HomeMy WebLinkAboutAttachment 10 - Public Facilities Finance Plan
FREEWAY COMMERCIAL
(South Portion)
OTAY RANCH TOWN CENTER
PUBLIC FACILITIES FINANCE PLAN
Otay Ranch Freeway Commercial SPA Plan PFFP Approved by:
Chula Vista City Council
Date: April 1, 2003, Resolution 2003-132
Otay Ranch Freeway Commercial SPA Plan Amendment Supplemental PFFP
Approved by: Chula Vista City Council
Date: September 14, 2004, Resolution 2004-300
Otay Ranch Freeway Commercial SPA Plan (FC 2) Amendment Supplemental PFFP
Approved by: Chula Vista City Council
Date: September 13, 2016, Resolution 2016-187
Otay Ranch Freeway Commercial SPA Plan (FC 2) Amendment Supplemental PFFP
Approved by: Chula Vista City Council
Date: June 18, 2019, Resolution 2019-123
Otay Ranch Freeway Commercial SPA (FC 1), South, Amendment Supplemental, PFFP
Approved by: Chula Vista City Council
Date: November 12, 2024
TABLE OF CONTENTS
I. OVERVIEW ......................................................................................................................... 1
Background .................................................................................................................................. 2
II. PURPOSE ............................................................................................................................. 5
III. LAND USE ASSUMPTIONS ............................................................................................. 5
Development Summary ................................................................................................... 6
IV. FACILITY ANALYSIS ..................................................................................................... 10
A. Traffic .................................................................................................................................. 11
Trip Generation and Phasing ........................................................................................ 12
Traffic Operations ......................................................................................................... 13
Transit ........................................................................................................................... 15
Bicycle Route & Pedestrian Trails ................................................................................ 15
B. Police ................................................................................................................................... 17
C. Fire and Emergency Services .............................................................................................. 17
D. Schools ................................................................................................................................ 18
E. Libraries .............................................................................................................................. 19
F. Parks, Open Space, Trails, and Recreation .......................................................................... 20
G. Water ................................................................................................................................... 23
Water Conservation Plan .............................................................................................. 24
FC-1 Potable Water Demand ........................................................................................ 24
Otay Ranch Town Center Water Demand .................................................................... 26
Proposed Facilities ........................................................................................................ 28
H. Sewer ................................................................................................................................... 28
I. Drainage and Water Quality ................................................................................................ 33
J. Air Quality ........................................................................................................................... 37
K. Civic Center ......................................................................................................................... 38
L. Corporation Yard ................................................................................................................. 38
M. Fiscal Analysis/Commercial Lands Analysis ...................................................................... 38
N. Public Facilities Finance ..................................................................................................... 39
Development Impact Fee Programs .............................................................................. 39
Subdivision Security ..................................................................................................... 39
LIST OF EXHIBITS
Exhibit 1 Regional Vicinity Map .................................................................................................. 3
Exhibit 2 Location/SPA Boundaries ............................................................................................. 4
Exhibit 3 Aerial Photograph ......................................................................................................... 4
Exhibit 4 Conceptual Phasing ....................................................................................................... 8
Exhibit 5 Site Utilization Plan ...................................................................................................... 9
Exhibit 6 Conceptual Site Plan FC 1 ............................................................................................ 10
Exhibit 7 Circulation .................................................................................................................... 14
Exhibit 8 Transit ........................................................................................................................... 15
Exhibit 9 Pedestrian Circulation ................................................................................................... 16
Exhibit 10 Landscape Concept ....................................................................................................... 22
Exhibit 11 Potable Water ................................................................................................................ 26
Exhibit 12 Recycled Water ............................................................................................................. 27
Exhibit 13.1 Poggi Interceptor Map .................................................................................................. 31
Exhibit 13.2 Poggi Interceptor Map .................................................................................................. 32
Exhibit 14 Sewer Plan .................................................................................................................... 33
Exhibit 15 Drainage Plan ................................................................................................................ 35
LIST OF TABLES
Table 1 Land Use ....................................................................................................................... 6
Table 2 Project Facility Financing Summary ............................................................................ 7
Table 3 Otay Ranch Town Center Summary of Facilities ......................................................... 11
Table A.1 FC 1 Trip Generation .................................................................................................... 12
Table A.2 Peak Hour Intersection LOS Results ............................................................................ 14
Table C Current Fire Station Facilities ....................................................................................... 17
Table D.1 Student Generation Rates .............................................................................................. 18
Table D.2 Estimated Project Student Generation .......................................................................... 18
Table F Building Permit Triggers for Park Development .......................................................... 21
Table G.1 FC 1Potable Water Demand ......................................................................................... 24
Table G.2 Otay Ranch Town Center Water Demand Summary .................................................... 25
Table G.3 Otay Ranch Town Center Projected Recycled Water Demands ................................... 27
Table H.1 Otay Ranch Town Center.............................................................................................. 29
Table H.2 Otay Ranch Town Center Sewer Flow Summary ......................................................... 30
Table H.3 Sewage Flow & Treatment Capacity ............................................................................ 30
Table I Site Runoff Flows – Proposed Condition ..................................................................... 34
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I. OVERVIEW
This document amends the original 2003 Otay Ranch Freeway Commercial SPA PFFP, as
amended on September 13, 2016. This Public Facilities Finance Plan Amendment
Supplemental (“PFFP”) studies the proposed additional residential units and reduced
commercial on the Freeway Commercial South (“FC 1”) site only and does not address the FC
2 northern portion of the SPA. It identifies all the backbone infrastructure improvements,
public facilities, and administrative costs needed to serve the amended project. The purpose of
the PFFP is to ensure that facilities necessary to serve the project site are appropriately funded
and would be in place in time to meet project demands. The PFFP includes improvements to
roadways, sewer, water, drainage, schools, parks, fire, police, emergency medical services and
libraries. It also describes the costs and financing mechanisms that will be used to create these
improvements in a timely manner.
The FC 1 (known as Otay Ranch Town Center), site is currently entitled as a freeway-oriented
commercial uses up to 960,000 square-feet with a transit station, Bus Rapid Transit (BRT) line,
and a park & ride. GGP-Otay Ranch L.P., the project proponent, has proposed to add 840
residential units, 2.56-acres of park and plaza space, and rebuild, as ground-floor commercial,
approximately 37,000 square-feet of commercial space in the northwest portion of FC 1. The
proposed changes increase pedestrian activity in the commercial center as well as ridership of
the BRT and local buses. The residential units are within walking distance of the transit station which
reenforces transit-supportive designs through establishing a compact walkable community by
creating a mixed-use building on Main Street with ground-floor commercial space with residential
units above, provide pedestrian-oriented park space and plazas and a mix of housing types in a
fiscally sustainable manner.
The preparation of the PFFP is required in conjunction with the preparation of the Freeway
Commercial SPA Plan amendment to ensure that the phased development of the project is
consistent with the overall goals and policies of the City’s General Plan (GP), and the Otay
Ranch GDP, which was adopted by the Chula Vista City Council on October 28, 1993, and
amended periodically. This PFFP meets the policy objectives of the Otay Ranch GDP.
This PFFP is based upon the phasing and project information that has been presented in the
SPA Amendment for FC 1 (Otay Ranch Town Center), (November 12, 2024) and the
supporting technical studies that have been submitted by the developer. These technical studies
are referenced in subsequent sections of this PFFP. The applicant prepared technical analyses
for the Proposed Project which are relevant to the PFFP and are discussed below and include
the following:
• Drainage Study for Otay Ranch Town Center, Hunsaker, April 25, 2023
• Priority Development Project (PDP) Storm-Water Quality Management Plan
(SWQMP), Hunsaker, April 25, 2023
• Traffic Impact Study for Otay Ranch Town Center Reimagined, LLG, August 16, 2023
• Overview of Water Service for Otay Ranch Town Cener Redevelopment, Dexter
Wilson, February 17, 2023
• Overview of Sewer Service for Otay Ranch Town Center Redevelopment, Dexter
Wilson, October 10, 2022
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• Otay Ranch Town Center Fiscal Impact, HR&A Advisors, July 2023
• Otay Ranch Town Center Market and Commercial Lands Analysis, HR&A Advisors,
July 2023
These technical documents supplement the technical reports associated with the Otay Ranch
Town Center SPA (Plan) and PFFP and demonstrate that the proposed changes to SPA do not
result in changes to the Mitigation Measures identified previously.
All new development within the boundaries of the Freeway Commercial South SPA shall be
required to pay development impact fees and other applicable fees, unless the developer has
entered into a separate agreement with the City pursuant to the most recently adopted program
by the City Council, and as amended from time to time.
Approval of this PFFP does not constitute prior environmental review for projects within the
boundaries of FC 1. All future projects within the boundaries of this PFFP shall undergo
environmental review as determined appropriate by the City of Chula Vista.
Approval of this PFFP does not constitute prior discretionary review or approval for projects
within the boundaries of the Plan. All future projects within the boundaries of the Freeway
Commercial South Portion SPA Amendment shall undergo review in accordance with the
Chula Vista Municipal Code. This PFFP analyzes the maximum allowable development
potential for planning purposes only. The approval of this plan does not guarantee specific
development densities.
The facilities and phasing requirements identified in this PFFP are based on the Freeway
Commercial South Portion SPA Plan Amendment, which assumes a mixed-use development
on the southern district referred to as FC 1, approximately 85-acres. The Otay Ranch Town
Center project includes up to 840 dwelling units in mixed-use format (some units will be
located above rebuilt commercial space on Main Street), and park and plaza spaces.
Background:
The Otay Ranch community lies within the approximately 37,585-acre Eastern Territories
Planning Area of the City of Chula Vista. Interstate 805 bounds this area 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, Exhibit 1.
On April 1, 2003, the Chula Vista City Council adopted Resolution 2003-132, which approved
the Otay Ranch Area 12 Freeway Commercial Sectional Planning Area (FC SPA) Plan
including the PFFP. The Otay Ranch FC SPA project is in the eastern portion of the Otay
Ranch GDP (see Exhibit 2). The FC SPA area consists of approximately 120-acres within two
districts, southern and northern. The northern portion (FC 2) was approved in 2019, and the
project is currently under-construction. The approximately 38-acre district was initially
approved for 347,000 square -feet of regional commercial uses but in 2015 it was rezoned
by Resolution 2015-114 to a Mixed -Use district consisting of 300 hotel rooms, 900 multi-
family units, a minimum of 15,000 square-feet of commercial use in mixed-use format,
and a 2-acre public park , Exhibit 3.
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The Otay Ranch Town Center (FC 1), approximately 86-acre, site was initially developed as
the Otay Ranch Town Center Shopping Center, consisting of 673,000 square-feet of Freeway
Commercial uses. The project also includes a BRT guideway running between FC 1 and FC 2
and a transit station, and a park & ride facility located on the northwest corner of Main Street
and Eastlake Parkway. The SPA Amendment will allow up to 840 dwelling units and reduce
the allowed commercial space from 960,000 square-feet to 816,000 square-feet in FC 1, no
changes to the FC 2 area are included. All proposed modifications would occur within the
FC 1 portion of the Freeway Commercial SPA .
The environmental impacts of the FC SPA Plan were previously addressed in the Final
Environmental Impact Report for the Otay Ranch Freeway Commercial Sectional Planning
Area 12, 2003, City of Chula Vista (EIR). In May 2015, the City Council approved the First
Addendum to FEIR 02-04, the General Plan and Otay Ranch GDP Amendments to reflect land
use changes from Freeway Commercial to Mixed-Use for the FC 2 site. In September 2016, the
City Council approved the Second Addendum to the EIR Otay Ranch Freeway Commercial
SPA Plan, Planning Area 12. It provided more specific project detail for the FC 2 SPA Plan
Amendment, Tentative Map, and Freeway Commercial North Master Precise Plan. The FC 1
SPA amendment was considered in conjunction with the previous EIR and an Addendum was
prepared, dated (November 12, 2024).
Changing a portion of the site from Freeway Commercial to Mixed-Use/Residential land use
requires an amendment to the City’s General Plan, the Otay Ranch GDP, and the overall
Freeway Commercial SPA Plan.
Exhibit 1
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Exhibit 2
Aerial Photograph
Source: Google Maps
Freeway Commercial SPA FC 1 and FC 2
Exhibit 3
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II PURPOSE
The purpose of this document is to study the impact of the 840 residential units and identify
resources to ensure that adequate public facilities will be available to meet the projected needs
of the development. This document supplements the original 2003 Otay Ranch Freeway
Commercial SPA PFFP, as amended on September 13, 2016, and applies only to the Otay
Ranch Freeway Commercial SPA (FC 1) Plan. Where this PFFP conflicts with or requires
more stringent standards than the approved Otay Ranch Freeway Commercial SPA (FC 1)
PFFP, the requirements of this PFFP shall apply. The purpose of all PFFPs in the City of Chula
Vista is to meet the General Plan goals and objectives and determine whether adequate public
facilities and services are available to support the project.
In the City of Chula Vista, the PFFP is intended to ensure adequate levels of service are achieved
for all public services and facilities impacted by a project. It is understood that assumed growth
projections and related public facility needs are subject to several external factors, such as the
local economy, the City's future land use approval decisions, etc. It is also understood that the
funding sources specified herein may change due to financing programs available in the future
or requirements of either state or federal law. It is intended for revisions to cost estimates and
funding programs be handled as administrative revisions, whereas revisions to the facilities-
driven growth phases are to be accomplished through an update process via an amendment to
or a supplement to the PFFP.
III. LAND USE ASSUMPTIONS
The proposed project includes amendments to the Chula Vista General Plan, the Otay Ranch
General Development Plan, and the Freeway Commercial (South) SPA Plan and Appendices.
The proposed project allows 840 residential units, reduces the allowed commercial square-
footage to 816,000, and provides approximately 2.56-acres of park space.
There are several key assumptions implicit to this PFFP. The assumptions play a major part in
determining public facility needs, the timing of those needs and the staging of growth
corresponding to the various facilities. Key land use and phasing assumptions can be
summarized as follows:
1. The proposed project consists of adding up to 840 dwelling units to the approved plan
and reducing the allowed commercial space to 816,000 square-feet.
2. The proposed density requires: a General Plan amendment, an Otay Ranch GDP
amendment, and a Freeway Commercial SPA amendment.
3. The SPA Plan Amendment, and Freeway Commercial, South Portion, Planned
Community District Regulations, and Design Guidelines will regulate land use
allocation and intensity of development for the proposed Otay Ranch Town Center
project.
4. Infrastructure improvements may be completed over several phases. Build-out of all
building sites may occur over a several-year period.
For the purposes of projecting facility demands for the Otay Ranch Town Center project a
population coefficient of 2.58 persons per multi-family dwelling unit is used, per the General
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Plan. This factor may be used in this PFFP for converting Equivalent Dwelling Units (EDUs)
for the project. The coefficient has been confirmed for use in the PFFP by the Development
Services Department. The Otay Ranch Town Center facility demands are based on the criteria
of Title Three of the Municipal Code and the technical studies that are referenced by this
document.
Development Summary
The Otay Ranch Freeway Commercial SPA project area is in the eastern central portion of the
Otay Ranch GDP. The overall Freeway Commercial SPA includes approximately 120-acres
and is bound by the existing Olympic Parkway on the north, Birch Road on the south, Eastlake
Parkway on the east, and SR-125 freeway on the west (see Exhibit 2).
The Freeway Commercial SPA consists of two separate parcels: FC 1 consists of
approximately 86-acres of Freeway Commercial and Mixed-Use/Residential uses and the FC
2 district consists of approximately 38-acres of Mixed-Uses. Table1, below, summarizes the
land use and acreage for each district. The Site Utilization Plan (Exhibit 5) illustrates the
location of each district.
Table 1
Land Use
Parcel Land Use Gross Acreage1
FC 1 Freeway Commercial &
Mixed Use/Residential
86.2
FC 2 Mixed-Use 38.31
Subtotal: 124.51
1. Final Map No. 16291
Access to the FC 1 site is provided via Main Street, two driveways along Birch Road, and
Town Center Drive, a north-south road, which bisects the FC 2 site. The existing SR-125
borders the SPA area on the west. Freeway interchanges exist at SR-125 at both Birch Road and
Olympic Parkway.
The Freeway Commercial SPA Amendment dated (City Council date) proposes to modify the
FC 1 district only. The modification will allow up to 840 units of residential in the Mixed-
Use/Residential land use designation category and a reduction of the entitled commercial
square-footage to 816,000 square-feet.
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Project Facility Financing:
Table 2
Otay Ranch FC 1 Financing Summary
Facility Fee Program and Funding Source Triggers
Traffic Internal Streets
Non-ETDIF internal streets will be
constructed by developer as required for
access for each phase and the
Development Agreement.
Potable and
Recycled
Water
Otay Water District (OWD) Potable
Water Capacity Fee Meter & Capacity
Fees
Provide City Engineer OWD water
availability letter and required private
improvements prior to approval of the
Final Map.
Improvements constructed per OWD and
SAMP.
Otay Water District (OWD) Recycled Water
Fee (if required) Meter & Capacity Fees
Storm Drain Poggi Canyon Sewer & Drainage Basin
Development Impact Fee
Pay prior to Final Inspection.
Storm Drain Exaction Design concurrent with grading permit.
Connect to existing drainage system.
Sewer Sewer Connection Fee
Sewer Capacity Fee
Concurrent with building permit issuance.
Connect to existing sewer system. Pay
sewer capacity fees prior to final
inspection. Schools School fees paid based on fees in effect at the
time of Building Permit issuance
Residential fees paid per fees in effect at
the time of Building Permit issuance. Non-
residential statutory fees paid prior to
issuance of Building Permit.
Parks Park Acquisition & Development
Fees In-Lieu Fees
Park design & construction at the rate 0.8-
acres per 100 dwelling units. Payment of
park acquisition and development fees for
every dwelling unit beyond the 350th, prior
to issuance of Building Permit.
Public Facilities Development Impact Fees
(PFDIF):
Recreation Recreation Facilities Development Impact Fee Pay prior to Final Inspection.
Library Library Development Impact Fee Pay prior to Final Inspection.
Fire
Suppression
System
Fire Suppression System Development Impact
Fee
Pay prior to Final Inspection.
Police Police Facility Development Impact Fee Pay prior to Final Inspection.
Civic Center
Expansion
Civic Center Expansion Development Impact
Fee
Pay prior to Final Inspection.
Corp Yard
Relocation
Corp Yard Relocation Development Impact Fee Pay prior to Final Inspection.
Program
Administration
Program Administration Development Impact
Fee
Pay prior to Final Inspection.
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Conceptual Phasing Plan
Exhibit 4
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Exhibit 5
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Exhibit 6
Conceptual Site Plan
IV FACILITY ANALYSIS
The project will pay its fair share of impacts to city-wide facilities and infrastructure
primarily through the payment of Development Impact Fees. No major infrastructure
facilities are proposed to be constructed other than in-tract streets, traffic signals and a
park. Table 3 is a summary of the Development Impact Fees anticipated to be paid by
the project. The fees are based on October 1, 2024, rates and are adjusted every October
1. The project will pay the rates in effect at the time they are paid.
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Table 3
Otay Ranch Town Center - Summary of Facilities
Fee Program and Funding
Source
Total Fee
Estimate
Fee per DU,
based on
840 du
Timing PFFP
Section
ETDIF $8,894,088 $1,764.70/adt Pay prior to Final Inspection IV.A
Otay Water District (OWD)
Potable Water Capacity Fee
Meter & Capacity Fees
Determined by
OWD
Provide City Engineer OWD
water availability letter and
required improvements prior to
approval of the Final Map.
IV.G
Otay Water District (OWD)
Recycled Water Fee (if
required) Meter & Capacity
Fees
Determined by
OWD
Poggi Canyon Sewer &
Drainage Basin Fee
Development Impact Fee (DIF)
$175,854 $209.35/du Pay prior to Final Inspection IV.H
Sewer Capacity Charge Capital
Improvement Project (CIP)
$3,099,675.60 $3,690.09/du Pay prior to Final Inspection IV.H
School Fees Per School District
Requirement
Provide documentation
showing paid school fees prior
to issuance of Building Permit
IV.D
Park Acquisition &
Development Fees
$13,846,560 $16,484/du Pay prior to issuance of
Building Permit
IV.F
Public Facilities
Development Impact Fees
(PFDIF):
$11,333,280 $13,492/du Pay prior to Certificate of
Occupancy
IV.B, C,
E, & K
Total Estimated Fees $39,349,457.60
Note – Fees presented in this table are estimates only. In addition to the fees presented above, there are other building permits fees that are
required, including a $45 sewer administration fee for each building permit issued .
A Traffic
The City of Chula Vista is responsible for ensuring that traffic improvements are provided
to maintain a safe and efficient street system within the City. A project specific
Transportation Study was prepared in accordance with the City of Chula Vista’s
Transportation Study Guidelines (TSG), dated June 2020, modified January 2022. The
project was screened out from needing a detailed Vehicle Miles Traveled (VMT) analysis
per the City of Chula Vista TSG and presumed to have a less than significant VMT impact.
The Transportation Study for the project (approved in December 2023) concluded that with
the addition of 840 units and elimination of 144,000 square-feet of Freeway Commercial,
the project will still generate fewer daily trips than the original freeway commercial uses
would generate. According to the 2023 Transportation Study, the FC 1 site would generate
approximately 32,127 daily trips, which is 1,473 ADT less than the originally approved
commercial land use trip generation for the FC 1 site. As analyzed the Transportation
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Study, there is a reduction in PM peak hour trips (by 50 trips) and an increase in AM peak
hour trips (by 203 trips). With implementation of the traffic signal modification and
optimization at Olympic Parkway and Town Center Drive, the project would not result in
any new significant traffic impacts during the Existing Plus Project or Horizon conditions.
Trip Generation and Phasing
The following is a description of the proposed project trip generation calculations and
proposed phasing.
Proposed Project
The 2023 Transportation Study includes project trip generation for the project with
840 DUs. See Table A.1 below. With a 15% transit and mixed‐use reduction, the
FC 1 project would generate approximately 1,473 daily trips including 88 and 140
trips during the AM and PM peak hours, respectively.
Table A.1
FC 1 Project Trip Generation
Land Use Quantity Rate Daily Trips AM Peak Hour PM Peak Hour
PROPOSED PROJECT
Apartment (density
>20 du/acre)
840 units 6 / unit
AM: 8% (2:8)
PM: 9% (7:3)
5,040 404
(81-in / 323-out)
454
(318-in / 136-out)
Mixed-Use
Commercial Center
1436.3 KSF 35 / 1ksf
AM: 4% (7:3)
PM: 10% (5:5)
5,120 205
(144-in /61-out)
149
(256-in / 256-out)
33,600 1,547
(882-in / 665-out)
3,310
(1,746-in / 1,564-
out)
10% Transit and Mixed-Use Reduction* -1,016 -61
(-23-in / -38-out)
-97
(-57-in / -39-out)
Sub-Total with Mixed Use Reduction: 32,584 1,486
(860-in / 626-out)
3,213
(1,688-in / 1,525-
out)
5% Transit Reduction* -457 -27
(-10-in / -17-out)
-43
(-26-in / -18-out)
Total with Mixed-Use and Transit Reduction: 32,127 1,459
(849-in / 610-out)
3,170
(1,663-in / 1,507-
out)
ORIGINAL FREEWAY COMMERCIAL ENTITLEMENT/ FEIR 02-04
Regional Commercial 960 KSF 35/1ksf 33,600 1,344
(941-in/403-out)
3,360
(1,680-in/1,680-
out) Proposed Project vs. Approved EIR Trip
Generation:
-1,473 +203
(-59-in / 262 out)
-50
(66 / -116)
Notes:
*Per SANDAG’s Guide to Vehicular Traffic Generation Rates for the San Diego Region.
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Exhibit 7 indicates the project has four access points: two driveways from Birch
Road; Main Street at Eastlake Drive; and Town Center Drive (through FC 2 and
Olympic Parkway). These accesses and driveways are as follows:
1. Birch Road at Millenia Avenue – 4-way signalized intersection;
2. Birch Road at Otay Ranch Road – 4-way signalized intersection;
3. Main Street at Eastlake Parkway – 4-way signalized intersection; and
4. Town Center Drive – 4-way stop at Metropolitan Transit System (MTS)
Guideway
The Transportation Study includes a projection of the project trip distribution
patterns associated with the FC 1 project. See the Transportation Study for the
details of the trip distribution analysis.
Based on the Transportation Study, The project will provide signal optimization
and adaptive signal controller at Olympic Parkway and Town Center Drive as well
as right-of-way dedication on Olympic Parkway and Birch Road to accommodate
a future Class IV Cycle Track per the City’s Active Transportation Plan.
Project Phasing
If the Development Services Director determines that facilities or improvements
within a PFFP are inadequate to accommodate any further development within that
area the development shall cease or be metered until a remedy is implemented. If
the Development Services Director determines that such events or changed
circumstances adversely affect the health, safety or welfare of the City of Chula
Vista, the City may require amendment, modification, suspension. or termination of
an approved PFFP.
Traffic Operations
Table A.2 below indicates that all intersections, except for Town Center
Drive/Olympic Parkway, will continue to operate at acceptable LOS D or better
conditions in both peak hours. The recommended traffic signal control
improvements would be expected to reduce delays during congested conditions. All
project driveways would operate at acceptable LOS D or better under Existing Plus
Project conditions. The addition of project traffic would not result in any significant
traffic impact within the project study area. The FC 1 project will improve Town
Center Drive and provide signalization improvements, as required, during the first
phase of development.
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Table A.2
Peak Hour Intersection LOS Results - Existing Plus Project
Intersection Traffic
Control
AM Peak Hour PM Peak Hour Delay
w/o
Project
(sec)
LOS w/o
Project
AM/PM
Project
% of
Entering
Volume
(>5%)
Substantial
Effect
Avg.
Delay
(sec)
LOS Avg.
Delay
(sec)
LOS
1. Olympic Parkway/
Town Center Drive
Signal 29.1 C 59.7 E 18.8 /
48.5
B/D 10.0% /
10.0%
Yes
2. Olympic
Parkway/ Eastlake
Parkway
Signal 37.7 D 48.7 D 37.0 /
47.8
D/D 3.0% /
4.0%
No
3. Kestrel Falls Rd./
Eastlake Parkway
Signal 13.6 B 20.9 C 12.9 / 20.2 B/C 4.0% /
3.0%
No
4. Birch Road/ SR-
125 SB Ramps
Signal 7.4 A 11.4 B 7.3 / 11.3 A/B 7.0% /
6.0%
No
5. Birch Road/ SR-
125 NB Ramps
Signal 3.0 A 7.1 A 2.4 / 5.1 A/A 8.0% /
7.0%
No
6. Birch Road/
Millenia Road
Signal 23.2 C 41.1 D 20.7 /
34.4
C/C 9.0% /
8.0%
No
7. Birch Road/ Orion
Avenue
Signal 13.7 B 22.7 C 11.9 /
21.4
B/C 4.0% /
8.0%
No
8. Birch Road /
Eastlake Parkway
Signal 32.9 C 54.3 D 29.9/52.6 C/D 1.0%/1.0% No
Exhibit 7
Circulation
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Transit
The Otay Ranch Town Center site is served by the MTS. Routes 707 and 709 provide
transit service along FC 1 frontage on Eastlake Parkway. SANDAG is administering
the BRT line (Route 225) between the Intermodal Transportation Center (ITC) at the Otay
Mesa International Border Crossing Port of Entry (POE) in the City of San Diego, the
Otay Ranch communities in Eastern Chula Vista, and downtown San Diego,
approximately 21.6-miles. The BRT stops at the Otay Ranch Town Center – northwest
corner of Eastlake Parkway and Main Street/Kestrel Falls Road (Exhibit 8).
Bicycle Routes & Pedestrian Trails
Off-street trail routes that connect to the community-wide system of Otay Ranch as well
as the City’s regional system are included as components of the perimeter arterials of
the FC 1 Project. The proposed Pedestrian Circulation system, based on the current site
plan for parcel FC 1, is illustrated in Exhibit 9. Bicycles will share the traffic lanes with
motor vehicles on the internal streets due to the low (25 mph) speed limit, Exhibit 10.
Exhibit 8
Transit
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Curb ramps and warning strips are present at each corner of the study intersections except the
following:
▪ Olympic Parkway / Town Center Drive – No warning strips
▪ Olympic Parkway / Eastlake Parkway – No warning strips
▪ Eastlake Parkway / Kestrel Falls Road – No warning strips on east corners
▪ Birch Road / Millenia Avenue – No warning strips
▪ Birch Road / Orion Avenue – No warning strips
▪ Birch Road / Eastlake Parkway – No warning strips on east corners
Class IV Cycle Tracks are planned to be constructed along Olympic Parkway, Eastlake
Parkway, and Birch Road, within the project vicinity.
The project should also dedicate right-of-way along the project frontages on Birch
Road and Eastlake Parkway to accommodate future implementation of Class IV Cycle
Tracks in accordance with the City’s Active Transportation Plan.
Exhibit 9
Pedestrian Circulation
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B. POLICE
The Chula Vista Police Department (CVPD) provides law enforcement services to the area
encompassing the project. The CVPD headquarters is located at 315 Fourth Avenue in
Chula Vista. Currently, CVPD maintains a staff of approximately 270 sworn officers and
approximately 134 civilian support personnel.
The Police Facilities and Equipment component of the Public Facilities Development
Impact Fee (PFDIF) provides funding for additional police facilities and equipment that
are necessary due to increased population caused by growth. The proposed project will be
required to pay PFDIF, including the fee for Police Facilities and Equipment, based on the
number of dwelling units and commercial acreage, prior to the issuance of certificate of
occupancy; the fees shall be paid at the rate in effect at the time payment is made.
C. FIRE AND EMERGENCY SERVICES
The City of Chula Vista Fire Department (CVFD) provides Fire and Emergency Medical
Services (EMS) within the City boundaries, including the FC 1 project. The City also has
countywide mutual and automatic aid agreements with surrounding agencies, should the
need arise for their assistance. There are currently ten (10) fire stations serving the City of
Chula Vista. The existing station network is listed below:
Table C
Current Fire Station Facilities
Station Location Equipment Staffing
Current Fire Station Facilities
Station 1 447 F St. Engine 51/Truck 51/Battalion 51 Assigned: 27 - On Duty: 9
Station 2 80 East J St. Engine 52 Assigned: 12 - On Duty: 4
Station 3 100 Moss St. US&R8 53 + Tender & Trailer Assigned: 12 - On Duty: 4
Station 4 850 Paseo Ranchero Engine 54 Assigned: 12 - On Duty: 4
Station 5 341 Orange Ave.. Engine 55 Assigned: 12 - On Duty: 4
Station 6 605 Mt. Miguel Rd. Engine 56/Brush 56 Assigned: 12 - On Duty: 4
Station 7 1640 Santa Venetia Rd. Engine 57/Truck 57/Battalion 52 Assigned: 27 - On Duty: 9
Station 8 1180 Woods Dr. Engine 58 Assigned: 12 - On Duty: 4
Station 9 1410 Brandywine Ave. Engine 59 Assigned: 12 - On Duty: 4
Station 10 1715 Millenia Ave. Engine 60 Assigned: 12 - On Duty: 4
Planned Fire Station Facilities
Bayfront New Engine/ New Truck Unknown
Village 8 West New Engine/ New Truck Unknown
Source: CVFD
The closest CVFD stations to the project site are:
• Fire Station #10, located in the Millenia – 0.5-miles.
• Fire Station #7, located in Village 2 – 1.5-miles.
• Fire Station #8, located in Eastlake III – 2.5-miles.
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The PFDIF includes a fee to finance fire suppression facilities (buildings and equipment)
that are caused by increased population due to growth. Prior to the issuance of certificate
of occupancy for any residential dwelling units or commercial property, the applicant(s)
shall pay PFDIF in accordance with the fees in effect at the time of payment and phasing
approved in this document.
D. SCHOOLS
School facilities and services in Chula Vista are provided by two school districts. The
Chula Vista Elementary School District (CVESD) administers education for kindergarten
through sixth grades. The Sweetwater Union High School District (SUHSD) administers
education for the Junior/Middle and Senior High Schools of a large district, which includes
the City of Chula Vista. Through the provision of development forecasts, school district
personnel can plan and implement school facility construction and program allocation in
line with development.
The project is proposed to consist of 840 multi-family residential dwelling units at build
out. At completion, the proposed project could generate approximately 463 students using
the following (2022) Student Generation Factors:
Table D.1
Student Generation Rates
District Single Family
Detached
Single Family
Attached (Condos,
Duplex, Triplex)
Multi-Family
(Apartments)
Weighted
Average (All
CFD DU)
CVESD 0.3280 0.2710 0.2002 0.2948
SUHSD –
Middle School
.1154 .0734 .0712 .10
SUHSD –
High School
.2548 .1622 .1504 .22
Source: CVESD & SUHSD
By school category, the project is expected to generate the following students:
Table D.2
Estimated Project Student Generation
Multi- Family Dwelling
Units
Elementary
(K-6)
Middle (7-8) High School
(9-12)
Total Students
840 168 65 139 463
The project is proposed to consist of 840 multi-family residential dwelling units at build
out. At completion, the proposed project could generate approximately 463 students using
the 2022 Student Generation Factors. The breakdown is approximately 168 K-6, 65 middle
school students and 139 high school students.
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Chula Vista Elementary School District
As noted in Table D.2, the build-out of the project would generate the need to house
approximately 168 elementary school age students within the Wolf Canyon attendance
area.
A new 800-student school (#46 - Muraoka) in Otay Ranch Village 2 opened in July
2017, providing relief to Wolf Canyon Elementary, which is nearing capacity. A second
school in Village 2, which will accommodate 600 students, opened in July of 2024.
Sweetwater Union High School District
The project is currently within the Eastlake Middle School and Olympian High School
attendance areas. Both schools are at capacity and the Project will generate additional
need for new schools.
The school district is working on updating its Facilities Master Plan and has met with
the City to discuss potential high school and middle school sites. The district will need
to acquire another 50+-acre site to accommodate future growth.
The residential dwelling units shall pay the state mandated school fee. Non-residential
property will pay the State mandated school fee.
Prior to the issuance of each building permit for any residential dwelling units, the
applicant(s) shall provide evidence or certification by the Sweetwater Union High School
District and Chula Vista Elementary School District that any fee charge, dedication, or
other requirement levied by the school district has been complied with or that the district
has determined the fee, charge, dedication, or other requirements do not apply to the
construction or that the applicant has entered into a school mitigation agreement. School
Facility Mitigation Fees shall be in accordance with the fees in effect at the time of building
permit issuance.
E. LIBRARIES
An approximately 60,000 square foot state of the art library is under construction in
Millenia and will serve eastern Chula Vista. It is projected to be open by the end of 2025.
The project will contribute its fair share toward the construction of libraries by the payment
of the Public Facilities Development Impact Fee (PFDIF). The proposed project will be
required to pay PFDIF which includes a component for library capital costs, based on the
number of dwelling units, prior to the issuance of certificate of occupancy; the fees shall be
paid at the rate in effect at the time payment is made. Payment of the PFDIF represents the
project’s fair share contribution to create library space.
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F. PARKS, OPEN SPACE, TRAILS, AND RECREATION
The FC 1 site is currently entitled as Freeway Commercial with up to 960,000 square-feet
of commercial area allowed. To date, only 673,564 square-feet of commercial space has
been developed. GGP-Otay Ranch L.P., one of the two property owners of FC 1, desires
to develop up to 840 dwelling units in the northwest quadrant of their property. The project
would allow for residential units to be located within walking range of the Otay Ranch BRT
stop, ensure transit-supportive densities near the BRT line, establish a compact walkable
community by replacing surface parking, and provide additional open space and plazas for
the community, in a fiscally sustainable manner. Population Ratio: Three (3) acres of
neighborhood and community park land with appropriate facilities shall be provided per
1,000 residents east of I-805.
The Otay Ranch Town Center Project will generate an estimated population of 2,192 (840
dwelling units x 2.61 population factor). To meet the City threshold requirements, the
amount of parkland dedicated is based on a standard of 3 acres per 1,000 populations (see
Table F.1). The standard is based on State of California Government Code 66477, also
known as the Quimby Act, which allows a city to require by ordinance the dedication of
land or payment of fees for park or recreational purposes. The City’s Parklands and Public
Facilities Ordinance Chula Vista Municipal Code (CVMC) 17.10 (PLDO) is based on the
Quimby Act. Based on the City’s Parklands and Public Facilities Ordinance, the parkland
requirement for the FC 1 project, if the project reaches the maximum density of 840 units,
is approximately 6.57-acres. A review of the existing and approved park demands for Chula
Vista east of I-805 including the project indicates the estimated 2020 demand of
approximately 469.07-acres of Neighborhood and Community Parks. The 2020 estimated
supply of park acreage east of I-805 is 708.31-acres, which is 239.24-acres more than the
projected demand.
The PLDO requires development projects to provide land and improvements for parks
and recreational facilities, allows for a credit against the payment of fees or dedication of
land if the developer provides the park and recreational improvements, and permi ts the
City to require a combination of dedication and payment of in-lieu fees if the City
determines that the combination would better serve the public.
As noted above, the Project is required to provide up to 6.57-acres (usable) of developed
parkland if the construction reaches the maximum density of 840 multi-family residential
units, based upon the persons per household factor established by the PLDO of 2.61
persons per attached multi-family dwelling unit and 3.0-acres (usable) of park per 1,000
residents. If built in phases the amount of parkland provided in each phase shall be
proportional to the units built as indicated in the below chart.
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Due to the unique, urban, high-density nature of the Project and its proximity within the
Otay Ranch Town Center mall, the project cannot provide suitable land to satisfy the entire
6.57-acres (usable) parkland requirement solely through the dedication and improvement
of parkland. As a result of the urban, high-density nature of the Project, public interest and
the park and recreation needs of the Project’s future residents would be better served
through a combination of parkland dedication, parkland development improvements, and
in-lieu fees.
The parkland obligation for the first 350 units developed as part of the Project shall be
satisfied via the provision of on-site privately maintained parkland, which shall be open to
the public, at a rate of 0.80-acres (usable) of parkland for every 100 residential units, as
outlined in the below table. After construction of the 350th residential unit, the remaining
parkland obligation of up to 3.77-acres will be satisfied via payment of in-lieu park benefit
fees. The park benefit fee amount is equal to the Parkland Acquisition and Parkland
Development fees at the time of building permit issuance for any building permit for the
Project. Upon the Building Permit Triggers listed below, the applicant must have submitted
a formal submission package for the design for the required usable parkland acreage for
the applicable Project phase to the City of Chula Vista.
Table F
Building Permit Triggers for Park Development
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Exhibit 10
Landscape Concept Plan
Chapter 17.10 of the CVMC, as amended, governs the financing of parkland and
improvements. Included as part of the regulations are Park Acquisition and Development
(PAD) fees established for the purpose of providing neighborhood and community parks.
The Ordinance provides that fees be paid to the City at Building Permit issuance and may
be deferred to final inspection.
The project is responsible for both the park development component and the acquisition
component PAD Fees. The project parkland demand is 6.57-acres based on CVMC 17.10.
The project will meet its parkland obligation of 6.57-acres through the provision of a 2.8-
acre public park enhanced to a value equivalent to 6.57-acres of parkland, on a prorate
basis.
Park obligation will be satisfied pursuant to Ordinance 3345 and the City approved
Development Agreement between the City and the Developer, which was approved and
adopted by the Chula Vista City Council on (November 12, 2024). The agreement outlines
the Developer’s 6.57-acre park obligation requirement based on the recently approved 840
residential units. The developer provides 2.8-acres of passive park and plaza space within
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the FC 1 area and shall pay a Park Benefit fee (which is equivalent to the City’s PAD fee
for the land and improvements for 3.84-acres of park) to the City for to be used towards
other parks in Otay Ranch.
Generally, the developer’s obligation of 6.57-acre parkland dedication and improvement is
satisfied by the following:
• Dedicate 2.8-acres in a permanent park easement.
• Develop a highly amenitized park and plaza areas.
• Developer shall invest the value equivalent of the dedication and improvement
requirement for the 3.84-acre park development above that would be typical for a 2.8-
acre park/plaza. The Developer’s value equivalency is based on the acquisition and
development components of the PAD Fees as required by the City.
• Based on City standards in effect as of October 2018.
• Payment of Park Benefit fee in the amount required by the CVMC for each unit
above 350th dwelling unit, at the time of Building Permit issuance.
Owner shall receive PAD credits by satisfying its actual park obligations by the following:
• The Developer shall grant the City a permanent easement for 2.8-acres of the FC-1
site for public usage, as described in the Agreement, to the satisfaction of the
Director of Development Services.
• The Park and Plaza shall generally be located as depicted in Exhibit 10, with the
final location subject to City approval.
• To create an extraordinary public space, the Park and Plaza shall generally consist
of the elements described in the Development Agreement. Developer shall invest
substantially more to the development and granting of the Park and Plaza than
would be typical for a City standard park, up to and including the value equivalent
to the dedication and improvement required to satisfy the Developer’s park
obligation for the 840 residential units constructed in FC 1, as calculated at the time
park obligations for the Project become due.
• The parkland obligation for the first 350 units developed as part of the Project shall
be satisfied via the provision of on-site privately maintained parkland, which shall
be open to the public, at a rate of 0.80-acres (usable) of parkland for every 100
residential units, as outlined in the below table. Developer shall pay Park Benefit
fee.
Prior to issuance of each building permit for any residential dwelling units, the Developer
shall demonstrate the required park area has been provided and pay the Recreation Facility
Development Impact Fees (part of the Public Facilities Development Impact Fee) in
accordance with the fees in effect at the time of building permit issuance.
G. WATER
The OWD provides water service for the existing Otay Ranch Town Center also known as
FC 1 project. The Water District has existing facilities in the vicinity of the project site that
can provide sufficient water services to support the proposed density at the Otay Ranch
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Town Center project. In order to determine whether the facilities proposed in these
aforementioned studies are adequate for the proposed redevelopment, Dexter Wilson
prepared a water study specific to the FC-1 SPA amendment to address the addition of 840
dwelling units, dated February 17, 2023. The phasing and financing of water facilities in this
PFFP is based on the FC-1 Dexter Wilson Study.
The design criteria implemented to evaluate the potable and recycled water systems for the
proposed Otay Ranch Town Center project are established in accordance with the current
OWD Master Plan. The design criteria are utilized for analysis of the existing water system
as well as for design and sizing of proposed improvements and expansions to the existing
system to accommodate demands in the study area.
Water Conservation Plan (WCP)
A WCP is required for all major development projects (50 dwelling units or greater, or
commercial and industrial projects with 50 EDUs of water demand or greater). This
plan is required at the SPA Plan level or equivalent for projects which are not processed
through a Planned Community Zone.
Based on information contained in the 1989 SDCWA Annual Report, average water
use within the OWD was 220 gallons per day per capita (20,469.7 AF for a population
of 83,000). Based on 2007 data from the OWD 2008 Master Plan, per capita water usage
dropped to approximately 189 gpd (33.26 mgd for a population of 186,000). Based on
the OWD 2015 Water Facilities Master Plan Update per capita water usage dropped to
approximately 135 gpd. These per capita numbers include non- residential demands
and indicate the effectiveness that the conservation measures are having. It is expected
that this trend will continue as adopted guidelines are increasingly focused on reducing
per capita water use.
FC-1 Potable Water Demand
Table G.1 summarizes the previously approved development in the FC-1 area along
with the proposed development. The projected water demands for the Otay Ranch
Town Center will be included in the WSAV report to be prepared for the project.
Table G.1
FC 1 Potable Water Demand
Land Use Approved Proposed
MF Residential Unit 0 Units 840 units
Park/Plaza 0-acres 2.56-acres
Private Streets 0-acres 2.93-acres
Commercial 87.25-acres 71.51-acres
Source: Dexter Wilson Engineering, Inc.
Table G.4 summarizes the projected water demands based on the proposed SPA
Amendment. As shown, the projected water demand increased by 101,976 gpd in the
current scenario as compared to the currently approved land uses. The increase in
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demand is a result of the added multi-family residential units despite the reduction in
water demand factors in the 2015 Water Facilities Master Plan Update. These updated
water demand factors for residential development are based on actual usage data and
reflect lower projected usage per unit because of water conservation efforts in recent
years. Water demands will be reduced with cater conservation measures. Water
conservation measures for the project will be described and analyzed in the Water
Conservation Plan to be prepared for the report.
As shown by Table G.2, there was an increase in demand for the project as result of the
proposed redevelopment. This information will be provided by the developer to OWD
for their use in regional water supply planning. The sizing of the existing 12-inch water
lines on-site, the 12-inch water line in Birch Road, the 20-inch line in Eastlake
Parkway, and the 12-inch line in Town Center Drive is adequate to support the
proposed development per the February 17, 2023, water study prepared by Dexter
Wilson Engineering, Inc. for the redevelopment project; however, the project proposes
to relocate a portion of an existing 12-inch public water line in the northwest portion
of the project site to accommodate the redevelopment.
The City of Chula Vista utilizes the Uniform Fire Code for determining required fire
flows and durations for new development. Specific flows will ultimately depend on
building type and size. The approved Freeway Commercial SPA was based on the 1995
OWD Master Plan that used 5,000 gallons per minute (gpm) flow for 5-hours in
assessing storage capacity adequacy, necessary pumping capacity and distribution
piping requirements.
Table G.2
Otay Ranch Town Center Water Demand Summary
Land Use Acres Building
Units
Unit Demand
Factor
Total Demand
(gpd)
Approved Plan
Commercial 87.25 --- 1,785 gpd/ac 155,741
Subtotal 155,741
Proposed Plan
Existing
Commercial
70.66 -- 1,607 gpd/acre l 113,551
Proposed Multi-
Family Residential
--- 840 170 gpd/unit 1,
2
142,800
Proposed
Commercial
0.85 --- 1,607 gpd/acre l 1,366
191
Subtotal 257,717
4,369
Increased Water Demand 101,976
98,628
1 Assumes recycled water to be used for irrigation.
2 Based on 2015 Water Facilities Master Plan (OWD)
3 Acreage of entire existing Otay Ranch Town Center (87.25 acres) reduced by 16.59 acres (redevelopment area).
Source: Dexter Wilson Engineering, Inc.
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Exhibit 11
Potable Water
Otay Ranch Town Center Recycled Water Demand
Within the Otay Ranch Town Center Project, recycled water will be used to irrigate
street parkway landscaping, manufactured slopes along the circulation areas,
commercial landscaping, open space, and park area. Dexter Wilson estimated projected
recycled water demands for the proposed project are approximately 31,300 gpd. Table
G.3 contains a summary of the projected recycled water demands for the project.
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Table G.3
Otay Ranch Projected Recycled Water Demands
Land Use 1 Quantity Recycled
Water
Factor21
Net Recycled
Acreage
gpd/ac. Average
Demand
(gpd)
Approved
Commercial 87.25 10% 8.7 2,155 gpd/acre 18,813
Subtotal: 18,813
Proposed
Existing
Commercial1
70.66-
acres
10% 7.07 1,900 gpd/acre 13,433
Mixed-
Use/Multi-
Family
Residential
10.59-
acres
15% 1.59 1,900 gpd/acre 3,021
Park/Plaza 2.56-acres 100% 2.56 1,900 gpd/acre 5,833
Subtotal 22,287
Increased Recycled Demand 3,474
gpd
21 Percentage irrigated is based on WRMP
1. Acreage of existing Otay Ranch Town Center (87.25 acres) reduced by 16.59 acres (redevelopment area).
Source: Dexter Wilson Engineering, Inc.
Exhibit 12
Recycled Water
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Proposed Facilities
The proposed project shall be responsible for constructing all potable and recycled
water improvements necessary to serve the project, which includes but are not limited
to relocating a portion of the existing 12-inch public water line in the northwest portion
of the Town Center Drive and associated connections and upgrades (see Exhibit 11).
Improvements to the public recycled water system are not anticipated (see Exhibit 12).
Further, the project shall adequately provide potable and recycled water service without
relying on any proposed water construction phasing by other developments.
The approved “SAMP Freeway Commercial” dated January 2018, by Dexter Wilson
identified water facilities to provide the appropriate level of water service to the
currently Approved Freeway Commercial project. The backbone system sizing will
remain the same; however, a portion of the existing 12-inch public water line in the
northwest corner of the project will be relocated to accommodate the proposed
redevelopment. The potable and recycled water systems will be designed and the costs
will be identified by phase of development. The Developer shall be responsible for
constructing all potable and recycled water improvements necessary to adequately
serve the project. The developer shall request and deliver to the City a service
availability letter from the OWD prior to a final map being approved for the Otay Ranch
Town Center parcel. The developer shall provide the OWD the projected increased
water demand for the project.
H. SEWER
Sewer service to the project site is provided by the City of Chula Vista. The existing Otay Ranch
Town Center site currently flows south towards Birch Road. The capacity of the off-site sewer
facilities to serve the project has been analyzed in the “Overview of Sewer Service for the
Otay Ranch Town Center Redevelopment” dated October 10, 2022, by Dexter Wilson
Engineering, Inc. This study is referred to as the Dexter Wilson Sewer Study throughout
this PFFP. The study includes an analysis of the Poggi Creek Interceptor.
The Project area is within the City of Chula Vista’s Poggi Canyon Sewer Basin. It is subject
to the Poggi Canyon Sewer DIF. Sewage generated within the Project will ultimately flow
to the Poggi Canyon Interceptor in Olympic Parkway. The proposed on-site collection
system serving the project will drain southward to an existing 10-inch line in Birch Road.
From Birch Road sewage is conveyed west to La Media Road and then north in La Media
Road to the Poggi Canyon Interceptor in Olympic Parkway.
The existing Poggi Canyon Interceptor currently flows west along Olympic Parkway to
Brandywine eventually connecting to the Salt Creek Interceptor, which ultimately connects
to the Metro system facilities just west of Interstate 5.
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Table H.1 summarizes the previously approved development in the Otay Ranch Town
Center along with the new development currently being proposed.
Table H.1
Freeway Commercial (FC-1)
Land Use Approved2 Proposed
MF Residential Units 0 units 840 units
Park/Plaza 0-acres 2.56-acres
Private Streets 0-acres 2.93-acres
Commercial 87.25-acres 71.51-acres
Dexter Wilson Engineering, Inc
An evaluation of the proposed land use change impact will have on the sewer collection
system has been prepared by Dexter Wilson Engineering. This evaluation includes an
estimate of the projected sewage flows. Table H.2 provides a comparison between projected
sewer flows from the approved land use plan and the current land use plan proposal, per
the proposed Freeway Commercial Amendment. The result of the evaluation is that there
is a total increase of approximately 132 EDUs over and above the current land use plan due
to the addition of 840 dwelling units.
The wastewater master plan evaluates sewer facilities from two aspects, the current and
future adequacy of trunk sewers and the future wastewater treatment facilities.
The City’s current sewer facilities are adequate to service the project now and into the near
future. (See Table H.3). However, additional treatment capacity will be required as the City
begins to approach build-out projections.
The recommended on-site sewer system for the Otay Ranch Town Center consists of
removing portions of the existing onsite gravity sewer lines to accommodate the
redevelopment and constructing new 8-inch public sewer lines to serve the new buildings.
Based on the average flow presented in Table H.2 and a peak factor of 1.85 from the City
of Chula Vista 2014 Wastewater Collection System Master Plan the projected peak flow
for the entire project (existing plus proposed) is 0.47 mgd. The Dexter Wilson Sewer Study
shows that the existing onsite sewer lines downstream of the project have adequate capacity
for the project.
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Table H.2
Otay Ranch Town Center Sewer Flow Summary
Land Use Acres Building Units Generation
Factor
Average Flow
(gpd)
Poggi Canyon Sewer Basin 2009 DIF Study (Approved Plan)
Commercial 87.25 1 --- 2,500 gpd/acre 218,125
Proposed Plan
Existing Commercial 2 70.66 -- 1,401 gpd/acre 98,995
Multi-Family Residential -- 840 182 gpd/acre 152,880
Retail 0.85 --- 1,401 gpd/acre 1,191
Subtotal 253,066
Increased Sewer Flow 34,941
Increased Sewer EDUs from current approval 2 131.9
Dexter Wilson Engineering, Inc.
1 Acreage of the Otay Ranch Town Center site was presented as 81.92 acres in the Poggi Canyon Sewer
Basin 2009 DIF Study. Current numbers show the site has a total area of 87.25 acres. Therefore, the
acreage was increased from 81.92 acres to 87.25 acres for this analysis.
2 Acreage of existing Otay Ranch Town Center site (87.25 acres) reduced by 16.59 acres (redevelopment area).
3 Based on 265 GPD/EDU.
Table H.3
City of Chula Vista
Sewage Flow & Treatment Capacity
Million Gallons
per Day (mgd)
Fiscal
Year
2018
Fiscal
Year
2019
Fiscal
Year
2020
Projection
for next 18
months
Projection
for next 5
years
Projection
for “Build-
out”*
Average Flow 15.2 15.9 16.6 17.0 17.5 20.760
Capacity 20.864 20.864 20.864 20.864 20.864 20.864
* Buildout Projection based on 2020 Annual Report
Source: GMOC 2020 Annual Report
All gravity sewers will be designed to convey peak wet weather flow. For pipes with
diameter of 12-inches and smaller, the sewers will be designed to convey this flow when
flowing half full. All new sewers will be designed to maintain a minimum velocity of two-
feet (2’) per second (fps) at design capacity to prevent the deposition of solids.
The applicant for the Otay Ranch Town Center project shall:
• Pay the Sewer Capacity Fee and the Poggi Canyon Sewer DIF at the rates in
effect at the time of payment.
• Comply with Section 3-303 of the City of Chula Vista Subdivision Manual.
• Construct all on and off-site sewer lines and connections as required by the City
Engineer to serve the project.
Prior to each final map the developer shall either demonstrate that Poggi Sewer has
adequate capacity or upsize the inadequate segment, all to the satisfaction of the Director
of Development Services and the City Engineer.
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Prior to the first final map, Developer shall fund the updates of the Poggi Canyon Sewer
DIF to include the projects proposed additional units. Further, prior to the first final map
developer shall agree not to protest the update of the Poggi Canyon Sewer DIF.
Poggi Interceptor Map
Exhibit 13.1
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Poggi Interceptor Map
Exhibit 13.2
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Exhibit 14
Sewer Plan
I. DRAINAGE
Otay Ranch Town Center project existing conditions and proposed drainage improvements
are identified in the “Drainage Study for Otay Ranch Town Center” April 25,2023, by
Hunsaker & Associates, which is referred as the Hunsaker Drainage Study throughout this
PFFP. The Hunsaker Drainage Study identifies the Pre-Development and Post-
Development Conditions flow rates for 50-year and 100-year storm events; the required
size of the proposed storm drain facilities needed to route the expected run-off through the
developed site; and a capacity analysis and recommendation for the existing storm drain
capacity once the site is developed.
The existing project storm water quality conditions and proposed water quality
improvements are identified in the Hunsaker Storm Water Quality Management Plan
(SWQMP). The Hunsaker report was prepared to implement the methods and procedures
as described in the City of Chula Vista Standard Best Management Practice (BMP) design
manual (BMPDM), the Jurisdictional Runoff Management Program, and the Storm Water
Management and Discharge Control. The treatment of the run-off from the project is
addressed in the SWQMP. The proposed design will utilize on-site Low Impact
Development (LID), BMPs, an underground storage facility and proprietary biofiltration
BMPs to treat the 85th percentile flow from the development address hydromodification
requirements.
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The Otay Ranch Town Center project is under the jurisdiction of the San Diego Regional
Water Quality Control Board (SDRWQCB). The project is subject to the National
Pollutant Discharge Elimination System (NPDES) requirements both during and after
construction. NPDES requirements stem from the Federal Clean Water Act and are
enforced either by the State Water Resources Control Board (SWRCB) or the Regional
Water Quality Control Board (RWQCB) for the region in which the project is located.
The gross project area is approximately 16.59 acres including all high-density residential
areas. Due to the imperviousness increase associated with the redevelopment, compared to
existing conditions, it is anticipated that peak flows generated from the site will slightly
increase at the western connection point. Probably, the existing storm drain downstream
has enough capacity to handle the increase in run-off as this storm drain was designed
based on the assumption that the entire site would be developed as a commercial
development with a run-off coefficient of 0.85, while the existing conditions hydrology
analysis used runoff factor associated with the actual land use for each subarea (e.g. 0.3
runoff factor was used for the ballfield area). However, the proposed hydromodification
and water quality storage underground facility was recognized for peak flow detention to
reduce the proposed flows to be equal or less than the existing conditions. Detention
analysis for the underground storage facility was addressed in the Hunsaker Drainage
Study.
In general, run-off from the redeveloped site will drain south towards North Avenue. Inlets
placed throughout the site will collect the runoff and the storm drain will convey it towards
the storm drain system. This storm drain system will convey flows to the proposed
underground storage facility located south of North Avenue.
The values in Table I below are the cumulative flows from the project area for the Proposed
Conditions (re-developed condition).
Refer to Exhibit 2, Proposed Hydrology Map in Chapter 5 of Hunsaker Drainage Study for
watershed boundary associated with the project area proposed conditions.
Table I
Site Run-off Flows Proposed Condition
Project Subarea Area (acres) Q50 (cfs) Q100 (cfs)
Point of
Connection to the western storm drain
14.82 32.15 Unattenuated flow = 37.14
Attenuated peak flow =21.62
Point of
Connection to the Central storm drain
0.36 1.14 1.32
Point of
Connection to the eastern storm drain
2.20 6.99 8.08
Source: Hunsaker and Associates
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Exhibit 15
Drainage Plan
Urban run-off discharged from municipal storm water conveyance systems has been
identified by local, regional, and national research programs as one of the principal causes
of water quality problems in most urban areas. The Municipal Storm Water Pollutant
Discharge Elimination System (NPDES) Permit (Municipal Permit), reissued on May 8,
2023, (Order No. R9-2013-0001 and R9-2015-01000) to the City of Chula Vista, the County of
San Diego, the Port of San Diego, and 17 other cities in the region by the SDRWQCB,
requires the development and implementation of storm water regulations addressing storm
water pollution issues in development planning and construction associated with private and
public development projects.
The Hunsaker SWQMP and the “Infiltration feasibility condition letter” by GEOCON
indicates that due to the FC-1 onsite type “D” soils that infiltration is not recommended.
Therefore, infiltration BMP’s or LID features are not proposed. Hunsaker designed the
storm drain system and layout to address peak flows as well as to integrate water quality
and hydromodification features needed to comply with the City of Chula Vista BMP
Design Manual requirements.
The Mixed-Use/Residential site is located within the northwestern portion of the FC-1 site.
It is south of the BRT pathway, west of Town Center Drive, east of SR-125. The
redevelopment will consist of up to 840 multi-family dwelling units, associated streets,
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sidewalks, and park areas. Utilities such as sewer, water, and storm drain will connect to
existing facilities adjacent to the site. Water quality and hydro-modification facilities will
also be constructed on-site for mitigation of site run-off.
Drainage facilities will be built as part of the Otay Ranch Town Center FC-1 Mixed-
Use/Residential development and will include storm drain inlets, and cleanouts. The storm
drain from the site will connect downstream to the existing storm drain which was
constructed as part of the existing site improvements. The proposed flows from the area
have been attenuated to meet the existing peak flow and the existing storm drain capacity.
Similar to the other areas within the FC-1 site, infiltration is not recommended for this site
because of the type “D” soils. Therefore, infiltration BMPs are not proposed. The storm
drain from this area will connect to the on-site storm drain.
The project areas will use an underground storage facility and a proprietary bio -filtration
BMP downstream of it as treatment control BMPs. The underground storage facility was
sized to store the required portion of the design captured volume (1.5 DCV), and the outlet
structure of this storage facility was designed with an orifice to drawdown the 1.5 DCV
within 36 hours. The proprietary bio-filtration BMP was sized to treat the flow from the
underground storage facility using the elevation associated with the 1.5 DCV in the storage
unit. The underground storage facility volume and outlet structure were designed to meet
the hydromodification and peak flow attenuation requirements in addition to the water
quality requirements.
Prior to issuance of each grading permit for Otay Ranch Town Center project or any land
development permit, including clearing and grading, the project applicant shall submit a
notice of intent and obtain coverage under the NPDES permit for construction activity from
the SWRCB.
Prior to issuance of each grading permit, the City Engineer shall verify that parcel owners
have incorporated and will implement post- construction BMPs in accordance with current
regulations.
The project applicant shall comply with the Chula Vista Development Storm Water Manual
limitation of grading requirements.
The project applicant shall comply, to the satisfaction of the City Engineer, with the City
hydro-modification Criteria or the hydrograph modification management plan, as
applicable.
The combination of proposed construction and permanent BMP’s will reduce, to the
maximum extent practicable, the expected project pollutants and will not adversely impact
the beneficial uses of the receiving waters.
• Prior to approval of the Site Plan by the Design Review Committee, whichever
occurs first, applicant shall demonstrate compliance with the City of Chula Vista
Storm Water and Discharge Control Ordinance and the NPDES Municipal Permit
(including the Final Model of the City of Chula Vista BMP Design Manual). The
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Applicant shall obtain the approval of the City Engineer of a SWQMP.
• The project shall comply with the recommended mitigation measures provided in
the Hunsaker Drainage Study and the Hunsaker SWQMP, and the Environmental
Impact Report for the project.
• The project shall be responsible for the conveyance of storm water flows in
accordance with City Engineering Standards. The City Engineering Division will
review all plans to ensure compliance with such standards.
• The project shall incorporate urban runoff planning in the Tentative Map and/or
Site Plan.
• The project shall be required to comply with all current regulations related to water
quality for the construction and post construction phases of the project. Both the
future land development construction drawings and associated reports shall be
required to include details, notes and discussions relative to the required or
recommended BMPs.
• The project applicant will assure the maintenance of drainage facilities by a property
owner’s association that would raise funds through fees paid by each property
owner and/or participation in a CFD established over the entire project to raise
funds through the creation of a special tax for drainage maintenance purposes.
• Additional drainage analysis may be required at the tentative map phase of the
project to demonstrate the adequacy of the proposed on-site storm drain system(s)
and the existing storm drain connections.
• Future drainage reports shall be prepared by the Applicant, as required by the City
of Chula Vista, for the final engineering phase(s) of the project.
• The project applicant shall comply with the Project FEIR Water Quality & Hydrology
mitigation measures. A full discussion of these mitigation measures can be found in the
Project FEIR.
J. AIR QUALITY
“A Fourth Addendum to the EIR Otay Ranch Freeway Commercial Sectional Planning
Area (SPA) Plan Planning Area 12”, June 23, 2023, City of Chula Vista provides more
specific detail regarding the proposed modifications for the approval of the SPA Plan
Amendment, and Freeway Commercial South Master Precise Plan Amendment to allow
840 residential units and reduce the allowable commercial area to 816,000 Square-feet.
The “Freeway Commercial South Otay Ranch Town Center Air Quality Improvement
Plan” dated June 2023, by Ldn Consulting Inc. (Ldn Report), was the basis of the Fourth
Addendum. SRA prepared a technical memorandum evaluating the impacts associated with
the proposed density increase amendment. The Ldn Report and memorandum evaluated
the potential for adverse impacts to the ambient air quality due to construction and
operational emissions resulting from the project. The report indicates that construction
would result in a temporary addition of pollutants to the local air shed caused by soil
disturbance, fugitive dust emissions, and combustion pollutants from on-site construction
equipment, as well as from off-site trucks hauling construction materials.
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The project applicant shall comply with the FEIR and the Report Air Quality mitigation
measures. A full discussion of these mitigation measures can be found in the
aforementioned documents.
K. CIVIC CENTER
New development has an impact on City owned facilities such as the Civic Center. A
component of the PFDIF, is funding for expansion to the City’s Civic Center. The PFDIF
shall be paid prior to final inspections, at the rate in effect at the time payment is made. It
represents the project’s impact to the Civic Center.
L. CORPORATION YARD
The City’s Corporation Yard is impacted by new development. A component of the PFDIF
is for funding expansion of the City’s Corporation Yard. The PFDIF shall be paid prior to
final inspections, at the rate in effect at the time payment is made. It represents the project’s
impact to the Corporation Yard.
M. FISCAL ANALYSIS / COMMERCIAL LANDS ANALYSIS
The Otay Ranch Town Center fiscal impact analysis was prepared in accordance with the
City’s SPA Fiscal Impact Analysis (FIA) Framework. As prescribed in the SPA Fiscal
Impact Framework, using the City’s Fiscal Impact Analysis Model (City Fiscal Impact
Model). HR&A’s report (Otay Ranch Town Center Fiscal Impact Analysis, July 2023)
used the City Fiscal Impact Model to estimate fiscal revenues and expenditures expected
to grow proportionally with new development. HR&A made two adjustments to the City
Fiscal Impact Model to calculate property tax and sales and use tax revenue from the
project. As part of the property tax revenue calculation, HR&A used capitalized value less
land value as a proxy for constructed assessed value. HR&A also adjusted the sales and
use tax calculation to account for resident spending at the on-site retail. The analysis
concluded a positive annual net fiscal impact with the proposed project.
HR&A also prepared a Market and Commercial Lands Analysis, date July 2023, which
concluded:
• Retailers are rethinking their strategies and large retailer like Macy’s, Nordstrom,
and Bloomingdales are mover towards smaller footprint store models;
• Retail uses at the site would likely capture demand from the General Merchandise
and Clothing and Clothing Accessories retail demand categories;
• There is demand for more than 22,000 residential units in the Chula Vista South
Bay region;
• There is demand for at slightly higher intensity;
• There is limited near-term traditional retail demand and strong multi-family
demand.
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N. PUBLIC FACILITY FINANCING
The proposed project will finance public facilities primarily by paying development
impact fees or constructing facilities required by subdivision exactions using private
funding source.
Development Impact Fee Programs
City of Chula Vista Municipal Code Section 3.42.101, the Chula Vista City Council must
adopt a fee schedule. The proposed project must comply with the City of Chula Vista
Development Master Fee Schedule, Chapter 16. Development and In-Lieu Fees were last
revised in October 2023 and are indexed each October 1. Section 3.42.101 of the Chula
Vista Municipal Code requires the proposed project to comply with the most current
version of the Chula Vista Development Master Fee Schedule, Chapter 16, at the time fees
are paid.
Otay Ranch Town Center project is subject to fees established to help defray the cost of
facilities that benefit Otay Ranch Town Center.
Subdivision Security
The Proposed Project will be developed in phases over several years. As public
improvements are complete, security provided for the Proposed Project in accordance with
the Subdivision Map Act and the Municipal Code should be reduced to reflect the
completed improvements. Accordingly, the process described herein will apply to bonds
for Grading and Drainage, Public Improvements, and Landscape and Irrigation, but will
not apply to Survey Monumentation bonds. Applicant may submit to the City not more
often than once every six months a detailed engineer’s estimate identifying with respect to
each bond the costs to complete the remaining improvements secured by such bond (“Cost
to Complete”). The City will review and approve or disapprove the Costs to Complete, and
if disapproved, Applicant may resubmit a modified estimate of Cost to Complete for City
review. Upon approval of the Costs to Complete by the City, the amount of the applicable
bond may be reduced to an amount equal to 110% of the Costs to Complete. If approved
by the City, the reduced amount will be communicated to the bonding company in a letter.
Based on the City’s communication, the bonding company may issue a bond reduction
rider to reduce the principal amount of the bond to the reduced amount approved by the
City. However, the bond amount may never be reduced by this process to less than 15% of
the original estimate of the costs of the applicable improvements.