HomeMy WebLinkAboutAttachment 06 - General Plan and Otay Ranch General Development Plan Amendments
CITY OF CHULA VISTA
GENERAL PLAN
OTAY RANCH
GENERAL DEVELOPMENT PLAN
AMENDMENTS
FREEWAY COMMERCIAL
(SOUTH PORTION)
OTAY RANCH TOWN CENTER
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
Contents:
Introduction 1
Otay Ranch Background 1
Freeway Commercial Background 2
Project Description 2
Site Planning Concept 3
General Plan Justification 4
Existing Site Conditions 4
Proposed Amendments 5
Land Use Considerations 5
Economic Considerations 7
Environmental Considerations 8
Housing Consideration 8
Infrastructure Considerations 8
Public Benefit Considerations 9
Appendices
General Plan (GP) Amendments Appendix A
Otay Ranch General Development Plan (Otay Ranch GDP) Amendments Appendix B
1
INTRODUCTION
GGP-Otay Ranch L.P. submitted a project application to Amend the existing Freeway
Commercial Sectional Planning Area (SPA) Plan for the South Portion (also known as
Planning Area 12 (PA 12) and Freeway Commercial (FC) 1. The SPA Amendment allows up
to 840 residential dwelling units in the northwest corner of the FC 1 district which will be
designated Mixed-Use/Residential (MU/R), provides for 2.56-acres of Plaza and park space,
and changes the name of the project to Otay Ranch Town Center. The intent of the amendment
is to enhance the living, working, shopping, and transit options in the area. The Amendment
supplements the existing regional commercial entitlement to allow up to 840 residential
dwelling units in both mixed-use and residential structures. The previously approved
commercial building areas will remain for area FC 1 and the FC 2 (North Portion) of the
Freeway Commercial SPA and the associated entitlements will remain unchanged, excepting
the changes to FC 1, as outlined above, with adoption of the proposed SPA Amendment.
The project requires amendments to the City of Chula Vista General Plan (GP), the Otay Ranch
General Development Plan (Otay Ranch GDP), and the Freeway Commercial SPA. The project
also involves addenda to the approved Freeway Commercial Environmental Impact Report
(EIR) and Public Facilities Financing Plan (PFFP), as well as a new Fiscal Impact Analysis
(FIA).
OVERALL PROJECT BACKGROUND
OTAY RANCH BACKGROUND
The Otay Ranch General Development Plan/Sub Regional Area Plan (Otay Ranch GDP/SRP)
was originally adopted by the Chula Vista City Council and the San Diego County Board of
Supervisors October 28, 1993. The plan governs the 23,000+ acre Otay Ranch Properties.
The Otay Ranch GDP is based upon, and directly implements, the City of Chula Vista General
Plan. The Otay Ranch GDP includes plans for urban villages, a resort community, the Eastern
Urban Center (EUC), industrial areas, rural estate planning areas, and a university. Since its
adoption in 1993, the Otay Ranch GDP was amended in 1998, 2001, 2005, 2006, 2014, 2018,
2019, and most recently in 2021 to address Village-specific planning issues.
The Freeway Commercial SPA was originally envisioned to be the freeway commercial
component of the regional commercial, cultural, social, and public services center of the EUC.
The freeway commercial area is also in the heart of Otay Ranch community as established in
the Otay Ranch GDP. The proposed Otay Ranch GDP Amendment renames the southern
portion of the Freeway Commercial SPA to Otay Ranch Town Center.
This SPA represents a southward and eastward extension of the initial development approved
in Otay Ranch SPA One, containing Villages 1 and 5. It also represents an eastward extension
of Village 6 and a westward extension of Village 11. Additionally, the Otay Ranch Town
Center is an extension of the urban development approved and constructed in the Eastlake
Planned Community, located immediately to the north.
2
FREEWAY COMMERCIAL BACKGROUND
In 2001, an Otay Ranch GDP amendment separated the EUC and Freeway Commercial
components into separate planning areas. In September 2004, the Freeway Commercial SPA
was adopted and entitled approximately 1,214,000 square-feet of commercial uses: 867,000
square-feet in FC 1 and 347,000 square-feet in FC 2. In 2006, the Otay Ranch Town Center
Mall was constructed in the FC 1 portion of the SPA and in 2007 a SPA amendment was
approved which raised the total commercial area allowed on FC 1 from 867,000 sf to 960,000
square-feet.
PROJECT DESCRIPTION:
The proposed project (Otay Ranch Town Center) will allow the addition of up to 840
residential dwelling units and establishes a unified, walkable, mixed-use plan for the FC 1
district of the SPA. The plan anticipates that some of the new buildings will have ground -
floor commercial uses which will encourage pedestrian activity and improve the shopping
experience. The commercial entitlements for FC 1 will be reduced from 960,000 square-feet
to 814,000 square-feet, while the project will maintain the approximately 670,000 square-feet
of commercial space within the FC 1 area. It is the intend of the project to enhance the living,
working, shopping, and transit options in the area.
Mixed Use/Residential
Park and Plaza
Freeway Commercial
3
The proposed project will generate approximately 3.047-acres of Community Purpose Facility
(CPF) obligations. CPF obligations will be provided either on site or off-site and may include
meeting rooms/gathering areas, childcare, and gathering facilities in the retail spaces, and
shared bicycle facilities or other recreational opportunities in any of the uses. The SPA
Amendment and Master Precise Plan (South Portion) will provide detail on exactly how and
where the obligation is met. The proposed project will also generate approximately 6.57-acres
of park facility obligations. This obligation will be satisfied by providing 2.56-acres (net) of
plaza and park areas on-site and utilizing the in-lieu fee value of the remaining 4.01-acres on
that site through an enhancement program (as detailed in the Project’s development
agreement). Any equivalent value, not spent on the park enhancement, will be paid to the City,
as an in-lieu payment, based on the Parkland and Parkland Development fee in effect at the
time permits are issued.
Implementing the proposed project requires amendments to planning documents, maps,
environmental documents, financing plans, as well as preparation of new technical and fiscal
studies. This current application consists of a General Plan Amendment, a Otay Ranch GDP
Amendment, and a Development Agreement. An addendum to FEIR 02-04 has been prepared
pursuant to CEQA. Future applications to implement the South Portion of the SPA will be
reviewed for consistency with the SPA and associated documents; however, project that are
inconsistent with the Freeway Commercial SPA South Portion may require a SPA Plan
Amendment, a Master Precise Plan, a tentative map, and final maps.
4
The proposed project includes the following entitlements:
• Tentative Map - TM22-0001;
• Rezone - ZC22-0001;
• Otay Ranch General Development Plan Amendment – GDP22-
0001;
• General Plan Amendment – GP22-0001; and
• Sectional Planning Area Amendment – SPA22-0001.
SITE PLANNING CONCEPT:
The proposed project establishes a unified, walkable, mixed-use plan
for the FC 1 district of the South Portion of the SPA. It is intended to
provide living, working, shopping, and transit options in the area. Site
uses are located to engender project goals and enhance the viability of
proposed uses. Although new residential uses are proposed, the
importance of commercial uses is recognized. As a result, the amount,
and location of the uses has been prioritized in the site planning process.
The planned residential uses (provided in a mixed-use format) are
located adjacent to the northwest corner of the existing commercial
area. This location provides the retail optimal visibility from the street,
and the planned residential will proximity to commercial services. This
is crucial to the viability of retail/commercial uses in the Otay Ranch
Town Center. The plaza, fronting on Town Center Drive, is located at
the center of the project and intended to link all of the uses together.
Residential uses are located on the west side of Town Center Drive and
are adjacent to the Otay Ranch Town Center commercial area. The
location is also proximate to Otay Ranch Village 6 (via the pedestrian
linkage provided by the Bus Rapid Transit (BRT) bridge) which
includes park and school uses as well as residential. The proximity to
these neighboring uses, as well as to the park and integrated retail uses
on the FC 2 site, encourages residents to walk to uses, rather than drive.
The proposed residential uses are also within a short walk, less than half
of a mile, of the BRT transit stop along Eastlake Parkway at Main
Street/Kestrel Falls Road. This further encourages residents to reduce
automobile use in favor of walking and transit. Although residential
uses are adjacent to SR-125, buildings have been setback/buffered from
the western property line to minimize the effects of the freeway.
Additionally, the freeway is located below the level of the residential
pad.
PROJECT
IMPLEMENTATION
Planning
Amendments to the City of
Chula Vista General Plan
(GP), and the Otay Ranch
General Development Plan
(Otay Ranch GDP). An
amendment to the existing
SPA plan and preparation
of a Master Precise Plans
will be required.
Mapping
A new tentative map a
portion of the FC 1 site
will be necessary to
separate out the
residential and
commercial zoning
areas as well as the
public park. Additional
lots within those zoning
areas will be proposed
to facilitate a variety of
development scenarios
and opportunities.
Environmental
Addendum to the
approved EIR. New
technical studies have
been prepared for traffic,
noise, AQ/GHG, health
risk, water, and sewer
Facilities
Addendum to the existing
PFFP that identifies,
summarizes and
implements facility costs
associated with the project
Fiscal
A Fiscal Impact Analysis
(FIA) has been prepared
to analyze revenue and
service costs for the City.
5
Mixed Use/Residential
Park and Plaza
Freeway Commercial
To connect uses in a walkable, cohesive manner on-site, pedestrian walkways will connect
residential and commercial uses, as well as the surrounding properties and Villages.
Additionally, in some cases, enhancements will be added to create a pedestrian friendly
environment and encourage residents to walk. Architecture will be complementary across all
uses to further establish a cohesive site design.
EXISTING SITE CONDITIONS
The overall SPA is bounded by Olympic Parkway on the north, Birch Road to the south,
Eastlake Parkway along the east, and SR-125 is located on the western boundary of the SPA.
Adjacent land uses relative to FC 1, include the North Portion of the SPA (FC 2) to the north,
the EUC south of Birch Road, Otay Ranch Village 11 on the east side of Eastlake Parkway,
and Otay Ranch Village 6 across SR-125 to the west. The BRT guideway bridges across SR-
125 from Village 6, forms the boundary between the North and South Portions of the SPA, and
follows Eastlake Parkway southerly into the EUC.
6
Pedestrian and vehicular access to FC 1 occurs from the north will utilize the extension of
Town Center Drive, access from the south occurs via Birch Road, while access from the east
occurs from Eastlake Parkway. Because the western boundary of the SPA abuts SR-125,
vehicular access is prohibited; however, non-motorized access is allowed on the BRT bridge
from Village 6, west of SR-125.
The original Freeway Commercial SPA covered approximately 160-acres. The property was
mass graded in the early 2000’s and the South Portion was developed as a regional shopping
center in the mid-2000’s. The FC 1 area has an allowed commercial square-footage of
960,000. FC 2 prepared and processed a separate set of SPA documents which were approved
in 2019, and the proposed Amendment does not affect that portion of the original SPA.
Additionally, the proposed Amendment does not affect the property owned by Macy’s which
is located, generally, in the southwest corner of FC 1.
PROPOSED AMENDMENT/PROPOSAL
The proposed project creates a unified, walkable, mixed-use site that enhances living, working,
shopping, and transit options in the area. The project proposes to amend the General Plan to
change 16.58-acres from Commercial Retail to Mixed-Use/Residential to allow up to 840
residential dwelling units, and 2.56-acres (net) of Parks and Recreation area.
Implementation of the proposed project involves proposed amendments to the City of Chula
Vista General Plan, the Otay Ranch GDP, and an amendment to the existing SPA, a Rezone to
allow up to 840 residential dwelling units in the Mixed-Use/Residential area, a Tentative Map,
associated documents, and approval of an Addendum to the Environmental Impact Report.
In the General Plan, land use maps are updated to reflect a portion of the site changing from
commercial to mixed use residential and parkland and tables are updated to reflect up to 840
residential dwelling units and a resultant population of approximately 2,192 new residents.
The Otay Ranch GDP land use maps are updated to reflect a portion of the site changing from
commercial to mixed use. Additionally, tables are updated to reflect new dwelling units and
population, and account for the additional park and recreation acreage.
A Commercial Lands Analysis was prepared and supports the conversion of land from retail
uses to residential showing that the region has an oversupply of planned retail area. A Fiscal
Impact Analysis (FIA) was also prepared as part of the project which demonstrate the project
is a net positive to the City.
LAND USE CONSIDERATIONS
The Freeway Commercial South Portion (FC 1) is currently entitled with approximately
960,000 square-feet of commercial uses. No residential uses are entitled at that time. As a
result, land use amendments are necessary for implementation of proposed residential uses on
FC 1. It is anticipated that the demolished commercial space fronting Main Street will be
replaced within one or more of the MU/R buildings. Specifically, the building fronting Main
Street will include ground-floor commercial space adjacent to Main Street. In order to main
7
the existing infrastructure, some of the previously approved commercial space would be
eliminated to allow the addition of approximately up to 840 residential dwelling units in the
northwest quadrant of the South Portion of the SPA which is designated MU/R. The proposal
results in a change in the residential density from 0 dwelling units per acre to approximately
60 dwelling units per acre within the MU/R area and 11 dwelling units per acre across the FC
1 area. The proposed project complements and enhances the surrounding land uses in the North
Portion of the SPA, the EUC south of Birch Road, Village 11 to the east, and Village 6 across
SR-125 to the west by adding a residential housing option, and associated residents, within
walking distance of these existing uses. These surrounding properties do not require a zone
change due to the proposed project.
The inclusion of residential dwelling units provides benefit to the neighborhood, community,
and City of Chula Vista as a whole. In particular, the proposed project will engender
development of a complete, mixed-use, multi-hour neighborhood that is unified, walkable, and
dynamic. This is demonstrated in the following ways:
More Walking, Less Driving
Locating residential dwelling unit proximate to commercial uses and transit options will
increase walkability and decrease vehicular trips. Residents will be able to walk to
adjacent commercial uses in the Otay Ranch Town Center, Eastlake commercial center,
employment uses in the EUC, transit, and schools and parks in Village 6 (via pedestrian
pathway on BRT bridge).
Dynamic, Active, Safe
Residences will increase activity throughout the day and will attract a broader set of visitors.
This activity increases vibrancy and attracts residents/shoppers and creates a safer
environment for residents/shoppers by increasing ‘eyes on the street’.
Synergy Between Uses
Increasing residential uses will encourage and enhance existing uses in the project area.
The increased population will support existing commercial uses, will attract additional
opportunities, and will create a stronger, more dynamic retail environment. This not only
benefits the commercial uses in the immediate area, but it also benefits the community and
city due to tax revenue generation.
Increased Transit Ridership for BRT
Increasing residential uses near the BRT transit stop on Eastlake Parkway, the proposed
project will increase BRT ridership. This conforms to Chula Vista General Plan objectives
by placing higher density residential near transit stations. It also increases the viability of
BRT and encourages alternatives to automobile use.
8
Balanced Land Uses
Currently, there is an oversupply of retail uses in the immediate area. This is evident in
the low rents and high vacancy rates seen in commercial projects in the area. Increasing
residential development in the area, the proposed project will increase the demand for
commercial uses which will generate additional commercial choices and sales tax
revenues.
Sense of Place and Character
Adding residential to the South Portion of the Otay Ranch Town Center will create a sense
of place and character within the commercial center. The combination of residential,
commercial, parkland, and regional transit (BRT) located in proximity to the existing
villages will result in a vibrant, semi-urban node of activity.
Increased Housing Choices
The proposed GP/Otay Ranch GDP Amendment will provide Chula Vista residents an
increased number of housing choices/opportunities within the large Otay Ranch
community. The proposed residential dwelling units (up to 840) include a high-quality
architectural design with on-site amenities. This combination of design and amenities in
apartments is currently undersupplied in Chula Vista and one that will further attract
residents to the community. Additionally, the future residents of Otay Ranch and the City
of Chula Vista will have housing options within a highly walkable project that will offer
access to already existing commercial and employment uses.
Contextual Design
The residential units will be similar to surrounding projects in terms of bulk, scale, and
architectural design. Project site planning includes pedestrian and vehicular connections
to the adjacent commercial and employment uses to facilitate/encourage pedestrian and
non-vehicular access. Internally, the uses on-site will be designed in a cohesive manner.
ECONOMIC CONSIDERATIONS
The proposed amendment encourages economic growth and diversity within the City of Chula
Vista. Increasing residential units and local population will increase viability of the existing
commercial sites to the north and south as well as the employment uses in the EUC. This will
help existing retailers to flourish and will attract other commercial uses to the area.
It is important to consider the economic benefit/impact of introducing residential dwelling
units to the existing commercial center. Specifically, the residential units will provide the City
of Chula Vista revenues from change of land value and the increased retail sales. The addition
of residential units to the existing center will result in updates to the center and increase foot
and non-motorized traffic, as well as locating residents in proximity to the employment uses
in the EUC. Finally, locating residences proximate to commercial and employment
opportunities will reduce vehicle trips and commute times and road maintenance expenses.
9
ENVIRONMENTAL CONSIDERATIONS
Historically, the Otay Valley Parcel of the Otay Ranch property was used for ranching,
grazing, dry farming, and truck farming activities. Because the site was graded in the early
2000’s and within an urbanized area, there are few environmentally sensitive considerations
associated with the proposed GP and Otay Ranch GDP Amendments. In particular, the
following issues are not applicable to the SPA, sensitive vegetation, sensitive wildlife, soils,
topography, watercourses, visual corridors, noise sources and hazardous materials.
Due to the project’s proximity to the SR-125 freeway, a health risk assessment was performed
as part of the project analysis. Residential site planning will minimize any impacts from the
SR-125 freeway.
The proposed SPA Amendment does not affect the previously preserves land acreage which
was implemented consistent with Otay Ranch GDP and the existing SPA Plan.
HOUSING DEVELOPMENT CONSIDERATIONS
The proposed Amendment will accommodate affordable housing in a manner consistent with
the City of Chula Vista Municipal Code and the Otay Ranch GDP.
INFRASTRUCTURE CONSIDERATIONS
Water
Currently water is provided to the area via an existing 16” water line in Birch Road, an
existing 20” line in Eastlake Parkway, and a 12” line in the extension of Town Center Drive.
A technical consultant (Dexter Wilson) has analyzed these facilities for the proposed
project and has been deemed them adequate to support the proposed development.
The residential development within the South Portion SPA is required to comply with the
City of Chula Vista Guidelines for water conservation. In addition to using recycled water
where feasible for landscape irrigation, the proposed dwelling units will implement
additional water conservation measures such as hot water pipe insulation, pressure reducing
valves, and water efficient dishwashers.
Sewer
The proposed on-site sewer system for the project in the South Portion SPA area consists
of gravity sewer lines that will convey flow to the Poggi Canyon Interceptor in Birch Road.
Based on the average flow, an 8” gravity sewer line is adequate to convey total project
flow. The available capacity in the Poggi Canyon Interceptor was also evaluated under
the proposed condition. The proposed amendment does not require additional reaches of
the Poggi Canyon Interceptor to be upgraded in the future. Upon approval of the proposed
amendment, the Poggi Basin Gravity Sewer Development Impact Fee should be updated
to reflect additional units.
10
Schools
School generation impacts will be mitigated through tax obligations and development fees
at time of building permit issuance.
Public Facilities Financing Plan
To identify, summarize and implement the various facility costs associated with the Otay
Ranch Town Center South Portion SPA, a Public Facility Financing Plan (PFFP) was
created in conjunction with the existing Freeway Commercial SPA Plan.
Approval of the SPA Amendment includes an update to the existing the PFFP which will
ensure timely provision of necessary project services and utilities.
PUBLIC BENEFIT CONSIDERATIONS
The proposed Amendments provides public benefits to the immediate area, the Otay Ranch,
and to the City of Chula Vista. These project benefits have been discussed in the ‘land use
considerations’ section of the general plan justification.
ANNEXATION
No annexation considerations are applicable to this application.
GENERAL PLAN CONSISTENCY
The proposed Amendments are consistent with the goals and policies of the City’s General
Plan and the Otay Ranch General Development Plan, in that they promote the creation of
housing in the City and close to employment, commercial nodes, and transit. The Amendments
also preserve the natural open space of Otay Ranch and will accommodate the City
infrastructure needs. The proposed development provides significant public benefits to the
immediate area, the Otay Ranch, and to the City of Chula Vista.
CONCLUSION
The proposed project and associated Amendments to the City’s General Plan, the Otay Ranch
General Development Plan, the Otay Ranch Town Center SPA, the Rezone, and the Tentative
Map are appropriate for the site, implement the City’s goals and objectives and promote
organized growth and development of the City while preserving the natural open space of the
City and Region.
11
APPENDIX A
CITY OF CHULA VISTA
GENERAL PLAN AMENDMENT
FREEWAY COMMERCIAL
SOUTH PORTION
OTAY RANCH TOWN CENTER
AMENDMENT
12
Draft
General Plan Amendment
Otay Ranch
Freeway Commercial
(South Portion)
2023
Project Sponsor/Applicant:
GGP-Otay Ranch L.P.
Eighth Avenue
San Diego, CA 92101
(858) 794-6157
Contact: Tony Pauker
Prepared By:
Atlantis Group
2488 Historic Decatur Road, Suite 220
San Diego, CA 92106
(619) 523-1930
Contact: Theodore Shaw
INTRODUCTION
A. Purpose of the General Plan Amendment (GPA)
The proposed amendment to portions of the General Plan will establish consistency between the 2005
General Plan as amended in December 2021, and proposed in the 2022 Otay Ranch General
Development Plan (Otay Ranch GDP) Amendment for the Freeway Commercial SPA.
Adopted General Plan page numbers, exhibit numbers, and figure numbers pertain to the General Plan
document adopted December 13, 2005, as amended December 2019.
B. Purpose of the Project/Proposal
This GPA application implements the City’s long-range development goals and strategies for the Otay
Ranch GDP and the Freeway Commercial SPA. The purpose of the GPA, and related actions, is to
establish compliance with the General Plan. As part of this application, a revised definition of the
Freeway Commercial land use designation is proposed to allow for a better mix of permitted
commercial and residential land uses that promote walkability, reduce vehicle miles traveled (VMTs),
and support transit. These plans are intended to fulfill the goals of smart-growth development, SB 375
and the reduction of greenhouse gas emissions and are generally consistent with current 2005 General
Plan policies.
This application updates selected text and tables to reflect updated U.S. Census Bureau population
statistics and dwelling unit counts based on proposed Freeway Commercial SPA amendment. Existing
text and tables being amended by this application reflect the current City-adopted version and do not
reflect other amendments proposed under separate applications. Population and dwelling unit revisions
proposed by this application are a result of actual growth in the area and planned development under
proposed amendments and do not reflect increases that can be attributed solely to the Freeway
Commercial SPA.
City of Chula Vista
General Plan Amendment
Otay Ranch, Planning Area 12
I. List of Proposed Amendments
This section provides a list of proposed amendments by page number in the General Plan.
PAGE NO. SECTION ISSUE Notes
LUT 45 General Plan Land
Uses
Revise the Freeway Commercial name to add Mixed-
Use/Residential to the uses in FC 1
LUT 54 Section 4.10.1 edits
to 1st paragraph and
Table 5-5
Update statistics
LUT 56 Edits to Table 5-6 Update statistics
LUT 57 Edits to Table 5-7 Update statistics
LUT 271 Edits to Figure 5-46 Update Exhibit
LUT 286 Section 10.5.8,
Existing Conditions
edits
Revise to include Mixed-Use/Residential to FC 1 and
strike old FC 2 text
LUT 288 Section 10.5.8,
Object – LUT 99.a,
edits and edits to
LUT 99a.5
Revise to include Mixed-Use/Residential to FC 1 and
revise Intensity/Height for structures 2 to 6 stories
Page LUT-45 To Be Updated By staff
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
University Study Area
The University Study Area is applied to four focus areas that are located on the site of the future university
and surrounding properties in the East Area Plan, and includes the University Campus; University Village;
the Regional Technology Park; and the Eastern Urban Center. The purpose of the University Study Area is
to develop a coordinated strategy to address the important relationships between the Focus Areas and the
need for coordinated development to enhance the economic and community success and vitality of the
District. This Study Area is further described in LUT Section 10.5.4
.
4.10 Projected Population and Projected Land Use
4.10.1 Projected Population
At build-out in 2030, the overall Chula Vista Planning Area will accommodate a population of
approximately 404,037, an increase of about 80% percent over the 2004 estimated population of 222,300.
The Planning Area also includes lands outside the City's 2004 corporate boundary. This reflects an overall
annual growth rate of about 2.7 percent over the next 26 years. The City's annual growth rate over the
past 30 years was about 4.6 percent, not including the annexation of the inhabited Montgomery
community in 1985, which included approximately 26,000 residents. Table 5.5, Chula Vista Projected
Population in 2030, below, shows the current estimated and projected populations for Chula Vista by
Planning Area. Additional historic population growth information can be found in Chapter 3, Section 3.1,
Chula Vista in Perspective.
TABLE 5-5
CHULA VISTA PROJECTED POPULATION IN 2030
Planning Area Year 2004* Year 2030**
Bayfront 0 4,860
Southwest 53,560 72,401
Northwest 56,930 89,090
East (incorporated area) 98,710 211,749
East (unincorporated area)*** 13,100 25,937
TOTAL 222,300 404,037
* Source: Year 2004 population estimate derived from State DOF Jan. 1, 2004 estimate for the City of Chula Vista and 2000
Census for unincorporated area.
** Year 2030 population estimate derived using year 2010 Census and State DOF factors Jan. 1, 2013 estimate for the City of
Chula Vista.
*** “East (unincorporated area)” includes the Sweetwater and East Otay Ranch Planning Subareas, with most of the growth
occurring in the East Otay Ranch Planning Subarea.
Page LUT-54
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
Table 5-6
GENERAL PLAN LAND USE DISTRIBUTION IN 2030 (ACREAGES)
General Plan Land Use
Designation
Total
General
Plan
Area
Bay-
front
North-
west
South
-west
East
East
Chula
Vista
Subareas
Unincorp.
Sweetwater
Subarea
Unincorp.
Otay
Ranch
Subarea
RESIDENTAIL
Low 6,977 64 1,560 2,453 1 2,900
Low Medium 8,010 1,354 1,401 4,737 307 211
Medium 1,599 187 288 1,020 32 72
Medium High 676 143 113 323 97
High 533 124 253 156
Urban Core 84 84
Bayfront High 14 14
COMMERCIAL
Retail 826 115 202 464 32
Visitor 148 135 11 2
Professional & Admin. 152 13 61 7 59 12
MIXED-USE
Mixed-Use Residential 933 174 98 624 50
Mixed-Use Commercial 135 25 37 58 15
Mixed-Use Transit Focus Area 122 83 39
INDUSTRIAL
Limited Industrial 1,885 62 116 384 1,096 216
Regional Technology Park 85 85
General Industrial 175 175
PUBLIC, QUASI PUBLIC AND
OPEN SPACE
Public/Quasi-Public 2,901 55 225 321 1,880 381 39
Parks and Recreation 978 74 73 106 609 88 31
Open Space 7,306 100 215 617 3,579 1,101 1,694
Open Space Preserve 16,926 362 18 97 4,582 1,997 9,870
Open Space – Active Recreation 375 8 44 323
Water 2,672 1,498 9 1,165
SPECIAL PLANNING AREA
Eastern Urban Center 266 266
Resort 230 230
Town Center 85 85
OTHER2 4,606 99 866 829 2,343 408 61
TOTAL ACRES 58,692 2,620 3,994 4,815 23,806 6,820 16,636
1-The unincorporated portion of the Northwest Planning Area (87 acres of Residential Low) is included in the Unincorporated Swe etwater Subarea column only.
2-Streets, freeways, utility right-of-ways
Page LUT-56
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
TABLE 5-7
GENERAL PLAN LAND USE IN 2030
General Plan Land Use Designation 2030 Acres 2030 Dwelling Units
RESIDENTAIL
Low 6,977 8,232
Low Medium 8,010 41,286
Medium 1,599 15,926
Medium High 676 10,370
High 533 15,606
Urban Core 84 3,830
Bayfront High 14 1,500
COMMERCIAL
Retail 810
Visitor 148
Professional & Admin. 160
MIXED-USE
Mixed-Use Residential 946 18,473
Mixed-Use Commercial 135
Mixed-Use Transit Focus Area 122 3,782
INDUSTRIAL
Limited Industrial 1,875
Regional Technology Park 85
General Industrial 175
PUBLIC, QUASI PUBLIC AND OPEN SPACE
Public/Quasi-Public 2,901
Parks and Recreation 981
Open Space 7,306
Open Space Preserve 16,926
Open Space – Active Recreation 375
Water 2,672
SPECIAL PLANNING AREA
Eastern Urban Center 266 4,864
Resort 230
Town Center 85 1,929
OTHER2 4,609
TOTAL ACRES 58,700 125,798
*Streets, freeways, utility right-of-ways
Page LUT-57 City of Chula Vista General Plan
East Planning Area
Otay Ranch Subarea -
Eastern University District
10.5.8 Freeway Commercial Focus Area
Description of Focus Area
The Freeway Commercial Focus Area is composed of approximately 120 acres in the most
northerly portion of the Eastern University District (see Figure 5-47). It is bounded by State
Route 125 on the west, Olympic Parkway on the north, and Eastlake Parkway on the east.
Existing Conditions
The southerly 85-acre portion of the area (Freeway Commercial South (FC-1) is currently
developed as a regional shopping mall; however, planning and engineering are underway to
allow up to 840 residential dwelling units in the northwest quadrant of FC 1. The northerly
35-acre portion (Freeway Commercial North (FC-2)) is approved for hotels, high density
residential units, park, and retail commercial in a mixed-use format.
Page LUT-286 City of Chula Vista General Plan
Objective - LUT 99.a
Create a high-quality mixed-use, transit supportive development
within Freeway Commercial North (FC-2) with hotels, commercial
retail, park, and high-density residential uses through a cohesive,
coordinated design that integrates well with the Freeway
Commercial South (FC-1) shopping center. Supplement the
existing retail areas with high-quality mixed-use/residential
within FC 1, adjacent to FC 2.
Intensity/Height
LUT 99a.5 The FC-2 site is envisioned as low to mid-rise generally ranging
between 3-5 stories in height. The Mixed-Use/Residential
buildings in FC 1 are envisioned as 2 to 7 stories.
Page LUT-288 City of Chula Vista General Plan
LUT 99a.8 The public parks and plaza space should be a highly-amenitized urban spaces
that are accessible both visually and physically to the surrounding land uses and
thoroughfares, and serves local residents, as well as hotel and shopping center
patrons, and the public at-large.
LUT 99a.10 Utilize streetscape and/or landscape design elements, including directional
signage to provide a clear design tie between FC 1 (south) and FC 2 (north) to
promote a sense of cohesion.
LUT 99a.16 Provide safe, comfortable, and easily identifiable pedestrian crossing locations,
routes, and signage between the Otay Ranch Town Center BRT station, the
commercial areas, residences, parks/plaza, and hotels to promote use by hotel
patrons, shoppers, visitor, the general population, and residents of the Freeway
Commercial community.
APPENDIX B
CITY OF CHULA VISTA
OTAY RANCH GENERAL DEVELOPMENT
PLAN AMENDMENT
FREEWAY COMMERCIAL
(SOUTH PORTION)
OTAY RANCH TOWN CENTER
OTAY RANCH GENERAL DEVELOPMENT
PLAN AMENDMENT
FREEWAY COMMERCIAL
(SOUTH PORTION)
OTAY RANCH TOWN CENTER
2023
Project Sponsor/Applicant:
GGP-Otay Ranch L.P.
Eighth Avenue
San Diego, CA 92101
(858) 794-6157
Contact: Tony Pauker
Prepared By:
Atlantis Group
2488 Historic Decatur Road, Suite 220
San Diego, CA 92106
(619) 523-1930
Contact: Theodore Shaw
Introduction
The following document includes proposed amendments to the Otay Ranch General
Development Plan (Otay Ranch GDP) to ensure consistency between the proposed changes to
the 2005 General Plan as amended in February 2020, and the PA- 2 SPA.
The majority of proposed amendments to the Otay Ranch GDP are updates to various land use
definitions and descriptions as well as corresponding land use summary tables.
The revisions proposed by this Otay Ranch GDP Amendment application are limited to those
that are directly related to the Freeway Commercial SPA and reflect the February 18, 2020,
version of the Otay Ranch GDP as posted on the City’s Website on March 9, 2022.
I. List of GDP Amendments
The following table, Table 1.1 - General Development Plan Amendments for PA 12, includes
a list of the proposed Otay Ranch GDP Amendments associated with the PA 12. Each
amendment is identified by page number and section and is described under the “issues”
column and includes a corresponding discussion of the resolution between staff and the
applicant as well as justification for the proposed change.
Otay Ranch General Development Plan Amendment, Planning Area 12, July 2022
PAGE NO. SECTION ISSUE RESOLUTION JUSTIFICATION Notes
Part II Chapter 1 FC, Freeway Revise the Freeway Commercial to add Mixed/Use
Section C Commercial Residential to the land uses in FC 1.
Page II-12
Part II-Chapter Exhibit 18a: Update statistics;
Section C Overall Project
Page II-14 Summary Table
Part II-Chapter Exhibit 18b Otay Update Exhibit
Section C Ranch GDP/SRP
Page II-16 Land Use Plan
Part II-Chapter 1 First Paragraph Update total number of dwelling units and residents in
Section C
Page17
Otay Valley Parcel
Part II-Chapter 1 Exhibit 19 Update statistics
Section C
Pages II-19 Allows for the development of
Part II-Chapter 1 Exhibit 20 Otay Update Exhibit up to 840 Residential dwelling
units,
Section C
Pages II-20
Valley Parcel
Land Use Map
as Mixed-Use/Residential
Part II-Chapter 1 Exhibit 25 Otay Update Exhibit
Section C
Page II-28
Ranch Village
Types & Rural
Estate Areas
Part II-Chapter 1 c. Eastern Urban Update population
Section C
Page II-30
Center Revised description of Freeway Commercial to include the
Mixed-Use/Residential in FC 1
Part II-Chapter 1 Exhibit 26 Update Exhibit
Section C
Page II-31
Commercial,
Industrial &
Business Sites
Part II-Chapter 1 b. Freeway Revise description of the Freeway Commercial to include
Section D
Page II-52/53
Commercial Mixed-Use Residential in FC 1 and update Policies to
address the Mixed-Use/Residential use.
Table 1.1 - 2022 Otay Ranch General Development Plan Amendment for Planning Area 12
PAGE NO. SECTION ISSUE RESOLUTION JUSTIFICATION Notes
Part II-Chapter 1
Section F, Part 12
Planning Area 12
Page II-138
Exhibit 62 Update Table
Part II-Chapter 1
Section F, Part 12
Planning Area 12
Page II-142
d Freeway
Commercial
Description
Add description of Mixed-Use/Residential in FC 1
Part II-Chapter 1
Section F, Part 12
Planning Area 12
Page II-146
Exhibit 62 Update Exhibit 64 Provided by City
Part II-Chapter 4
Section F Riding
and Hiking Trails
Page-232
Exhibit 94 Update Exhibit 96
Provided by City
Otay Ranch General Development Plan Amendment, Planning Area 12 iv
Otay Ranch GDP/SRP ¤ Part II
EUC Eastern Urban
Center
This designation indicates a regional center comprised of local and
regional shopping opportunities and office and employment uses
configured up to 15 stories. Visitor Commercial such as transit
lodging, hotel, motels, commercial recreation and other retail are
allowed. High density residential, including high rise residential is
also an essential part of the EUC.
FC Freeway
Commercial
This designation includes two planning areas:
(1) the southern portion (Otay Ranch Town Center, South Portion, or
FC-1) includes regional commercial land uses which require an
automobile orientation near regional transportation systems and
Mixed-Use/Residential. Expected uses include thoroughfare
commercial, visitor commercial, and regionally oriented retail
commercial and
(2) the northern portion (Otay Ranch Town Center, North Portion, or
FC-2) land uses are envisioned to include hotels and high density
residential with ancillary commercial in a mixed-use urban character
setting that includes an urban park.
RTP Regional
Technology Park
This designation applies the Regional Technology Park (RTP) land
use designation that is intended to be a large, master-planned
business park that integrates research and development activities
with high tech manufacturing along with the administrative and office
space associate with such a facility as well as other light Industrial
uses. It accommodates new research institutions, industries and
businesses able to capitalize upon the research activities of the
adjacent University Campus and University Village. The RTP
accommodates a limited amount of supporting retail, service,
professional office and finance businesses and is able to provide
services and amenities that provide a high-quality work environment.
I Industrial This category includes light manufacturing, warehousing, flexible
use buildings and public utilities. Very limited amounts of restaurant
and office oriented commercial are also permitted.
Village Three and Planning Area 18 are identified in the Otay Ranch
to contain Industrial land uses
P/QP Public/
Quasi Public
This includes public uses such as sewerage treatment plants, utility
yards, corporate yards, etc.
CP/P Community
Park/Park
This overlay designation indicates the approximate location of
Community Parks (CP) and Neighborhood Parks (P). These facilities
to be fixed in location at the SPA level.
Adopted October 28, 1993 Page II-12
Last Amended February 18, 2020
Overall Project Summary
Parcel
Dwelling Units Acreage
Approx. Pop. SF
Units
MF
Units
Total
Units
Res. Ac Park
Ac.
CPF
Ac.
Sch
Ac.
C’ml
Ac.
Office
Ac.
Ind Ac. Uni Ac. Open Sp. Art.
Ac.
Total Ac.
Otay Valley
Parcel
10,796 24,955 35,751 3,353.44 260.26 115.2 219.2 188.2 8.3 412.69 267.7 4,095.7 697.4 9,629.5 102,215
Proctor
Valley
Parcel
2,631 1,558 4,189 1,885.4 12.5 17.1 10 252 5,656.7 61.3 7,895 12,391
San Ysidro
Mountains
Parcel
779 779 1,499.8 3.4 2.3 10 3.3 4,036.2 5,555 2,494
Total: 14,206 26,513 40,719 6,738.64 276.16 134.6 239.2 443.5 8.3 412.69 267.7 13,848.6 758.7 23,079.5 117,100
Exhibit 18a Overall Project Summary Table
Adopted October 28, 1993 Page II-14
Last Amended February 18, 2020
Otay Ranch GDP/SRP ¤ Part II
Otay Ranch GDP/SRP ¤ Part II
Adopted October 28, 1993 Page II-16
Last Amended February 18, 202?
Otay Ranch GDP/SRP ¤ Part II
a. Otay Valley Parcel
The Otay Valley Parcel is the most urban of the three Otay Ranch parcels.
The land use plan provides continuity to adjacent developed areas, while
creating a unique character. At build-out, this parcel will provide a
maximum4 of 35,751 dwelling units, accommodating
approximately102,240 residents.
The major components of the land use plan for the Otay Valley Parcel
include:
o Nine urban villages, with village cores which include mixed use
areas, neighborhood parks, and elementary schools.
o A circulation system which includes a planned highway (SR-125),
Transit routes, and a system of regional arterials.
o A pedestrian trail system that features a network of trails for
walking, bicycles, equestrian travel and potential use of low-
speed/neighborhood vehicles utilizing facilities such as
neighborhood paseos, the “village pathway”, pedestrian bridges and
regional trails providing linkages to the Otay Ranch Village
Greenway and the Chula Vista Greenbelt.
o Highest intensity uses along SR-125, including the EUC, more
intense urban villages, and freeway commercial areas.
o Industrial uses on the western edge adjacent to existing business
park uses and the Otay Landfill, and at the southern edge adjacent
to planned industrial uses on the Otay Mesa.
o A university site located in Planning Area 10 on the eastern portion
of the parcel, adjacent to Village Nine.
o The Eastern Urban Center with regional services and activities, and
the highest residential intensities.
o The Otay Valley Regional Park (a portion of the overall regional park
currently being planned for the entire length of the Otay River
Valley).
o The Otay Valley Parcel land use table below shows the distribution
of land use categories.
4 The maximum DU number reflects all residential development on the Otay Valley Parcel excluding the University/RTP site, however,
a portion of Village Nine and Village Ten have a secondary land use designation of residential which are not included in the maximum
DU.
Adopted October 28, 1993 Page II-17
Amended February 18, 2020
Otay Ranch GDP/SRP ¤ Part II
Adopted October 28, 1993
Last Amended February 18,2020
Page II-19
Otay Valley Parcel
Village
Dwelling units Acreage Approx.
Pop SF Units MF
Units
Total
Units
Res. Ac. Park Ac. CPF Ac. Sch.
Ac.
C’ml.
Ac.
Office Ind. Ac. Uni. Ac. Open
Sp.
Art. Ac. Total Ac.
Village 1 2,454 1,522 3,976 703.2 23.1 13.4 10.0 6.3 264.8 46.5 1,067.3 11,734
Village 2 604 3,941 4,545 346.0 24.0 12.6 19.8 82.5 226.3 63.5 774.7 14,726
Village 3 769 869 1,638 169.5 8.1 2.7 8.3 8.3 29.3 129.5 21.0 376.7 5,308
Village 4 176 277 453 68.3 56.8 1.8 233.4 11.4 371.7 1,296
Village 5 1,263 1,550 2,813 370.7 16.6 11.3 10.0 2.0 70.4 15.4 496.4 7,995
Village 6 941 1,497 2,438 282.0 7.6 13.7 10.0 *** 22.0 58.3 393.6 6,830
Village 7 1,008 488 1,456 234.3 9.3 6.3 60.0 7.2 38.8 17.1 373.0 4,369
Village 8 1,504 4,106 5,610 374.2 30.7 9.7 21.9 *+ 55.5 44.7 536.7 15,584
Village 9 266 3,693 3,959 177.4 27.5 5.0 19.8 * 8.8 26.1 264.6 10,413
Planning Area 10/University/RTP 11.6**** 11.6
Portion of Planning Area
10/University/RTP (Alternative)**
359 306 665 94.9 11.2 2.7 9.2 3.0 85.0 267.7 38.5 10.3 522.5 1,929
Village 10 695 1,045 1,740 113.1 7.6 4.3 9.2 16.5 150.7 5,010
Village 11 1,005 1,385 2,390 306.7 10.0 9.4 35.0 10.0 51.4 66.5 489.0 6,749
Plng. Area 12 4,733 4,733 113.14 27.76 10.7 6.0 144.7 2.8 71.0 376.1 12,229
Planning Area 18 215.8 215.8
Planning Area 20 15.0 188.0 6.0 209.0
Open Space ++ 2,729.4 2,729.4
SR-125 182.0 182.0
Public 19.6 19.6
Arterial 69.1 69.1
10,685 25,066 35,751 3,353.44 260.26 115.2 219.2 188.2 8.3 412.6 267.7 4,095.7 708.9 9,629.5 102,243
+ Commercial development may occur vertically or horizontally within Village 2 (up to 130,000 square feet), Village 3 (20,000 square feet), Village 8 East (20,000 square feet); therefore, actual acreage within each land use will be determined at final map.
* 1,800,000 square feet of commercial may occur vertically or horizontally within Village 8 West and Village 9; therefore, actual acreage within each land use will be determined at final map.
** Portion of University has a primary land use designation of University and a secondary land use of residential. The secondary land use is not included in the total.
*** Commercial included as component of residential acreage.
**** 11.6 acre SDG&E substation
++ Open Space includes open space preserve, undevelopable land, streets, and right-of-way
Exhibit 19 Otay Valley Parcel Land Use Table
Otay Ranch GDP/SRP ¤ Part II
Adopted October 28, 1993
Last Amended February 18,2020
Page II-20
Otay Ranch GDP/SRP ¤ Part II
Adopted October 28, 1993
Last Amended February 18,2020
Page II-20
Exhibit 25 Otay Ranch Village Types & Rural Estate Areas
Adopted October 28, 1993 Page II-28
Last Amended February 18, 2020
Otay Ranch GDP/SRP ¤ Part II
A potential university site is designated on the GDP/SRP land use
map west of the lake along Wueste Road.
c. Eastern Urban Center
A projected Otay Ranch population of approximately 117,100
creates a need for a centralized urban area to provide the regional
goods and services which cannot be provided in village cores.
Certain goods and services are not available in village cores because
of the problems caused by permitting regional traffic into the
villages.
The 400-acre Eastern Urban Center and Freeway Commercial area
are located east of SR-125, on a rise overlooking the Otay Valley
Parcel. This area will provide an intense, vital activity center to
include an employment base with office, retail, business park, and
visitor-serving commercial uses; cultural, entertainment, civic,
recreation activity and residential uses. The bus rapid-transit (BRT)
system connects the EUC to the region and some of the villages of
the Otay Ranch.
d. Industrial/Business Park/Freeway Commercial
The Otay Ranch Land Use Plan designates industrial/business
park and freeway commercial uses primarily along the SR-125
corridor. Policies relating to these uses are discussed in Section D,
Land Use Design, Character, and Policies. Industrial/commercial
uses are located in the following areas:
o There are two areas for industrial uses: 1) located south of the
Otay Valley, adjacent to industrial areas of Otay Mesa and one
west of Heritage Road at the extreme western edge of the parcel
near existing industrial development 2) Included within Village
3 and within the western portion of Village Two. These light
industrial uses total approximately 559.8acres.
o Commercial/Office: located in the EUC. These uses include the
regional retail commercial, hotel, and office uses.
o A business park is located within the EUC.
o Freeway commercial uses are located north of the EUC and
east of SR-125. The freeway commercial area includes two
planning areas with two types of uses:
(1) Freeway Commercial South (FC-1) includes a regional
shopping center and other commercial uses dependent on
direct highway exposure and access, and Mixed-
Use/Residential, and
(2) Freeway Commercial North (FC-2) is envisioned to include
hotels and high density residential in a mixed-use setting
with some commercial uses.
These areas total approximately 120--acres.
Adopted October 28, 1993 Page II-30
Last Amended June 18, 2019
Otay Ranch GDP/SRP ¤ Part II
Adopted October 28, 1993 Page II-31
Last Amended February 18, 2020
Otay Ranch GDP/SRP ¤ Part II
3. Commercial/Office/Business Park
a. Regional Commercial/Office
The Eastern Urban Center (EUC) contains the most intense
development in Otay Ranch and is the urban heart of the region
(Planning Area 12). Uses and intensities are intended to create a
lively, 24-hour environment, with a creative medley of uses, building
types and amenities. These uses include the regional retail
commercial, hotel and office uses. Retail and office development
within the Eastern Urban Center is of an intensity compatible with
a "downtown" urban center. The most intense development is
concentrated near the trolley station(s), with building heights and
sizes gradually decreasing toward the edge of the planning area. (See
Part II, Chapter 1, Section F. 12.; Eastern Urban Center [Planning
Area 12] for applicable policies.)
b. Freeway Commercial
Adjacent to the EUC is approximately 120 acres of freeway
commercial (Planning Area 12).
The Freeway Commercial contains two planning areas. Freeway
Commercial 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 freeway exposure. Public uses such as park-and-ride
and transit related services are also permitted. Additionally, Mixed-
Use/Residential buildings are allowed in the northwest quadrant of
the FC 1 area. Typical commercial uses permitted in the Freeway
Commercial South category (FC-1) include regional shopping
opportunities, such as a mall with restaurants and entertainment
uses.
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.
o In Freeway Commercial South (FC-1), the freeway commercial
land use category permits freeway-oriented and Mixed-
Use/Residential uses (heights will be established at the SPA
level). 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).
Adopted October 28, 1993 Page II-52
Last Amended December 13, 2018
Otay Ranch GDP/SRP ¤ Part II
o
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 Prepare a signage program for freeway commercial uses
concurrent with the first SPA containing 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.
c. Business Park
Business park uses are generally of a "research and development"
character. The uses are arranged with various amenities presenting
a feeling of a quality corporate setting. Business park uses are
permitted within the EUC land use category, located in the EUC
(Planning Area 12).
Business Park Policies
Exact floor area ratios for business park uses shall be established
at the SPA level.
o Business park uses shall be low to mid-rise (two to three stories
maximum).
o These facilities shall be linked by pedestrian and transit systems
to other parts of the EUC, as well as to the potential university.
o Landscape and amenities such as open space, water features,
plazas, and walkways shall be an important part of the business
park.
o An overall pedestrian circulation system shall be created
throughout the business park.
o Orient building entries toward the street on which a pedestrian
plaza or common area shall be located.
o Land uses complementary to a business park environment,
such as limited retail and service uses, may be provided.
o Encourage integration of service uses within a single office
building.
Adopted October 28, 1993 Page II-53
Last Amended December 13, 2018
Planning Area 12 (EUC & FC)
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 33.5 145.0 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 37.5 123.7B 2,167
FC2 900 900 33.7 26.7 2*1 B 0.0 A B 6.3 1.3 36.3B 2,340
FC Subtotal 1,740 1,740 42.92 40.54 4.56*1A
B
0 A B 76.1 1.3 37.5 160.0 4,507
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-acres (net) in land, within the development areas, and in 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
4.01-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 total obligation for the project, which may be satisfied onsite, offsite or through in-lieu fees or
combination thereof, as determined in the Development Agreement.
B Acreage shown represents actual net site acreage not including additional Park and CPF obligation to be satisfied off-site.
*** 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 st. ft. for EUC; 816,000 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
Exhibit 60 Planning Area 12 (EUC & FC) Land Use Tables
• The mix of uses shown in Exhibit 63 are representative of the
expectations and intended character for the Eastern Urban
Center. The final land use mix and distribution of uses shall
be determined at the SPA planning level. Variation from the
uses identified in Exhibit 63 may be approved subject to the
following findings:
1. The intended character and purpose of the Eastern
Urban Center is maintained;
2. The distribution of uses is compatible with the
adopted uses in adjacent villages; and
3. The viability of the Eastern Urban Center is
maintained or enhanced.
Adopted October 28, 1993 Page II-138
Last Amended June 18, 2019
Other Eastern Urban Center Policies
o Transit line rights-of-way and bus rapid transit stops/stations
shall be approximately located at the SPA level and will be
conditioned for dedication at the Tentative Map level within the
EUC.
d. Freeway Commercial Description
The Freeway Commercial consists of two planning areas that provide
regional serving commercial uses, hotels, and high density
residential with ancillary commercial uses in a mixed-use setting.
Freeway Commercial South (FC-1 on Exhibit 62) contains a regional
serving commercial shopping center including restaurants, and
entertainment, and mixed-use/residential uses. The shopping
center is composed of buildings of varying scale and orientation.
Quality architecture is provided throughout the planning area in
order to create a pronounced identity for the regional shopping
center.
o Freeway Commercial South (FC-1) contains:
o A regional shopping center, including regional serving
commercial uses, restaurants, and entertainment, and
mixed-use/residential uses.
Freeway Commercial North (FC-2 on Exhibit 62) is envisioned to contain
two hotels and high density residential in an urban character mixed-
use setting with some ancillary commercial uses. Quality architecture
will be provided for the hotels and high density mixed-use residential
buildings, with a central urban park provided at the core of the planning
area.
Internal and external circulation systems shall be provided including a
strong pedestrian-orientation, and enhanced pedestrian connectivity to
the regional shopping center and internal connections between the high
density residential and mixed-use areas, the hotels and the urban park.
Pedestrian sidewalks with landscaped parkways will also be provided
along the Bus Rapid Transit (BRT) right-of-way adjacent to the two
nearby BRT stations.
Freeway Commercial North (FC-2) is envisioned to contain high density
residential within a mixed-use environment, hotels, ancillary retail
commercial and an urban park.
e. Freeway Commercial Policies:
Freeway Commercial South (FC-1) Policies:
o This planning area includes regional uses which require an
automobile orientation near regional transportation systems.
Expected uses include thoroughfare commercial, visitor
commercial and regionally oriented retail commercial.
o This planning area may also include up to 840 residential
dwelling units in conjunction with the Mixed-Use/Residential
category. Ground-floor commercial uses, with residential above,
shall be required facing Main Street, encouraged fronting Town
Center Drive, and suggested adjacent to other street frontages,
but not required.
Adopted October 28, 1993 Page II-142
Last Amended December 13, 2018
Adopted October 28, 1993
Last Amended February 26, 2013 Amended March 2015
Page II - 22
Adopted October 28, 1993
Last Amended February 26, 2013 Amended March 2015
Page II - 23
Exhibit 64 Planning Area 12 Freeway Commercial Land Use Map
Adopted October 28, 1993 Page II-146
Last Amended December 13, 2018
Adopted October 28, 1993 Page II-232
Last Amended December 13, 2018