addressed in detail, along with a description of the
required design review and approval process, in the Design Plans.
F. Landscape Design Concepts
As with urban design, the majority of landscape design and treatments for the commercial
center will be developed at the site plan stage. The SPA-level overall landscape design
concept for the Otay Ranch Town Center, focusing on peripheral streetscapes, is shown in
the Landscape Concept Plan, Exhibit 7. It provides a conceptual design framework that
will allow latitude and flexibility within the commercial center, while maintaining the
overall landscape design goals and objectives throughout the community. A suggested
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landscape palette for the development is provided in Master Precise Plan which is an
Addendum to the Freeway Commercial SPA. Additionally, landscaping shall comply with
the City’s Landscape Manual, Design Manual, Shade Tree Policy, Street Tree Policy,
Subdivision Manual, CVMC Chapter 17.10, Landscape Water Conservation Ordinance
(CVMC 20.12), and Park Facilities Guidelines with an emphasis on water conservation,
drought tolerance, and native and non-invasive plant materials.
The street system contributes to the community structure and the street landscape
treatments will be used as community design elements. The peripheral arterials will each
have distinctly different dominant tree species and/or planting patterns to create a
specific appearance for each street category. As a designated scenic corridor, the Olympic
Parkway streetscape will receive special attention.
Streetscape elements in the Landscape Concept include:
• Prime Arterial Streets (Olympic Parkway and Birch Road): Prime arterial streets
shall have landscaping that incorporates the existing Ranch Theme in the Otay
Ranch development. A specific theme tree shall run the length of the street in the
right-of-way and within the median.
Olympic Parkway is designated as a Prime Arterial Street throughout the Otay Ranch
development. The City has classified it as a major roadway through Chula Vista. The
landscape design for this street will adhere to the Olympic Parkway Landscape Master
Plan dated August 26, 1999. It will incorporate signage banners at designated intervals
within the median. The banner locations will accompany “node areas” located on both
sides of the street, where a specific planting scheme shall be used. This scheme will run
the entire length of Olympic Parkway through Chula Vista.
• Major Arterial Streets (Eastlake Parkway): Major arterial streets shall have
landscaping that incorporates the established Ranch Theme identified in the Otay
Ranch Overall Design Plan. Landscaping will be primarily a deciduous theme tree
mixed with some evergreen trees in the median. Evergreen canopy trees will flow
along the right-of-way on both sides of the street. These trees will blend with the
landscaping of adjacent parcels, the SR-125 intersection landscape design and the
EUC landscape design.
In addition to the streetscapes, other significant elements of the Landscape Concept
include:
• Entries: These areas surround the major points of entry to the Otay Ranch Town
Center. These are located on each of the perimeter roads, where signalized
intersections and full turn movements are proposed. A tree that differs from the
surrounding landscape may provide a unique accent statement and feeling of arrival
at these entry points. Entry monumentation will also be provided in these locations.
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• Pedestrian Streetscape: Landscaping along certain internal streets will reflect a
unique landscape with specific plant materials selected. The Pedestrian Streetscape
streets will visually and physically connect the various major building and parking
areas within the project area and link the future transit station to the residents of
Village 11.
• SR-125 Slopes Landscape Zone: The area of the SR-125 freeway right-of-way
landscaping is consistent with the criteria set forth in SR-125 Design Guidelines
prepared by DeLorenzo Inc., dated June 21, 1999.
• 30-75-foot Enhancement Buffers: Generally, this area is limited to landscaping and
accessory uses and structures which enhance the visual character of the streetscape
(e.g., a landscaped parking area) or provide pedestrian oriented facilities (e.g.,
walkways, an outdoor plaza or dining area with overhead structure). Special
landscape design will be provided in this area to extend the adjacent streetscape
into the development area. The General Plan defines urban scenic corridor as a
route that traverse an urban area, with the scenic corridor offering a view of
attractive and exciting urban scenes. The nature of the proposed project is
characteristic of an urban scenic corridor. A mixed-use residential building will
have a prominent location at BRT Guideway and Town Center Drive, creating a
lively pedestrian environment.
The landscape concepts herein, and in the Design Plan, along with detailed urban
design and signage elements to be established with Design Review, will create a
distinct “sense of place” for the SPA. All development shall comply with the
requirements of the Chula Vista Landscape Manual adopted by Resolution No.
17735 in November 1994.
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EXHIBIT 7, Landscape Concept
G. Freeway Signage Program
Freeway oriented signage is addressed in the Otay Ranch Town Center Design Plan. A
limited amount of freeway-oriented signage, consistent with the SPA-wide graphic and
signage program will be developed to identify commercial uses in the center.
H. Agricultural Plan
The Otay Ranch Mitigation Measures adopted with the Otay Ranch GDP require the
preparation of an agricultural plan concurrent with the approval of any SPA affecting on-
site agricultural resources. The Findings of Facts state that the agricultural plan shall
indicate the type of agriculture activity being allowed as an interim use of the site and
establish buffering guidelines intended to prevent potential land use interface impacts
relative to noise, odors, dust, insects, rodents, and chemicals that may be associated with
agricultural activities and operations.
Historical agricultural uses in the SPA area include dry farming, as well as cattle and sheep
grazing. Crop production was limited to hay and grains due to limited water availability.
Between 1950 and 1960, the agricultural products from the property were primarily grains
and lima beans. The SPA and the surrounding Villages have replaced the previous
agricultural uses within the area.
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III. MOBILITY
A. Introduction
The Freeway Commercial SPA circulation plan provides for a transportation system which
extends existing routes and constructs planned facilities. The circulation plan incorporates
vehicular and non-vehicular modes of transportation.
The plan arranges roads into a hierarchy, organized by function, to facilitate access within
the community, consistent with the Otay Ranch GDP and the City of Chula Vista General
Plan Growth Management Element. The road classifications have been refined to reflect
the specific opportunities and constraints of the Freeway Commercial SPA (i.e., transit
location, freeway commercial character, etc.).
The SPA Plan Public Facilities Financing Plan (PFFP) (see separate PFFP) establishes a
transportation phasing plan with specific improvements and timing of circulation
improvements to maintain the levels of service established in the City’s Threshold
Standards in the City’s Growth Management Element of the General Plan.
Specific project access points, signalization, transit alignments, and internal circulation
components will be determined by the City Engineer during the tentative tract map process,
and site plan approval. Variations to the concepts herein may occur where safety or
efficiency can be enhanced.
B. Project Access
1. Regional Access
Regional access to the project area is currently provided by I-805 via Olympic
Parkway, which is located on the north side of the SPA. SR-125, at the western
boundary of the project site, provides the primary north-south access for the traffic
between State Route-905 to State Route-54 and both facilities provide regional east-
west circulation. SR-125 has ramp facilities at Birch Road and Olympic Parkway
which are located adjacent to the boundaries of the SPA. State Route 54 provides
regional east-west circulation north of the project area and State Route 905 provides
regional east-west circulation south of the project area.
The Otay Ranch GDP anticipated the eventual expansion of the regional transit system
into the SPA. SANDAG built a BRT bridge over SR-125 which includes a non-
automobile lane/path. The BRT lane extends along the common boundary between FC
1 and FC 2 then southerly abutting the west side of Eastlake Parkway through to the
EUC. A transit station was built on the northwest corner of Eastlake Parkway and Main
Street (Kestrel Falls Road). In addition to the BRT and transit station, a park-&-ride is
located abutting the transit station.
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2. Local Access
Local access to the SPA currently occurs along Birch Road, Eastlake Parkway, and
Olympic Parkway. Both Birch Road and Olympic Parkway have interchanges with
SR-125 and function as part of the regional access routes to the commercial center.
C. Project Circulation Network
The Otay Ranch sub-regional circulation system is based upon a hierarchy of streets and
roads defined in the Otay Ranch GDP. These facilities are designed to create an integrated
system of roads, cart paths, bike lanes, trails, and pedestrian ways. Bicycles will share the
low-speed internal streets with vehicles, while pedestrians will have enhanced routes that
are not always contiguous to the internal street system. This system, as it applies to the
Freeway Commercial SPA is described below.
The perimeter circulation network is conceptually shown on the Circulation Plan (Exhibit
8), while the internal circulation system will be developed at the site plan stage of project
design. On the northern, eastern, and southern SPA boundaries, Olympic Parkway (8 lane
prime), Eastlake Parkway (6-Lane major), and Birch Road (6-Lane major from La Media
Road to SR-125 and 6-lane prime from SR-125 to Eastlake Parkway) are designated Ranch
Theme Streets (streetscape design designation defined in the Otay Ranch Overall Design
Plan). SR-125 lays on the western edge of the SPA.
Project access is taken from each of the perimeter streets. Entries from each arterial are
identified on the Site Utilization and Circulation Plans, and further illustrated on Exhibits5
and 8. Existing and anticipated intersection locations are also shown in Exhibit 8.
D. Street Standards
This section describes in more detail each of the street types associated with the Freeway
Commercial SPA. The right-of-way classifications, sizes, and street sections are based on
standards adopted in the Otay Ranch GDP, and street standards adopted by the City. The
final improvement designs will be determined as a part of the tentative map and final design
approval process
All circulation improvements shall maintain the following requirements:
• No visibility obstruction (slope, tree, shrubs, wall, etc.) greater than 3-feet in height
measured from street grade, shall be placed within the sight visibility lines on corner
lots unless otherwise approved by the City Engineer.
• Sight visibility lines, per City of Chula Vista Municipal Code and Chula Vista
Design Standards, will be required on all plan submittals (grading, improvement,
and final maps).
• All proposed sidewalks, pedestrian ramps and handicapped parking shall be
designed to meet ADA standards and California Building Code requirements.
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• Adequate bicycle facilities on arterial streets, acceptable to the City Engineer, shall
be incorporated in the design of the project to encourage bicycle transportation.
Interior streets and access routes shall have mixed flow.
EXHIBIT 8, Circulation
1. Arterials & Major Roads
Street standards for the roads at the perimeter of the SPA have been established in the
Otay Ranch GDP, Circulation Element of the Chula Vista General Plan, and previous
project development approvals. Roadway sections for the major perimeter streets are
shown on Exhibit 9.
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These large streets provide the regional transportation system. They are designed to
operate at maximum efficiency, provide for automobile, and bus access to regional
destinations including freeways. Prime Arterials and major roads cross each other at
intervals of three- quarter miles or greater. Intersections on to these roads is restricted
to village/planning area entries. The following facilities within the Freeway
Commercial SPA project area are designated prime arterials:
• Olympic Parkway - 8-Lane (Enhanced Prime) Arterial
• Eastlake Parkway - 6-Lane (Major) Arterial
• Birch Road - 6-Lane (Prime) Arterial
The Otay Ranch GDP recognizes two types of arterial/major roads:
• Scenic Corridor (road within an open space scenic corridor)
• Prime Arterial or Major Road (road outside of an open space corridor)
Olympic Parkway is designated as a scenic highway. The Olympic Parkway scenic
corridor concept is detailed in Exhibit 9, in the previous chapter. Landscape treatment
of this facility is an especially important design and aesthetic consideration because it
provides the identity for the Otay Ranch community and the Eastern Territories.
Non-scenic corridors within the Freeway Commercial SPA project area include
Eastlake Parkway and Birch Road. These are similar in appearance to the scenic
corridors in that they provide identity to Otay Ranch and are dominated by native or
naturalized vegetation and landforms. However, these roadways also provide a
transition from the informal ranch-wide character to the more formal character typical
of the urban villages. Landscape treatment and design elements of these roads are
addressed more fully in the Otay Ranch Town Center Design Plan.
2. Town Center Drive
Town Center Drive is the entry to FC 2 from Olympic Parkway and extends into FC 1.
It is a modified Village Entry Street. It has been modified to accommodate on-street
diagonal parking, and other pedestrian features described in this SPA Plan and the Otay
Ranch Town Center Design Plan.
Town Center Drive shall meet the adopted Otay Ranch - Entry Street standards to the
satisfaction of the City Engineer with the exception that the design standard shall be
25-mph (posted and as modified by the Street Section provided herein as Exhibit 11.
In addition, Town Center Drive shall be designed to meet the following criteria: 1) in
special cases, as determined by the City Engineer, the raised median can be replaced
by a painted median to allow for future modifications to the left turn pockets based on
actual left turn movements; and 2) parking on this facility will be allowed as determined
by the City Engineer subject to sight distance studies.
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EXHIBIT 9, SR-125, Birch Road, Eastlake Parkway, and Town Center Drive Street
Sections
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The section of the Town Center Drive varies by location to accommodate adequate turn
pockets. Additionally, all details of Town Center Drive will be subject to approval by
the City Engineer at the tentative subdivision and final design stages to ensure
compliance with the functional and safety standards of all public streets.
EXHIBIT 10, Street Sections
E. Phasing of Road Improvements
The phasing of community development concurrent with provision of adequate road
capacity and access improvements is fully described in the Public Facilities and Financing
Plan (PFFP). These improvements have been phased and designed to maintain an adequate
level of service in the circulation system serving the Freeway Commercial SPA throughout
the development process. The provision of adequate internal circulation improvements is
expected to be controlled via subdivision map conditions. The required level of
improvements and phasing is fully addressed in the PFFP (Otay Ranch Town Center
PFFP).
F. Transit Planning Principles
The Freeway Commercial SPA is served by an extension of the SANDAG regional transit
system (BRT). As specified in the Otay Ranch GDP, the SPA includes right-of-way for a
dedicated transit line, a transit stop, and a park-and-ride facility.
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The dedicated transit lane enters the Freeway Commercial SPA from Village Six, west of
SR-125. The transit route enters by bridging over SR-125 and then continues at grade to
the transit station in FC 1, on the northwest corner of Eastlake Parkway and Main Street
(Kestrel Falls Road). From there, the route extends south within the transit lanes, crossing
Birch Road and entering the EUC SPA. In addition, there are bus lines that serve the SPA
and the larger Otay Ranch community.
The park-&-ride facility, for 200 shared parking spaces, is provided adjacent to the transit
station in FC 1, on the northwest corner of Eastlake Parkway and Main Street.
EXHIBIT 11, Street Sections
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Per SANDAG’s South Bay Rapid (route 225) transit facilities were developed based on
demand for transit services and the following principles:
• Level of transit facilities: Low = bus stop sign/pole; Medium = bus stop
sign/pole/bench; Medium-high = bus stop sign/pole/bench/shelter; and High = bus
stop/sign/pole/bench/ shelter/turnout.
• Where there are numerous major pedestrian generators, access to stops for transit
vehicles moving in both directions is facilitated by locating transit stops near striped
or pedestrian enhanced intersections.
• Transit stops should be located, and walkways designed to provide access as
directly as possible without impacting residential privacy.
• At intersection points of two or more transit routes, stops should be located to
minimize walking distance between transfer stops.
• Transit vehicle conflicts with automobile traffic can be mitigated by locating bus
pullouts/bus stops at the far side of intersections to permit right-turning vehicles to
continue movement.
• Transit stops should be provided with adequate walkway lighting and well-designed
shelters.
• ADA compliant walkway ramps should be provided at transit stops to ensure
accessibility.
EXHIBIT 12, Transit Plan
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G. Bicycle Routes & Pedestrian Trails
Off-street trail routes which connect to the community-wide system of Otay Ranch as well
as the regional system described in the Circulation Element of the Chula Vista General
Plan are included as components of the perimeter arterials of the SPA. Due to its large-
scale commercial and residential nature, there is an opportunity to connect uses via
pedestrian routes and pedestrian oriented design features within the project along the
internal streets, including and extending from the project entries to major destinations
within the commercial center. As portions of the property are redeveloped, older portions
of the pedestrian network may be considered for enhancements, such as furniture, shade
structures, and increasing the width of the walkways. The intersections of the internal
streets are designated as “pedestrian enhanced intersection,” where pedestrian-oriented
features (such as pedestrian plazas, shop fronts on sidewalk, etc.) will be provided. Minor
pedestrian nodes with similar features on a smaller scale, are designated at pedestrian route
intersections on Exhibit 13.
In addition, the “Village Pathway” provides community-wide pedestrian and bicycle
circulation connections to the south side of Birch Road, and a regional trail is located along
Olympic Parkway. Bicycles will share the traffic lanes with motor vehicles on the internal
streets due to the low (25-mph) speed limit. The proposed Bicycle Circulation system
based on the current conceptual site plan for parcel FC 1 is illustrated in Exhibit 14.
EXHIBIT 13, Pedestrian Circulation
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Trail Section
EXHIBIT 14, Bicycle Circulation
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IV. GRADING
A. Introduction
The Land Use Element of the Chula Vista General Plan states that the mesas, hilltops and
gently rolling topography in the Chula Vista area offer the best conditions for development.
Steeply sloped hillsides and valleys can serve as resources, linking the developed regions
and the important natural features in the area. The goal of the Otay Ranch GDP is to
concentrate urban development on the flatter areas and retain the sensitive natural
topographic features. For the SPA, the arterial road corridors along the northern, eastern,
and southern edges of the project have been identified as scenic/greenbelt corridors and
include adjacent areas designated for landscaped open space use. Development sites within
the remainder of the SPA should be graded to blend with and create an aesthetically
pleasing setting respecting these edges.
The Otay Ranch GDP requires:
• Geotechnical investigations shall be provided with each SPA plan.
• Relate development to topography and natural features and strive to retain the
character of the landforms to the extent feasible.
• Naturalized buffering be provided as a transition between development and
significant existing landforms.
• Variable slope ratios not exceeding 2:1 should be utilized when developing grading
plans.
• Eighty-three percent of existing steep slopes greater than 25% should be
preserved.
B. Grading Concept
The SPA level grading plan for the Otay Ranch Freeway Commercial Center is intended
to provide a preliminary grading concept, identifying slope bank locations and necessary
maintenance provisions. The overall grading concept is to create one large continuous
graded pad between FC 1 and FC 2, with no significant grade changes or need for
permanent walls. The preliminary grading design is as indicated on the Grading Concept,
Exhibit 15 and Site Cross Sections provided in Exhibit 16.
The Freeway Commercial SPA earthwork is intended to be balanced or an equal amount
of cut for an equal amount of fill. The estimated earthwork quantity is 1.5million cubic
yards of cut and fill within the graded area which encompasses the entire planning area of
approximately 160 acres. The grading quantities for parcel FC-2 is projected to be 0.47
million cubic yards of cut requiring export. An off-cite location in the EUC to the south is
available to meet the export requirements of FC-2 that requires its pad to be as close as
possible to the pad elevation of the FC-1. Other site could also be available for export,
subject to additional environmental analysis. The EUC is also available to balance grading
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quantities in parcel FC-1 if unforeseen circumstance require a net import or export of
material, and parcel FC-2 is involved. FC 1 was graded since the initial SPA was prepared.
The proposed redevelopment of FC 1 anticipates grading quantities to be 19,490 cubic-
yards of cut and 8,405 cubic-yards of fill, and approximately 11,000 cubic-yards of cut
requiring export.
The Otay Ranch GDP requires the preservation of 83-percent of existing steep slopes with
gradients of 25-percent or greater. Otay Ranch has been determined to contain 7,651-acres
of land with gradients of 25-percent or greater. Application of the 83-percent preservation
standard means that 6,350-acres of steep slopes must be preserved ranch-wide and 1,301-
acres of steep slopes may be developed. The approved Otay Ranch land plan anticipates
that approximately 984-acres of steep slopes will be developed. This falls within the 83-
percent (1,301-acres maximum) standard ranch-wide. The Phase 2 Resource Management
Plan (RMP) provides that SPA level analysis of the impacts to steep slopes needs to be
completed only when a SPA proposes development outside of the Otay Ranch GDP
approved development areas. The Otay Ranch Biota Monitoring Program establishes a
system to ensure that this standard is achieved ranch-wide.
There were no steep slopes (greater than 25-percent) within the SPA. The development
areas proposed in the SPA land plan are consistent with the developable areas depicted on
the approved Otay Ranch GDP. Because of the consistency between the proposed SPA
development plan and the adopted Otay Ranch GDP, the ranch -wide slope preservation
goal will be maintained.
C. Grading Policies
Larger manufactured and natural slopes generally occur along and adjacent to the proposed
arterial road system. The pads between FC 1 and FC 2 do not have significant grade
changes or need permanent walls and are largely the same elevation.
The following guidelines have been applied to the previous grading activities and shall be
considered applicable relative to implementation of future grading plans:
• With approval of the City Engineer, rounding of the tops and toes of slopes shall
be accomplished. When slopes cannot be rounded, vegetation shall be used to
alleviate sharp angular appearances.
• When significant landforms are modified for project implementation, the landform
should be graded to blend with the natural grade.
• 30 to 75-foot enhancement buffers shall be maintained along arterials, where
indicated on the Site Utilization Plan.
• Manufactured slope faces greater than 25-feet in height shall be varied or an
additional low slope area provided at the toe of the slope to avoid excessive “flat
planed” surfaces.
• Grading shall be sensitive to significant and/or sensitive vegetation and habitat
areas.
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• To complement landform grading, landform re-vegetation techniques shall be
utilized. As in a natural setting, major elements of the landscape are concentrated
largely in the concave “drainages,” while convex portions are planted primarily
with ground cover and smaller materials. Vegetation should consist of drought
tolerant native or naturalized species, requiring little or minimal irrigation, deep
rooted, and well suited to the on-site soils. Final plans should be based on
coordinated input from a licensed landscape architect.
• Based on actual field conditions encountered, the erosion potential of slopes should
be reduced with berms at the tops of all slopes, paved interceptor ditches and terrace
drains and vegetation. Spray-on applications and coatings combined with jute or
hemp mesh can be effective methods for stabilizing soils.
EXHIBIT 15, Conceptual Grading Concept
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EXHIBIT 16, Site Sections
Internal slopes are typically lower than the perimeter slopes. Small interior slopes between
lots may be graded at 1.5 to 1, with approval of the City Engineer.
Preliminary soils and geotechnical reports have been prepared for the Otay Ranch Freeway
Commercial SPA and have identified the site as being suitable for development (see
Geotechnical Investigation McMillin Otay Ranch, Village 12 Freeway Commercial Site,
Chula Vista, California; dated January 26, 2001; with an update letter dated February 26,
2004, by both Geotechnics, Inc.; and another for the Otay Ranch Company portion by
Geocon, August 30, 2002). The updates indicate that the project as adopted on April 1,
2003, and as currently configured are substantially the same. More detailed and refined
studies will be provided at the final engineering stages of this project.
D. Storm Water Quality Requirements During Construction
A Storm Water Quality Study (SWQS) has been prepared for the project by Rick
Engineering Company, dated May 28, 2002, and revised August 12, 2002, and October 4,
2002. An update letter was issued by Rick Engineering on March 3, 2004, which indicated
that the project as adopted on April 1, 2003, and as currently configured, are substantially
the same. An updated grading study was prepared by Hunsaker & Associates, dated
October 7, 2014, which concludes that the proposed project will not present any hydrologic
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concerns. Hunsaker & Associates study encompasses Residential West area of the FC 2
site, west of Town Center Drive. A separate Storm Water Study was prepared by SB&O
Inc. on August 8, 2018, for the eastern portion of the Freeway Commercial North. The
following discussion is taken from these reports. An updated SWQS was prepared by
Hunsaker & Associates, dated October 2022, which concludes that the proposed project
will not present any hydrologic concerns. Hunsaker & Associates study encompasses the
FC 1 site. The following discussion is taken from these reports.
During the construction phase, the project is subject to the requirements of the State Water
Resources Control Board (SWRCB) National Pollutant Discharge Elimination System
permit (Municipal Separate Storm Sewer Systems Order No. R9-2013-0001 and as
amended by Order Nos R9-2015-0001 & R9-2015-0100 [MS4 Permit]). Project shall
comply with all requirements of the MS4 Permit and City of Chula Vista BMP Design
Manual, December 2015 and as amended (BMP Design Manual) for both construction and
post-construction phases of the project. Prior to Planning approval, documentation shall be
provided, to the satisfaction of the City Engineer, to demonstrate such compliance.
For coverage by the General Construction Permit, the project owner is required to submit
to the SWRCB a Notice of Intent (NOI) to comply with the General Construction Permit
and develop a Storm Water Pollution Prevention Plan (SWPPP) describing best
management practices (BMPs) to be used during and after construction to prevent the
discharge of sediment and other pollutants in storm water runoff from the project.
Typical temporary BMPs that may be used during construction include good housekeeping
practices, erosion control, and sediment control measures. Good housekeeping practices
include street sweeping, waste disposal, vehicle and equipment maintenance, materials
storage, minimization of hazardous materials and proper handling and storage of hazardous
materials. Typical erosion control and sediment control measures include use of silt fences,
fiber rolls, gravel bags, temporary desilting basins, velocity check dams, temporary ditches
or swales, storm water inlet protection, soil stabilization measures such as erosion control
mats, tackifier, or hydroseed. The project's SWPPP will be required to identify the specific
BMPs to be used on the project site during construction. The City of Chula Vista and the
California Storm Water Management Handbooks will set the design standards for BMPs
on project.
Prior to approval of the Final Map and/or Site Plan, the applicant shall demonstrate
compliance with the City of Chula Vista Storm Water and Discharge Control Ordinance
and the National Pollutant Discharge Elimination System (NPDES) Municipal Permit
(including the Final Model SUSMP for the San Diego Region). The applicant shall obtain
the approval of the City Engineer of a report that includes the following elements:
• Description of project characteristics, site conditions, flow patterns, pollutants
emanating from the project site, and conditions of concern,
• Description of the site design and source control BMPs considered and to be
implemented,
• Description of applicable treatment control BMPs considered and to be
implemented to reduce or treat the identified pollutants,
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• Justification for selection of the proposed treatment control BMP(s) including 1)
targeted pollutants, justification, and alternatives analysis, 2) design criteria
(including calculations), 3) pollutants removal information (other than vendors
specifications), and 4) literature references,
• Site plan depicting locations of the proposed treatment control BMPs; and
• Operation and maintenance plan for the proposed treatment control BMPs.
Prior to issuance of grading permits, a SWPPP shall be prepared to the satisfaction of the
City Engineer to ensure implementation of the BMPs required by the erosion control plan.
Potential BMPs that could be used include all those listed in the Freeway Commercial SPA
Plan EIR, and any other BMPs that would meet the requirements of the NPDES.
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V. PARKS, RECREATION, & OPEN SPACE
A. Introduction
The Otay Ranch GDP establishes the following goal for parks and recreation facilities:
GOAL: PROVIDE DIVERSE PARK AND RECREATIONAL OPPORTUNITIES WITHIN OTAY
RANCH WHICH MEET THE RECREATIONAL, CONSERVATION, PRESERVATION,
CULTURAL AND AESTHETIC NEEDS OF PROJECT RESIDENTS OF ALL AGES AND
PHYSICAL ABILITIES.
The Otay Ranch GDP also establishes the following policies for parks and recreation
facilities:
Policy: Provide 15-acres of regional park and open space per 1,000 Otay Ranch
residents.
Policy: Provide a minimum of 3-acres of neighborhood and community park
land (as governed by the Quimby Act) and 12-acres per 1,000 Otay
Ranch residents of other active or passive recreation and open space
areas.
To achieve the goal and thresholds, the Otay Ranch GDP establishes a four -tiered system
of parks to be provided throughout the community. The four (4) tiers are: 1) park amenities
in town square parks; 2) active play facilities in neighborhood parks; 3) community-level
playing fields in community parks; and 4) region-wide active and passive recreational areas
in designated regional parks. Open space, community and regional parks are designated at
the GDP level and only the perimeter open space adjacent to the arterial roads is identified
in the Freeway Commercial SPA at this level.
B. Required Park Land & Improvements
Otay Ranch GDP:
In compliance with the City’s park requirements, the owner of FC 2 shall grant a highly
amenitized “turnkey” park (2-acres) on the site located on the Site Utilization Plan to the
satisfaction of the Director of Development Services and the owner of FC 1 (GGP-Otay
Ranch L.P.) shall provide a park and access agreement over 2.56-acres (net) of park and
plaza space on the sites located on the Site Utilization Plan to the satisfaction of the Director
of Development Services. To create an extraordinary public space, the plaza and park
space, both owners shall implement the park and plaza areas in size and generally consist of
the elements described in the Development Agreement between the City and Owner.
Owner shall invest substantially more to the development of 2.56-acres (net) plaza and park
spaces than would be typical for a City standard park, up to and including the value
equivalent required to achieve the owner’s full park obligation, as calculated at the time
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park obligation for the project become due. Construction shall commence on the FC 1
parks and plaza, as outlined in the Development Agreement. Fees to be calculated and paid
per the City of Chula Vista Master Fee Schedule at the time of residential building permit
issuance.
Chula Vista Municipal Code
The City of Chula Vista Municipal Code, Chapter 17.10, Parklands, and Public Facilities
(06/12), establishes the method by which actual required park acreage is to be calculated,
based on the number and type of residential determined at the Final Map level. The City's
2002 Park Acquisition and Development Fee Update determined that each single-family
dwelling unit generates a need for 460 square-feet of developed parkland and each multi-
family unit generates a need for 341 square-feet of developed parkland. Based on 900
multi-family dwelling units, the parkland obligation for FC 2 is 7.05-acres, but the exact
calculation shall be made at the time the park obligation is due. The requirement shall be
satisfied by a highly amenitized 2-acre park and in-lieu fees should the actual cost of the
park, after City audit, not meet the Owner’s baseline park obligation, per the Development
Agreement.
Based on 840 residential units, the parkland obligation for FC 1 is approximately 6.57-
acres, but the exact calculation shall be made at the time the park obligation is due. The
park requirement is based on CVMC 17.10.40 – Area to be dedicated – Required when –
Amounts for Certain Uses, section B, Multiple-family dwelling units, attached. The
requirement shall be satisfied by providing an easement over 2.56-acre plaza and park
spaces and in-lieu fees should the actual cost of the park, after City audit, not meet the
Owner’s baseline park obligation, per the Development Agreement.
Table B Estimated Required Park Land Dedication
UNIT TYPE TARGET NUMBER OF UNITS PARK AREA/DU TOTAL AC
Single Family 0 460 sf 0.0 ac
Family
FC 1
840 341 sf 6.57-ac
Multiple-Family
FC 2
900 341 sf 7.05-ac
Total 1,740 13.62-ac
City of Chula Vista Landscape Manual
Part Three of the City Landscape Manual addresses the requirements and criteria of public
projects, including parks, open space, and streetscapes (whether a City Public Works
project or a private “turnkey” project). The Manual provides the requirements for
submittals, graphics and standards, design standards and criteria, landscaping, irrigation,
and trails.
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SPA Plan
The Otay Ranch GDP requires that the SPA-level planning include definition of the
location, acreage and boundaries of neighborhood and Community Parks and open space.
A component of the SPA Plan includes a PFFP which further analyzes and determines park
requirements and phasing.
C. Open Space
While generally accepted standards have been established for the provision of acreage and
the function of a hierarchy of parks, the “need” for open space is more difficult to quantify.
Usually the need, amount and location of open space is determined by the natural
environmental conditions of the land and facility related needs such as detention basins,
future road rights-of-way, and buffer space between unrelated land uses, etc. Steep slopes
and sloping lands with unstable geologic conditions are obvious candidates for open space,
as are noise buffer areas along major traffic ways.
The location and general extent of open space within Otay Ranch is determined at the Otay
Ranch GDP level of planning. The residential Open Space is addressed in the Development
Agreement. Open space within the SPA is to be provided for buffer areas, slopes, and
landscaping along arterial roads as required by the Otay Ranch GDP. An area is identified
on the Site Utilization Plan as “30 to 75 -Foot Enhancement Buffers” along each of the
arterial roads.
Improvement standards for the enhancement area are provided in the Otay Ranch Town
Center Design Plan. Generally, this area is limited to landscaping and accessory uses and
structures which enhance the visual character of the streetscape (e.g., a landscaped parking
area). Large commercial buildings shall not intrude into the buffer area. The buffer area
is not intended to be implemented as a rigid, 75-foot linear setback; it should be a
meandering low intensity development edge blending into streetscape landscaping. All
proposed improvements will be subject to Design Review approval.
Landscaping within open space/buffer areas shall comply with all requirements of the City
of Chula Vista Landscape Manual.
D. Preserve Conveyance
Preservation of sensitive habitat is not a significant issue for the Otay Ranch Freeway
Commercial SPA. There are no sensitive habitat areas requiring protection, preservation
or enhancement in the planning area. The property has been historically used for
agriculture production and cattle grazing, is crossed by a system of dirt roads and old cattle
trails, and consists of bare dirt and non-native grasslands. As such, there are no sensitive
habitat areas requiring protection, preservation, or enhancement in the planning area.
The Otay Ranch Resource Management Plan (RMP) established guidelines for
preservation of sensitive land. The RMP set up a conveyance schedule for SPA One and
indicated that subsequent SPAs would set up their own conveyance schedule consistent
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with the RMP guidelines. Land shall be conveyed within the RMP Preserve at a ratio of
1.188-acres for each acre of development area, as defined in the RMP, for a total of 157.88-
acres. Parcel FC 1 in this SPA conveyed lands as required in the RMP guidelines.
Conveyance in an approved Conveyance Plan for parcel FC-2 is 40.761 acres and was
conveyed on August 2, 2018, via Open Space Easement, recorded document #2018-
0325995.
E. Park & Open Space Implementation
All the open space and enhancement buffers will be controlled through open space
easements and/or dedication to the City, district, or property owners’ association. Open
Space and/or Landscape Maintenance Districts may be established to ensure proper
management and operation of public right-of-way improvements. The project shall also
annex to a preserve lands conveyed to the POM. A public park of approximately 2.0 acres
in size will be provided on the FC 2 portion of the SPA. The remaining park obligations
will be satisfied through provision of facilities off-site, via in-lieu fees used as
extraordinary park improvements and enhancements. Method of satisfaction shall be
defined with subsequent Final Maps for FC 2.
A public plaza and park spaces totaling approximately 2.56-acre in size will be provided on
the FC 1 site. The remaining park obligations will be satisfied as detailed in the
Development Agreement.
The purpose and intent of the Plaza and Park areas is to provide a variety of spaces within
the Town Center to accommodate passive and active uses and to avoid duplicative features
and designs. The plaza is intended to be a more urban space with hardscape areas that can
be used for seating, strolling, temporary vendors/attractions, public art, and potential live
entertainment, such as performers. Additionally, the space can include enhanced
landscaping while accommodating emergency access through the area.
The park areas are envisioned as passive and active spaces. The uses for each will be
determined during the Park planning process, but uses are expected to potentially include
paths, seating, landscaping youth and adult oriented play areas/courts, lighting, dog park,
and community garden; however, this list is not intended to be exhaustive or all inclusive.
The uses and design of each space shall be considered separately during the Park planning
process.
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VI. DEVELOPMENT PHASING
The development of the Otay Ranch Freeway Commercial SPA will be completed in two
primary phases. The Conceptual Phasing Plan (Exhibit 17) reflects anticipated market demand
for commercial development and the property ownership patterns within the Planning Area.
The Phasing Plan is consistent with the Otay Ranch Town Center PFFP.
The Phasing Plan is non-sequential. Sequential phasing is frequently inaccurate because of
unforeseen market changes or regulatory constraints. Therefore, the Otay Ranch Town Center
PFFP permits non-sequential phasing by imposing specific facilities requirements, per the
PFFP, for each phase to ensure that new Freeway Commercial SPA development is adequately
served, and City threshold standards are met. Construction of the on-site Village Entry street
from Olympic Parkway, which serves both ownerships/parcels, shall be phased according to
the provisions of the PFFP.
TABLE C: Anticipated Development Phasing
Parcel Land Use Green Yellow Blue Orange
FC 1 Freeway
Commercial
X
FC 1 Mixed-
Use/Residential
X
FC 2 Freeway
Commercial
X
FC 2 Residential X X
EXHIBIT 17, Conceptual Phasing Plan
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VII. PUBLIC FACILITIES
A. Introduction
The Otay Ranch GDP establishes the following goal regarding the provision of public
facilities:
GOAL: ASSURE THE EFFICIENT AND TIMELY PROVISION OF PUBLIC SERVICES AND
FACILITIES TO DEVELOPABLE AREAS OF OTAY RANCH CONCURRENT WITH
NEED.
This chapter outlines the local and regional public facilities necessary to serve the Freeway
Commercial SPA. The PFFP provides additional descriptions of public infrastructure and
financing mechanisms planned for each facility. The public facilities described in this
section have been sized and designed in response to the planned distribution of land uses
shown on the Site Utilization Plan (Exhibit 5).
This section examines local facilities including water, water conservation, recycled water,
sewer, drainage, urban runoff, schools, parks, recreation, open space and trails, law
enforcement, fire protection, animal control, civic, library and childcare facilities.
This chapter is a summary of the information, recommendations and conclusions contained
in other documents. All public services facilities financing, and phasing issues are
addressed in the Freeway Commercial SPA PFFP. Additionally, some facilities are the
subject of separately prepared master plans which are included in the Technical
Appendices.
B. Potable Water Supply & Master Plan
Water service and facilities are addressed in the Freeway Commercial Conceptual Water
and Recycled Water Study prepared by PBS&J and dated September 2002. An update
letter dated March 3, 2004, was provided by PBS&J, indicating the original report is still
valid for the reconfigured project. Subsequent update letters dated December 14, 2014,
September 25, 2017, and February 2023, were provided by Dexter Wilson updating the
original report based on the reprogrammed project. The phasing and financing of water
facilities is more thoroughly addressed in the Otay Ranch Town Center PFFP.
The Otay Ranch GDP establishes the following goal for water service:
Goal: Ensure an adequate supply of water for build-out of the entire Otay Ranch project
area; design the Otay Ranch project area to maximize water conservation.
The Otay Ranch GDP establishes the following threshold for water facilities:
Threshold: Ensure an adequate supply of water on a long-term basis, prior to
the development of each Otay Ranch SPA.
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Development with the Freeway Commercial SPA shall comply with Chula Vista Municipal
Code section 20.12 – Landscape Water Conservation Ordinance - and the Freeway
Commercial SPA, Water Conservation Plan.
The Metropolitan Water District (MWD) and the San Diego County Water Authority
(SDCWA) plan to provide long-term water supplies to member agencies to meet projected
water demand based upon regional population forecasts. Development of the Otay Valley
Parcel of Otay Ranch, including the Freeway Commercial SPA, is included in the adopted
Series 8 regional population forecast.
Approximately 90-percent of the water used in the SDCWA area is imported from the
MWD. The MWD transports its water supply through the State Water Project and the
Colorado River Aqueduct. The SDCWA conveys water from the MWD to local water
purveyors within San Diego County.
Potable water is provided to the Central Service Area of the Otay Water District (OWD)
via the Second San Diego Aqueduct. Water is delivered at Aqueduct connections No. 10
and No. 12 and is conveyed by gravity to the Central Service Area emergency/operating
reservoirs at a grade of 624 feet. Water is then pumped to the existing 980 service zones.
There are two existing reservoirs in the 980-Zone. These reservoirs are located within the
District's Use Area north of the Rolling Hills Ranch development. The reservoirs have a
capacity of 5.0-MG each for a total of 10.0-MG.
Emergency storage for the 980-Zone is provided in the 624-Zone reservoirs. Other than
providing a supply of water to the Central Area Pump Station, the 624 zone will not be
utilized to serve the Freeway Commercial Center.
The Central Area Pump Station, located at the Patzig Reservoir site, pumps water from the
624-Zone to the 711-Zone distribution system. The pump station currently has five pumps
(including one standby), each rated for approximately 4,000-gallons per minute (gpm)
which results in a firm capacity of about 16,000-gpm.
The 980-Zone receives potable water from the Eastlake Pump Station, which lifts water
from the 711-Zone to the 980-Zone distribution system. This pump station is located on
the south side of Otay Lakes Road at Lane Avenue and houses three 4,000-gpm pumps
(including one standby) for a firm capacity of 8,000-gpm.
In conjunction with the construction of Village Six, the existing 980-Zone main in Eastlake
Parkway will be extended, and mains in Olympic Parkway and Birch Road constructed.
These will form a backbone distribution loop comprised of a 20-inch pipeline in Eastlake
Parkway south from Olympic Parkway to Birch Road and then a 12-inch pipe extended
westward in Birch Road to future SR-125. The proposed 12-inch potable water mains
within the SPA will connect to the planned mains in Olympic Parkway, Birch Road and
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Eastlake Parkway (see Exhibit 9). The proposed project will be required to provide all
potable water improvements needed to serve the project when constructed without relying
on the phased construction of adjacent projects which are planned to provide
improvements.
C. Potable Water Demand
The OWD has established criteria to determine pressure zone boundaries within new and
existing developments. The criteria constitute minimum and maximum allowable
pressures and maximum velocity thresholds within the distribution system piping under
specified system operating conditions. These were used to determine pressure zone service
area boundaries in the area of the project. All of the Freeway Commercial SPA is served
by the 980-pressure zone.
The conceptual Domestic Water distribution system is shown on Exhibit 18. These
facilities were sized to meet the anticipated demand from the planned development
incorporating average water demand, peak flows, and fire flow requirements. Fire flow
requirements were based on the 1998, Uniform Fire Code (UFC).
According to the 1991/1992 Capital Improvement Program for the) SDCWA, facilities
planned by the SDCWA and MWD will increase the filtered water conveyance capacity,
permit raw water conveyance capacity within the aqueduct system, and enable the SDCWA
to meet projected demand through 2010. Based on the SDCWA1987 Distribution Study,
the additional water supply made available from these improvements will allow the OWD
to meet projected demands through 2010. Estimated average daily Freeway Commercial
Center potable water demand is calculated in Table C, below.
TABLE D: Potable Water Demand
Land Use Gross Area (ac) Demand* (gpd/ac) Average Annual Day Demand
(gpd)**
FC 1 86.2 varies by use 257,717
FC 2 38.31 varies by use 183,633
TOTAL 124.51 0.441 mgd
** gpd = gallons per day; mgd = million gallons per day - Source: Powell PBS&J, P&D, and
Dexter Wilson
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EXHIBIT 18, Potable Water Plan
D. Recycled Water Supply & Master Plan
Recycled water service and facilities are addressed in the Freeway Commercial Conceptual
Water and Recycled Water Study prepared by PBS&J, dated September 2002. An update
letter dated March 3, 2014, was provided by PBS&J, indicating the original report is still
valid for the reconfigured project. The phasing and financing of recycled water facilities
is more thoroughly addressed in the Otay Ranch Town Center PFFP.
The Otay Ranch GDP provides the following goal for water reclamation:
GOAL: DESIGN A SEWERAGE SYSTEM WHICH WILL PRODUCE RECLAIMED WATER.
ENSURE A WATER DISTRIBUTION SYSTEM WILL BE DESIGNED AND
CONSTRUCTED TO USE RECLAIMED WATER. CONSTRUCTION OF A DUAL
SYSTEM OF WATER SUPPLY WILL BE REQUIRED FOR ALL DEVELOPMENT
WHERE RECLAIMED WATER IS USED.
The Otay Ranch GDP establishes the following threshold relative to recycled water:
Threshold: Design a sewerage system which will produce reclaimed water.
Ensure a water distribution system will be designed and
constructed to use reclaimed water. Construction of a “dual
system” of water supply will be required for all development where
reclaimed water is used.
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Consistent with the Otay Ranch GDP, a dual system for potable and recycled water will be
constructed. Recycled water will be used to irrigate street parkway landscaping, parking
lot landscaping and manufactured slopes along open space slope areas.
Recycled water supply is currently available to the Otay Ranch area from the 1.3 mgd
capacity Ralph W. Chapman Water Recycling Facility (WRF) located near the intersection
of Singer Lane and Highway 94. Recycled water supply is also anticipated to be available
from the City of San Diego’s 15.0-mgd South Bay Water Reclamation Plan. It is
anticipated that the Freeway Commercial project will receive recycled water via proposed
connections to the 944 Recycled Water Zone distribution systems.
Two existing lined and covered ponds, totaling 28.3 MG located within the Otay Water
District Use Area provide operational storage for the 944 Recycled Zone. The ponds are
connected to an existing 20-inch transmission main in Lane Avenue which runs south to
an existing main in Otay Lakes Road.
Recycled water is supplied to the Freeway Commercial Center through connections to the
existing 12-inch 944 recycled zone main in Eastlake Parkway and Birch Road. The
District's current capital improvement plan includes the extension of the 944 recycled zone
main in Eastlake Parkway south to Birch Road, and construction of 944 recycled zone
mains in Birch Road and along SR-125.
The recommended recycled water distribution system for the Freeway Commercial SPA is
shown in Exhibit 19 Recycled Water Plan. As specified in current Water District design
criteria, all on-site pipelines will be 6-inch minimum diameter. Recycled water pipelines
will be installed concurrent with the phased construction of the potable water system.
Recycled water consumption within the SPA is calculated in Table D below.
TABLE E: Recycled Water Demand
Land Use Gross
Area (ac)
Percent
Irrigated
Irrigated
Area (ac)
Irrigation Rate
(gpd/ac)
Average Day
Demand (gpd)*
FC 1 86.2 10% 8.62 2,232 22,287
FC 2 34.5 10% 3.45 2,232 7,700
Circulation1 39.3 10% 3.93 2,232 8,772
TOTAL 160.0 16.0 0.039 mgd
* gpd = gallons per day; mgd = million gallons per day. Source: PBS&J
1 SR-125 and arterials
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EXHIBIT 19, Recycled Water Plan
E. Sewer Service
Sewerage services and facilities are addressed in the Freeway Commercial Conceptual
Sewer Study prepared by PBS&J and dated July 2002. An update letter dated March 3,
2004, was provided by PBS&J, indicating the original report is still valid for the
reconfigured project. Update letters were provided on December 17, 2014, September 25,
2017, and October 2022, by Dexter Wilson updating the original report based on the
reprogrammed project. The phasing and financing of sewerage facilities is more
thoroughly addressed in the Otay Ranch Town Center PFFP.
The Otay Ranch GDP establishes the following goal for sewerage facilities:
GOAL: PROVIDE A HEALTHFUL AND SANITARY SEWERAGE COLLECTION AND DISPOSAL
SYSTEM FOR THE RESIDENTS OF OTAY RANCH AND THE REGION, INCLUDING
A SYSTEM DESIGNED AND CONSTRUCTED TO ACCOMMODATE THE USE OF
RECYCLED WATER.
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The Otay Ranch GDP establishes the following threshold relative to the sewerage system:
Threshold: Design a sewerage system which will produce reclaimed water.
Ensure a water distribution system will be designed and constructed
to use reclaimed water. Construction of a “dual system” of water
supply will be required for all development where reclaimed water
is used.
The City of Chula Vista provides wastewater services in the project vicinity. Chula Vista
operates and maintains its own sanitary sewer collection system which connects to the City
of San Diego’s Metropolitan Sewer System. The Otay Ranch Master Plan of Sewerage
prepared in October 1993 by Wilson Engineering documented the feasibility of providing
sewer service to the project area.
There are three existing sewer interceptors that collect and convey flow from the Otay
Ranch area: the Telegraph Canyon Interceptor, located in Telegraph Canyon Road north
of the proposed development, the Poggi Canyon Interceptor, located in Olympic Parkway
west of the proposed development, and the Date-Fairve Trunk Sewer which ends just west
of the Otay Ranch GDP boundary. These interceptors, which are owned and maintained
by the City of Chula Vista convey sewage westerly to the San Diego Metropolitan Sewerage
System (Metro), which collects and treats sewage at the Point Loma Wastewater Treatment
Plant. Alternatives for providing new water reclamation facilities to serve the South Bay
area are being considered. If a water reclamation facility is constructed in this area, the
sewage flows from Otay Ranch maybe redirected to that facility.
The Poggi Canyon Interceptor extends to Eastlake Parkway and will be able to serve parcel
FC 2. Sewage flows generated in parcel FC 1 are conveyed south to planned trunk sewers
in Birch and La Media Roads which will also connect to the Poggi Canyon Interceptor.
The proposed sewage system is shown in Exhibit20. The proposed project will be required
to provide all sewer service improvements needed to serve the project when constructed
without relying on the phased construction of adjacent projects which are planned to
provide improvements.
The City of Chula Vista Engineering Staff prepared a study entitled Threshold Capacity of
Poggi Canyon Trunk Sewer Memorandum (February 19, 2001), which evaluated the
available capacity of the Poggi Canyon Interceptor and the Date-Faivre trunk sewer. The
analysis indicated that the Date-Faivre reach was the most constrained sewer segment in
Poggi Canyon basin.
To alleviate the Date-Faivre constraint, the City completed construction of a parallel trunk
sewer, referred to as AReach 9", which is actually the lower portion of the planned Sal
Creek Interceptor. Further evaluation indicated that Reach 205, will be the next constrained
section. The City of Chula Vista has already included this project in their Capital
Improvement Program and will monitor development rates to determine the timing of this
project.
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All phasing of sewer improvements, including temporary connections, is subject to
approval by the City Engineer.
Sewage generation from the developed uses within the SPA are estimated in Table E below.
TABLE F: Sewage Generation
Land Use Gross Acres Avg. Flow (gpd)/Acre Average Day Flow (gpd)*
FC 1 86.2 varies by use 253,066
FC 2 38.31 varies by use 163,310
TOTAL 124.51 0.416 mgd
* gpd = gallons per day; mgd = million gallons per day
Source: PBS&J and Dexter Wilson
F. Storm Water Drainage System
Drainage facilities are addressed in the Otay Ranch SPA Freeway Commercial (FC)
Preliminary Regional Drainage Study Major Drainage Patterns and Facilities prepared by
P&D Consultants, Inc., October 1, 2002 (4th Revision). An update letter dated March 3,
2004, was provided by P&D Consultants, indicating the original report is still valid for
the reconfigured project. Update letters dated October 7, 2014, was provided by
Hunsaker & Associates indicating the method of satisfying storm water drainage
requirements. A drainage Study and a SWQMP was prepared by SB&O Inc. on August
8, 2018, for the east portion of FC 2. A drainage Study and a SWQMP was prepared by
Hunsaker on October 2022, for FC 1. The phasing and financing of drainage facilities is
more thoroughly addressed in the Otay Ranch Town Center PFFP.
The Otay Ranch GDP establishes the following goal for drainage facilities:
GOAL: PROVIDE PROTECTION TO THE OTAY RANCH PROJECT AREA AND
SURROUNDING COMMUNITIES FROM FIRE, FLOODING AND GEOLOGIC
HAZARDS.
The Otay Ranch GDP establishes the following threshold for drainage facilities:
Threshold: Storm water flows, and volumes shall not exceed Engineering
Standards of the governing land use jurisdiction.
The City of Chula Vista is the governing land use jurisdiction for the Freeway Commercial
project so the project drainage system will need to meet city standards for drainage.
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EXHIBIT 20, Sewer Plan
The Freeway Commercial SPA hydrologic planning area is predominately rolling hills with
arroyos draining into canyons flowing to the west, away from the Otay Reservoir Basin.
These canyons converge into one major canyon, Poggi Canyon, which ultimately
discharges into the Otay River, 42-miles to the southwest. The natural drainage basin is
through Village Six to Poggi Canyon and an unnamed tributary canyon. This unnamed
tributary canyon then flows into Poggi Canyon just west of Village Six.
The limits of the developed drainage basins, based on preliminary grading plans, do not
exactly follow the natural basin limits. However, the differences are small, and no
significant diversion of runoff is proposed. No detention basins are proposed within the
project area as a regional basin exists downstream that will serve the proposed project.
The study area is divided into three major drainage basins to establish general drainage
patterns and define master drainage facilities. There are four (4) master drainage facilities
identified. They are an open channel drainage system located along the north side of
proposed Olympic Parkway, two (2) storm drain systems located in proposed La Media
Road, and a storm drain system located in the proposed Birch Road.
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The open channel along the north side of Olympic Parkway is an integral part of the study
area hydrology, although it is not part of the Freeway Commercial SPA master facilities.
The storm drain located in Olympic Parkway is a master facility as it is part of the culvert
system by CalTrans to convey drainage from the east side to the west side of SR-125. The
channel is the extension of the CalTrans facility to the Poggi Canyon open channel.
A master facility in Birch Road flows into a proposed storm drain system in La Media Road
(off-site to the west). The Birch Road storm drain is considered a master facility because it
will replace to the culvert system proposed by CalTrans to convey drainage from the east
side to the west side of SR-125 at the Birch Road overpass. The southern portion of the
SPA (Parcel FC 1) has been designed to drain to the Birch Road storm drain. The project
will be required to provide all drainage improvements needed to serve the project when
constructed without relying on the phased construction of adjacent projects which are
planned to provide improvements, see exhibit 21.
The proposed major facilities were estimated/tested using a computerized rational method
from the County of San Diego Hydrology Procedure Manual. Based on the findings of the
regional- level study, the development of the Freeway Commercial SPA will not adversely
impact the existing natural drainage courses. The project will result in increased run-off,
but this will be mitigated by the existing detention basin in Poggi Canyon which has
adequate capacity for the project’s impacts. Any existing downstream drainage structures
will also be protected, since naturally occurring flows will not be increased.
G. Urban Run-off
The Otay Ranch GDP requires that applicants prepare an Urban Run-off Plan for the first
SPA within the drainage area of the Otay Reservoir. The Otay Ranch Freeway Commercial
SPA does not drain into the Otay Reservoir drainage basin, thus there is no requirement for
additional Otay Reservoir urban run-off planning as a condition of this SPA.
In addition, a Storm Water Quality Technical Report was prepared for the initial SPA by
Rick Engineering Company, dated May 28, 2002, and revised August 12, 2002. An update
letter dated March 3, 2004, was provided by Rick Engineering, indicating the original
report is still valid for the reconfigured project. A drainage Study and a SWQMP was
prepared by Hunsaker on October 2022, for the east portion of FC 1.
In order to terminate coverage under the General Construction Permit, the developer must
submit a Notice of Termination form (NOT) and a Post-Construction Storm Water
Operation and Management Plan (PCSWOMP) to the RWQCB. The PCSWOMP requires
permanent BMPs be established to prevent the discharge of sediment or other pollutants in
storm water runoff from the completed project. A detailed description of funding and
maintenance for post-construction BMPs is also required.
In addition to the requirements for termination of coverage by the General Construction
Permit, the project is subject to the requirements of the Municipal Storm Water Permit
(Municipal Permit) adopted by the San Diego Regional Water Quality Control Board
(SDRWQCB), Order No. R9- 2013-0001 and as amended by Order Nos R9-2015-0001 &
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R9-2015-0100, National Pollutant Discharge Elimination System (NPDES) No.
CAS0109266. The Municipal Permit requires new developments in priority development
categories to comply with the Model Standard Urban Storm Water Mitigation Plan
(SUSMP) and to consider storm water quality and watershed protection principles and
policies in planning and design.
The Model SUSMP identifies the storm water BMP selection procedure, which provides
direction for identifying the project's pollutants and conditions of concern and establishing
storm water BMPs. As required by the Model SUSMP, the project must provide methods
to treat, infiltrate, or filter runoff from the development site based on numeric sizing criteria
described in the Municipal Permit. The Municipal Permit provides several criteria for
calculating treatment volume of run-off for volume-based BMPs or treatment flow for
flow-based BMPs. The Municipal Permit also requires that new developments maintain
or reduce pre-development erosion and protect stream habitat. This may be accomplished
by controlling peak discharge rates and velocities.
EXHIBIT 21, Strom Drainage Plan
To meet the requirements for termination of coverage under the General Construction
Permit and the Municipal Permit requirements, the project will incorporate a treatment train
of non-structural and structural BMPs to the maximum extent practicable (MEP). The
Model SUSMP requires that four (4) types of BMPs be implemented: site design, source
control, category specific, and treatment control.
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Site design BMPs are designed to maintain or reduce pre-development erosion and protect
stream habitat. Several BMP options include minimizing impervious areas and directly
connected impervious areas, increasing rainfall infiltration, maximizing rainfall
interception, and protecting slopes and channels. Appropriate site design BMPs will be
selected for the proposed project when possible.
Source control BMPs are generally non-structural and are intended to reduce the quantity
of pollutants entering the storm drain system. This can be accomplished through public
education (e.g., storm drain stenciling and signage, pollution prevention literature),
covenants, conditions, and restrictions (CC&Rs), providing covered outdoor material and
trash storage areas to prevent exposure to rainfall, utilizing efficient irrigation systems to
prevent run-off from landscaping, as well as street and parking lot sweeping.
Category specific BMPs are required in specific areas for each priority category, as
identified below:
• Commercial development - Dock areas, maintenance bays, vehicle wash areas,
and outdoor processing areas
• Restaurants - Dock areas and equipment wash areas
• Parking lots - Parking areas
• Streets, highways, and freeways - Roadways
Source control and category specific BMPs for parking, loading and storage areas, etc. are
included in the applicable development standards provided in the Otay Ranch Town Center
PC District Regulations.
Treatment control BMPs treat, infiltrate, or filter an amount of runoff from the development
site based on the numeric sizing criteria described in the Model SUSMP. The amount of
run-off that must be treated may be calculated using either the volume-based criteria or
flow-based criteria, depending on the type of BMP selected to meet this requirement.
Three treatment options were analyzed in the Hunsaker report. However, the technical
report is a planning phase report only and only identified options for treatment of storm
water from the developed site. Because the project is still in the preliminary design phase,
hydrologic or hydraulic calculations have not been prepared to determine storm drain inlet
sizes and final locations. Therefore, filtration devices, hydrodynamic separators, and catch
basin inserts were only sized on a preliminary basis to provide the necessary treatment
required by the Municipal Permit. A final determination of site-specific site design and
treatment control BMPs to be used will be based on the final storm drain layout and will
take into account inlet sizes, construction costs, operation and maintenance costs,
requirements and responsibilities, and treatment efficiency of the device.
Prior to approval of a Site Plan, the applicant shall demonstrate compliance with the City
of Chula Vista Storm Water and Discharge Control Ordinance and the National Pollutant
Discharge Elimination System (NPDES) Municipal Permit, and the City of Chula Vista
SUSMP.
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The applicant shall obtain the approval of the City Engineer of a report that includes the
following elements:
• Description of project characteristics, site conditions, flow patterns, pollutants
emanating from the project site, and conditions of concern,
• Description of the site design and source control BMPs considered and to be
implemented,
• Description of applicable treatment control BMPs considered and to be
implemented to reduce or treat the identified pollutants,
• Justification for selection of the proposed treatment control BMP(s) including 1)
targeted pollutants, justification, and alternatives analysis, 2) design criteria
(including calculations), 3) pollutants removal information (other than vendors
specifications), and 4) literature references,
• Site plan depicting locations of the proposed treatment control BMPs; and
• Operation and maintenance plan for the proposed treatment control BMPs.
Prior to issuance of grading permits, a SWPPP shall be prepared to the satisfaction of the
City Engineer to ensure implementation of the BMPs required by the erosion control plan.
Potential BMPs that could be used include all those listed in the Freeway Commercial SPA
Plan EIR, and any other BMPs that would meet the requirements of the NPDES.
H. Roads
Roads and other circulation components of the Freeway Commercial development plan are
fully described in Chapter III of this SPA Plan.
The Otay Ranch GDP establishes the following goals for the transportation system:
GOAL: PROVIDE A SAFE AND EFFICIENT TRANSPORTATION SYSTEM WITHIN OTAY
RANCH WITH CONVENIENT LINKAGES TO REGIONAL TRANSPORTATION
ELEMENTS ABUTTING THE OTAY RANCH.
GOAL: ACHIEVE A BALANCED TRANSPORTATION SYSTEM WHICH EMPHASIZES
ALTERNATIVES TO AUTOMOBILE USE AND IS RESPONSIVE TO THE NEEDS OF
RESIDENTS.
The roads and other components of the Freeway Commercial SPA transportation system
described in Chapter III of this SPA Plan provide a range of transportation facilities
consistent with these goals and other provisions of the Otay Ranch GDP.
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I. Schools
The Otay Ranch GDP requires the preparation of a School Master Plan for each SPA.
The construction of 900 residential dwelling units is planned for FC 2 and up to 840
residential dwelling units in FC 1 are anticipated with the SPA Plan. Based on Chula Vista
Elementary School District and Sweetwater Union High School district student generation
factors (student/dwelling unit) used in the EUC (the other portion of PA 12), there is a need
to accommodate approximately 270 elementary students, 81 middle school students, and
89 high school students for a total of 540 students for the FC 2 development, and 252
elementary students, 77 middle school students, and 176 high school students, for a total
of 505 students for FC 1.
The Freeway Commercial SPA is located within the Chula Vista Elementary School
District (grades K - 6) and the Sweetwater Union High School District (grades 7 - 12).
Adult school services are found within the existing facilities of the project will be required
to pay school fees to both school districts per existing agreements with each, which shall
mitigate any impact the project may have on schools. The Freeway Commercial SPA does
not include any school sites.
To meet the elementary, middle, and high school requirements, students will be
accommodated in existing school facilities. School district boundaries are subject to change.
As a result, students from within the project area will attend specific schools as established
by Chula Vista Elementary School District (Elementary) and Sweetwater Union High
School District (Middle, High School). Demand for adult school facilities will be satisfied
within existing facilities in the Sweetwater Union High School District, until a new facility
can be constructed in the Otay Ranch Otay Valley Parcel on a site reserved pursuant to the
Otay Ranch GDP.
J. Childcare Facilities
The Otay Ranch GDP establishes the following goal for childcare facilities:
GOAL: PROVIDE ADEQUATE CHILDCARE FACILITIES AND SERVICES TO SERVE THE
OTAY RANCH PROJECT AREA
The Otay Ranch GDP establishes the following threshold for childcare facilities:
Threshold: Identify sites for childcare and pre-school facilities adjacent to or
as part of public and private schools, religious assembly uses,
village center employment areas, residential areas, and other
locations deemed appropriate.
The City of Chula Vista adopted the Chula Vista General Plan Childcare Element in March
1995. The purpose of the Childcare Element is to provide comprehensive policy direction
for the provision of adequate childcare facilities necessary to serve existing and future
developed areas in the City in a coordinated and effective manner.
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Childcare providers may locate within the commercial area to serve employees and
residents. Childcare uses may be allowed as a primary or an accessory use. Non-profit,
quasi-public organizations or commercial providers may conduct facility-based (not in a
home) childcare. In addition, day nurseries, daycare schools or nursery schools are
permitted uses in the FC District (see Chapter III Otay Ranch Town Center PC District
Regulations).
The State has adopted regulations related to licensing, application procedures,
administrative actions, enforcement provisions, continuing requirements and physical
environment for child day-care and day-care centers. All childcare facilities within the
SPA will need to comply with state, as well as local regulations.
K. Police & Fire Services
1. Law Enforcement
The Otay Ranch GDP establishes the following goal for law enforcement facilities:
GOAL: PROTECTION OF LIFE AND PROPERTY AND PREVENTION OF CRIME
OCCURRENCE.
The Otay Ranch GDP also establishes the following threshold for law enforcement
services within urban areas which apply to the Freeway Commercial SPA.
Threshold: Urban Service: Properly equipped and staffed law enforcement
units shall respond to 84 (81) percent of “Priority One”
emergency calls within 7-minutes and maintain an average
response time for all “Priority One” emergency calls of 4.5 (5.5)
minutes or less. Urban Service: Properly equipped and staffed
law enforcement units shall respond to 62 (57) percent of
“Priority Two Urgent” calls within 7-minutes and maintain an
average response time to all “Priority Two” call of 7 (7.5)
minutes or less.
The Chula Vista Police Department (CVPD) currently provides police service to the
project site from its existing police facility at 315 Fourth Avenue; however, the
Department has a Storefront within the SPA area (west end of Main Street) which is
open 10am to 4pm Monday through Friday. Because the commercial and residential
uses proposed in the Freeway Commercial SPA will require law enforcement services,
the project will pay DIF fees to cover the cost for additional police facilities, if required,
as indicated in the PFFP.
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2. Fire Protection & Emergency Medical Services
The Otay Ranch GDP establishes the following goal for fire protection facilities and
emergency medical services:
GOAL: PROVIDE PROTECTION TO THE OTAY RANCH PROJECT AREA AND
SURROUNDING COMMUNITIES FROM LOSS OF LIFE AND PROPERTY DUE TO
FIRES AND MEDICAL EMERGENCIES.
The Otay Ranch GDP also establishes the following threshold for fire protection
facilities and emergency medical facilities in urban communities which applies to the
Freeway Commercial SPA:
Threshold: Provide sufficient fire and emergency services facilities to
respond to calls within the Otay Ranch urban communities
within a 7-minute response time in 80% of the cases.
The project is within the City of Chula Vista and is served by the City of Chula Vista
Fire Department (CVFD). The closest CVFD station to the site is Fire Station Number7,
located at 1640 Santa Venetia, Chula Vista, CA 91914. 8, located at 1715 Millenia Avenue,
Chula Vista, CA 91915. This station and the other eight fire stations are shown on
Exhibit 22.
The Otay Ranch GDP requires that as a condition of SPA plan approval, the Fire
Department review fuel modification plans. The Draft Brush Management Program,
an addendum to the City of Chula Vista’s Landscape Manual, prepared by the Chula
Vista Fire Department was the basis for information included in the Fuel Modification
and Brush Management section of the SPA One Parks, Recreation, Open Space and
Trails Master Plan, which will also be implemented as applicable in the proposed
project.
As a fire prevention measure, all commercial buildings within the commercial center
four stories tall or 40-feet in height will be required to be equipped with fire sprinklers,
per City ordinance.
In prior years, the City of Chula Vista contracted with an outside company to provide
Emergency Medical Services (EMS). The Chula Vista Fire Department currently
provides EMS to the City. Like Fire Protection Services, the SPA will be served by the
Chula Vista Fire Department.
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EXHIBIT 22, Fire Station Locations
L. Library Services
The Otay Ranch GDP establishes the following goal for library facilities:
GOAL: SUFFICIENT LIBRARY FACILITIES TO MEET THE INFORMATION AND EDUCATION
NEEDS OF OTAY RANCH RESIDENTS.
The Otay Ranch GDP establishes the following threshold for library facilities:
Threshold: 500 square-feet (gross) of adequately equipped and staffed regional
library facilities per 1,000 population.
The Otay Ranch Facility Implementation Plan calls for the location of an approximately
36,750 square-foot “main” library in the EUC and/or one or more village libraries, reducing
the size of the main library in the EUC.
Library services are provided by the City of Chula Vista as described by the City Library Master
Plan. Using the threshold of 500 square-feet of adequately equipped and staffed regional library
facilities per 1,000 residents, the population of FC 2 generates a demand for approximately 834
square feet of library facilities. the FC 1 population of SPA generates a demand for approximately
1,386 square-feet of library facilities. The demand for library facilities generated by the build out
of the Freeway Commercial SPA will be satisfied through participation in the City’s Public Facilities
Development Impact Fee Program as identified in the PFFP. A 60,000 square-foot library is
currently under-construction in the Millenia project which will serve Eastern Chula Vista when it
is completed at the end of 2025.
M. Community Purpose Facilities (CPF)
The Otay Ranch GDP establishes the following goal for community and regional purpose
facilities.
GOAL: DESIGNATE AREAS WITHIN THE OTAY RANCH PROJECT AREA FOR RELIGIOUS,
ANCILLARY PRIVATE EDUCATIONAL, DAY CARE, BENEVOLENT, FRATERNAL,
HEALTH, SOCIAL AND SENIOR SERVICES, CHARITABLE, YOUTH RECREATION
FACILITIES, AND OTHER COUNTY REGIONAL SERVICES.
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The Otay Ranch GDP establishes the following threshold for community and regional
purpose facilities:
Threshold: Implement a Community Purpose Facility zone and a Regional
Purpose Facility zone to provide land for religious, day care, health,
social, and senior and youth recreation facilities.
The Otay Ranch GDP establishes the following SPA processing requirement for
community and regional purpose facilities.
• Specific acreage requirements identified, and land designated for Community
Purpose Facility and Regional Purpose Facility uses. (Land Plan)
The City of Chula Vista Community Purpose Ordinance requires that new planned
communities identify 1.39-acres of net usable land per 1,000 proposed residents for
community purpose facilities. The FC 2 build-out population will require approximately
3.24 acres of CPF uses, as specified in the FC 2 Development Agreement. These uses will
be provided on site, or in adjacent villages. CPF uses may include gathering areas, meeting
rooms, recreational facilities, that are consistent with the mix of uses proposed provided in
hotels or recreation spaces on site. If the final design of land uses that can accommodate
CPF uses on-site, or in adjacent villages, are insufficient to satisfy the requirements of
CVMC 19.48.025, then off-site facilities shall be identified prior to approval of the final
permit. Exhibit 23 shows an off-site CPF site in Village 7 that could be used to satisfy the
CPF requirement. The Regional Purpose Facility zone is expected to be implemented in
the EUC SPA where regional purpose facilities are to be clustered per the Otay Ranch
GDP.
The build-out population for FC 1 will require approximately 3.01-acres of CPF uses.
These uses will be provided on-site, off-site, or in-lieu fee, as provided in the Development
Agreement for FC 1, through the provision of gathering areas, meeting rooms, recreational
facilities. Additionally, per the CPF requirement will be addressed through provision of
building area for those uses identified in CVMC 19.48.025.C., including but not limited to
Scouts, social/human services, library, police, senior care/recreation, religious
organizations, daycare facilities, private schools, recreational facilities, and other uses as
allowed in the Development Agreement.
Exhibit 23 to be provided by staff