HomeMy WebLinkAboutAttachment 8.g. - Parks Master PlanPage 1 of 1
Freeway Commercial
South Portion
Otay Ranch Town Center
Parks Master Plan
Project Sponsor/Applicant:
Brookfield Properties
Contact: Tony Pauker
733 Eighth Avenue
San Diego, CA 92101
(858) 794-6157
????? XX, 2023
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I. Purpose
A. This Sectional Planning Area (SPA) Parks, Recreation, Open Space and Trails Master Plan
(“SPA Park Master Plan”) identifies and describes park, recreation, open space and trail
facilities and implementation for Otay Ranch Villages. This Plan meets the Otay Ranch
Parks, Recreation and Open Space goals, objectives, policies, and implementation
measures identified in the Otay Ranch General Development Plan to provide parks,
recreation, and open space amenities. The primary goal is to enhance the quality of life for
residents and visitors by providing a variety of active and passive recreational
opportunities. This Plan also meets the goals, policies, and requirements of the City of
Chula Vista Parks Master Plan (July 7, 2018) through the provision of parks and plaza areas
for residents and visitors. This Plan incorporates both SPA and Tentative Map level
requirements for planning parks, recreation facilities, open space, and trails provisions
associated with the development of the SPA Plan area.
B. Regulatory Framework: The provision and implementation of parks and open space in the
SPA Plan area is regulated by the following:
1. Chula Vista Municipal Code – SPA Plans:
Section 19.48.090 (P-C-Planned Community Zone) of the Chula Vista Municipal Code
establishes SPA Plans, Requirements and Content. Subsection C.1. requires the
following information to be contained in a SPA site utilization plan:
• Land Uses
• Parks
• Open Space
2. Chula Vista Municipal Code – Park Lands and Public Facilities
Chapter 17.10 (Park Lands and Public Facilities) of the Chula Vista Municipal Codes
establishes the requirements for dedication of land, development of improvements,
parkland criteria, in -lieu fees for land dedication and development improvements,
commencement of park development, and collections and distribution of park fees.
3. Otay Ranch General Development Plan (Otay Ranch GDP)
The Otay Ranch GDP requires specific identification of park, recreation, and open
space provisions at the SPA Plan level. (Note that the proposed contemporaneous
Otay Ranch GDP Amendment renames the southern portion of the Freeway
Commercial SPA [FC 1] to Otay Ranch Town Center.) The SPA requirements are:
• Provide a Parks Master Plan
• Identify and reserve specific sites.
• Identify equipment needs.
• Identify alternative financing methods.
• Identify alternative maintenance entities and funding.
• Identify phasing.
• Identify plans for the use of reclaimed water, as appropriate.
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• Review needs for special purpose parks.
4. Chula Vista Landscape Manual
As provided in the Chula Vista Landscape Manual, the following is an overview of
the park and open space development process and specific submittal requirements.
The Park design process is to be approved by the Director of General Services.
5. Parks
The Landscape Manual requires the preparation of a Park Concept Plan, Master Plan,
Design Development and Construction Documents as described below:
• Concept Plan:
The Concept Plan is the initial phase in the park design process. Work product
relative to this phase includes, but is not limited to, meeting with staff to discuss
the project and the desired uses, site analysis, program development of site
features and components; development of various schematic alternatives to
evaluate site planning options; determination by staff of the preferred
alternatives; and preparation and submittal of the refined concept plan.”
• Master Plan:
The Master Plan phase is the refinement of the Concept Plan to bring the park
design to a detail and graphic level acceptable for presentation to the Parks &
Recreation Commission and City Council. The plan(s) are to be colored
renderings with accompanying graphics to clearly illustrate the design intent
and a conceptual planting and irrigation plan. The plans shall be provided as
hard -copy and digital formats to the Development Services Department and
shall be available for presentations and archived, per the Department’s
requirements. All Master Plans will be retained by the Parks & Recreation
Department for presentation purposes and archival data.
• Design Development:
This phase focuses on the refinement of the Master Plan, to a level of detail
sufficient to move into the Construction Document phase. The determination
of materials, finishes, colors, plants, quantities, etc., are to be analyzed and
determined.
• Construction Documents:
The Construction Document phase consists of the preparation, review, and
approval of all plans necessary for utilization by the contractor for the
installation of the project. Typical sheets may include Planting, Irrigation,
Construction, Grading, Drainage, Layout, and related Construction Details such
as architectural, mechanical, electrical, and plumbing plans.
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6. Public Open Space
Public open space for the SPA Plan area meets the requirements of the Otay Ranch
Resource Management Plan (RMP) through compliance with the Otay Ranch
Conveyance requirements prior to construction of the existing Freeway Commercial
SPA. The Chula Vista Landscape Manual requires the preparation of an Open Space
Concept and Analysis Plan, Master Plan and Construction Documents as described
below:
• Open Space Concept and Analysis Plan:
The Concept Plan for an Open Space project shall serve as a comprehensive
plan identifying the following aspects: analysis of the existing conditions, and
the mitigation of any impacts generated by the proposed project; existing
features on site and any sensitive plant, habitat or wildlife existing on-site that
might be impacted; identification of the various Open Space lots being proposed
for turnover to the City by letter designation; the level of modifications or
improvements to be installed relative to the “Code” system utilized by the City;
gross area of each lot and the total area of all Open Space lots, proposed or
existing adjacent land uses; and other proposed improvements such as trails,
kiosks, signage, walls, etc.”
• Master Plan:
The focus of this submittal is to graphically indicate the location of the project,
the types and locations of improvements, relationships to the adjacent land uses
and the benefits that will be derived from the project by the City and its citizens.
The plan shall be at an appropriate scale to allow for accurate analysis. This
plan shall be a rendered plan with accompanying graphics to clearly illustrate
the design intent and a conceptual planting and irrigation plan. The plans shall
be provided as hard -copy and digital formats to the Development Services
Department and shall be available for presentations and archived. Per the
Department’s requirements.
• Construction Documents:
The Construction Document phase consists of the preparation, review and
approval of all plans and documents necessary for utilization by the developer
and contractor for the installation of the project. Typical sheets may include
Planting, Irrigation, Construction, Grading and Drainage, Layout,
Architectural, Mechanical, Electrical, Plumbing, and related Construction
Details.
Based upon the scope and type of project, staff will identify the quantity and
sets to be submitted for review. Four (4) sets of plans will typically be required
for routing to other City Departments.
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7. Streetscape (Medians and Parkways)
The Chula Vista Landscape Manual requires the preparation of a Master Plan and
Construction Documents for Streetscapes (Medians and Parkways) as described below:
• Streetscape Master Plan:
The focus of this submittal is to graphically indicate the location of the project,
the types and locations of improvements, relationships to the adjacent land uses
and the benefits that will be derived from the project by the City and its citizens.
• Construction Documents:
The Construction Document phase consists of the preparation, review and
approval of all plans and documents necessary for utilization by the developer
and contractor for the installation of the project. Typical sheets may include
Planting, Irrigation, Construction, Grading, Layout, and related Construction
Details.
Based upon the scope and type of project, staff will identify the quantity and
sets to be submitted for review. Four (4) sets of plans and a digital copy will
typically be required for routing to other City Departments.”
8. SPA Plan Public Facilities Finance Plan
The Municipal Code establishes, as a condition of SPA approval, the preparation of a
Public Facilities Finance Plan (PFFP). The PFFP must show how and when facilities
and services necessary to accommodate the development will be installed and financed,
including a phasing schedule to ensure that facilities are provided in a timely manner
and that one area will not utilize more than the area’s fair share of facility or service
capacity.
9. Entitlement Documents
Park, recreation, and open space provisions are further defined as development
entitlements are processed as follows:
a. Tentative Map requirements:
i. Include local park sites on the Tentative Map and described in
Conditions of Approval and in the Development Agreement;
ii. Identify funding for local parks and determine a schedule for the
payment of Park Acquisition and Development (PAD) fees; and
iii. Review existing or proposed trails on adjacent properties to ensure
linkages.
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b. Subdivision Landscape Master Plan requirements:
i. Include all principal landscape design concepts (same size/scale as
Tentative Map);
ii. Include all park, recreation, open space, and trails; and
iii. Identify ownership and maintenance responsibilities.
c. Final Map requirements:
i. Identify ownership and maintenance responsibilities
ii. Dedicate local park sites;
iii. Assure funding for local parks; and
iv. Implement design guidelines.
d. Building Permit Requirements: Pay impact fee (if established).
II. Otay Ranch Goals and Policies
The Otay Ranch parks and recreation goals, objectives and policies provide for a variety of
parks and recreation amenities. Otay Ranch provides the opportunity for a full range of
passive and active recreational opportunities both locally and on a regional basis. Otay Ranch
GDP goals, objectives and policies related to park and recreation facilities include the
following:
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.
Objective: Identify park, recreational and open space opportunities, where appropriate, to
serve the South County region and San Diego County as a whole.
Policy: Encourage joint -use of utility easements with appropriate and compatible
uses, including, but not limited to, open space, agriculture, parking, and trails.
Objective: Maximize conservation, joint uses and access and consider safety in the design
of recreational facilities.
Policy: Commercial recreation opportunities may be permitted within Town Square,
community, and regional parks to generate revenue to defray park operational
expenses.
Policy: Utilize conservation measures including reclaimed water, efficient irrigation
systems and drought tolerant plant material in the development of public and
private parks where allowed.
Policy: Minimize park operation and maintenance costs and identify funding sources
for continued operation and maintenance of all Otay Ranch park and open
space land.
Objective: Provide neighborhood and Community Park and recreational facilities to serve
the recreational needs of local residents.
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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 area.
Policy: Encourage the design of park sites adjacent to public schools and other public
lands where co-location of facilities is feasible. Joint -use agreements with
school districts is encouraged.
III. Park Requirements
A. Chula Vista Municipal Code
All new development in the City of Chula Vista is subject to the requirements contained in
the City’s Parkland Dedication Ordinance CVMC Chapter 17.10. The ordinance
establishes fees for park land acquisition and development, sets standards for dedication
and establishes criteria for acceptance of parks and open space by the City of Chula Vista.
Fees vary depending upon the type of dwelling unit that is proposed. There are three types
of housing: Single-Family dwelling units (defined as all types of single -family detached
housing and condominiums), Multi -Family dwelling units (defined as all types of attached
housing including townhouses, attached condominiums, duplexes, triplexes and
apartments) and Mobile Homes. Single -Family Housing is defined as a freestanding
structure with one residential unit. Multi-Family Housing is defined as any freestanding
structure that contains two or more residential units. Parkland dedication requirements are
shown below on Table 1.
Table 1
Estimated Required Park Land Dedication
UNIT TYPE TARGET NUMBER
OF UNITS
PARK AREA/DU TOTAL
ACRES
Single-Family 0 460 square-feet 0.0-ac.
Multiple Family 840 341 square-feet 6.57-ac.
TOTAL 840 6.57-ac.
The 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.
The actual park acreage requirements will be based on the actual number of residential
units (and projected population) approved on the subsequent Development Agreement and
Final Map(s) for FC 1. The Development Agreement shall identify how park requirements
will be satisfied.
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IV. Park and Recreation Program
The Park and Recreation Program includes the following:
1. Public Parks
2. Private Recreation
3. Ownership and Maintenance
4. Connections
1. Public Parks/Plaza
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 Design Review process, but uses are expected to potentially
include paths, seating, landscaping youth and adult oriented play areas, 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
Design Review process. Below is a list of concepts per space; however, the list is not
intended to be limit the creativity of the designer nor shall it be used as a specific
checklist, rather as a guide for planning the spaces.
Plaza – Urban amenity to accommodate various park related uses, such as the
following and related uses:
Pavers, include concrete, Grass-crete, similar materials
Emergency Access path
Limited landscape planters (on-grade and raised)
Potential Vendor space to accommodate Stands/Kiosks – temporary and potentially
permanent
Benches and related Street Furniture
Passive Park Areas (applicable to area with underground storage, area adjacent
to Macy’s building, and existing dog park):
Underground Storage parcel is limited planting & above-ground uses:
Youth play equipment (young children) – without footings over basin ie: Mounding
with rubber coating to break up flat areas
DG paths
Low impact adult game areas such as Bocce Ball Court or similar non-footing/low
weight courts
Landscape with shallow, non-invasive roots and lightweight benches/seating and park
equipment
Ground-level lights
Perimeter plantings – trees and shrubs
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Grass over Underground storage
Perimeter footings for equipment, provided they are not located on top of or close to
basins
Potential inclusion of a Dog park – fencing outside of basin
Potential Community Garden
Active Park Areas - uses such as the following (park areas adjacent to Macy’s
building and the existing dog park):
Hard Courts
DG paths
Bocce Ball Court or similar
Appropriate benches, lighting landscape, play equipment, and related picnic features,
include trash receptacles
Ground-level lights
Plantings – trees and shrubs
Potential Dog park
Potential Tot-lot
The project is responsible for both the park development component and the acquisition
component PAD Fees, as outlined in the Development Agreement. The project parkland
demand is approximately 6.57-acres based on CVMC 17.10 (Table H.3).
Table 2
FC 1 Multi-Family Acquisition and Development Fee
(Preliminary Calculation)
MF Units MF Unit
Acquisition Fee $9,408
City -wide
Development
Fee $6,940
Park Benefit
Fee $16,348
Total
560 $1,985,088* $1,464,340* - $3,449,428*
280 - - $4,577,440 $4,577,440
Total: $8,026,868*
* Figures in this table are preliminary estimates and shall be recalculated at the time when the obligations are due as determined by the Development Agreement. This table reflects a credit for the 2.56-acres of parkland acquisition as described in the Development
Agreement . Lots E and F iden tified as park lots will not received parkland development credit, as described in the Development
Agreement.
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Park and Plaza Locations
2. Private Recreation
Private recreation facilities, common open space, and walkways will be provided as an
integral component of the residential site plan during the Design Review process and prior
to issuance of the Building Permit.
3. Ownership and Maintenance:
The ownership, maintenance, and ownership requirements for the Public Park shall be as
established in the Development Agreement. The ownership and maintenance of the private
recreation facilities, common open spaces, and off -street walkways shall be by the private
homeowner’s association for the residential areas.
4. Connections:
Both the public parks/plaza and private recreation areas are connected internally by a
system of walkways..
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Passive Concept Test Fit
Active Concept Test Fit
Conceptual Test Fit Park Designs, Lots F and G
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Active Concept Test Fit Passive Concept Test Fit
Conceptual Test Fit Park Designs, Lot H