HomeMy WebLinkAboutAppendix 6b - Design Plan (Redline)
VILLAGE DESIGN PLAN
Village Seven Sectional Planning Area (SPA)
Otay Ranch GDP
Proposed Draft Amendment
Updated May 2024
Text Deleted
Text Added
Adopted October 12, 2004
by Resolution No. 2004-329
Amended ______________
by Resolution No. ________
Project Sponsors:
McMillin Otay Ranch, LLC
2727 Hoover Avenue
National City, CA 91950
Contact: Todd Galarneau
(619) 336-3959
Baldwin & Sons, LLC
610 West Ash Street, Suite 1500
San Diego, CA 92101
Contact: Maria Miller, AICP
(619) 234-4050
Prepared by
Cinti Land Planning
2932 Poinsettia Drive
San Diego, CA 92106
Contact: Gary P. Cinti
(619) 223-7408
Adopted (8/24/2004)
Amended [Month] 2023 II.4-i SPA PLAN
SECTION II.4
VILLAGE DESIGN PLAN
TABLE OF CONTENTS
Note: The Table of Contents will be automatically updated upon adoption after removal of
strikeout text and deleted exhibits.
II.4.1 Introduction ......................................................................................................... II.4.1-1
II.4.1.1 Background/Purpose
II.4.1.2 Related Documents/Design Framework
II.4.1.3 Otay Ranch Village Development Concept
II.4.1.4 Village Structure
II.4.1.5 Site Ownership & Project Implementation
II.4.2 Design Review Process ........................................................................................ II.4.2-1
II.4.2.1 Introduction
II.4.2.2 Administrative Design Review
II.4.2.3 Design Review Committee
II.4.2.4 Appeals
II.4.2.5 Special Review Processes
II.4.3 Community Design Concept ............................................................................... II.4.3-1
II.4.3.1 Village Identity & Character
II.4.3.2 Landscape Concept
II.4.3.3 Community Fencing
II.4.3.4 Community Signing
II.4.3.5 Community Lighting
II.4.3.6 Community Trails
II.4.3.7 Community Entries
II.4.3.8 Street Utilities
II.4.3.9 Pedestrian Orientation
II.4.4 Residential Design Guidelines: Single Family - Secondary Area ................... II.4.4-1
II.4.4.1 Site Planning
II.4.4.2 Grading & Landform
II.4.4.3 Streetscape Design
II.4.4.4 Visual Aspect
II.4.4.5 Architecture
II.4.4.6 Signage
II.4.4.7 Lighting
II.4.4.8 Parking
II.4.4.9 Landscaping Requirements
II.4.4.10 Individual Neighborhood Design Criteria
Adopted (8/24/2004)
Amended [Month] 2023 II.4-ii SPA PLAN
II.4.5 Residential Design Guidelines: Multi-family .................................................... II.4.5-1
II.4.5.1 Pedestrian-oriented Design
II.4.5.2 Façade Elements
II.4.5.3 Parking, Carport & Garage Design
II.4.5.4 Site Planning & Building Plotting
II.4.5.5 Building Design Concepts
II.4.5.6 Architecture & Building Design
II.4.5.7 Landscape
II.4.5.8 Individual Neighborhood Design Criteria
II.4.6 Non-Residential Design Guidelines ................................................................... II.4.6-1
II.4.6.1 Architecture, Building Siting, Color & Materials
II.4.6.2 Screening
II.4.6.3 Site Furnishings
II.4.6.4 Lighting & Signage
II.4.6.5 Individual Neighborhood Design Criteria
II.4.7 Village Core Concept .......................................................................................... II.4.7-1
II.4.7.1 Village Core Planning & Design
II.4.7.2 Village Core Design & Implementation
II.4.7.3 Village Core Site Planning
II.4.7.4 Architectural Design Guidelines
II.4.7.5 Landscape
II.4.7.6 Lighting
II.4.7.7 Street Furnishings
II.4.7.8 Signage
II.4.7.9 Individual Neighborhood Design Criteria
LIST OF EXHIBITS
Exhibit 1.1
Exhibit 1.2
Exhibit 1.3
Exhibit 1.4
Exhibit 3.1
Exhibit 3.2
Exhibit 3.3
Exhibit 3.4
Exhibit 3.5
Exhibit 3.6
Exhibit 3.7
Exhibit 3.8
Exhibit 3.9
Exhibit 3.10
Exhibit 3.11
Exhibit 3.12
Exhibit 3.13
Overall Conceptual Village Plan .............................................................................. II.4.1-67
Community Structure ................................................................................................ II.4.1-88
Ownerships ............................................................................................................. II.4.1-109
Site Utilization Plan .............................................................................................. II.4.1-1110
Design Influences........................................................................................................ II.4.3-3
Sample Architectural Elements ................................................................................. II.4.3-76
Staggered Double Row of Trees on Featured Side of Street .................................. II.4.3-128
Landscape Concept ................................................................................................. II.4.3-139
La Media Road Streetscape .................................................................................. II.4.3-1510
Birch Road Streetscape ......................................................................................... II.4.3-1611
Village Entry Streetscape ...................................................................................... II.4.3-1712
Promenade Streets ................................................................................................. II.4.3-1813
Conceptual Street Tree Plan .................................................................................. II.4.3-1914
Primary Entry Monument ..................................................................................... II.4.3-2115
Secondary Village Entry ....................................................................................... II.4.3-2216
SR-125 Landscape Buffer ..................................................................................... II.4.3-2317
Wolf Canyon (Eastern Portion) ............................................................................ II.4.3-2519
Adopted (8/24/2004)
Amended [Month] 2023 II.4-iii SPA PLAN
Exhibit 3.14
Exhibit 3.15
Exhibit 3.16
Exhibit 3.17
Exhibit 3.18
Exhibit 3.19
Exhibit 3.20
Exhibit 3.21
Exhibit 3.22
Exhibit 3.23
Exhibit 3.24
Exhibit 3.25
Exhibit 3.26
Exhibit 4.1
Exhibit 4.2
Exhibit 4.3
Exhibit 4.4
Exhibit 4.5
Exhibit 4.6
Exhibit 4.7
Exhibit 4.8
Exhibit 4.9
Exhibit 4.10
Exhibit 4.11
Exhibit 4.12
Exhibit 5.1
Exhibit 5.2
Exhibit 5.3
Exhibit 5.4
Exhibit 5.5
Exhibit 5.6
Exhibit 5.7
Exhibit 6.1
Exhibit 7.1
Exhibit 7.2
Wolf Canyon (Western Portion) ........................................................................... II.4.3-2620
Landscape Buffer .................................................................................................. II.4.3-2822
Fencing Types ....................................................................................................... II.4.3-3630
Village Fencing & Entries .................................................................................... II.4.3-3731
Combination Wall & Fence .................................................................................. II.4.3-3932
SR-125 Sound Wall .............................................................................................. II.4.3-4033
Signing Guidelines ................................................................................................ II.4.3-4235
Major Kiosk Directional Sign – Temporary ......................................................... II.4.3-4336
Community Facility Signs - Temporary ............................................................... II.4.3-4336
Sign Lighting ........................................................................................................ II.4.3-4437
Trails ..................................................................................................................... II.4.3-4538
Project Entry Monument ....................................................................................... II.4.3-4740
Pedestrian Orientation ........................................................................................... II.4.3-4942
3 Car Garage Configurations ...................................................................................... II.4.4-3
Typical SF3 Lotting .................................................................................................... II.4.4-4
Typical SFD Lotting ................................................................................................... II.4.4-5
Typical SFD Lotting ................................................................................................... II.4.4-6
Single Family Detached < 50’ Lot Width ................................................................... II.4.4-7
Major Slope Contouring ............................................................................................. II.4.4-8
Typical Neck Down .................................................................................................. II.4.4-10
Veranda Concept ....................................................................................................... II.4.4-11
General Architecture Guidelines ............................................................................... II.4.4-14
Single Family Detached ............................................................................................ II.4.4-16
Neighborhood R-1 ................................................................................................ II.4.4-1918
Neighborhood R-2 ................................................................................................ II.4.4-2120
Courtyard Housing ...................................................................................................... II.4.5-5
Townhomes with Pedestrian Orientation .................................................................... II.4.5-6
Making High Density Multi-family Accessible .......................................................... II.4.5-7
Multi-family Housing Locations ............................................................................... II.4.5-10
Neighborhood R-5 ................................................................................................ II.4.5-1512
Neighborhood R-6 ................................................................................................ II.4.5-1714
Neighborhood R-7 ................................................................................................ II.4.5-1916
Non-Residential ........................................................................................................ II.4.6-44
Village Core ................................................................................................................ II.4.7-6
Conceptual Design for Elementary School & Park .................................................. II.4.7-98
Overall Conceptual Village Plan ................................................................................ II.4.1-6
Community Structure .................................................................................................. II.4.1-8
Ownerships ............................................................................................................... II.4.1-10
Site Utilization Plan .................................................................................................. II.4.1-11
Design Influences........................................................................................................ II.4.3-3
Sample Architectural Elements ................................................................................... II.4.3-7
Staggered Double Row of Trees on Featured Side of Street .................................... II.4.3-12
Landscape Concept ................................................................................................... II.4.3-13
La Media Road Streetscape ...................................................................................... II.4.3-15
Birch Road Streetscape ............................................................................................. II.4.3-16
Village Entry Streetscape .......................................................................................... II.4.3-17
Promenade Streets ..................................................................................................... II.4.3-18
Conceptual Street Tree Plan ...................................................................................... II.4.3-19
Primary Entry Monument ......................................................................................... II.4.3-21
Secondary Village Entry ........................................................................................... II.4.3-22
SR-125 Landscape Buffer ......................................................................................... II.4.3-23
Adopted (8/24/2004)
Amended [Month] 2023 II.4-iv SPA PLAN
Wolf Canyon (Eastern Portion) ................................................................................ II.4.3-25
Wolf Canyon (Western Portion) ............................................................................... II.4.3-26
Landscape Buffer ...................................................................................................... II.4.3-28
Fencing Types ........................................................................................................... II.4.3-36
Village Fencing & Entries ........................................................................................ II.4.3-37
Combination Wall & Fence ...................................................................................... II.4.3-39
SR-125 Sound Wall .................................................................................................. II.4.3-40
Signing Guidelines .................................................................................................... II.4.3-42
Major Kiosk Directional Sign – Temporary ............................................................. II.4.3-43
Community Facility Signs - Temporary ................................................................... II.4.3-43
Sign Lighting ............................................................................................................ II.4.3-44
Trails ......................................................................................................................... II.4.3-45
Project Entry Monument ........................................................................................... II.4.3-47
Pedestrian Orientation ............................................................................................... II.4.3-49
3 Car Garage Configurations ...................................................................................... II.4.4-3
Typical SF3 Lotting .................................................................................................... II.4.4-4
Typical SFD Lotting ................................................................................................... II.4.4-5
Typical SFD Lotting ................................................................................................... II.4.4-6
Single Family Detached < 50’ Lot Width ................................................................... II.4.4-7
Major Slope Contouring ............................................................................................. II.4.4-8
Typical Neck Down .................................................................................................. II.4.4-10
Veranda Concept ....................................................................................................... II.4.4-11
General Architecture Guidelines ............................................................................... II.4.4-14
Single Family Detached ............................................................................................ II.4.4-16
Neighborhood R-1 .................................................................................................... II.4.4-19
Neighborhood R-2 .................................................................................................... II.4.4-21
Courtyard Housing ...................................................................................................... II.4.5-5
Townhomes with Pedestrian Orientation .................................................................... II.4.5-6
Making High Density Multi-family Accessible .......................................................... II.4.5-7
Multi-family Housing Locations ............................................................................... II.4.5-10
Neighborhood R-5 .................................................................................................... II.4.5-17
Neighborhood R-6 .................................................................................................... II.4.5-19
Neighborhood R-7 .................................................................................................... II.4.5-21
Non-Residential .......................................................................................................... II.4.6-4
Village Core ................................................................................................................ II.4.7-6
Conceptual Design for Elementary School & Park .................................................... II.4.7-9
INTRODUCTION
Adopted (8/24/2004)
Amended [Month] 2023 II.4.1-1 VILLAGE DESIGN PLAN
SECTION II.4
VILLAGE DESIGN PLAN
II.4.1 Introduction
II.4.1.1 Background/Purpose
This document is a manual to guide the design of site plans, architecture, and landscape architecture within
the Village Seven Sectional Planning Area (SPA) of the Otay Ranch Planned Community. This document
meets the requirements set forth in the Otay Ranch General Development Plan/Subregional Plan (GDP)
adopted by the City of Chula Vista and the County of San Diego.
The concept for development of Otay Ranch is a carefully fashioned series of “villages,” blending
neighborhoods, shops, and employment opportunities with parks, schools and other civic facilities to create
a community with a shared sense of pride and place. Since the village development concept is essential to
the Otay Ranch community vision, Village Design Plans are intended to address the special design
considerations which will arise over time with development of each village.
The GDP requires that a Village Design Plan be prepared for each village at the SPA level of planning. The
design plan guides development and building/site design by defining the intended character of the village.
It is provided to ensure that the quality and fundamental concepts established at the master planning stage
are maintained in the final phase of detailed planning and design. The design plan includes guidelines for
specific areas of consideration, but more importantly it establishes a design context within which each
element contributes to the success of the entire program.
The purpose of this Village Design Plan is to ensure that all development within Village Seven will maintain
a high standard of design through consistency with these published guidelines and standards. The
requirements of this design plan are consistent with those established for the community as a whole in the
Otay Ranch GDP and Overall Design Plan approvals, as well as those approved and implemented in
previous development phases of the Otay Ranch Community.
II.4.1.2 Related Documents/Design Framework
The GDP-defined “village” also serves as an implementation tool. The GDP requires that a village or logical
combination of adjacent villages be subject to Sectional Planning Area (SPA) Plan approval prior to
development. The SPA Plan is intended to provide an increased level of detail to implement the goals,
objectives and policies of the GDP for the individual village site and provide the specific development
standards. This Village Design Plan is a component of the Village Seven SPA Plan package which also
includes the Village Seven SPA Plan, PC District Regulations, Public Facilities and Finance Plan and other
submittals, together which detail the development proposed for Village Seven within Otay Ranch.
While the GDP establishes community-wide land use designations and policies, it does not address design
issues in any detail. The Otay Ranch GDP in Part II Chapter 1 Section D Land Use Design, Character and
Policies provides a foundation and policy direction for the design of all urban villages, including Village
Seven. This section of the GDP includes policies which affect village design including village land use,
village core, residential and mixed-uses in the village core, secondary areas, transit, street system, parking
and parks. The GDP supplements these general policies with specific policies for each village Section F of
Part II Chapter 1. These policies have been implemented in the basic land use configuration of Village
INTRODUCTION
Adopted (8/24/2004)
Amended [Month] 2023 II.4.1-2 VILLAGE DESIGN PLAN
Seven, as described in the SPA Plan, and will be extended to the site plan/individual building level of
project design through use of this design plan.
While the policies of the GDP generically address intended design solutions, the Village Design Plan
addresses the diversity and individual design elements which will distinguish each village within the larger
community. The Village Design Plan delineates the intended identity of each village by addressing setting,
character, sense of place, and pedestrian and transit orientation features, particularly in the Village Core.
As a part of the design implementation process, the GDP also required preparation of a ranch-wide Overall
Design Plan to provide the community-wide design context for the various villages and development areas
which will comprise the community. This was completed with SPA One, the initial implementation phase
for Otay Ranch.
The Overall Design Plan identifies the major design influences which shaped the project, as described in
the GDP, and establishes general design guidelines and standards for the community as a whole. The
summary below conveys the design approach/philosophy which is to be implemented at the village level
through this Village Design Plan.
Overall Design Plan Summary
The overriding design theme for Otay Ranch is to integrate developed areas within the natural
environment; creating a network of natural spaces separating and surrounding the villages, while
forming the basic structure for the community. The unifying design elements repeat and reinforce
the natural landforms and landscapes of the Otay Ranch. These elements are primarily found within
open space areas. The transitional environment between the natural areas and the developed
villages will reflect a contemporary agrarian theme (California Farmhouse), more structured than
the natural/naturalized areas, yet very appropriate for the region. The village areas will each reflect
an individual character and theme, with a more ornamental and urban landscaping theme than the
surrounding areas of the Ranch.
1. Overall Design Elements
Design elements are the component parts which can be assembled to create the overall community
design framework. Design elements for the Otay Ranch and their role in the Overall Design Plan
are (from Chapter III of Overall Design Plan):
• Riparian Meander - Develop a strong physical and visual relationship with the watercourse
system (valleys, lakes, ravines) which courses throughout the Ranch, forming edges,
boundaries and open space.
• Mountain Landforms - Recognize setting and utilize the mountain landforms to form a dramatic
eastern boundary for the Ranch, and on a smaller scale, separate some village areas.
• Dominant Skyline Landscape Treatment - Create a landscape-dominant skyline at selected
locations to enhance the visual cohesiveness of the Ranch.
• Major Streetscapes - Create a streetscape system to provide visual continuity between the three
major parcels that compose Otay Ranch. Include variations on a basic theme to respond to
street hierarchy and specific site conditions while providing a unifying design element.
• Landscape Palette - Formulate and apply a landscape palette of natural, naturalized or
indigenous materials, patterns and forms which relate to the region and/or a ranch-like
character to open areas and development transition edges.
• Signage - Create a signage system that unifies the Ranch and responds to identification needs,
yet does not limit individual expression within the villages.
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Adopted (8/24/2004)
Amended [Month] 2023 II.4.1-3 VILLAGE DESIGN PLAN
• Furnishings - Provide community fixtures and furnishings to complement and reinforce the
cohesive community character established by larger scale design elements.
• Linkages - Establish a comprehensive regional trail system to accommodate walking, riding,
hiking, biking and equestrian uses, as appropriate.
• Pedestrian Design - Emphasize pedestrian access and involvement at all levels.
The Otay Ranch Overall Design Plan should be consulted for further information regarding these
design elements and their application within the Otay Ranch project as a whole. The Plan should
also be consulted to determine the applicable elements to be considered at any particular location
within the Ranch.
2. Grading Guidelines
Although Otay Ranch will be highly urbanized in the Otay Valley Parcel, with significant grading
occurring to create developable areas, the setting within which development will occur will remain
largely rolling, hilly, open and natural. As outlined in the Overall Design Plan, the landscape
concepts are designed to enhance this natural character and integrate it with the development areas.
The following grading standards and guidelines from the Overall Design Plan are intended to
respect the natural contours and landforms of the area, while recognizing the need to meet efficient,
engineered grading standards (from Chapter V Special Design Criteria, A. Grading Guidelines):
• Where grading for roads or development occurs in any of the defined scenic corridors,
contours should be carefully modulated and softened to blend with existing natural slopes to
create a more natural and irregular appearance. Excessively long, uniform slopes shall be
avoided.
• Where cut or fill slopes intersect a natural canyon or slope, contours should be radiused and
blended without sharp or unnatural corners.
• In all areas where manufactured cut or fill slopes intersect with natural slopes, the transition
should be made by rolling the top or bottom of the new slope to integrate the two conditions.
• In all areas where grading for development or roadways intersects a natural slope without cut
or fill slopes (daylight condition) a rounded top or bottom of slope should be retained to blend
the natural slope with the building or road pad. Minimum building setback from natural slopes
will take fire protection standards into consideration.
• Roadways - Siting of roadways, particularly in scenic corridors, will follow the standards listed
above. Additionally, creating road alignments to meet natural contours wth minimal grading
and blending cut/fill slopes with natural topography will be required. When feasible, divided
roads will be split vertically to soften the impact of grading and to maximize potential scenic
views.
• Landscape - Planting of graded slopes with native and indigenous plant materials will be
designed to blend with existing planting when adjacencies occur. The careful massing of the
understory and tree forms, both in naturalized and more ornamental zones will visually soften
the appearance of graded slopes.
3. Viewshed Development Guidelines
The Overall Design Plan also includes guidelines which address development visible from the Otay
River Valley, Salt Creek and the Otay Lakes. These guidelines do not apply to the Village Seven
site because it is not adjacent to any of these natural features.
INTRODUCTION
Adopted (8/24/2004)
Amended [Month] 2023 II.4.1-4 VILLAGE DESIGN PLAN
The unifying, community-wide design elements of the Overall Design Plan provide a framework for the
design direction for each village, which is expected to have its own individual identity and sense of place.
This Design Plan for Village Seven identifies the applicable provisions of the GDP and Overall Design
Plan at the beginning of Chapter 3 Community Design Concept, to establish the framework for the more
detailed design provisions to be implemented within the village boundaries.
II.4.1.3 Otay Ranch Village Development Concept
The GDP designates future land uses for the entire Otay Ranch within a framework of open space and major
circulation corridors. It also defines the “village” as the fundamental building block for organizing land use
within this community framework. The Otay Ranch GDP identifies urban villages, specialty villages, and
rural estates areas. Village Seven is an urban village. These villages are transit oriented, with higher
densities and mixed uses in the Village Cores. An emphasis is placed on transportation and circulation
alternatives to the automobile, including transit (bus and light rail), electric carts, and pedestrian and bicycle
facilities.
Roadways and land use connections facilitate bus service to the core and fixed route transit stations.
Villages One and Five (comprising SPA One), Village Six, Planning Area Twelve/Eastern Urban Center
(EUC) and Village Nine are located on the proposed fixed transit route, and include the highest residential
intensities and commercial uses to enhance transit use. Village Seven is not on the fixed route but will
include a transit station in the village core, at the heart of the village which will provide connecting service
to the fixed route system.
Urban villages are comprised of two basic components: a central area of more intense uses, the Village
Core; and, surrounding areas of lower density residential uses, the Secondary Area. The Village Core
contains mixed-use, public/quasi-public and medium-high residential land uses and is to serve as the focal
point and commercial hub of the village. Village Cores are centered around a main street or plaza,
surrounded by retail commercial, residential, or mixed-use buildings. Neighborhood parks and other civic
or community uses, such as churches, child care or senior centers are also typically located within the
Village Core. The Secondary Area typically contains a series of residential neighborhoods, providing a
range of predominately single-family housing opportunities.
This urban, transit village development concept will be implemented in the Village Seven SPA,
incorporating specific features and uses as determined by the GDP, project setting, land use commitments
and other design determinants.
II.4.1.4 Village Structure
The community structure of the Otay Ranch Village Seven neighborhood, at the broadest level, is
established by the Otay Ranch GDP. Village Seven is one of eleven “urban villages” identified in the Otay
Ranch GDP for areas located adjacent to existing urban areas. Each urban village includes a man -made or
natural feature which provides a unique focus to create a sense of identity. For Village Seven, the focal
point is the Wolf Canyon Greenbelt which is adjacent to the commercial hub in the Village Core located in
the center of the planning area. This greenbelt implements the Village Greenway identified in the Overall
Design Plan as a community-wide open space/trail linkage through the Otay Valley Parcel of Otay Ranch.
The Village Greenway is to be located in Wolf Canyon, between Villages Three and Four, extend east
through Village Seven, through the Eastern Urban Center (EUC) and Village Eleven to Salt Creek.
The village core is planned to be centered on a mixed use parcel and town square area, including a transit
station which will provide transit service which connects to the fixed route system in SPA One (Villages
INTRODUCTION
Adopted (8/24/2004)
Amended [Month] 2023 II.4.1-5 VILLAGE DESIGN PLAN
One and Five), Village Six and the Eastern Urban Center, immediately to the east. The fixed route system
is to connect to the regional system which currently serves the San Diego metropolitan area, providing an
alternative to the automobile for commuting and regional transit. The mixed-use (commercial/residential)
area adjacent to the transit station and “town square” will serve as the village focal point. The
Neighborhoods (parcels) shown on the Overall Conceptual Village Plan (see Exhibit 1.1) place the mixed-
use area (Neighborhood MU-1) and town square (Neighborhood TS-1) within a 5.6 acre square block
defined by village streets. A public park, elementary school and multi-family housing sites complete the
village core area (see Community Structure Exhibit 1.2).
The Village Seven secondary area is comprised of single family residential areas, a public high school site
in the southeastern quadrant, a middle school site in the southwestern corner and three four CPF sites
between them, at the corner of the intersection of the southern and western village entry streets. Two
additional small CPF/park sites are located within the larger single family areas (Neighborhoods R -1 and
R-2).
II.4.1.5 Site Ownership & Project Implementation
The Village Seven site is comprised of five separate ownerships (see Exhibit 1.3). The Village Seven SPA
Plan which includes this Village Design Plan has been cooperatively prepared by the two majority
landowners, Otay Project, L.P. (Otay Ranch Company) and McMillin Otay Ranch, LLC. Adoption of the
SPA Plan and Village Design Plan will grant development approval only to that property owned by the
applicants, as shown on the Site Utilization Plan, Exhibit 1.4. Inclusion of other ownerships will require
amendment(s) of this initial SPA approval, as required by the amended Otay Ranch GDP Implementation
provisions (Otay Ranch GDP/SRP, Part II, Chapter 1, Section E). Although, the SPA approval is for and
focus of this Village Design Plan is on the applicant’s portion of the village, some planning issues,
particularly context and consistency with other adopted plans, community structure and infrastructure, are
more appropriately discussed considering the entire village. Hence, this Village Design Plan will address
some issues with respect to the entire village and others with respect to only the applicant ’s property.
Descriptions of facilities and features outside of the applicant’s ownership are provided as conceptual plans
which demonstrate how a coherent village as a whole could be implemented. These concepts are subject to
revision when the additional landowners’ SPA amendment(s), including amendments to this Village Design
Plan, are processed.
The primary design issue created by this ownership pattern is providing design guidance for the mixed -
use/town square focal point planned within the Village Core. This site is not within the applicants’
ownership and hence is not addressed beyond the conceptual level in this plan. Site specific design guidance
for these sites, as well as other areas, shown as “undesignated” of the Site Utilization Plan shall be included
in the future amendment(s) to include those sites in the approved SPA. Such amendments shall also
establish procedures and submittal requirements for any specialized design review/planning approval
process proposed for the essential village core component(s).
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Amended [Month] 2023 II.4.1-6 VILLAGE DESIGN PLAN
Overall Conceptual Village Plan
(in Site Utilization Plan format)
Exhibit 1.1
INTRODUCTION
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Amended [Month] 2023 II.4.1-7 VILLAGE DESIGN PLAN
Overall Conceptual Village Plan
Exhibit 1.1
INTRODUCTION
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Amended [Month] 2023 II.4.1-8 VILLAGE DESIGN PLAN
Community Structure
Exhibit 1.2
INTRODUCTION
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Community Structure
Exhibit 1.2
INTRODUCTION
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Ownerships
Exhibit 1.3
INTRODUCTION
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Site Utilization Plan
Exhibit 1.4
INTRODUCTION
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Site Utilization Plan
Exhibit 1.3a
INTRODUCTION
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Amended [Month] 2023 II.4.1-13 VILLAGE DESIGN PLAN
Site Utilization Table
Exhibit 1.3b
VILLAGE SEVEN LAND USE SUMMARY TABLE
RESIDENTIAL USE
Neighborhood Land Use LU District Acres DU du/ac
R-1
Single-Family
Detached SF4 50.7 346 6.8
R-2
Single-Family
Detached SF4, RM1 50.5 375 7.4
R-3 Multi-Family RM1 3.1 43 13.9
R-4 Multi-Family RM2 3.1 121 39
R-5 Multi-Family RM1 17.4 132 7.6
R-6 Multi-Family RM2 12.5 193 15.4
R-7 Multi-Family RM2 8.0 123 15.4
R-8 Multi-Family RM1 8.3 123 14.9
Total Residential 153.6 ac. 1,456 9.5
NON-RESIDENTIAL USE
Neighborhood Land Use LU District Acres
P-1 Public Park P 7.6
CPF-1 Private Park CPF 1.1
CPF-2a Private Park CPF 0.7
CPF-2b CPF CPF 1.0 *Area included in R-3
S-1 High School S 53.9
S-3 Elem. School S 11.5
OS Open Space OS 42.5
Total Non-Residential 117.3 ac.
FUTURE DEVELOPMENT AREA - CONCEPTUAL USES
(REQUIRES A SPA AMENDMENT TO OBTAIN DEVELOPMENT APPROVAL)
Neighborhood Land Use LU District Acres
R-9 Residential Undesignated 42
MU Mixed-Use Undesignated 3.7
OS Open Space Undesignated 3
TS-1 Town Square Undesignated 1.9
CPF-3 CPF Undesignated 1.1
Total Future Development 51.7 ac.
VILLAGE TOTAL 322.6 ac.
DESIGN REVIEW PROCESS
Adopted 8/24/2004
Amended [Month] 2023 II.4.2-1 VILLAGE DESIGN PLAN
II.4.2 Design Review Process
II.4.2.1 Introduction
The design review process includes two integrated procedures: design review and approval by the master
developer and review and approval by the City of Chula Vista. Essentially the process requires the builder
to formulate the design for his Neighborhood and review it with the master developer prior to formal
application and review of final designs by the City. The City of Chula Vista development standards are
provided in the Village Seven Planned Community (PC) District Regulations. Standards and regulations
for residential uses are in Section II.3.3, those for mixed-use/commercial uses in Section II.3.4 and
Administrative Procedures, including those for Design Review, are in Section II.3.9. The City’s Park and
Recreation Development Services Department shall review all public and private parks for conformance
with all applicable City of Chula Vista standards.
A. Master Developer Review Process
The review requirements of the master developer are intended to ensure that the builder’s proposed product
and designs meet the standards and criteria for the village and the entire planned community. The items to
be included in the builder’s design submittal package to the Master Developer are covered by private
agreements between the builder and developer.
Following acceptance of the builders schematic design, a continuing exchange of information will be
expected as the design is finalized and the City’s review process begins. Final, approved plans shall be
provided to the master developer for his records.
B. City of Chula Vista Design Review Process
The requirements of the City are fairly typical and are further detailed below, but each builder should
contact the City for current, specific requirements. The design review process with the master developer
should be initiated prior to formal review by the City.
The standards and requirements for Site Plan, Architectural Approval and Design Review shall be as
provided for in the Otay Ranch Village Seven PC District Regulations. Additional, specific requirements
for application and review procedures are published in the City’s Zoning Ordinance.
The City has also published a “Landscape Manual” which describes the landscape review process and
provides some guidelines for landscape design from the City’s perspective. The Manual also includes
specific standards for landscape and irrigation improvements which shall be implemented in Village Seven.
II.4.2.2 Administrative Design Review
The Zoning Administrator is authorized to consider and approve, disapprove or modify applications on
several subjects as provided in Section II.3.9 of the Village Seven PC District Regulations and Section
19.14.030 of the Chula Vista Zoning Code, specifically including: site, architectural, and landscape plan
approval.
II.4.2.3 Design Review CommitteePlanning Commission
The Design Review Committee Planning Commission shall review plans as required by Section II.3.9 of
the Village Seven PC District Regulations, and as generally provided for herein unless otherwise specified
in the Village Seven SPA Plan. They shall base their findings on the City’s Design Manuals and this Village
DESIGN REVIEW PROCESS
Adopted 8/24/2004
Amended [Month] 2023 II.4.2-2 VILLAGE DESIGN PLAN
Design Plan. Refer to the Village Seven PC District Regulations and Sections 19.14.581 through 19.14.600
of the City’s Zoning Ordinance for additional information.
II.4.2.4 Appeals
A decision of the Design Review Committee or Zoning Administrator may be appealed to the Planning
Commission. A decision of the Planning Commission may be appealed to City Council. Such an appeal
shall be filed within ten days after the decision as provided for in Section 19.14.583 of the City’s Zoning
Ordinance.
II.4.2.5 Special Review Processes
In addition to the individual neighborhood review, there is a requirement for coordinated planning of
neighborhoods R-6 and R-7, as depicted on the Site Utilization Plan. The first Design Review submittal for
either neighborhood shall include a conceptual coordinated site plan for both neighborhoods. The boundary
between these two parcels shall then be established by the first Design Review approval. Dwell ing units
may be transferred between the two neighborhoods, providing it does not exceed the combined total units
permitted.
Also, the Site Utilization Plan only provides development designations for portions of Neighborhoods R-3
and R-4. The bulk of these neighborhoods are located adjacent to “undesignated” property which must be
added to the approved SPA Plan prior to development. Because of this, no specific design guidance is
provided for these sites. Future Village Design Plan amendments shall provide design guidance for these
entire neighborhoods when the complete neighborhood becomes a part of the approved SPA Plan.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-1 VILLAGE DESIGN PLAN
II.4.3 Community Design Concept
The character of the Otay Ranch Village Seven neighborhood at the broadest level is established by the
Otay Ranch General Development Plan and the design framework of the Overall Design Plan. The GDP
designates future land uses for the entire Otay Ranch within a framework of open space and major
circulation corridors. It also defines the “village” as the fundamental building block for organizing land use
within this community framework. Villages are comprised of two basic components; a central area of more
intense uses, the Village Core, and surrounding areas of typically residential uses, the Secondary Area.
The Village Core contains commercial, public/quasi-public, mixed-use and medium-high residential land
uses and serves as the focal point and commercial hub of the village. Village Cores are centered around a
main street or plaza, surrounded by retail/commercial, residential, or mixed-use buildings. Neighborhood
parks and other civic or community uses, such as churches, child care or senior centers are also locat ed
within the village core. The Secondary Area contains a series of residential neighborhoods located outside
of the Village Core, providing a range of predominately both single-family and multi-family housing
opportunities.
During the preparation of these ranch-wide plans, numerous community design features and policies were
established or considered. As individual villages are developed, attention to these pre-established criteria is
necessary to successfully execute the intended design. The design concept for Village Seven begins with
the framework of the Overall Design Plan. The applicable provisions of that plan are noted in the discussion
below.
II.4.3.1 Village Identity & Character
Village Seven is located within the Otay Valley Parcel framed by regional arterial roads, Birch Road on the
north, SR-125 on the east, Rock Mountain Road on the south and La Media on the west. Design concepts,
including landscape palettes, have been established for each of these routes, except Rock Mountain Road,
with previous studies and approvals. Village Seven is the first development area to border on Rock
Mountain Road and hence a future SPA segment of Village Seven approval will establish the design for
this road. La Media, Rock Mountain Road and Birch Road are “Ranch Theme Streets.” The SR-125 freeway
has its own landscape/design concept. These streetscape designs serve as “Unifying Elements” which
reinforce the regional setting of the Otay Valley Parcel and create a consistent community level design
framework. Village Seven will implement these established designs at its perimeter.
The Overall Design Plan also identifies the location of community and village entries as well as trail and
greenbelt connections to adjacent villages. The “Village Greenway” is designated as an open space/trail
connection through Village Seven. The Village Greenway is a community-wide open space/trail linkage
through the Otay Valley Parcel of Otay Ranch. It is to be partially located in Wolf Canyon, extending east
from Village Four through Village Seven, through the Eastern Urban Center (EUC) and Village Eleven to
Salt Creek. Trail connections are to be provided from the Village Seven Core to the cores of each of the
adjacent villages, including Village Four to the west and the Eastern Urban Center (EUC) to the east.
The design influences on Village Seven are detailed in Section II.2.2.1 of the SPA Plan. The primary
influences are the physical characteristics of the site and planned or developing uses on adjacent sites (see
Design Influences, Exhibit 3.1).
Village Seven is an urban village. The village core is located in the central portion of the village and includes
multi-family residential units, an elementary school, a neighborhood park site, and, eventually, mixed-
use/town square sites. As noted earlier, the town square and mixed-uses sites are not included in the initial
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-2 VILLAGE DESIGN PLAN
SPA approval, nor are other “undesignated” areas on the Site Utilization Plan (Exhibit 1.4), and will need
to be added via a formal SPA amendment. They are discussed here as future features within the village, as
depicted on the Overall Conceptual Village Plan, Exhibit 1.1. The town square feature would provide a
focal point for the village center and reflect a pedestrian orientation and urban character due to its proximity
to higher-density residential and commercial uses. The Core is connected to the village entries by
promenade streets. A promenade street also serves the multi-family neighborhoods within the village core.
The secondary area includes single-family and multi-family residential neighborhoods, with a range of lot
sizes and product types, two school sites,a high school and middle school, and three CPF sites located at
the intersection of the southern village entry street and western village entry street (see Exhibits 1.1, 1.2
and 1.4).
The land use plan for Village Seven is consistent with the pedestrian and transit oriented guidelines provided
in the Otay Ranch GDP. The plan includes a more intense Village Core area which includes a commercial
area proximate to a transit stop. The surrounding Secondary Area includes a range of housing.
The intent of the GDP village concept land use goals are to “produce a cohesive pedestrian friendly
community that encourages non-vehicular trips and fosters interaction amongst residents.” To implement
this goal, the land use policies encourage a pedestrian scale and a pedestrian friendly village environment.
Pedestrian-oriented development in residential neighborhoods has several basic components. In single -
family neighborhoods, homes are located closer to the sidewalk and have pedestrian-oriented features such
as porches to promote interaction between neighbors and encourage safer neighborhoods. “Veranda” style
porches on corner lots, balconies and semi-private courtyards further promote this interaction. Garages
doors fronting on the street are limited and have a greater required setback (recessed) from the street so that
the pedestrian experiences the architectural design of the building, not the garage door. The pedestrian street
experience is enhanced by limiting curb cut widths, thereby reducing driveway paving and increasing
landscaping across the front of the residential lots. “Hollywood” driveways are recommended design
solutions. Front doors should be visible from the street and must have strong entry features facing the street
that enhance the pedestrian experience. Walkways that go directly from the f ront door to the sidewalk
instead of the driveway emphasize the pedestrian orientation of the house to the street. Side street entry
garages separate the pedestrian-oriented front of the house from the auto entrance.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-3 VILLAGE DESIGN PLAN
Design Influences
Exhibit 3.1
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-4 VILLAGE DESIGN PLAN
Design Influences
Exhibit 3.1
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-5 VILLAGE DESIGN PLAN
Multi-family neighborhoods are located within the Village Core and the Secondary Area and should be
designed to discourage use of automobiles and create a “walkable” inviting environment, both within and
outside the boundaries of the development. Pedestrian-oriented features include orienting the front doors
toward the streets, paseos and pathways; plotting the buildings such that garages are generally not visible
from the public or commonly used streets; integrating strong, well designed pedestrian connections to the
public or commonly used streets and adjacent trail systems via an inner trail/sidewalk network; the inclusion
of well designed, inviting common usable open space areas; and, unique, yet compatible, architectural styles
that implement the concepts in this Village Design Plan.
Consistent with the design objective of accentuating the relationship of Otay Ranch with its natural setting
and the character of the region, a community design theme of “California Heritage” will be continued from
SPA One (Villages One and Five to the north) and Village Six, also to the north. This theme is consistent
with the ranching and agrarian images described in the Overall Design Plan. It is also compatible with the
new urbanism community design concepts promoted in the village development concept of the GDP. As
detailed below, this design theme is not a specific style of architecture which can be strictly interpreted. It
is purposely more of a character statement which encompasses a wide range of styles appropriate for the
Otay Ranch setting.
The California Heritage theme is based on several presumptions. First is that California, specifically
Southern California, has a unique historical context which can be expressed in building design and is worth
replicating. This theme will embrace the past and adopt basic principles from successfully built examples
in the region, historic Southern California communities such as portions of Los Angeles, Santa Barbara,
and San Diego. This theme can provide flexibility in design while allowing the community to age gracefully
and accommodate changing land uses. Lastly, this design theme builds on the setting, landscape and other
community framework elements from the Overall Design Plan, and provides a synergy of aesthetic elements
- location, landscape, and high visibility buildings - to make a statement greater than the individual
elements.
As with intensity of development, there will be a range in execution of the design theme. The strongest
interpretation and highest level of detailing should occur at the Village Core and greater range of design
interpretation within the Secondary Area. The most visible and intensive uses, commercial and civic
buildings at the Village Core, should most strongly convey the community design theme. Core residential
uses would reflect the theme but be less strict in its execution, especially smaller buildings and lower density
product types. Low density single family development and other uses in the Secondary Areas should have
styles complementary to the theme but need not implement any specific requirements.
While not a specific architectural style, the California Heritage design theme can embrace a variety of
specific styles: Spanish Mediterranean (traditional or contemporary) Colonial, Mission, Ranchouse,
Bungalow, Moorish, Modern Agrarian (California Farmhouse), California Coastal, etc. In general,
California Heritage architecture will reflect the climate and materials indigenous to Southern California.
The architectural feeling should be relaxed,, simple, and somewhat rustic timeless. Building massing
should be generally horizontal and “rambling” in feeling well proportioned with pedestrian scale in mind,
executed with appropriate changes in planes and varying roof lines. In larger buildings or groups of
buildings, horizontal massing should be interspersed with vertical elements such as two story components
and towers. Larger towers should signify focal elements and meeting/activity places. The accompanying
sketches in Exhibit 3.2 depict how various elements from a few specific styles can be adapted to be
consistent with the California Heritage community design theme.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-6 VILLAGE DESIGN PLAN
The following guidelines summarize the principles of design for architecture:
• The architecture should be responsive to the hot dry climatic conditions of Otay Ranch. Shade should
be an important element for building design, indoor and outdoor spaces, and people-gathering areas.
Buildings should be constructed using materials of good insulating value.
• A variation of building massing and a slight variation in height, if possible, and massing, whether in
groups of buildings or within individual buildings, should be achieved.
• All When appropriate, buildings should be composed of a base, middle and cap.
• Roof forms should reflect the historical heritage architectural vernacular.
• Windows, entries and doors should vary in size shape and detail.
• Second floor, pedestrian used spaces should be opened up to view as much as possible for easy access
and convenient identification and, where possible, to provide second floor connections to other
buildings by use of bridges.
• Certain standardized architectural elements should be required in all buildings within a individual Core
area or complex. A building need not exactly copy the style of its neighbors but it should address and/or
share certain fundamental architectural characteristics. Architectural style along the same street or
within a complex should include buildings of similar height and share one or more distinctive elements:
materials, window style, door style, detailing, porches, arcades, overhangs, roofing, color, etc. These
design components will be defined in the Master Precise Plan process for the Village Core.
• The highest use pedestrian areas should have the highest level of design detail (e.g., courtyards and
plazas).
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-7 VILLAGE DESIGN PLAN
Sample Architectural Elements
California Heritage
Exhibit 3.2
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-8 VILLAGE DESIGN PLAN
Sample Architectural Elements
California Heritage
Exhibit 3.2
Traditional Spanish Mediterranean Style
Contemporary Spanish Mediterranean Style
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-9 VILLAGE DESIGN PLAN
Sample Architectural Elements, continued
Contemporary Agrarian/California Farmhouse Style
Exhibit 3.2
The California Farmhouse architectural style for exterior architecture is a blend of traditional farmhouse
style, which takes inspiration from the traditional rural homes of agricultural communities, and the
California style of living. The California Farmhouse style is characterized by its simplicity, elegance,
and natural beauty. The exterior of the house is usually painted in a light color, with accents in darker
hues. The use of natural materials such as wood and stone is also common, which creates a warm and
inviting atmosphere. Another key feature of the California Farmhouse style is the emphasis on outdoor
living. The design often includes a spacious patio or deck, which is perfect for entertaining or enjoying
the beautiful California weather. The use of large windows and doors allows for plenty of natural light
and easy access to the outdoors. Overall, the California Farmhouse architectural style is a perfect blend
of old and new, creating a unique and inviting design that is both practical and beautiful.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-10 VILLAGE DESIGN PLAN
Sample Architectural Elements, continued
California Coastal Style
Exhibit 3.2
A contemporary interpretation of the California Coastal architectural style typically features a
combination of elements such as low-pitched roofs, large windows, natural materials such as wood
and stone, and a focus on indoor-outdoor living. It often incorporates a light and airy feel, with
bright colors and a relaxed, beachy vibe.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-11 VILLAGE DESIGN PLAN
The following site planning principles relate to the California Heritage theme and good design practice:
• Projects should promote the design theme by utilizing courtyards or plazas as focal points.
• Parking lots, walkways and courtyards should be designed at a scale that provides value in close
proximity, and does not overwhelm pedestrian users. This is intended to promote pedestrian and bicycle
movement and reduce the impersonal expansiveness of large spaces.
• Each project should provide a well articulated, identifiable entry sequence for the pedestrian and
vehicular user, from street to building. Project entries and connections to and into buildings should be
enhanced with landscaping, hardscape detail and accented architectural design.
• All service and loading areas should be accessed from an alley or rear parking area. No loading should
occur on the street or pedestrian oriented sides of a building. No garage type loading doors shall be
located on a building facade directly facing a public street.
• Outdoor refuse or storage containers shall be completely screened with walls, trellis, gates and/or
planting that is consistent with the design of the surrounding development. No refuse collection or
storage areas shall be located between a street and the front of a building.
• Mechanical and electrical equipment, utility connections, and antennas should be mounted within the
interior of a building whenever practical. When interior mounting is not practical, equipment shall be
screened from public view with landscaping.
II.4.3.2 Landscape Concept
The purpose of the General Landscape Plan is to establish the overall landscape theme of the Otay Ranch
Village Seven community. Since multiple property owners will be responsible for the planning and
implementation of landscape improvements, this information will provide the general guidance necessary
to implement a consistent landscape appearance on key streets, entries, open spaces and slopes, and to
achieve a visually compatible landscape that is well balanced in water and maintenance demands. All
developers will create a unified landscape theme with seamless transitions between landscape elements at
the boundaries of land ownership in conjunction with an approved landscape master plan.
The Landscape Concept Plan (Exhibit 3.4) provides a design framework, which provides some latitude and
flexibility to individual projects while maintaining the community’s overall landscape goals and objectives.
Landscape will be used to reinforce the design patterns established by the land use plan. These patterns
include the definition of neighborhood, streetscapes, entries, community landmarks and any special
landscape areas that are required. The two landowners shall strive for seamless transitions between
landscape elements at their ownership boundaries.
The Promenade Streets, the Entry Streets, and Arterial Highways have a featured side of the street intended
for pedestrians. This side of the street, which shall be identified during the Tentative Map process, shall
have a staggered double row of street trees on one side to shade pedestrians. Exhibit 3.3 illustrates this
concept. Parkway and sidewalk dimensions may vary with the particular street.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-12 VILLAGE DESIGN PLAN
Staggered Double Row of Trees on Featured Side of Street
Exhibit 3.3
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-13 VILLAGE DESIGN PLAN
Landscape Concept
Exhibit 3.4
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-14 VILLAGE DESIGN PLAN
Landscape Concept
Exhibit 3.4
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-15 VILLAGE DESIGN PLAN
Note: Refer also to the Trails Plan, Exhibit 3.24.
All development in Otay Ranch Village Seven shall comply with all the requirements stated in the Chula
Vista Landscape Manual adopted by Resolution No. 17735 in November 1994, the Chula Vista Landscape
Water Conservation Ordinance and the City of Chula Vista “Landscape Plan Review Checklist” dated
November 2003.
Elements of the Landscape Concept include:
Prime Arterial Streets: A theme tree shall be used along the entire street and within the median.
The tree shall conform to the existing Otay Ranch Theme on the adjacent properties.
La Media Road: Theme trees shall be located along both edges of the street and within the median.
The palette shall be as follows:
Theme Tree: Schinus molle - California Pepper Tree - (24” box minimum at 40’ O.C. maximum
- Formal rows)
Groundcover: Rosmarinus officinalis - ‘Collingwood Ingram’ and ‘Huntington Carpet’
La Media Road Streetscape
Exhibit 3.5
Note: Refer to SPA Plan Street Sections for dimensions. Landscape Master Plan shall set locations
for tree setbacks from curb.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-16 VILLAGE DESIGN PLAN
Major Streets Birch Road: The major street, shall have evergreen trees running along both sides of
the street and within the median. These trees shall blend with SR-125 intersection landscape design
at Birch Road and Rock Mountain Road, and the Eastern Urban Center (EUC) landscape design.
The palette is as follows:
Trees: Schinus molle - California Pepper Tree (24” box minimum size at 40’ O.C.
maximum)
Shrubs: Ceanothus species - Wild Lilac
Cotoneaster parneyi - Cotoneaster
Grevillea noellii - Grevillea
Rhaphiolepis indica - India Hawthorn
Groundcover: Lantana montevidensis - Trailing Lantana
Rosmarinus officinalis ‘Collingwood Ingram’ - Rosemary
Rosmarinus officinalis ‘Huntington Carpet’ – Rosemary
Birch Road Streetscape
Exhibit 3.6
Note: Refer to SPA Plan Street Sections for dimensions
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-17 VILLAGE DESIGN PLAN
Primary Village Entry, Second Village Entry, Core Promenade, Village Promenade, and
Residential Promenade Streets: Canopy trees shall be used along the entire length of the street to
add pedestrian scale and provide shade for all users. The design will have three forms: 1) in the
Core area, tree wells at the curb will be used; 2) a parkway adjacent to the curb shall be used in
residential area; and, 3) village entry areas shall have medians incorporated into the design. Designs
call for a double row of canopy trees on one side of the road and a single row of trees on the opposite
side. The third form incorporates median tree, shrubs, and ground covers. The palette is as follows:
Trees: See Conceptual Street Tree Plan
Shrubs: Per Landscape Master Plan
Groundcovers: Turf (Marathon III at accent areas only)
Myoporum species - Myoporum
Lantana species - Lantana
Gazania Hybrid - Gazania
Pelargonium peltatum Balcon (at accent areas only)
Village Entry Streetscape
Exhibit 3.7
Note: Refer to SPA Street Sections Plan for dimensions
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-18 VILLAGE DESIGN PLAN
Promenade Streets
Exhibit 3.8
Note: Village Promenade and Residential Promenade Streets have variation in widths, but are conceptually
equivalent. Refer to SPA Plan Street Sections for dimensions.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-19 VILLAGE DESIGN PLAN
Conceptual Street Tree Plan
Exhibit 3.9
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-20 VILLAGE DESIGN PLAN
Conceptual Street Tree Plan
Exhibit 3.9
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-21 VILLAGE DESIGN PLAN
Entries: These areas are the main points of entry to Village Seven. A tree that differs from the
surrounding entry area will provide a unique accent statement and feeling of arrival at this entry
point. The landscape design for the Village Entries shall provide enhanced plantings that will
provide a focal point. The palette is as follows:
Trees: Jacarandas acutifolia - Jacaranda - 24” -36” box
Shrubs: Agapanthus africanus - Lily-of-the-Nile - 1 gallon
Hemerocallis hybrid - Evergreen Daylily - 1 gallon
Phormium tenax ‘Bronze Baby’ - New Zealand Flax - 5 gallon
Phormium tenax ‘Tom Thumb’ - New Zealand Flax - 5 gallon
Groundcover: Myoporum species - Myoporum - size and spacing dependent on species
Gazania hybrids - flats @ 12” O.C.
Pelargonium peltatum Balcon - flats @ 12” O.O.
Primary Entry Monument
Exhibit 3.10
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-22 VILLAGE DESIGN PLAN
Secondary Village Entry
Exhibit 3.11
Note: Refer to Section II. 4.3.7 Community Entries for additional detail on Entry Elements
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-23 VILLAGE DESIGN PLAN
Special Landscape Zones (SR125): This area will act as a buffer zone between the residential
homes, schools, park and the freeway. It will screen the view of the freeway and somewhat
attenuate the traffic noise The design for landscaping in this area must follow the criteria stipulated
in the “State Route 125 Design Guidelines” prepared by DeLorenzo Inc. (dated June 21, 1999).
Trees: Eucalyptus sideroxylon - Red Iron Bark - 15 gallon
Pinus halepensis - Aleppo Pine - 15 gallon & 24” box
Populus nigra ‘Italica’ - Lombardy Poplar - 15 gallon & 24” box
Shrubs: Abelia grandiflora - Glossy Abelia - 5 gallon
Cotoneaster parneyi - Cotoneaster - 5 gallon
Grevillea noellii - Grevillea - 5 gallon
Pittosporum tobira - Mock Orange - 5 gallon
Raphiolepis indica - India Hawthorn - 5 gallon
Groundcover: Bacharis pilularis - Dwarf Coyote Brush - flat @ 15” O.C.
Myoporum species - Myoporum - flats @ 3’ O.C.
Where SR125 intersects with Birch Road and Rock Mountain Road, blend the landscape plant
materials to avoid - a distinct line between the different landscape zones.
SR-125 Landscape Buffer
Exhibit 3.12
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-24 VILLAGE DESIGN PLAN
Wolf Canyon Landscape: Wolf Canyon is the most significant open space in Village Seven and is
a crucial component of the Chula Vista Greenbelt. This greenbelt is a system of connected open
space that surrounds the entire City.
The landscaping at Wolf Canyon will provide an interesting contrast within Village Seven.
While most of the streets reflect a ranch theme with a formal arrangement of trees. Wolf Canyon
will be developed into a rustic, natural, informal setting.
Conceptual Landscaping plans for Wolf Canyon are provided as Exhibits 3.13 and 3.14. These
concepts may be refined during coordination with Federal, State, and local agencies. A Wolf
Canyon Landscape Master Plan, covering an applicants entire ownership, shall be a required
component of their Landscape Master Plan requirement.
The canyon will include landscaping with native and drought tolerant plants. The canyon bottom
will have landscaped drainage basins with native riparian plants. The immediate adjacent slopes
will include native Western Sycamore trees, Coast Live Oak trees, and native shrubs and ground
covers. The higher slopes will be planted with native and drought tolerant plants. These slopes
adjacent to residences will be planted in fire resistant plants and in accordance with the City of
Chula Vista Fire Department requirements.
A decomposed granite trail/service drive on the southern edge will provide recreation and
maintenance access. It will be a critical link in the Chula Vista Greenbelt trail system.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-25 VILLAGE DESIGN PLAN
Wolf Canyon (Eastern Portion)
Exhibit 3.13
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-26 VILLAGE DESIGN PLAN
Wolf Canyon (Western Portion)
Exhibit 3.14
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-27 VILLAGE DESIGN PLAN
Landscape Buffer: The buffer is open space landscaping on steep perimeter slopes that surrounds
Village Seven, where appropriate. It provides a landscape screen between the residents and the
busy Prime Arterial and Major Stfreets. The buffer will be within the view corridor for travelers
along the arterial streets. The buffer will also act as a transition area between the manufactured
open space within the development area and any native or naturalized areas. The palette is as
follows:
La Media Road
Trees: Albizzia julibrissin - Silk Tree - 15 gallon
Eucalyptus nicholii- Nichol’s Willow Leafed Peppermint - 15 gallon
Melaleuca quinquenervia - Cajeput - 15 gallon
Quercus agrifolia - Coast Live Oak - 15 gallon - 24” box
Tristania conferta - 15 gallon - 24” box
Shrubs: Ceanothus ‘Concha’ - Wild Lilac - 1 gallon
Cistus purpureus - Orchid Rockrose - 1 gallon
Cotoneaster species - Cotoneaster - 1 gallon
Heteromeles arbutifolia - Toyon - 1 gallon
Melaleuca nesophila - Pink Melaleuca - 1 gallon
Rhaphioepis indica ‘Ballerina’ - India Hawthorn - 1 gallon
Rhaphioepis indica ‘Clara’ - India Hawthorn - 1 gallon
Groundcover: Myoporum species - Myoporum - flats @ 3’ O.C.
Lantana montevidensis - Lantana - 1 gallon @ 10’ O.C.
Hydroseed mix - As determined by Landscape Master Plan
Birch Road
Trees: Eucalyptus sideroxylon - Red Iron Bark - 15 gallon
Koelreuterria bipinnata - Chinese Flame Tree - 15 gallon
Melaleuca quinquenervia - Cajeput - 15 gallon
Pinus eldarica - Afghan - 15 gallon - 24” box
Shrubs: Ceanothus ‘Concha’ - Wild Lilac - 1 gallon
Cistus purpureus - Orchid Rockrose - 15 gallon
Cotoneaster parneyii - Cotoneaster - 1 gallon
Grevillea noellii - Grevillea - 1 gallon
Rhaphioepis indica ‘Clara’ - India Hawthorn - 1 gallon
Groundcover: Myoporum species - Myoporum - flats @ 3’ O.C.
Lantana montevidensis - Lantana - 1 gallon @ 10’ O.C
Hydroseed mix - As determined by Landscape Master Plan
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-28 VILLAGE DESIGN PLAN
Landscape Buffer
Exhibit 3.15
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-29 VILLAGE DESIGN PLAN
Plant Materials List/Type of Landscaping (Landscape Codes)
Landscape areas will be planned coded to create a community landscape that is sensitive to visual impacts,
water conservation and maintenance requirements. For example, entries which are visibly prominent, will
require higher water and maintenance levels, while landscape buffers will require less. For pur poses of
consistency, the codes for landscape areas are similar to the City of Chula Vista’s open space coding system.
There is some variation for suitability to the project. The Landscape Master Plan shall include a plan that
uses the following codes.
Code 1: Ornamental or high maintenance landscape - Areas containing permanent
irrigation planted in ground cover, shrubs, and trees shall be kept weed free. Any
areas not fully covered with planted groundcover are to be replanted and grown to
fully cover the area during the normal growing season. Weeding is necessary to
create a well manicured appearance.
Code 2: Lawn Areas - Lawn areas with automatic irrigation systems. Maintenance is
necessary to create a well manicured appearance.
Code 3: Irrigated and Erosion Control Slopes and Other Area - Areas containing permanent
irrigation systems initially planted with groundcover or hydroseed mix, shrubs, and
trees from containers, shall be kept weed free as required. The intent is to maintain
healthy, weed free, vegetation for slope stabilization, landscape buffers and
transitions, and other landscape areas.
Code 4: Non-irrigation or temporary irrigated native or drought tolerant areas - Areas
containing plant materials to be naturalized. Temporary irrigation may be required
for establishment. Vegetation may be selectively cut back as appropriate to the
plant species. Not to exceed twice per year.
Code 5: Undisturbed open space.
A recommend list of plant materials follows. Species are broken down by plant type and landscape
code. Additional plants, as listed in the City of Chula Vista Landscape Manual - Appendix “A” and
other plants, may be added in the Landscape Master Plan, subject to approval.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-30 VILLAGE DESIGN PLAN
Otay Ranch Village Seven Plant Materials List
TREES LANDSCAPE CODES
BOTANICAL COMMON 1 2 3 4 5
Albizia julibrissen Silk Tree x x
Arbutus unedo Strawberry Tree x x
Cassia leptophylla Gold Medallion Tree x x
Cercis occidentalis Western Redbud x
Cinnamomum camphora Camphor Tree x x
Chitalpa tashkentensis Tashkent Chitalpa x x
Eucalyptus species Eucalyptus x x
Geijera parvifolia Australian Willow x x
Jacaranda acutifolia Jacaranda x x
Koelreuteria bipinnata Chinese Flame Tree x x
Lagerstroemia hybrids Crape Myrtle x x
Lyonothamnus floribundus asplenifolius Catalina Ironwood x x
Melaleuca linarifolia Flaxleaf Paper Bark x x
Melaleuca quinquenervia Cajeput Tree x x
Metrosideros excelsus New Zealand Christmas Tree x x
Olea europaea ‘Wilsonii’, ‘Swan Hill’ Olive x x
Palms Various Types x x
Pinus species Pine x x x
Pistachia chinensis Chinese Pistache x x
Platanus racemosa California Sycamore x x
Podocarpus gracilior Fern Pine x x
Populus nigra ‘Italica’ Lombard Cottonwood x
Prunus Iyonii Catalina Che x x
Pyrus calleryana “Aristocrat”, ‘Bradford’ Ornamental Pear x x
Quercus agrifolia Coast Live Oak x
Quercus engelmanni Engelmann Oak x
Salix goodlingii Goodlingii Black Willow x
Salix lasiolepis Arroyo Willow x
Salix lucida ssp. lasiandra Lance Leaf Willow x
Tabebuia avellandae Pink Trumpet Tree x x
Tristania conferta Brisbane Box x x
Ulmus parvifolia Evergreen Elm x x
Washingtonia robusta Mexican Fan Palm x x
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-31 VILLAGE DESIGN PLAN
Otay Ranch Village Seven Plant Materials List
SHRUBS LANDSCAPE CODES
BOTANICAL COMMON 1 2 3 4 5
Abelia grandiflora Gloss Abelia x x
Agapanthus africanus Lily-of-the-Nile x
Arbutus unedo ‘Compacta’ Dwarf Strawberry Tree x x
Arctostaphylos species Manzanita x
Artemisia californica ‘Grey Canyon’ Canyon Grey Sage Brush x
Baccharis pilularis Coyote Brush x x
Ceanothus species Wild Lilac x x
Cistus species Rockrose x x
Cotoneaster species Cotoneaster x x
Eriogonum species Buckwheat x
Escallonias species Escallonia x x
Fremontodendron species Flannel Bush x
Grevillea noellii Grevillea x x
Hemerocallis hybrids Daylily x x
Heteromeles arbutifolia Toyon x x
Lantana montevidensis Lantana x x
Leptospermum scoparium New Zealand Tea Tree x x
Limonium perezii Statice x x
Melaleuca nesophila Pink Melaleuca x x
Myrica californica Pacific Wax Myrtle x
Nandina domestica Heavenly Bamboo x x
Phormium tenax New Zealand Flax x x
Prunus ilicifolia Hollyleaf Cherry x
Raphiolepis indica India Hawthorn x x
Rhamnus californica Coffeeberry x
Rhus integrifolia Lemonade Berry x
Salvia species Sage x x
Simmondsia chinensis Jojoba x x
Tecomaria capensis Cape Honeysuckle x
Xylosma congestum Xylosma x
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-32 VILLAGE DESIGN PLAN
Otay Ranch Village Seven Plant Materials List
GROUNDCOVERS LANDSCAPE CODES
BOTANICAL COMMON 1 2 3 4 5
Arctostaphylos species Manzanita x
Baccharis pilularis ‘Twin Peaks’ Dwarf Coyote Brush x x
Baccharis pilularis ‘Pigeon Point’ Dwarf Coyote Brush x x
Bougainvillea species Bougainvillea x x
Gazania hybrid Gazania x x
Hydroseed Mixes (vary) x
Iceplant species Iceplant x x
Lantana montevidensis Trailing Lantana x x
Marathon III or approved equal Various lawn types x
Myoporum species Myoporum x x
Pelargonium peltatum ‘Balcon’ Ivy Geranium x
Ribes species Currant x
Rosmarinus officinalis ‘Collingwood Rosemary x x
Rosmarinus officinalis ‘Huntington Carpet’ Rosemary x x
Other plants listed in “Appendix A” of the Chula Vista Landscape Manual may be added. Additional plants
may be added, subject to approval, of the Landscape Master Plan.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-33 VILLAGE DESIGN PLAN
Slope/Erosion Control
The general intent of the slope erosion control program is to protect newly created slopes or denuded areas
from erosion or unsightliness. Dust abatement is also a concern. All slope erosion control planting shall
conform to the requirements of the City of Chula Vista Landscape Manual, Chula Vista Municipal Code,
and the Planning and Building Department Standards.
Generally, five types of erosion control planting may exist subject to the direction and approval of the City
of Chula Vista:
Type 1 - Permanent slope areas where permanent automatic irrigation systems, trees, shrubs
and groundcovers are required.
Type 2 - Permanent individual homeowner lots slopes where permanent manual irrigation
systems, trees, shrubs and/or ground covers are required.
Type 3 - Permanent slope areas to be naturalized. One-gallon trees and shrubs with
hydroseeded groundcover will be required. Irrigation requirements will be at the
direction of the City of Chula Vista. Options area as follows:
No irrigation, install during the rainy season
Permanent automatic irrigation systems
Temporary automatic or manual systems
Type 4 - Fire retardant slopes where fire retardant plant materials are used between
structures and native or naturalized slopes.
Type 5 - Temporary slopes or flat areas where hydroseed shall be installed during the rainy
season. No irrigation is required. Plant materials should vary in height and be
planted informally to soften the slope and avoid a hard edge.
Landscape and Irrigation Standards
Standards have been established for the planning of irrigation systems and landscaping. Some of these are
municipal standards, while others are specific to the Otay Ranch Community. The City of Chula Vista has
specific standards in its Landscape Manual and the City of Chula Vista Landscape Water Conservation
Ordinance, which must be met on all projects. Additionally, the City may have specific standards related
to each individual project. The city and Master Developer also have specific standards in those c ommon
areas where the Otay Ranch Community Association will assume eventual maintenance responsibility.
Trees will be staked in accordance with industry standards or the San Diego Regional Standard Drawings.
Streetscape and common area landscape shall be planted to the following minimum standards:
• Groundcovers shall be used to eventually cover the entire planting area (flatted material at the
appropriate spacing or hydroseed at naturalized or drought tolerant areas, with City and Landscape
Master Developer approval).
• Spreading shrubs shall be used to eventually cover a minimum of fifty percent (50%) of the area at
mature growth. Shrub and groundcovers shall be selected subject to approval.
• Tree plantings shall consist of the trees designated herein and other approved trees (subject to City and
Master Developer approval).
• All trees will be staked in accordance with industry standards or San Diego County Regional Standards.
Type, size and installation of trees in the City right-of-way are subject to City approval.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-34 VILLAGE DESIGN PLAN
• All irrigation systems shall conform to the requirements of the City of Chula Vista, Otay Water District,
County of San Diego - Department of Environmental Health, and the Master Developer.
• Irrigation systems shall be designed to allow separate areas of maintenance responsibility. For example,
separate systems and meters for:
- Private entity or association
- Governmental agency
- Community Facilities District (CFD)
- Private individual
- Other
• Open space maintenance district and privately maintained landscape within the City right of way
irrigation shall be coordinated with the City of Chula Vista. The system shall conform to standard
equipment and installation techniques. This shall also apply to privately maintained landscape within
this right-of-way.
• Equipment shall be located and installed to minimize negative visual impact. Low precipitation
sprinkler heads should be utilized for optimum coverage and maximum water conservation.
• All irrigation systems shall be fully automatic with the exception of individual homeowner properties.
• All landscape maintenance shall conform to the City Landscape Manual, community requirements and
project CC&R’s (if any).
• Maintenance is divided into the following categories of responsibility:
- Individual property ownership
- Governmental agency
- Community Facilities District
- Owner’s Association
II.4.3.3 Community Fencing
One of the most dominant visual elements of a community is its fencing. It is essential for this element to
be aesthetically pleasing and provide continuity in design to unify the various architectural styles within
individual neighborhoods into a single community theme.
Fences and walls can serve many functions including security, identity, enclosure, privacy, noise
attenuation, etc. However care must be exercised in the design of fencing in order to avoid long, boring or
awkward sections of fencing. It is intended that the available fencing types be combined to attract interest
and provide variety. Using a combination of open and solid styles, changing angles and directions is
encouraged. Long straight runs of a single fence style is monotonous and inappropriate.
The Ranch-wide theme will be maintained through a comprehensive system of walls and fences.
Community theme walls provide screening, sound attenuation, security and neighborhood identity. The
perimeter wall theme continues the ranch identity at project edges and entryways which will be carried
throughout Otay Ranch. The elevations of the community fencing program are illustrated in Exhibit 3.15.
These are to be used for all fencing indicted on the Fencing Plan. Fencing for townhome and multi -family
projects are not specified on the Fencing/Entries Plan (Exhibit 3.16), because the placement of such fences
will be a design detail of each individual site plan in these areas. However, any fencing proposed in these
attached residential neighborhoods shall use the same fencing style as indicated for the single family
detached areas.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-35 VILLAGE DESIGN PLAN
Each type of fence serves a particular purpose. The sound wall is a masonry wall intended to provide noise
mitigation and privacy. An open wall is used where a physical barrier is needed, but a view needs to be
preserved. Within Otay Ranch, wrought iron fencing between the theme pilasters is proposed as the open
wall. Pilasters should be provided at each property line intersection for internal fencing within twenty-five
feet of a promenade street. Along the Village perimeter fronting arterials, pilasters should be placed at all
grade beaks and to break up straight runs exceeding 150 feet.
Exterior fences should be designed and placed according to the following guidelines:
1. Walls should be made of a textured surface material that is compatible with the design of the
neighborhood area.
2. The monotony of a long wall should be broken by visual relief through periodically recessing the
wall or constructing pilasters.
3. Landscaping, such as trees, shrubs or vines, should be used to soften the appearance of the wall.
4. Walls which serve as a subdivision exterior boundary should be limited to six feet in height from
the highest finished grade, unless otherwise required by the Environmental Impact Report.
5. Walls used as rear or side yard walls should be constructed up to six feet in height depending upon
the conditions that exist, unless otherwise required by the Environmental Impact Report.
6. Combined solid fencing, walls and open fencing may be used to create interest. Masonry walls are
required only where necessary for noise attenuation.
7. Fencing design should avoid long continuous runs. Jogging the fence line to avoid monotony is
encouraged.
8. Sound wall fencing, where required, should be used to mitigate adverse noise impacts on residential
units and be built to the height specified in the Noise Analysis.
9. Landscape planting should be used to supplement and soften fencing and obscuring long lengths
of fence with vines and shrubs is encouraged.
10. Open fencing should be used in the rear or side yard between homes when privacy is not a
consideration and the fence is visible from the street (i.e., rear slope fencing).
11. Where side or rear yard fencing abuts a promenade street, changes in plane and/or elevation are
encouraged.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-36 VILLAGE DESIGN PLAN
Fencing Types
Exhibit 3.16
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-37 VILLAGE DESIGN PLAN
Village Fencing & Entries
Exhibit 3.17
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-38 VILLAGE DESIGN PLAN
Village Fencing & Entries
Exhibit 3.17
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-39 VILLAGE DESIGN PLAN
Combined Wall and Fence Guidelines
The combining of a conventional fence on top of a retaining wall can result in combined wall height that is
not desirable. The combining of walls is generally discouraged. Where necessary, it shall be within the
combined limits indicated in the sketch below.
Combination Wall & Fence
Exhibit 3.18
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-40 VILLAGE DESIGN PLAN
A special condition of combined berm and wall is proposed for noise attenuation along the SR-125 village
edge. This design concept is depicted in Exhibit 3.18 below.
SR-125 Sound Wall
Exhibit 3.19
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-41 VILLAGE DESIGN PLAN
II.4.3.4 Community Signing
The purpose of a planned sign program is to provide a continuity of design which will contribute to an
integrated, well-planned, high quality environment. Community and neighborhood entry sign locations are
identified on the Fencing & Entries Plan, Exhibit 3.16.
Permanent signs include:
1. Community Entry - Entry sign should be a large scale, monument type sign, creating a major
statement. Materials used should be compatible with landscape and hardscape elements. Entry sign
could be illuminated.
2. Neighborhood Entry - Neighborhood entry sign should relate its use of materials and styling to the
neighborhood thematic treatment.
3. Identification Sign (for parks, libraries, schools, etc.) - Sign should be low key, monument type
sign, with single or double face. Materials will be consistent with the thematic treatment for the
major neighborhood or district in which it exists.
4. Street Name Sign - A sign to identify street names and inform the viewer shall be provided
consistent with the standards of the City of Chula Vista.
5. Community Trail Sign - A sign to identify and direct traffic, vehicular and pedestrian, to special
community trails such as bicycling and jogging. Form should be small scale, freestanding,
consistent with community signs.
Temporary signs will be used to identify and direct traffic to specific neighborhoods and products during
construction and sales periods. These signs will be subject to permit approval for specified periods of time.
Temporary signs include:
1. Village Entry/Identification Sign - A sign to identify the village/entry during residential sales period
when permanent signs may not be constructed due to multiple landowner/phasing issues.
2. Neighborhood/Product Directional Sign - A sign to direct vehicular traffic to specific
neighborhoods and/or products in the context of the merchandising program. Constructed of
painted plywood panels on wood support posts.
3. Product Identification Sign - A sign to identify a specific residential product, sales complex or
information center.
4. Secondary Directional Sign - A small sign to direct the viewer to specific areas within a product
such as parking, sales office and models.
5. Future Facility Sign - A sign which informs the viewer, through symbol and verbal reinforcement,
of the various future building sites in Otay Ranch indicating opening dates, building names and
phone numbers, consisting of painted plywood sign panels supported on wood posts.
The following illustrations provides some guidance in the design of signs; additional, more specific sign
regulations will be implemented by the master developer. Signs are addressed in the Otay Ranch Village
Seven PC Regulations, which should be consulted for specific sign restrictions (e.g., sizes, permit
requirements, prohibitions, etc.). A sign program for the Village Core will be included in the Master Precise
Plan for that area. Signs directed to pedestrians should be appropriately located and scaled to pedestrian
routes.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-42 VILLAGE DESIGN PLAN
Signing Guidelines
Exhibit 3.20
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-43 VILLAGE DESIGN PLAN
Major Kiosk Directional Sign –
Temporary
(10.5’ h x 6.5’ w max.)
Exhibit 3.21
Community Facility Signs - Temporary
Exhibit 3.22
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-44 VILLAGE DESIGN PLAN
II.4.3.5 Community Lighting
The design issue of “lighting” includes street lighting, as well as, building and landscape accent lighting,
and sign illumination. Three basic principals should be considered in the provision of lighting:
1. Street lights should provide a safe and desirable level of illumination for both motorists and
pedestrians without intruding into residential areas.
2. Lighting fixtures should relate to the human scale especially in pedestrian areas.
3. Lighting and lighting fixtures should complement the design and character of the environment in
which they are placed.
All street lighting shall conform to City standards or an approved theme lighting program, and shall be
approved by the City Engineer.
Lighting for community facilities and recreation areas shall be considered as an element of Site Plan
Review. Any such lighting which will illuminate a residential area past the hour of 10:00 p.m. shall be
clearly identified on the site plan. Lighting standards and fixture design determinations for the Village Core
will be addressed in the Master Precise Plan prepared for that area. Lighting in pedestrian areas should be
appropriately scaled.
Sign Lighting
Exhibit 3.23
II.4.3.6 Community Trails
Off-street trail routes connect to the community-wide trail system of Otay Ranch as illustrated in Exhibit
3.23, Trails Plan. The placement of trails adjacent to streets is illustrated in the street sections plans provided
in Chapter 3, Circulation, of the Village Seven SPA Plan and the streetscape sketches in the previous
Landscape Concept portion of this chapter.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-45 VILLAGE DESIGN PLAN
Trails
Exhibit 3.24
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-46 VILLAGE DESIGN PLAN
Trails
Exhibit 3.24
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-47 VILLAGE DESIGN PLAN
II.4.3.7 Community Entries
Entries serve two primary purposes. The first is informational; they identify the community or
neighborhood. To this end, entry signs must be clearly readable to the motorists and not so overly sculpted
and landscaped that their basic message becomes obscured.
The second purpose is to provide unifying design accents throughout the community. If each project or
neighborhood attempted to compete for attention via their entries, the overall unity of the community would
be decreased. Therefore, there will be a common design treatment for all entries to reinforce the overall
sense of community.
Entry monumentation will be provided by both the master developer and individual builders. There are two
primary types: major entries and minor entries. The approximate location of these entries is depicted on the
Fencing & Entries Plan, Exhibit 3.16.
Primary Entry
Primary entries are those which are identified in the overall Design Plan and provide primary access
to the Village. These entries are located along Birch Road and Rock Mountain Road. These entries
should be designed to convey a sense of arrival. Each should clearly state that “This is the entrance
to Village Seven.” The entry will include design features that are consistent with community wall
materials. Entry design should flow with the terrain and appear to be an extension of adjacent
landforms. The entry shown is an example of an appropriate entry, the actual entry design will be
determined through a cooperative effort between the two property owners within the initial SPA
approval area.
Secondary Entry
Secondary entries also provide access to Village Seven but are of a smaller magnitude than the
primary entry. A typical entry with special monumentation and landscape planting, is illustrated
below. These entries should be designed to create a portal and convey a sense of arrival. They will
be located at the village entries from La Media Road. These entries will identify the specific village
within the overall community. A typical minor entry illustration follows. The entry shown is an
example of an appropriate entry, the actual entry design will be determined through a cooperative
effort between the two property owners within the initial SPA approval area.
Project Entry Monument
(Primary: 6.5’ h x 18’ w max.)
(Secondary: 5’ h x 14’ w max.)
Exhibit 3.25
NOTE: This exhibit depicts the general character and scale of the Entry Monument. The final
design of the monument will be established as a part of the Landscape Master Plan.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-48 VILLAGE DESIGN PLAN
II.4.3.8 Street Utilities
Street utilities include all of the various objects generally found adjacent to the street such as: fire hydrants,
post boxes, bus benches, utility company boxes, trash receptacles, sprinkler and traffic signal control boxes,
etc. Two principal design issues should be considered in regard to these objectives. The first is their overall
aesthetic appeal or their contribution to the overall design of the community. The second issue is the location
of street furniture in relation to the sidewalk.
In the majority of cases, street furniture is designed for basic utility, ease of maintenance, and service
longevity. Because of this, and the fact that they are located for easy service access, street furniture can be
intrusive and detract from the aesthetic quality created by other design elements. The often conflicting
requirements of the project designer and service provider necessitate close coordination and cooperation
between the builder and service company in regard to the installation of such items.
Design standards vary with the various street furniture items and the agencies involved. In some cases the
standards are fairly strict, while in others, ample room exists for negotiation. As an example, the Postal
Service requires ganged, curb-side post boxes for new single family detached developments. This may be
provided by several rural-type boxes at a single location, or the installation of Neighborhood Delivery
Collection Box Units (NDCBU) supplied by the Post Office. However, the facade or structure surrounding
these boxes can be designed to suit any motif, allowing the designer to integrate the required unit into the
character of the neighborhood. Similar post box standards have been established for other residential and
commercial/industrial uses. As an example of rigid requirements, the standards for fire hydrants are strictly
applied due to their importance to the safety of residents.
When designing for street utilities, every effort should be made to reduce potential adverse aesthetic
impacts. Techniques to be considered include landscape screening, construction of a facade, use of neutral
or complimentary colors, and undergrounding, where possible. Screening shall be approved by the Chula
Vista Planning and Building Landscape Architecture Division/Development Services Department.
II.4.3.9 Pedestrian Orientation
One key design element in Village Seven is pedestrian orientation. Pedestrian orientation means that
wherever possible, the residents of the homes should have access, both visual and physical, to the pedestrian
trails and walks. And, conversely, the pedestrians should have a connection to access the entry to the homes.
Home entries should not be hidden along a narrow side passage, but be clearly accessible to pedestrians.
For most residential streets this is a simple matter of placing the home entry in a location that is visible
from the sidewalk, but where these streets are steep or heavily traveled this may not always be possible.
This is particularly true for primary internal circulation streets, many of which function similar to a
collector. The exhibit, Pedestrian Orientation, on the following page indicates the “front door access”
should be provided on these primary internal streets.
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-49 VILLAGE DESIGN PLAN
Pedestrian Orientation
Exhibit 3.26
COMMUNITY DESIGN CONCEPT
Adopted 8/24/2004
Amended [Month] 2023 II.4.3-50 VILLAGE DESIGN PLAN
Pedestrian Orientation
Exhibit 3.26
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-1 VILLAGE DESIGN PLAN
II.4.4 Residential Design Guidelines: Single Family - Secondary Area
This chapter addresses the design issues associated with typical single family residential development. Such
uses are typically located in the Secondary Area of the village, away from the Village Core, per the GDP
village development concept. The design topics addressed in this chapter are applicable to all single family
projects and shall be implemented in unless superseded by special features noted in Section II.4.6, Village
Core guidelines.
II.4.4.1 Site Planning
Tract subdivision construction in single-family detached areas should be based upon the following criteria:
1. A minimum of three housing plans should be provided each with a minimum of three facade
treatments which vary entry, window type and treatment, exterior materials and color.
2. Roof style, material and height should be varied.
3. Single-family detached residential lots and setbacks should encourage variety in the design,
orientation and placement of homes, wherever practical.
4. Front yard building setbacks should be varied to avoid a monotonous pattern of houses.
5. Side yard setbacks should be varied to create greater solar access, provide more useful private open
space in side yards, and avoid monotonous pattern of houses.
6. The appropriateness of lots backing to other than major arterials will be reviewed with individual
tract maps or site plans. When deemed appropriate, lots backing up to collector streets should be
set back from the street right-of-way to permit adequate landscaped buffers along the street
frontage.
Building Placement
Building placement on a lot is to a large extent controlled by the setbacks established for each of the
residential land use districts within Village Seven. These standards are found in Section II.3.3 of the Village
Seven PC District Regulations. It should be stressed that the standards are based on prototypical lotting
concepts and are not intended to constrain more creative solutions to spatial relationships (e.g., non -
perpendicular lot lines, open space easements, etc.) that may be approved at the Tentative Map stage. Small
lot and cottage products (potentially in SF4 and RM1 land use districts) which are subject to Site Plan and
Design Review are not required to meet the criteria applied to standard subdivisions outside the PC District.
Additional flexibility for reduced street frontage, lot depth and width, etc. are appropriate within the context
of the transit oriented planned community as long as the spirit and intent of the SPA Plan and PC
Regulations are met and the quality of development is not adversely affected. The evaluation of these
criteria by City staff will be accomplished during Site Plan and Design Review.
Building siting guidelines for SF3 and SF4 products are provided on the following pages in Exhibits 4.1 -
4.5. Important architectural considerations are also noted on the sketches.
Three Car Garages
Three car direct entry garages are limited by the following criteria:
1. Only one model in a single family detached project may offer a three car direct entry garage.
2. Front loaded three car garages allowed on minimum 60 foot wide lots only.
3. Front loaded three car garages shall not occur on adjacent lots or in a repetitive pattern within the
project.
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-2 VILLAGE DESIGN PLAN
4. Driveway width for a front loaded three car garage is 16 feet or the minimum required for adequate
turning movements, subject to Design Review. (Refer also to PC Regulations, Section II.3.3.4)
5. The single car garage door in front loaded three car garage situations shall be offset from the two
car garage door by three feet and a turf or enhanced paving stip shall be located between the doors.
The single car garage shall have a Hollywood driveway with turf or enhanced paving.
6. The garage doors shall include glass and a coach light shall be provided at the garage entry.
7. Living space should extend feet in front of the garage facade and a porch is required on the house.
8. No three car side entry garages.
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-3 VILLAGE DESIGN PLAN
3 Car Garage Configurations
Exhibit 4.1
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-4 VILLAGE DESIGN PLAN
Typical SF3 Lotting
(60’ wide pads shown)
Exhibit 4.2
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-5 VILLAGE DESIGN PLAN
Typical SFD Lotting
(50’ wide pads shown)
Exhibit 4.3
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-6 VILLAGE DESIGN PLAN
Typical SFD Lotting
Exhibit 4.4
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-7 VILLAGE DESIGN PLAN
Single Family Detached < 50’ Lot Width
(Two Variations)
Exhibit 4.5
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-8 VILLAGE DESIGN PLAN
Yard Restrictions
Careful attention to maintaining continuity of design during initial construction can be negated by
subsequent individual homeowner improvements. Enclosed additions, patio structures, decks, storage
sheds, fencing and other similar homeowner improvements are of particular concern. Yet, restrictions such
as setbacks, coverage, materials, etc. must relate to the particular type of lot and residence involved. In
order to both control these homeowners improvements and, at the same time, relate the restrictions to the
particular characteristics of the housing/lot type involved, a “Homeowner Improvements Manual” shall be
a required component of mandated Design Review for small lot single family projects (lots less than 5,000
sf). This supplement will detail for each housing type, the specific restrictions on the size and location of
balconies, covered patios, enclosed additions, or storage buildings. In addition, specific guidance and
restrictions shall be provided for materials, colors and design characteristics. This supplement shall be
officially adopted as a component of the Design Review approval. And to insure continued conformance,
it will also become a component of the recorded CC&R’s given to each new home purchaser.
II.4.4.2 Grading & Landform
Attention to detail in the execution of grading is important at both the mass grading and detail grading
levels. The Village Seven SPA Plan includes design standards for grading (see Section II.2.4 of the SPA
Plan). Exhibit 4.6 below illustrates two contour grading techniques which can be implemented along
significant slope banks, particularly on the perimeter slopes adjacent to community level roads and trails.
Major Slope Contouring
Exhibit 4.6
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-9 VILLAGE DESIGN PLAN
II.4.4.3 Streetscape Design
See Landscaping Concept Section II.4.3.2 for landscape and street furnishing elements of the streetscape
design. The building component of the streetscape should incorporate pedestrian oriented features since the
residential street is also the pedestrian way in the Secondary Area. Pedestri an oriented design includes
attractive architecture, pedestrian oriented features (particularly entries and porches) and a minimization of
utilitarian areas at the street (see also Visual Aspect, below). In addition, traffic calming measures such as
the “neck down” illustrated in Exhibit 4.7 should be considered to improve pedestrian comfort at major
internal street intersections.
Sixty-six percent (66%) of all single-family detached houses shall have at least one of the following
pedestrian oriented features: porch, veranda, porch/veranda combination, semi-private courtyard, and/or
balcony, gateways, trellises, porte-cocheres, large picture windows, or any combination thereof. Porches,
verandas, semi-private courtyards, gateways, trellises, porte-cocheres, large picture windows, and/or
balconies shall be required on all single-family detached houses. Alternative pedestrian oriented features
may be substituted with Design Review approval. Guidance for a wraparound porch is sketched on the
Exhibit 4.8.
II.4.4.4 Visual Aspect
Buildings within the development should have a variety of sizes, shapes, colors and materials used to
promote interest in the built environment. However, the densities designated for the SPA will generally
promote one and two story single family homes. These structures placed within the planned community
design structure (see Chapter II.4.3 for community design concepts) will promote a high quality suburban
appearance.
As noted previously, pedestrian orientation is to be emphasized. The three primary areas of design which
affect pedestrian orientation are building facade and garages.
The building facade should be designed to provide a connection between the public area, street and
sidewalk, and private residence. Appropriate building characteristics include:
• Variations in architectural style
• Undulating building mass and roof planes
• Vertical and horizontal stepped massing
• Visually reduced garages
• Detailed entry features such as doors, windows, porches, patois, courtyards, and trellises oriented
toward the street
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-10 VILLAGE DESIGN PLAN
Typical Neck Down
Example shown: Promenade Street (SR-125 Underpass) at Core Area Loop Road
Exhibit 4.7
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-11 VILLAGE DESIGN PLAN
Veranda Concept
(Wrap Around Porch)
Exhibit 4.8
Pedestrian orientation also emphasizes the front yard and front of the home over the garage. The following
guidelines should be considered in garage design (see also Three Car Garage criteria in preceding Building
Placement discussion):
• Reduce visual impact of garages facing the street by varying garage door colors, textures or patterns,
utilizing deep recessed doors, and using two single car door in place of one double door
• Use alternative configurations such as split, swing-in and mid to deep recess Vary front facing garage
door setbacks
• Avoid front-facing garage doors forward of the front building wall
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-12 VILLAGE DESIGN PLAN
II.4.4.5 Architecture
While the landscaping, fencing, and signing will have a common design throughout the entire community,
some variety in architectural styles is envisioned for structures within the community. Although various
architectural styles are intended to coexist in the overall community, they should not be mixed within a
single project. Each Neighborhood on the Site Utilization Plan shall have internal consistency which is, in
turn, consistent with the architectural style of the community described in Section II.4.3.1 . And, of
particular importance, architecture should not be a hybrid style, such as “Spanish Cape Cod.”
Architectural detailing is typically emphasized on front elevations, which is the “public” side of the
building. In some locations, the side or rear elevation also becomes “public” due to its exposure to a street
or trail. Enhanced detailing to the side or rear elevation should be provided in these circumstances.
Enhancement of Side & Rear Elevations
Special attention is required to be paid to the appearance of rear and side elevations in areas that
are exposed to the public view. In those conditions where the front or side elevation is exposed to
public view enhancement is required. Enhancement should not solely consist of plant-on elements
to the exterior, rather the whole elevation and building massing should be considered.
A. Primary Enhancement Areas. The following is a list of siting considerations that require
enhancement of building elevations:
1. All elevations visible from a Scenic Highway;
2. All elevations visible from a public park,
3. All building elevations (not blocked by foreground buildings) along the top of slopes that
can be seen from any major roadway (more than 4 lanes), and;
4. Any side elevation on a corner lot.
B. Secondary Enhancement Area. The following is a list of site conditions that should include
enhancement of building elevations:
1. Side or rear elevations, other than corner lots that can be clearly seen from internal
promenade streets.
2. Any other side or rear elevation that is sited in a way that makes it clearly visible from the
public’s short range view.
C. Enhancement Techniques. The following is a partial list of techniques that shall be employed
for enhancing elevations. Consistently using a single technique should be avoided.
1. Enhanced elevations: Each elevation requiring enhancement shall include one or more of
the following structural elements. No single element shall be used on more then 66% of
the plans in any single Neighborhood.
a. At least two different roof planes, intersecting at right angles. Such as: Dormers and
Cross Gables.
b. A single story element the width of which would be no less than 20% of the rear/side
elevation width.
c. Offset planes. A vertical or horizontal offset of at least 18 inches on the elevation plane.
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-13 VILLAGE DESIGN PLAN
2. Enhanced elevations: In combination with requirement C-1 each elevation requiring
enhancement shall include one or more of the following architectural features:
a. Balconies
b. Bay window or window pop-outs
c. Recessed windows (minimum 6 inches)
d. Accent or enhanced window surrounds
e. Window shutters
f. Cornices at rear eaves
g. Use of wrought iron window enhancement (where style appropriate)
h. Any other enhancement element treatment, that in the judgment of the Zoning
Administrator, is equal to or superior to those above.
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-14 VILLAGE DESIGN PLAN
General Architecture Guidelines
Exhibit 4.9
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-15 VILLAGE DESIGN PLAN
II.4.4.6 Signage
Signage within single family detached districts is regulated by the sign provisions of the Village Seven PC
District Regulations. Signs are not an important design issue within such neighborhoods and no specific
design guidance is required. See Section II.4.3.4 for Community Signing.
II.4.4.7 Lighting
Lighting is not anticipated to be a significant design issue in single family residential areas (see Section
II.4.3.5 for community lighting)
II.4.4.8 Parking
The amount of parking required within each residential district is specified in the Village Seven PC District
Regulations. Requirements for sizing and spacing are provided in the PC Regulations. Beyond providing
the number of spaces required, the design of common parking areas for attached and multi -family
neighborhoods is an important element in site planning. However, within single family neighborhoods,
parking is provided in individual garages, driveway spaces (between back of sidewalk and garage face) and
guest parking on-street. Beyond the pedestrian oriented guidance for garages provided above, no special
design criteria are required for these areas.
II.4.4.9 Landscaping Requirements
Common area landscaping shall conform to the community design standards in Chapter II.3. Individual lot
landscaping within the Neighborhood is at the discretion of each property owner.
II.4.4.10 Individual Neighborhood Design Criteria
The product descriptions and Neighborhood plan features described in this section are those envisioned at
the time of SPA Plan preparation. These designs and specifications are subject to change and refinement in
conjunction with the tentative tract map approval, and are subject to such approval. All Neighborhood plans
which are prepared should respond to the listed planning and design criteria, implementing the techniques
and solutions described in the previous sections of this text. All Neighborhood plans shall conform to the
development standards and other provisions of the Otay Ranch Village Seven PC District regulations
adopted by the City of Chula Vista. Some Neighborhood descriptions also include a lotting concept exhibit
which identify the location of special design issues/responses. In other Neighborhoods, lotting concepts
will be developed as a part of the required Master Precise Plan Process.
The following are guidelines for site planning each of the residential Neighborhoods designated for single
family detached products within Village Seven (refer to the Single Family Detached Product Locations
Map, Exhibit 4.10 on the following page, for the location of each Neighborhood).
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-16 VILLAGE DESIGN PLAN
Single Family Detached
Exhibit 4.10
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-17 VILLAGE DESIGN PLAN
Single Family Detached
Exhibit 4.10
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-18 VILLAGE DESIGN PLAN
Neighborhood R-1
Design Issues Summary
Description: This is the lowest density housing area in Village Seven. It is in the northeastern portion of the
village. Approximately one-half of the Neighborhood perimeter is slope area down to arterial or village
entry streets. Off-site views are available from lots along this perimeter. Open cul-de-sacs at could provide
visual and trail access to the greenbelt/trails along Birch Road. Similar treatments along the Secondary
Village Entry Street which includes the Village Greenway at the south edge of the neighborhood would
provide trail access to the EUC, to the east, and Wolf Canyon, to the west.
Product: Single Family Detached Residential
Views: Views to and from Birch Road along perimeter
Circulation/Entry: Connection to village core; secondary connections to village entry street
off of Birch Road
Fencing: Off-site views; consistency with community theme fencing on edges
Edges: Arterial streetscape/slope landscaping along north and west edges; buffer
SR-125 edge on east edge; Neighborhood/product transition to R-5 along
southwestern edge; P1/CPF-1 focal point
Landscaping: Slopes adjoining arterials (consistent with community design); entry street
streetscape
Pedestrian
Orientation Issues: Orientation to P1/CPF-1 and internal circulation; connection from Birch
Road to village core; connection to Village Greenway; rear elevation of
lots backing to entry streets
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-19 VILLAGE DESIGN PLAN
Neighborhood R-1
Exhibit 4.11
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-20 VILLAGE DESIGN PLAN
Neighborhood R-2
Design Issues Summary
Description: This Neighborhood is located in the northwestern portion of the village overlooking La Media
Road and Birch Road. As with Neighborhood R-1, off-site views are available for the perimeter of the
Neighborhood. The Wolf Canyon Greenbelt is located along the south side of the Neighborhood. Strong
connections should be provided to the Village Greenway trail and this adjacent Neighborhood.
Product: Single Family Detached Residential
Views: Views to and from La Media Road, Birch Road and Wolf Canyon along
perimeter
Circulation/Entry: Neighborhood access from village entry street off of Birch Road
Fencing: Off-site views; consistency with community theme fencing adjacent to
entry street and open space edges
Edges: Arterial streetscape; village entry street streetscape and trail; lots backing
on to entry street and Wolf Canyon
Landscaping: Streetscapes; transition to Wolf Canyon Greenbelt and arterials
Pedestrian
Orientation Issues: Connection to Village Greenway and Village Pathway trails along
perimeter; rear elevation of lots backing on to entry street. Use paseo
connection (see below) to connect to Common Useable Open Space
(CPF-2).
Concept for a Paseo Linkage to Common Useable Open Space.
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-21 VILLAGE DESIGN PLAN
Neighborhood R-2
Exhibit 4.12
SINGLE FAMILY RESIDENTIAL
Adopted 8/24/04
Amended [Month] 2023 II.4.4-22 VILLAGE DESIGN PLAN
Neighborhood R-3
Design Issues Summary
Description: This bulk of this Neighborhood is not located within the current development phase area on
the Site Utilization Plan for the Village Seven SPA. Design guidance will be provided when this area is
planned with the surrounding area.
Neighborhood R-4
Design Issues Summary
Description: This bulk of this Neighborhood is not located within the approved area on the Site Utilization
Plan for the Village Seven SPA. Design guidance will be provided when this area is planned with the
surrounding area.
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-1 VILLAGE DESIGN PLAN
II.4.5 Residential Design Guidelines: Multi-family
The Village Seven Site Utilization Plan identifies three five Neighborhoods for multi-family or single-
family clustered residential development. All Three of these Neighborhoods are located within the Village
Core, one is adjacent to the Wolf Canyon Greenbelt, and all are near the planned mixed -use/town square
focal point.
Since this type of development is addressed in the City’s Design Manual, detailed design guidance is not
provided in these guidelines. The most important issue will be the integration of pedestrian orientation
features into typical multifamily development concepts. In addition, careful consideration should be given
to possible density/activity level conflicts which could arise at the edge of a multi -family Neighborhood
which abuts a single family Neighborhood, although no such edge exists in the current Site Utilization Plan
(see Exhibit 1.1). Designing to avoid conflicts with adjacent non-residential uses, such as a school or park,
will also be important. The purpose of these design guidelines is to facilitate the development of attractive
multi-unit housing that encourages good site and building design, which contributes to livability and safety,;
helps create a stronger community,; and fosters a quality environment for residents and neighbors.
As a part of the Village Core, multi-family residential sites R-5, R-6, and R-7 are will be subject to
preparation of a site specific Precise Plan/Design Review approval. In addition to the individual
neighborhood review, there is a requirement for coordinated planning of neighborhoods R-6 and R-7, as
depicted on the Site Utilization Plan. The first Design Review submittal for either neighborhood shall
include a conceptual coordinated site plan for both neighborhoods. The boundary between these two parcels
shall then be established by the first Design Review approval. Dwelling units may be transferred between
the two neighborhoods, providing it does not exceed the combined total units permitted.
Multi-family neighborhoods R-3, R-4, and R-8 are located in the Secondary Area; therefore, they follow
more flexible guidelines and a broader interpretation of the community design theme.
II.4.5.1 Pedestrian-oriented Design
The pedestrian-oriented village concept is enhanced by the intensity of multi-family development in the
village core located in proximity to public transit, shopping, and community facilities. The significant
number of residents will be able to take advantage of the proximity of neighboring shops, and
social/community activity sites within walking distance within the village core. Pedestrian access and
amenities are fundamental components of the village core. The siting, access, entries and architecture of
multi-family development should complement the pedestrian orientation of the village.
Multi-story attached developments, such as townhomes and apartments are the primary focus of the
guidelines in this section. The small lot, detached residential products which could be developed within the
multi-family category shall adhere to the guidelines for single family residential development. However,
examples of site planning for small lot residential development are included in this section to identify the
particular pedestrian-oriented site requirements of that type of housing.
II.4.5.2 Façade Elements
Multi-family residential development should be designed to promote variety and enhance the human-scaled
pedestrian activity of the village. The following guidelines suggest methods for creating vital, interesting
architecture:
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-2 VILLAGE DESIGN PLAN
• Projects should be unique, but share fundamental architectural characteristics consistent with the village
theme styles.
• Building elevations that are visible from all village and major roadways shall be articulated with
elements such as wall offsets, balconies, and windows, appropriate to the architectural style.
• The architectural style along the same street or within an individual development shall be compatible
through the use of similar building heights, materials, window or door style, detailing, porches, arcades,
overhangs, roofing or color.
• Varied building elements and roof pitches should be employed to avoid monotony.
• Each development shall provide a well-articulated, identifiable pedestrian entry oriented towards the
village street.
• Distinctive building elements shall be oriented towards the comers of prominent village core and entry
street intersections.
• Street facing facades shall incorporate a range of scale-defining elements that relate larger building
masses to the scale of the pedestrian. Elements may include trellises, columns, archways, doorways,
porches or patios and upper floor balconies and windows.
• Individual residential unit entries shall be oriented towards the village streets wherever possible.
• Internal residential units shall be connected to the village streets by courtyards or landscaped walkways
wherever possible.
• Stairs shall be sensitively designed and integrated into the overall building design.
• Utilitarian areas, including parking, loading, mechanical equipment and trash enclosures, shall be
screened from view from village streets to the extent possible.
II.4.5.3 Parking, Carport & Garage Design
Views of parking areas, carports and garages should be minimized to create the pedestrian-oriented village.
Section II.4.4, Single Family Residential, provides guidelines for the design of garage facades that may also
be applied to multi-family garages. The following guidelines provide direction for location and design of
multifamily parking facilities and illustrate some design options:
• Parking and vehicular access shall be located to the rear or within each development and separated from
the pedestrian-oriented street frontage.
• Site planning and architectural treatments, such as offsets, should be used to minimize the appearance
of garage corridors.
• Carports and freestanding garages shall be architecturally treated and designed to match the
architectural style of residential buildings.
• All surface and covered parking within multi-family areas shall be separated from village streets, tops
or toes of slopes, patios or courtyards with a landscaped buffer. The buffer, the size of which shall be
functionally established, shall include screening elements such as low walls or masses of shrubs to
screen headlights and glare from reflective car surfaces.
II.4.5.4 Site Planning & Building Plotting
The site planning and plotting of multi-family residential buildings will contribute to the pedestrian-oriented
village concept. Site planning which focuses on the pedestrian includes design that orients entries towards
village core streets and minimizes views to garages and parking areas. The following guidelines are
provided for siting and building plotting of multi-family developments.
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-3 VILLAGE DESIGN PLAN
• Developments fronting on to village core streets shall be oriented towards the street with reduced
setbacks, multiple entries and pedestrian connections to ground floor units.
• When possible, bBuildings should be oriented to create outdoor rooms, such as courtyards, connected
by landscaped walkways.
• Building orientation should consider indoor and outdoor privacy, noise, solar access and overall
aesthetic appearance.
• Where grade differentials occur between the street and a development, the differential may be used to
create separation between the public street and private living space. Interesting entries incorporating
steps, porches or landings may be integrated into the design.
• Developments adjacent to major streets surrounding the village and adjacent to village entry streets
may be buffered with sound and privacy walls. Walls and view fences located along village entry streets
shall incorporate inviting entry openings for both pedestrians and cars. The building architecture that
is visible beyond sound and privacy walls shall be well-articulated with pedestrian-oriented features,
such as second story windows and balconies.
• On village core streets, the use of solid masonry walls should be minimized and used primarily between
buildings to screen parking areas or to enclose private entries and courtyards.
II.4.5.5 Building Design Concepts
A wide variety of housing types are suitable for Village Seven and creative site planning solutions are
encouraged. Following are some generic product types, including description of the characteristics and
plotting options, but multi-family housing is constantly evolving and these examples are not intended to be
all-inclusive or restrictive. Following these descriptions examples of multi-family, Exhibits 5.1 through 5.3,
illustrate multi-family site planning and building concepts. Some of the concepts list minimum setbacks or
dimensions where applicable, however, these may be reduced or modified through the Design Review
process which provides for consideration of unique site planning and architectural solutions for multifamily
housing.
A. 12.5 - 15 du/ac Townhomes
Characteristics:
• Optimizes architecture on the street frontage.
• Garages located in alleys or parking courts.
• Provides for undulated building massing and varied setbacks appropriate to architectural styles.
• Provides for varied roof pitches and directions.
• Orients entries toward street or interior pedestrian courtyards or walkways.
• Provides for private open space.
Garage Plotting Options
• Alley entry
• Internal street
• Tandem
• Carport
B. 15 -18 du/ac Two and Three-Story Townhomes with Carriage Units or Flats
Characteristics:
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-4 VILLAGE DESIGN PLAN
• Optimizes architecture on the street frontage.
• Garages located in alleys or parking courts.
• Provides for undulated building massing and varied setbacks appropriate to architectural styles.
• Provides for varied roof pitches and directions.
• Orients entries toward street or interior pedestrian court-yards or walkways.
• Provides for private open space.
Garage Plotting Options
• Alley entry
• Court entry
• Internal street
• Tandem
• Carport
C. 18 - 25 +du/ac Two, Three and Four Story Townhomes and Stacked Flats
Characteristics
• Optimizes architecture on the street frontage.
• Garages located in alleys or parking courts.
• Provides for undulated building massing and varied setbacks appropriate to architectural styles.
• Provides for varied roof pitches and directions.
• Orients entries toward street or interior pedestrian courtyards or walkways.
• Provides for private open space.
Garage or Carport Plotting Options
• Alley entry
• Court entry
• Internal street
• Tandem
• Carport
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-5 VILLAGE DESIGN PLAN
Courtyard Housing
Exhibit 5.1
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-6 VILLAGE DESIGN PLAN
Townhomes with Pedestrian Orientation
Exhibit 5.2
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-7 VILLAGE DESIGN PLAN
Making High Density Multi-family Accessible
Exhibit 5.3
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-8 VILLAGE DESIGN PLAN
II.4.5.6 Architecture & Building Design
Multifamily projects should be designed to represent high quality development, appear interesting to the
eye and reflect human-scaled pedestrian activity. The following guidelines should be applied to building
design in multi-family projects.
• Projects should have individual style but share fundamental architectural characteristics.
• Building elevations visible from streets or pedestrian paths should be articulated with elements such as
wall offsets, balconies and windows.
• Architectural style along a single street or within a project should be unified with the use of similar
building heights, building materials, window or door styles, detailing, arcades, overhangs, roofing or
color.
• Each project should have a well identified pedestrian entry oriented to the street.
• Within the Village Core, Bbuildings should include distinctive elements oriented toward prominent
corners of core streets.
• Facades along the street should include a range of scale-defining components which relate larger
structures to the scale of a pedestrian. These may include trellises, columns, archways, doorways,
porches, patios, and balconies.
• The entries to individual units should be oriented to the street whenever practical.
• Stairs should be integrated into the overall structure and not appear “added on.”
• Utilitarian areas such as parking, loading, trash and service areas, utility and mechanical equipment
should be screened from view from village streets to the greatest extent possible.
II.4.5.7 Landscape
The streetscapes surrounding multi-family developments shall be implemented as described and illustrated
in Section II.4.3. Landscape in multifamily developments shall adhere the to Chula Vista Design Manual
and Landscape Manual. The front and side yard landscaping shall be complementary to the streetscape and
adhere to the overall village design theme. The interiors of multi-family residential projects shall provide
for common and private outdoor spaces that are functional and aesthetically pleasing. Interior landscapes
are encouraged to maintain the tranquil, courtyard style landscapes established by the village design theme.
Individual developments may provide common amenities as desired, however, the neighborhood park is
intended to meet most of the needs for active recreation area. The following guidelines are for multi-family
landscapes:
• All of the front, side, and rear yard areas and all interior common area landscapes are to be installed by
the builder and commonly maintained by a homeowner’s association (HOA). Private patios and
courtyards, if provided, may be landscaped and maintained by the individual homeowners.
• The landscape is to be comprised of trees, shrubs, vines, and ground covers that are consistent with the
overall village theme.
• Tree plantings in the front yard areas shall be varied to provide interest in the landscape.
• Side and rear yard areas shall be landscaped to soften the architecture and provide privacy for residential
units.
• All planting areas are to be permanently irrigated and use low water consumptive plant material
wherever practical.
• Slope areas shall be planted with drought tolerant trees, shrubs and groundcover.
• Trees planted on slope areas shall be arranged in such a manner as to allow for some vistas to distant
hills where practical and to screen undesirable visual sight lines to streets, buildings, or other features.
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-9 VILLAGE DESIGN PLAN
• Landscape and irrigation plans shall be prepared by a licensed landscape architect.
• Utility box locations are to be carefully planned and coordinated with the both the utility company and
the landscape architect. Equipment and access boxes should be located to be unobtrusive and screened
from view with plantings where possible.
• Mailboxes and mail box structures are to be designed to complement the architectural style of the
development for which they are intended. Ganged mail boxes are to be used with a maximum of 4
boxes per cluster. Only Postmaster approved boxes will be allowed.
• Trash enclosures shall be designed to complement the architectural style of the development for which
they are intended.
• Large expanses of asphalt paving shall be avoided and the appearance softened by landscape screening
where possible.
II.4.5.8 Individual Neighborhood Design Criteria
Individual neighborhood design criteria are included in Section II.4.7 which addresses the Village Core as
a whole. The product descriptions and neighborhood plan features described in this section are those
envisioned at the time of SPA Plan preparation. These designs and specifications are subject to change and
refinement in conjunction with the tentative tract map approval, and are subject to such approval. All
neighborhood plans which are prepared should respond to the listed planning and design criteria,
implementing the techniques and solutions described in the previous sections of this text. All neighborhood
plans shall conform to the development standards and other provisions of the Otay Ranch Village Seven
PC District regulations adopted by the City of Chula Vista. Each neighborhood description also includes a
siting concept exhibit which identifies the location of special design issues/responses.
Refer to the Multifamily Product Location Map, Exhibit 5.4, for the location of each multi -family
neighborhood. All of these neighborhoods are located within the area requiring the Village Core Master
Precise Plan. The Village Core and these neighborhoods are presented in Section II.4.7 Village Core
Concepts, herein.
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-10 VILLAGE DESIGN PLAN
Multi-family Housing Locations
Exhibit 5.4
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-11 VILLAGE DESIGN PLAN
Multi-family Housing Locations
Exhibit 5.4
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-12 VILLAGE DESIGN PLAN
Neighborhood R-3
Design Issues Summary
Description: Neighborhood R-3 is a triangular-shaped lot approximately 3 acres in size. The northern tip
of the triangle lies at the intersection of Magdalena Avenue and Peabody Way. The site is positioned
around 40 feet lower than the adjacent street level. The eastern boundary of the site, which fronts
Magdalena Avenue, slopes downward.
The western boundary adjoins the property that currently serves as the location of the FAA’s VORTAC
air navigation antenna tower.
To the south, the site borders a 0.7-acre property within Village Eight West SPA, which fronts Santa
Luna Street and has the Town Center land use designation.
This location is situated across the street from the athletic fields of the Olympian high School.
Neighborhood R-3 incorporates a 1-acre CPF-2b.
Product: Multi-family Residential
Circulation/Entry: Primary village entry street (Magdalena Avenue)
Fencing: Consistent with Section II.4.3.3 of Village Seven Design Plan
Edges: Magdalena Avenue
Landscaping: Streetscapes; edge transitions, common open space.
Pedestrian
Orientation Issues: Design a circulation system that encourages bicycle and pedestrian safety
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-13 VILLAGE DESIGN PLAN
Neighborhood R-3
Exhibit 5.5
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-14 VILLAGE DESIGN PLAN
Neighborhood R-4
Design Issues Summary
Description: Neighborhood R-4 is directly adjacent to urban, walkable Town Center district of Village
Eight West to the south and has frontage on Santa Luna Street. Its western boundary is at grade level with
La Media Road; therefore, minimal setbacks (10 feet) are preferred to facilitate connection to public
sidewalk and create a walkable, human-scaled environment that encourages walking, bicycling, and
transit use.
Street-facing façades in Neighborhood R-4 shall consist predominantly of a simple palette of long-lasting
materials such as stucco or board-and-batten .The materials shall be durable and reflect a sense of
permanence and quality of development. Site design shall maximize visual surveillance of common open
space areas from the residential units or indoor amenities, with sufficient lighting levels.
Product: Multi-family Residential
Circulation/Entry: Interface secondary village entry street (Santa Luna Street)
Fencing: Consistent with Section II.4.3.3 of Village Seven Design Plan
Edges: La Media Road, Santa Luna Street, Magdalena Avenue
Landscaping: Streetscapes; edge transitions, common open space. Intersections are
subject to the vision clearance standards of CVMC Section 12.12.130.
Pedestrian
Orientation Issues: Design a circulation system that encourages bicycle and pedestrian safety
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-15 VILLAGE DESIGN PLAN
Neighborhood R-4
Exhibit 5.6
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-16 VILLAGE DESIGN PLAN
Neighborhood R-5
Design Issues Summary
Description: Neighborhood R-5 is located to the north of the Wolf Canyon Greenbelt on either side of the
Village Core Promenade Street loop. Neighborhood access will be taken from the core promenade street.
Special attention should be given to the transition from the promenade street to internal streets and/or the
intersections with the promenade street, and the transition from the developed neighborhood to the greenbelt
open space. All buildings or lots fronting on the promenade street should receive special attention with
respect to pedestrian orientation issues.
Product: 7.6 du/ac Multi-family Residential or clustered SFD/SFA Residential
Views: to Greenbelt open space
Circulation/Entry: Interface with promenade street
Fencing: Rear yard fencing along promenade streets and open space
Edges: Promenade streets coordinate site planning with Neighborhood R-1
behind; greenbelt edge
Landscaping: Streetscapes; greenbelt edge/transition
Pedestrian
Orientation Issues: Promenade street; access to Greenway trail in Wolf Canyon
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-17 VILLAGE DESIGN PLAN
Neighborhood R-5
Exhibit 5.56
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-18 VILLAGE DESIGN PLAN
Neighborhood R-6
Design Issues Summary
Description: Neighborhood R-6 is located south of the eastern village entry street which connects Village
Seven to the EUC. The Village Core Promenade Street loop forms the western edge of the neighborhood,
while the R-7 Neighborhood is immediately to the south and SR-125 is on the east. Neighborhoods R-6 and
R-7 are to be planned together since the boundary between them will vary according to the products
proposed, although R-7 is defined as multi-family only while R-6 may be single family cluster or multi-
family. Units may be transferred between the two parcels as long as the total unit count does not exceed
that shown on the Site Utilization Plan for both parcels. Neighborhood access will be taken from the core
promenade street and entry street. The promenade street entry may be shared with Neighborhood R-7 and
there should be interconnecting circulation, vehicle and pedestrian, between the two neighborhoods. Special
attention should be given to the transition from the promenade street to internal streets and/or the
intersections with the promenade streets, and the SR-125 edge. All buildings or lots fronting on the
promenade street should receive special attention with respect to pedestrian orientation issues.
Product: Single Family Cluster/Multi-family Residential
Views: insignificant
Circulation/Entry: Interface with promenade street and entry street; coordination with
neighborhood R-7
Fencing: Rear yard fencing along promenade and entry streets; neighborhood R-7
edge; SR-125 edge
Edges: Neighborhood R-7; promenade street; SR-125
Landscaping: Streetscapes; edge transitions
Pedestrian
Orientation Issues: Promenade street; internal circulation with R-7
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-19 VILLAGE DESIGN PLAN
Neighborhood R-6
Exhibit 5.67
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-20 VILLAGE DESIGN PLAN
Neighborhood R-7
Design Issues Summary
Description: Neighborhood R-7 is located south of Neighborhood R-6 and north of the high school site,
parcel S-1. The Village Core Promenade Street loop forms the western edge of the neighborhood, while
SR- 125 is on the east. Neighborhoods R-6 and R-7 are to be planned together since the boundary between
them will vary according to the products proposed, although R-7 is defined as multi-family only while R-6
may be single family cluster or multi-family. Units may be transferred between the two parcels as long as
the total unit count does not exceed that shown on the Site Utilization Plan for both parcels. Neighborhood
access will be taken from the core promenade street. The entry may be shared with Neighborhood R-6 and
there should be interconnecting circulation, vehicle and pedestrian, between the two neighborhoods. Special
attention should be given to the transition from the promenade street to internal streets and/or the
intersections with the promenade street. The school and SR-125 edges will be required to provide
separation/buffering. All buildings or lots fronting on the promenade street should receive special attention
with respect to pedestrian orientation issues.
Product: Multi-family Residential
Views: insignificant
Circulation/Entry: Interface with promenade street; coordination with neighborhood R-6
Fencing: Any fencing along promenade street; neighborhood R-7 edge; SR-125 and
school edge
Edges: Neighborhood R-6; promenade street; SR-125
Landscaping: Streetscapes; edge transitions
Pedestrian
Orientation Issues: Promenade street; internal circulation with R-6
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-21 VILLAGE DESIGN PLAN
Neighborhood R-7
Exhibit 5.78
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-22 VILLAGE DESIGN PLAN
Neighborhood R-8
Design Issues Summary
Description: The landscape buffer width for the western frontage of Neighborhood R-8 along La Media
Road shall vary based on the adjacent hillslope gradient. Where steep perimeter slopes exist, a minimum
75-foot wide landscape buffer shall be provided consistent with the General Development Plan standards.
However, the buffer width shall taper down as the slope gradient decreases, ultimately providing only a
standard 10-foot setback where the site areas are at street -grade level with La Media Road. This will
facilitate pedestrian connectivity between the neighborhood and the public sidewalk, creating a walkable,
human-scaled environment that encourages walking, bicycling, and transit use. No landscape buffer is
required where there is no significant slope differential from the arterial street grade. The materials shall be
durable and reflect a sense of permanence and quality of development. Fencing shall be durable,
maintainable, and attractive. A noise wall shall be provided based on the recommendation of an acoustic
technical study, per EIR mitigation measures.
Product: Multi-family Residential
Views: Views to Wolf Canyon along the northern perimeter
Circulation/Entry: Interface with arterial road (La Media Road) on the west
Fencing: Sound wall as appropriate for noise mitigation, consistent with Section
II.4.3.3 of Village Seven Design Plan
Edges: La Media Road, Wolf Canyon Greenbelt open space
Landscaping: Streetscapes; edge transitions, common open space; tapered landscape
buffer. Intersections are subject to the vision clearance standards of
CVMC Section 12.12.130.
Pedestrian
Orientation Issues: Design a circulation system that encourages bicycle and pedestrian safety
MULTI FAMILY RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.5-23 VILLAGE DESIGN PLAN
Neighborhood R-8
Exhibit 5.9
NON-RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.6-1 VILLAGE DESIGN PLAN
II.4.6 Non-Residential Design Guidelines
This chapter addresses non-residential development, much of which is located in the village core. Because
of its importance to the village aesthetic, its diversity of uses, and its long-term development phasing
requirements, special attention should be given to Village Core issues. And, although much of these chapter
focuses on such issues, the guidelines relating to quality design and pedestrian orientation should be applied
to non-residential projects outside of the core as well.
II.4.6.1 Architecture, Building Siting, Color & Materials
There is no pre-determined architectural style defined for non-residential buildings within the Village Core
or other locations, except for the community-wide general guidelines. Because of the range of building
sizes and uses, there probably is no one single style which would be appropriate for all structures. However,
architectural design within the commercial core should represent a unified style which is responsive and
complementary to adjacent structures. Architectural detailing and material selection is essential to good
character definition. Accents in color, texture or pattern changes should be used to provide interest and
provide scale.
All structures should exhibit articulated building planes, as well as, the use of appropriate textures and
materials. Although building height is limited to four stories, each structure should be evaluated using the
criteria of a three-tiered hierarchy of articulation, materials and colors as described below:
• Ground Level - Scale and texture should be sensitive to pedestrian interaction. Elements such as
landscape pockets, trellis, pergolas, and canopies as well as recessed windows to produce deep shadow
lines should be provided. Textured materials are most effective if incorporated into the building design
at this level so that the apparent mass of the structure is reduced.
• Mid-Level - The mid-level, generally the most dominant portion of the facade in multi-story buildings,
should be designed with a sensitivity to rhythm and proportion so that a harmonious composition can
be perceived from the major viewing angles.
• Top Level - Buildings should be designed with a definite termination at the top. The intent is to provide
a “cap” so that the exterior walls do not “disappear” as they meet the sky.
Landmarks and other special features may exceed the height limit, if approved in a precise plan. When large
or tall buildings are proposed, special consideration should be given to massing and proportion with respect
to adjacent buildings. Buildings which are 3 or more stories tall should incorporate steps in the vertical
plane.
Building complexes should be designed to create opportunities for pedestrian spaces such as plazas,
courtyards, patios and decks. Landscaping may be used to reinforce this concept through the use of pergolas,
trellises, etc. Buildings within a complex should appear as an assemblage of integrated smaller forms, not
as one large mass. Building masses should have an ordered “randomness” with focus, articulation and
emphasis where appropriate such as entryways, major plazas, etc. Buildings located in “gatepost” locations
(adjacent to entries off public and private streets), should be designed with a more distinct or “landmark”
character.
A light neutral shade should be the predominate wall color in the commercial core, consistent with climatic
and energy conservation considerations. A single, unifying accent color should be used in such items as site
furniture, landmarks, entry monuments and signs within the commercial district.
NON-RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.6-2 VILLAGE DESIGN PLAN
II.4.6.2 Screening
A critical design issue is screening of unattractive utility and mechanical equipment, trash receptacles and
storage areas, loading and service areas. Certain restrictions can reduce some of these potential design
issues, others must receive attention from the site designer. The Village Seven PC District regulations
restrict or prohibit outdoor storage and require screening of ground and/or roof mounted equipment/utility
connections. Loading or unloading should occur in the rear or on the side of buildings away from public
streets or be screened. Parking areas should also receive some screening.
Fences and walls which provide screening should be designed as an integral part of the building design
concept and be constructed of materials, textures and colors that are complementary to the adjacent
building.
Outdoor refuse collection areas should be completely enclosed and screened from view by a wall or fence
constructed of materials which are complementary in color, finish and texture to adjacent buildings. All
such areas should have concrete floors and loading pads and be of sufficient size to accommodate all
business related refuse. Refuse collection areas should not be located adjacent to public streets.
The City of Chula Vista’s design manual should be consulted for screening guidance.
II.4.6.3 Site Furnishings
Site furnishings, such as the following, should introduce a consistent system of architectural, color and
material character unique to the Village Core:
Benches: A bench should be designed/selected for use in all the pedestrian areas within the village
core complementing the design elements described in the other site furnishings.
Bollards: A concrete bollard should be used at the intersections of trail systems and vehicular
crossings. They should contain internal light sources for safety at night.
Lighting Fixtures: A designated “Village Core” light standard base should be used for illumination
of public areas.
Trash receptacles and Ash Urns: Pre-cast concrete trash receptacles, with ash urns of compatible
design, should be used.
Site furnishings such as those listed above, transit shelters and other streetscape furniture including
newspaper racks, bicycle racks and other items which could block a sidewalk, should be placed in “pockets”
so as to not obstruct pedestrian or bicycle circulation.
II.4.6.4 Lighting & Signage
Lighting and signage, when implemented in a consistent manner, play a large role in the unification of a
development district. The purpose of these guidelines is to identify principles of lighting for streets, paths,
open spaces and buildings. The signage component is intended to specify sign and monumentation criteria
to insure that all individual graphics and signs are coordinated with each other and contribute to the overall
theme of the Village Core.
The final design and selection of on-site lighting standards and supports should be coordinated with the
overall site furnishings program discussed in the preceding section. Metal halide light fixtures on selected
NON-RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.6-3 VILLAGE DESIGN PLAN
bases should be used in all parking areas to provide design continuity and safety. Parking lot light standards
should be restricted to a maximum of 25 feet in height.
Walkway/trail illumination should be provided by the use of low intensity fixtures for safety and comfort.
The lighting pattern and intensity should become more intense at path intersections and vehicular crossings.
Within building groups, architectural and accent lighting should be indirect and subtle. Increased lighting
levels should highlight pedestrian areas to clearly define the pedestrian path. Service area lighting should
be contained within the service area boundaries/enclosure. The actual light bulb for service area lighting
should not be visible from adjacent properties.
A complete signage program is to be developed for the Village Core as a whole. All individual project/use
identification signs should be designed to fit on a monument system that is compatible and part of the
architectural style for the Village Core. Signs associated with the identification of the community trail
system and ancillary pathways should be designed as part of the overall streetscape vocabulary of site
furnishings, lighting standards and special hardscape materials.
The signage program for each project should provide the means for adequate identification while regulating
and controlling design, location and maintenance. The signage program should establish specific standards
for all exterior signage to ensure aesthetic continuity and consistency.
II.4.6.5 Individual Neighborhood Design Criteria
The development descriptions and parcel plan features described in this section are those envisioned at the
time of SPA Plan preparation. These designs and specifications are subject to change and refinement in
conjunction with the tentative tract map approval, and are subject to such approval. All neighborhood plans
which are prepared should respond to the listed planning and design criteria, implementing the techniques
and solutions described in the previous sections of this text. All neighborhood plans s hall conform to the
development standards and other provisions of the Otay Ranch Village Seven PC District regulations
adopted by the City of Chula Vista. Each neighborhood description also includes a lotting or development
concept exhibit which identifies the location of special design issues/responses. Because none of the non -
residential sites addressed in this chapter are essential components to the overall village design, no design
issue maps have been included.
The following are guidelines for site planning each of the major neighborhoods designated for
nonresidential development outside of the Village Core within Village Seven (refer to the Non-Residential
Location Map, Exhibit 6.1 , for the location of each neighborhood).
NON-RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.6-4 VILLAGE DESIGN PLAN
Non-Residential
Exhibit 6.1
NON-RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.6-5 VILLAGE DESIGN PLAN
Non-Residential
Exhibit 6.1
NON-RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.6-6 VILLAGE DESIGN PLAN
Neighborhoods CPR-1, CPF-2a & CPF-2b
Design Issues Summary
Description: All threeTwo of the CPF sites, CPF-1 and CPF-2a and CPF-2b, are within a residential
neighborhood and are suitable for common usable open space serving their respective neighborhood.
The other CPF designated neighborhood is outside of the village core, at the intersection of the village entry
from La Media Road and the entry from Rock Mountain Road. This site is intended for community-wide
CPF uses such a church or day care facility that would draw from a larger area than a single village. Because
it is outside of the core, its contribution to and need to adhere to the core design/aesthetics program is not
significant. This site is nearly independent in use but should respect the village and community design
framework. The only uses sensitive edge is that along single family residential neighborhood R-3. This will
likely be a typical rear yard fence edge. The other two edges should incorporate appropriate streetscape
treatments for the adjacent streets. It would be desirable for this site to be combined with the other adjacent
CPF sites shown on the Overall Village Concept Plan, when those areas are added to the approved SPA.
Concept: Community Purpose Facilities
Entry: Coordinate with village entry streets intersection
Edges: SF and MF residential
Landscaping: Streetscapes
Building Detailing: Village entry street edges
NON-RESIDENTIAL
Adopted 8/24/2004
Amended [Month] 2023 II.4.6-7 VILLAGE DESIGN PLAN
Neighborhood S-1
Design Issues Summary
Description: This Neighborhood is near to but outside of the village core and designated for development
with a public high school. Because it is outside of the core, its contribution to and need to adhere to the core
design/aesthetics program is not significant. The public school use of the site is predetermined but the
facility design should respect the village and community design framework. The only uses sensitive edge
for the high school is the edge with multi-family residential Neighborhood R-7. All other edges are streets.
Concept: Public high school
Entry: Coordinate with adjacent parcels
Edges: MF residential on north of S-1; streets on all others
Landscaping: Streetscapes; transition to residential
Building Detailing: Entry street edges
VILLAGE CORE
Adopted 8/24/2004
Amended [Month] 2023 II.4.7-1 VILLAGE DESIGN PLAN
II.4.7 Village Core Concept
This chapter addresses village core development as a whole. Because of its importance to the village
aesthetic, its diversity of uses, and its long-term development phasing requirements, special attention should
be given to Village Core issues.
The village core is fundamental to the Otay Ranch planning concept and the basis for organizing land uses
within Village Seven. As described in Section II.4.1, the surrounding land uses and physical site conditions
largely directed the location and organization of land uses within the village core. Land uses within the core
have been organized for compatibility, synergy and enhancement of the pedestrian orientation of the village.
The Village Seven core contains all of the appropriate land uses to create a vital town center as directed by
the Otay Ranch GDP policies.
II.4.7.1 Village Core Planning & Design
The Village Core is intended to be the commercial, social and activity focal point for each village. Along
with its functional importance, the Village Core also has an aesthetic importance. Since it is the most
intensely developed and most visible portion of a village, its design character and quality is the foundation
for the aesthetic of the entire village.
Because of its importance, size and diversity of uses, coordinated and comprehensive planning for the
Village Core as a whole must occur. However, separate ownerships, the timing of construction (and
accompanying detailed planning and design) will require a multi-phased program during a multi-year time
frame, to respond to real estate market forces and other factors. In order to allow approval of the Village
Design Plan and SPA Plan so that early phases may progress, while assuring that the overall concept will
be implemented and later phases will not be compromised, appropriate design standards/guidelines and a
framework for design control is required. This will be accomplished through the Village Core Concept Plan
specified by the GDP.
Preparation of the required concept plan will be the initial step for subsequent site plans for the various
components of the Village Seven Core. The Concept Plan has not been included in these guidelines because
the project sponsors of the Village Seven SPA are not the owner of the mixed-use/town square sites at the
heart of the Core. Since the owner of the mixed-use area is not an applicant for the initial SPA approval,
the Concept Plan may be prepared by the affected land owners within the approved SPA for that portion of
the Village Core within the approved SPA. Critical areas of the village core which are not within the
approved SPA should be included at a “sketch” level when necessary to demonstrate the design feasibility
of the overall Village Core Concept Plan. In lieu of a Concept Plan, these guidelines provide a policy
framework and planning/design process, consistent with the GDP, for the Concept Plan and subsequent
detailed designs.
When prepared, the Concept Plan illustrates the intended overall land use diversity, site development
character and conceptual building/pedestrian/parking/open space relationships within the Core. It should
also depict typical building character, scale and proportion, massing and materials through conceptual
elevations. As an illustrative plan, it would depict the overall development concept but not detail or establish
specific development standards or requirements. Its purpose will be to provide a context for the evaluation
of detailed plans for individual development phases (precise plans) from the perspective of the Village Core
as a whole (see Section II.4.7.2 Village Core Design and Implementation Process, below).
The Village Core Concept Plan should incorporate and highlight implementation of the general guidelines
provided in this chapter, especially those relating to pedestrian and transit orientation.
VILLAGE CORE
Adopted 8/24/2004
Amended [Month] 2023 II.4.7-2 VILLAGE DESIGN PLAN
II.4.7.2 Village Core Design & Implementation
The Village Core is the essential component of the Otay Ranch Village Concept. It is the commercial, social
and community design focal point for the village. Because of this role, the design of the village core must
be undertaken in a comprehensive manner. Design of the village core area should be accomplished using a
three tiered process defined in the previous Otay Ranch SPA approval: Concept Plan, Master Precise Plan
and individual project Precise Plan(s).
As noted above, the Village Core Concept Plan will be a single graphic illustration intended to demonstrate,
at a conceptual level, how the village core location and parcelization of the SPA plan can achieve the basic
land use and design objectives identified in the Otay Ranch GDP. Because the implementation timing of
the essential commercial uses and adjacent multi-family uses in the village core lag the single family
residential uses of the Secondary Area, detailed design is properly delayed until actual construction is
imminent.
The second level of design/implementation is the preparation of a Master Precise Plan for the Village Core
area. The Master Precise Plan builds upon and refines the SPA-Ievel Concept Plan. In addition, the Master
Precise Plan establishes the design framework, including mandatory site plan/urban design elements which
must be implemented in the individual projects in order to achieve the overall planning/design goal.
However, since critical components of the Village Core are not within the initial SPA approval, it may be
impossible to prepare a Master Precise Plan for the entire Core. If such is the case, the Master Precise Plan
shall be prepared only for that portion of the Village Core within the approved SPA.
The Master Precise Plan shall address the following design issues, in the form of guidelines or mandatory
requirements, as appropriate:
• Building Design/Siting - Identification of building massing and locations of proposed structures.
• Pedestrian/Vehicle/Transit Access - Identification of pedestrian, bicycle, vehicle routes, connections
and separations, where appropriate.
• Urban Character/Architecture - Identification of overall architectural style, key urban design elements
and landscape/hardscape features.
• Lighting/Signing/Street Furnishings - Identification of lighting, sign and street furnishing types.
The Village Core Master Precise Plan shall include:
• Identification of all Village Core components and the important relationships/connections among them.
• Identification of Mandatory Site Plan or Urban Design Elements which must be implemented to achieve
the overall Village Core concept.
• General and site-specific design guidance for non-mandatory site planning/urban design components.
• A design review process to evaluate subsequent submittals and determine consistency with the Master
Precise Plan.
The final step in the Village Core design/implementation process is the preparation of individual precise
plans for each project within the village core area. These project specific plans shall be evaluated using the
process and standards established in the Master Precise Plan. A project-specific precise plan submittal shall
include a scaled drawing or drawings which dimension and depict the following:
• Property boundaries and adjoining streets;
• Existing topography and proposed grading plan, showing slope, retaining walls, pad elevations, and
percent of slope on streets, driveways and other graded areas;
• Existing and proposed streets, utilities, and easements;
VILLAGE CORE
Adopted 8/24/2004
Amended [Month] 2023 II.4.7-3 VILLAGE DESIGN PLAN
• Access: pedestrian, vehicular and service; points of ingress and egress; with driveway locations and
dimensions;
• Loading and trash areas, walls and/or fences (including height);
• Proposed location, height, and dimensions of buildings, including color and materials on all elevations.
The floor area, number of stories, number of units and bedrooms (when applicable) shall be given.
Proposed uses shall be indicated including floor area devoted to each use;
• Parking layout, including dimensions, number of stalls, and circulation flow;
• Location, height, and size of signs proposed on the property;
• Landscaping and irrigation concepts;
• Lighting, including the location, type and shielding; and,
• Location and design of recreational areas (if any).
II.4.7.3 Village Core Site Planning
The focus of the Village Core is the commercial core or mixed use area which is the heart of the village.
The GDP specifies that each village core will emulate the form of either a “town square” or “main street,”
However, the site for this component is not within the initial SPA approval. Inclusion of the site within the
SPA approval will require a formal amendment of all SPA documents including this Village Design Plan.
That amendment shall include the necessary design guidance for the mixed-use area.
II.4.7.4 Architectural Design Guidelines
The following guidelines shall apply to the community purpose facility, elementary school, park and other
community buildings within the village core. Although not directly in the village core, the high school
should also respond to these guidelines and the architectural style selected for the village core in order to
maintain the village design theme throughout Village Seven.
• Landmark architecture shall be located at all focal points and major intersections within the village.
“Landmark architecture” should be a distinctive element that creates an accent or focal point, such as a
tower.
• Primary building entries shall be oriented to the street to the extent possible.
• Buildings shall be arranged to create outdoor rooms, such as courtyards, wherever possible.
• Exterior building elevations shall incorporate a range of scale-defining elements that relate larger
building masses to the pedestrian. Such elements include columns, archways, doorways, upper floor
windows and balconies.
• Overhead features that create a sense of enclosure and encourage visitors to linger and enjoy the area
may be incorporated into the design. Features such as canopies, arcades and roof overhangs create the
sense of enclosure and also protection from sun and rain.
• Building height and massing shall be varied.
• Roof forms shall be compatible with the architectural style and create skyline interest.
• Architecture along the same street or within a complex shall include buildings of similar but varying
height and share one or more distinctive element, such as materials, window and door style, detailing,
porches, arcades, overhangs, roofing, color, etc.
• Decorative detailing shall be consistent with the overall architectural style and be used as accents. Detail
elements include arches, balconies, balustrades, chimneys, cupolas, ceramic tile, moldings, reveals,
wrought iron, hand rails, window sills, finials, and lighting fixtures.
VILLAGE CORE
Adopted 8/24/2004
Amended [Month] 2023 II.4.7-4 VILLAGE DESIGN PLAN
• All utilitarian aspects of development such as mechanical equipment, gutters, downspouts, storage and
refuse collection areas shall be integrated into the building design so as not to be visible from pedestrian
and public view areas to the extent possible.
• Exterior staircases shall be compatible with the building architecture.
• Exterior staircases shall be visually perceived, as integral to the building or as a significantly defined
architectural accent.
• Side and rear elevations of buildings exposed to view shall be articulated or enhanced to provide a
pleasing appearance from public or neighboring use views.
II.4.7.5 Landscape
The landscape concept for the Village Core is to enhance the pedestrian orientation of the area through
landscape and outdoor amenities. Trees will create a sense of identity for the core with formal planting
arrangements on streets and a mix of skyline, shade and accent trees. Pedestrian scaled plantings, such as
colorful groundcovers, container plantings and vines covering arbors, will enliven the core hardscape.
Outdoor amenities, such as plazas, areas of enhanced paving, seating areas and lighting will create an
atmosphere that is appropriate for shopping, socializing and recreation. Landscape design shall be in
conformance with the City of Chula Vista Design Manual and Landscape Manual and the City of Chula
Vista Landscape Water Conservation Ordinance.
The Otay Ranch pedestrian-oriented design theme strives to minimize automobile influences in the village.
Landscaping in and around parking lots should help to achieve that objective. Perimeters of parking lots
should be screened by berms, low walls or shrubs, approximately 3 feet in height, to block headlight glare
yet provide visual access into the lots to enhance pedestrian safety and security. Shade trees should be
planted within parking lots to City standards to reduce heat and glare from paving and parked cars. Planters
should be included within larger lots to visually break up the expanse of paving.
II.4.7.6 Lighting
A selected lighting design will be used in the village core as a key element in creating the village theme.
The liveliness of the village core can be accentuated through the use of appropriate lighting. The following
are guidelines specific to the village core:
A. Street Lights
The street lights within the mixed use/commercial and the community purpose facility areas should be the
most decorative in the village. Light standards/fixtures which include arms for hanging banners and/or
flower baskets should be considered. Street lights in other areas should be compatible in design, but less
decorative.
B. Parking Lighting
The lighting within parking areas should be selected for energy efficiency and village design compatibility.
Light fixtures should provide adequate illumination for their intended use, while directing the light onto the
paved surface. Glare screens should be used where necessary to reduce the amount of light filtering into
adjacent residential land uses. Light fixtures should be selected to match the style and character of the
architecture and complement the village design theme.
VILLAGE CORE
Adopted 8/24/2004
Amended [Month] 2023 II.4.7-5 VILLAGE DESIGN PLAN
II.4.7.7 Street Furnishings
Street furnishings within the village core are key elements in enhancing the pedestrian experience and
expressing the village theme. The street furnishings in the core may consist of vine-covered arbors and bus
stops, benches, trash receptacles, newspaper racks, bicycle racks, kiosk structures, clock towers, banners,
hanging baskets, fountains, and public art pieces.
II.4.7.8 Signage
Signs within the village core may consist of individual project monument signs, individual tenant signs and
directional signs. Sign regulations controlling the location, number and size of signs within each land use
district are provided in the Village Seven PC District Regulations. A comprehensive sign plan that includes
guidelines for all proposed types of signs will be developed as part of the Village Core Master Precise Plan.
Individual Precise Plans for the developments within the village core will provide more specific sign criteria
suitable to each project.
Sign design in the village core will be consistent with the overall design themes. Monument signage for the
mixed use/commercial, community purpose facility, school, and multifamily residential projects, if desired,
shall be consistent with the design for village monuments.
II.4.7.9 Individual Neighborhood Design Criteria
The development descriptions and neighborhood plan features described in this section are those envisioned
at the time of SPA Plan preparation. These designs and specifications are subject to change and refinement
in conjunction with the tentative tract map approval, and are subject to such approval. All neighborhood
plans which are prepared should respond to the listed planning and design criteria, implementing the
techniques and solutions described in the previous sections of this text. All neighborhood p lans shall
conform to the development standards and other provisions of the Otay Ranch Village Seven PC District
regulations adopted by the City of Chula Vista. Each neighborhood description also includes a lotting or
development concept exhibit which identifies the location of special design issues/responses.
The following are guidelines for site planning each of the major neighborhoods within Village Seven
Village Core (refer to the Village Core Location Map, Exhibit 7.1, for the location of each neighborhood).
Neighborhoods designated for residential development are addressed in the Multi-family residential chapter
of these guidelines.
VILLAGE CORE
Adopted 8/24/2004
Amended [Month] 2023 II.4.7-6 VILLAGE DESIGN PLAN
Village Core
Exhibit 7.1
VILLAGE CORE
Adopted 8/24/2004
Amended [Month] 2023 II.4.7-7 VILLAGE DESIGN PLAN
Village Core
Exhibit 7.1
VILLAGE CORE
Adopted 8/24/2004
Amended [Month] 2023 II.4.7-8 VILLAGE DESIGN PLAN
Neighborhoods S-3 and P-1
Design Issues Summary
Description: These neighborhoods form the neighborhood school/park which is apart of the Village Seven
Core. Both will be designed, constructed and operated by public agencies. The school will be the
responsibility of the Chula Vista Elementary School District while the park is the responsibility of the City
of Chula Vista. The site is bounded on three sides by village streets. The south edge of the school is across
the street from the high school site which will be a sensitive edge to design to avoid conflicts. The northern
edge of the park site adjoins the Village Greenway extending in Wolf Canyon to the SR-125 underpass to
the EUC. The public trail edge will need to be integrated with the park area.
Since development of these neighborhoods will be undertaken by public agencies and not subject to the
usual design review process, a concept sketch has been substituted on the following page for the design
issues map.
VILLAGE CORE
Adopted 8/24/2004
Amended [Month] 2023 II.4.7-9 VILLAGE DESIGN PLAN
Conceptual Design for Elementary School & Park
Exhibit 7.2