HomeMy WebLinkAboutAppendix 6d - Air Qual Improv Plan
Village Seven Section Planning Area Amendment
Otay Ranch GDP
Air Quality Improvement Plan
(AQIP)
May 2024
Prepared By:
Ldn Consulting, Inc.
23811 Washington Ave, C110-333
Murrieta, CA 92562
Baldwin & Sons
610 W. Ash Street, Suite 1500
San Diego, CA 92101
ii
Table of Contents
1. Executive Summary ......................................................................................................... 1
A. Intent of AQIP ................................................................................................................. 1
B. Community Site Design Goals ........................................................................................ 2
C. Planning Features .......................................................................................................... 3
D. Modeled Effectiveness of Community Design ................................................................ 5
2. Introduction ...................................................................................................................... 5
A. Need for AQIP ................................................................................................................ 5
B. AQIP as Tool for Implementation of Ordinances ............................................................ 6
2a. Purpose & Goals ............................................................................................................ 6
A. Purpose of AQIP............................................................................................................. 6
B. Regulatory Framework Related to Air Quality ................................................................ 6
Figure 1: Ambient Air Quality Standards Matrix ............................................................. 8
Figure 2: Modeled Level Thresholds for Criteria Pollutants ........................................... 9
3. Project Description ......................................................................................................... 13
Figure 3: SPA Land Use Plan ...................................................................................... 14
Figure 4: Site Plan Illustration ...................................................................................... 15
4. Effect of Project on Local/Regional air Quality ............................................................... 15
5. Quantitative Project Design Evaluation .......................................................................... 18
Table ES1: LEED-ND v2009 Equivalency Scorecard .................................................. 19
6. Community Design and Site Planning Features ............................................................. 22
Figure 5: Community Design and Site Plan Features .................................................. 22
7. Chula Vista CO2 Reduction Plan .................................................................................... 24
Figure 6: Consistency with CO2 Reduction Action Measures ....................................... 24
8. Credit Towards Increase Minimum Energy Efficiency Standards ................................... 27
9. Compliance Monitoring .................................................................................................. 27
Figure 7: Air Quality Improvement Plan Compliance Checklist ........................ 27
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1. EXECUTIVE SUMMARY
The Final Environmental Impact Report for the Otay Ranch Village Seven Section Planning Area
(SPA) Plan and Tentative Maps (FEIR) (identified by the City of Chula Vista as EIR 04-04)
contains a comprehensive disclosure and analysis of potential environmental effects associated
with implementation of the SPA Plan in the City of Chula Vista (City) (City of Chula Vista 2004).
The SPA Plan was developed to refine and implement the land use plans, goals, and objectives of
the Otay Ranch General Development Plan (Otay Ranch GDP) for the development of Planning
Area (PA) 7.
In 2004, as part of the FEIR, the City approved an Urban Villages development which allows a
maximum of 1,456 units approved by the Otay Ranch GDP for Village 7 in a 1996 Otay Ranch
GDP amendment.
The current project addresses proposed modifications (involving the General Plan, GDP, and SPA
Amendment) which are as follows:
Chula Vista General Plan Amendment
Change the land use category in Neighborhood R-3 from Mixed-Use Residential
(MU) and Low-Medium Residential (LM) to Medium-High (MH) Residential;
Change the land use category in Neighborhood R-4 from Low-Medium Residential
(LM) to Town Center (TC);
Change the land use category in Neighborhood R-8 from Low-Medium Residential
(LM) to Medium-High (MH) Residential.
Otay Ranch GDP Amendment
Change the land use category in Neighborhood R-3 (APN 644-241-10-00) from
Mixed-Use (MU) and Low-Medium Village (LMV) to Medium-High (MH)
Residential;
Change the land use category in Neighborhood R-4 (644-241-08-00) from Low-
Medium Village (LMV) to Town Center (TC);
Change the land use category in Neighborhood R-8 (APN 644-241-07-00) from
Low-Medium Village (LM) to Medium-High (MH) Residential;
Update the land use map, applicable tables and exhibits to reflect the revised land
use categories and associated acreages;
Update the boundary of Village Seven on the relevant exhibits to exclude the
property which had been previously transferred to Village Eight West by another
applicant via a separate application, and has not been corrected in the GDP.
Village Seven SPA Plan Amendment
Change the land use designation in Neighborhood R-3 from Single-family Three
(SF3) to Residential Multi-Family One (RM1);
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Change the land use designation in Neighborhood R-4 from Single-family Four
(SF4) to Residential Multi-Family Two (RM2);
Change the land use designation in Neighborhood R-8 from Single-family Four
(SF4) to Residential Multi-Family One (RM1);
Rename the western portion of Neighborhood R-3 (APN644-241-10-00) into a
separate Neighborhood R-8;
Assign 287 dwelling units (out of the total of 1,465 dwelling units currently entitled
for Village Seven in the GDP) to the neighborhoods as follows:
Neighborhood R-3: 43 units;
Neighborhood R-4: 123 units;
Neighborhood R-8: 121 units.
Update SPA Plan text, tables, and exhibits to reflect the proposed land use changes;
Update SPA Appendices – Planned Community District Regulations, Village
Seven Design Plan, Air Quality Improvement Plan, Water Conservation Plan, Non-
Renewable Energy Conservation Plan, and technical studies to reflect the SPA
Amendment.
Update the boundary of Village Seven on the relevant exhibits to exclude the
property which had been previously transferred to Village Eight West by another
applicant via a separate application, and has not been corrected in the Village Seven
SPA Plan.
In short, the project will result in the reassignment of 287 of the approved dwelling units
from single-family housing to multi-family housing. In total, 1,120 housing units approved
in the 2004 EIR have already been constructed, having 336 units approved and not yet
constructed.
A. Intent of AQIP
This Air Quality Improvement Plan (AQIP) has been prepared in conjunction with the
Village Seven SPA Plan amendment, required for the proposed project for the proposed
modification.
The purpose of the AQIP is to provide an analysis of air pollution impacts that would result
from the proposed shift from 287 single-family to multi-family units and to demonstrate
how the site design reduces vehicle trips, maintains, or improves traffic flow, reduces
vehicle miles traveled, and reduces direct or indirect greenhouse gas (GHG) emissions.
This AQIP also demonstrates how the project has been designed consistent with the City’s
Green Building Standards, (CVMC 15.26) and Energy Code (15.12) and represents the
best available design in terms of improving energy efficiency and reducing GHG
emissions. GHG emissions primarily include but are not limited to Carbon Dioxide (CO2),
Methane (CH4), and Nitrous Dioxide (N20). They occur both naturally, and are produced
by human activities, such as by automobile emissions and emissions from production of
electricity to provide power to homes and businesses. These gases prevent heat from
escaping the earth’s atmosphere, while allowing in sunlight, which has the effect of
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warming the air temperature. Applicable action measures contained in the City’s Carbon
Dioxide (CO2) Reduction Plan are also addressed.
B. Community Site Design Goals
Otay Ranch is a 23,000-acre master-planned community and includes a mix of land uses
within 20 villages and/or planning areas. The proposed project includes modifications
(involving General Plan, General Development Plan, and Sectional Planning Area
Amendments) with respect to changing 287 single-family units to multi-family units. When
completed, the number of residential units within Village 7 will remain the same.
The proposed change from single-family to multi-family residential use fits within the
previously established design framework for a unified walkable mixed-use plan for the
overall Village. Increasing residential densities near the village core and directly adjacent
to Village Eight West mixed-use Town Center district creates a walkable neighborhood
that offers urban-style, smaller-scale living accommodations within walking distance to the
already established local shops, services, schools, entertainment, and dining, as well as a
regional system of trails and open spaces.
The vision for this community is to develop a cohesive neighborhood with inter-connected
uses and densities. The residential units will provide additional ridership opportunities for
the nearby regional Bus Rapid Transit (BRT) and local bus system increasing the viability
of transit and reducing automobile dependence. The densities and design patterns
envisioned for the Otay Ranch Village 7 focus on promoting a walkable and bikeable
community with less emphasis on automobile trips.
C. Planning Features
The project includes the following planning features to achieve the community site
design goals:
Land Use features:
1) Integrated Circulation System. Project residents and visitors are afforded non-
automobile related circulation options that include walking and bicycling. While
MTS (Metropolitan Transit System) has not currently designated a transit route
through the village, there is potential for the addition of routes in the future. The
conceptual village plan includes provisions for a future bus stop within the village
core, specifically in the mixed-use/town square district. Village Seven is situated
approximately half a mile from the nearest existing transit station in Millenia.
2) Mixed-Uses. Village Seven already provides a mix of single-family and multi-
family residences, public and private parks, a high school and an elementary
school. A mixed-use village core is envisioned within the center of the Village at
buildout following potential future relocation of the FAA (federal Aviation
Administration) VORTAC (Very High Frequency Omni-Directional Radio
Range Tactical Air Navigation Aid) facility from the mixed-use zoned site. This
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type of development makes it easy for residents, visitors, and employees to walk
or bike to destinations, helping to efficiently connect the city’s neighborhoods
through sustainable mobility.
3) Residential Density. The multi-family portion of the project is intended to
promote walking and biking as a feasible alternative to driving due to reduced
distances and the resulting proximity of various services and destinations.
Shifting the single-family to multi-family as proposed in this Project would
further enhance the walkability of this site.
4) Street Widths, Pavement and Street Trees. Otay Ranch street sections are
narrower than typical standards which reduces asphalt pavement and the "urban
heat-island effect" by limiting the amount of reflective surfaces. Street trees
provide shade which further reduces heat-gain. Widened landscape medians and
parkways to reduce paving, thereby reducing heat gain and the demand for air
conditioning. Street trees within the parkways and medians provide shade to
further reduce ambient air temperatures.
5) Public Transportation. The design plan for the development is transit ready. In
conformance with General Plan policy, public transportation is an integral part of
Otay Ranch. Potential public transit infrastructure has been strategically
integrated into the SPA plan. Should the transit agency choose to establish a route
through the project area, the layout and infrastructure of Village Seven can
readily accommodate the addition of a transit stop. This includes provisions for
factors such as appropriate space allocation, access points, and logistical
considerations necessary for the smooth operation of a transit stop within the
development. The Village design plan has been thoughtfully crafted to be
adaptable and supportive of transit options, ensuring that if transit services are
introduced in the future, the development will be well-prepared to integrate them
effectively. This is intended to help reduce the dependence on passenger vehicles
and encourage walking, biking, and transit trips.
6) Alternative Travel Modes. The Otay Ranch Town Center is within walking
distance to Village 7 and offers shopping, employment and serves as an
alternative transportation hub to the development. Sidewalks will be provided
throughout the project site. All internal roadways are designed to local street
standards with speed limits of 25 to 30-mph. Slow traffic speeds are conducive
to both walking and bicycling and provide the necessary linkage to the regional
bicycle circulation network.
Building and Design Element Features:
1) Use of low-VOC paints as required under San Diego County Air Pollution
Control District (SDAPCD) Rule 67.
2) Project-wide recycling as required under the County's recycling Ordinance
(SDCMC Section 66.0701)
3) Energy efficiency as required under the latest California Energy Code and
CalGreen (Currently 2022).
4) Indoor residential appliances that carry the Environmental Protection Agency's
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(EPA) ENERGYSTAR® certification, as applicable and feasible.
5) Inclusion of all residential units in the local utility demand response program to
limit peak energy usage for cooling.
6) Indoor residential plumbing products that carry the EPA's WaterSense
certification.
7) Passive solar design and building orientation principles to take advantage of the
sun in the winter for heating and reduce heat gain and cooling needs during
summer.
8) Energy efficient lighting for streets, parks, and other public spaces as well as for
private development projects.
9) Installation of solar water heater pre-plumbing.
10) Installation of solar photovoltaic prewiring.
11) Installation of residential graywater stub-out.
Landscape Features:
1) Watering three times daily during construction phase to control fugitive dust to
meet the requirements of the SDAPCD.
2) High-efficiency irrigation equipment, such as evapotranspiration controllers, soil
moisture controllers and drip emitters for all projects that install irrigation water
meters, per the City of Chula Vista Landscape Water Conservation Ordinance of
the City of Chula Vista Municipal Code Chapter 20, Section 12.
3) Water efficient vegetation, including native species, planted in public and private
landscape areas.
4) Natural turf in residential development limited to no more than 30% of the
outdoor open space.
5) Vertical landscape elements, such as trees, large shrubs, and climbing vines, shall
be installed in order to shade southern and western building facades to reduce
energy needs for heating and cooling.
6) Compliance with the City's Shade Tree Policy for parking lot design to achieve
50-percent shade cover in five to fifteen years through tree canopies, shade
structures, or light colored "cool" paving.
D. Modeled Effectiveness of Community Design
The Project modification seeks to switch 287 Single-Family units to 287 multi-family
units allowing for an increase residential density by area for the overall mixed-use SPA.
The project would not increase the residential use intensity for Village 7 and would be
consistent with the Community design already covered in the approved AQIP additional
A new quantitative project design evaluation using INDEX or LEED-ND is not
recommended at this time.
2. INTRODUCTION
A. Need for an AQIP
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The objective of this AQIP is to fulfill the City of Chula Vista’s Growth Management
policy to improve air quality, conserve energy, and reduce GHG emissions from existing
conditions. As the result of rapid development not keeping pace with the demand for
facilities and improvements, the City Council adopted Growth Management (GMO) policy
measures that would prohibit new development to occur unless adequate public facilities,
improvements and environmental quality of life standards were put in place. The purpose
of City of Chula Vista’s Public Facilities Financing Plans (PFFPS, Air Quality
Improvement Plans, and Water Conservation Plans (CVMC Chapter 19.92) is to establish
compliance mechanisms and standards to ensure public Facilities, infrastructure and
services will exist, or concurrently be provided, to meet the demands of infrastructure and
climate protection generated by new Development.
This AQIP is provided in accordance with CVMC 19.92.030.B. The GMO requires that
no application for a SPA Plan or Tentative Map shall be deemed complete or accepted for
review unless an AQIP is provided and approved as part of the approval of the SPA Plan
or Tentative Map by the City.
B. AQIP as Tool for Implementation of Ordinances
This AQIP has been prepared based on the best available design practices and serves to
implement key aspects of the City’s CO2 Reduction Plan, the Green Building Standards
(CVMC Chapter 15.12) and the City's Energy Code (CVMC 15.26). It should be noted,
a more detailed discussion on project compliance with such design practices is provided
within subsequent sections of the report.
2a. PURPOSE & GOALS
A. Purpose of AQIP
The purpose of the AQIP is to provide an analysis of air pollution impacts that would
result in the modification of Village 7 to switch 287 single-family units which have not
been built to multi-family homes instead. The total residential units would not change
however at 1,456 units. This AQIP also demonstrates how the project has been designed
consistent with the City’s Green Building Standards, (CVMC 15.12) and Energy Code
(15.26) and represents the best available design in terms of improving energy efficiency
and reducing GHG emissions. GHG emissions include gases such as CO2, Methane
(CH4), and NO2. They both occur naturally, and are produced by human activities, such
as by automobile emissions and emissions from production of electricity to provide
power to homes and businesses. These gases prevent heat from escaping the earth’s
atmosphere, while allowing in sunlight, which has the effect of warming the air
temperature. Applicable action measures contained in the City’s CO2 Reduction Plan
are also addressed.
B. Regulatory Framework Related to Air Quality
There are a number of actions that Federal, State, and Local jurisdictions have taken to
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improve air quality, increase energy efficiency, and reduce GHG emissions. This section
summarizes those actions.
Air quality is defined by ambient air concentrations of specific pollutants determined by
the Environmental Protection Agency (EPA) to be of concern with respect to the health
and welfare of the public. The subject pollutants monitored by the EPA include the
following:
Carbon Monoxide (CO),
Sulfur Dioxide (SO2),
Nitrogen Dioxide (NO2),
Nitrogen Oxides (NOx)
Ozone (O3),
Respirable 10- and 2.5-micron particulate matter (PM10 and PM2.5),
Volatile Organic Compounds (VOC),
Reactive Organic Gasses (ROG),
Hydrogen Sulfide (H2S),
Sulfates,
Lead (Pb),
Vinyl Chloride, and
Visibility reducing particles (VRP).
The EPA has established ambient air quality standards for these pollutants. These
standards are called the National Ambient Air Quality Standards (NAAQS). The
California Air Resources Board (CARB) subsequently established the more stringent
California Ambient Air Quality Standards (CAAQS). Both sets of standards are shown
in Figure 1 below. Areas in California where ambient air concentrations of pollutants
are higher than the state standard are considered to be in “non-attainment” status for that
pollutant.
Regulation of air emissions from non-mobile sources within San Diego County has been
delegated to the SDAPCD. As part of its air quality permitting process, the SDAPCD
has established thresholds for the preparation of Air Quality Impact Assessments
(AQIAs) and/or Air Quality Conformity Assessments (AQCAs).
SDAPCD is the government agency which regulates sources of air pollution within the
county and established an “emissions budget” or Regional Air Quality Strategy (RAQS)
to provide control measures to try to achieve attainment status for state ozone standards
with control measures focused on Volatile Organic Compounds (VOCs) and oxides of
nitrogen (NOX).
Currently, San Diego is in “non-attainment” status for federal and state O3 and state
PM10 and PM2.5. An attainment plan is available for O3. The RAQS was adopted in
1992 and has been updated as recently as 2022 which was the latest update incorporating
minor changes to the prior 2016 update.
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Figure 1: Ambient Air Quality Standards Matrix
Source: https://ww2.arb.ca.gov/sites/default/files/2020-07/aaqs2.pdf
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The 2022 update mostly summarizes how the 2016 update has lowered NOX and VOCs
emissions which reduces ozone and clarifies and enhances emission reductions by
introducing for discussion three new VOC and four new NOX reduction measures. NOX
and VOCs are precursors to the formation of ozone in the atmosphere. The criteria
pollutant standards are generally attained when each monitor within the region has had
no exceedances during the previous three calendar years (SDAPCD, 2023)
https://www.sdapcd.org/content/sdapcd/planning.html
The City of Chula Vista has opted to adopt thresholds from the South Coast Air Quality
Management District (SCAQMD) to address the significance of air quality impacts
resulting from projects subject to CEQA environmental review. A project would result
in a substantial contribution to an existing air quality violation of the National Ambient
Air Quality Standards (NAAQS) or California Ambient Air Quality Standards (CAAQS)
for O3, which is a nonattainment pollutant, if the project’s construction emissions would
exceed SCAQMD’s VOC or NOx significance thresholds shown in Figure 2:
Figure 2: Screening Level Thresholds for Criteria Pollutants (SCAQMD)
Pollutant Total Emissions (Pounds per Day)
Construction Emissions
Particulate Matter (PM10 and PM2.5) 150 / 55
Nitrogen Oxide (NOx) 100
Sulfur Oxide (SOx) 150
Carbon Monoxide (CO) 550
Volatile Organic Compounds (VOCs) 75
Reactive Organic Gases (ROG) 75
Operational Emissions
Particulate Matter (PM10 and PM2.5) 150 / 55
Nitrogen Oxide (NOx) 55
Sulfur Oxide (SOx) 150
Carbon Monoxide (CO) 550
Reactive Organic Gases (ROG) 55
Volatile Organic Compounds (VOCs) 55
Source: (SCAQMD, 2015)
Summary of Energy Efficiency Standards
Title 24, Part 6 of the California Building Standards Code regulates energy use including
space heating and cooling, hot water heating, and ventilation. The energy code allows
new buildings to meet a “performance” standard that allows a builder to choose the most
cost-effective energy saving measures to meet the standard from a variety of measures.
These choices may include the following:
Added insulation,
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Improved windows,
Radiant barriers,
Cool roofs,
Improved HVAC systems,
Alternative heating and cooling systems,
More efficient water heating systems, and
More efficient lighting systems.
The California Energy Commission's (CEC) 2022 Building Energy Efficiency Standards
focus on several key areas to improve the energy efficiency of newly constructed
buildings and additions and alterations to existing buildings. The most significant
efficiency improvements to the residential standards include the introduction of
photovoltaics into the prescriptive package, improvements for attics, walls, water
heating, and lighting (Source: https://www.energy.ca.gov/publications/2022/2022-
building-energy-efficiency-standards-residential-and-nonresidential).
The City's Energy and Water Conservation Regulations (CVMC 20.04) require that all
new residential units include the necessary plumbing to encourage the later installation
of solar hot water heating. In addition, the electrical conduit necessary for installation
of solar photovoltaic system is also required for all new residential units.
Water-related energy use consumes 19-percent of California’s electricity, 32-percent of
its natural gas, and 88-billion gallons of diesel fuel every year. The water-related energy
use includes water and wastewater treatment as well as the energy needed to transport
the water from its source (either northern California or the Colorado River). California
Green Building Code Title 24, Part 11 (CALGreen) requires that indoor water use be
reduced through stringent new water fixture flow rates. The City has also reduced the
demand for outdoor water use through the adoption of the Landscape Water
Conservation requirements (CVMC 20.12). The City of Chula Vista recently adopted a
residential graywater sub-out requirement to allow the future installation of a clothes
washer graywater irrigation system (CVMC 15.28.020).
CALGreen also requires that a minimum of 65-percent of all new construction waste
generated at the site be diverted to recycle or salvage. Additionally, the State has set per
capita disposal rates of 5.3-pounds per person per day for the City of Chula Vista. The
City requires new construction to divert 100-percent of the inert waste and not less than
50-percent of the remaining waste generated during construction (CVMC 8.25.020).
Summary of Greenhouse Gas (GHG) Reduction
GHGs include but are not limited to CO2, CH4, and N2O. These gases allow solar
radiation (sunlight) into the Earth's atmosphere but prevent radiative heat from escaping,
thus warming the earth's atmosphere. GHGs are emitted by both natural processes and
human activities. As directed by Assembly Bill (AB) 32, the Climate Change Scoping
Plan (December 2008 prepared by CARB) includes measures to reduce statewide GHGs
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to 1990 levels by 2020 from forecasted business-as-usual (BAU) 2020 emissions.
Recent guidance in the draft AB32 2017 Scoping Plan has identified a local government
per capita GHG emission goal of 6 MT CO₂e by 2030 and 2 MT CO₂e by 2050.
The majority of the reduction strategies are to come from the two sectors that generate
the most CO2 emissions statewide: transportation and electricity generation. The
majority of the reduction in transportation-related and energy-related CO2 emissions are
to be achieved through statewide regulatory mandates affecting vehicle emissions and
types of fuel the vehicles use, public transit, and public utilities. The remaining
reductions are to be achieved through direct regulation and price incentive measures
affecting oil and gas extraction industries and forestry practices (including increased tree
planting programs).
BAU is defined as the emissions that would have occurred in the absence of reductions
mandated under AB32, including CHG reductions from the following:
Implementation of Pavley 1 and Pavley 2 motor vehicle standards. Pavley
regulations establish specific GHG emissions levels for both passenger cars and
light-duty trucks. The standards become more stringent each year through 2016.
Implementation of the Low Carbon Fuel Standard (LCFS). CARB has also
adopted a LCFS that sets carbon reduction standards for the types of fuels that
can be sold in California, particularly renewable fuels. This will reduce the GHG
emissions even if total fuel consumption is not reduced. Implementation of the
Renewable Portfolio Standard (RPS). RPS requires investor-owned utilities,
electric service providers, and community choice aggregators to increase
renewable energy resources to 33-percent by 2020.
Increased energy efficiency measures codified in Title 24 as of 2016. BAU uses
the energy efficiency standards codified in Title 24 as of 2005.
Implementation of Federal Corporate Average Fuel Economy (CAFE) standards.
The CAFE standards determine the fuel efficiency of certain vehicle classes.
The three most applicable measures to land use planning and development within the
City of Chula Vista’s control include the Regional Transportation-related GHG targets,
support for the Million Solar Roofs program, and energy efficiency measures. Since the
early 1990s, the City has been engaged in multiple climate change forums including the
United Nations Framework Convention on Climate Change (UNFCCC), the Cities for
Climate Protection campaign and the U.S. Conference of Mayor’s Climate Protection
Agreement. The key plans and ordinances that the City has adopted and implemented
to achieve citywide GHG emissions reductions are summarized below.
Each participant in the International Council of Environmental Initiatives (ICLEI) was
to create local policy measures to ensure multiple benefits in the City and at the same
time identify a carbon reduction goal through the implementation of those measures. In
its CO2 Reduction Plan developed in 1995 and officially adopted in 2000, Chula Vista
committed to lowering its CO2 emissions by diversifying its transportation system and
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using energy more efficiently in all sectors. To focus efforts in this direction, the City
adopted the CO2 reduction goal of 20-percent below 1990 levels by 2010. In order to
achieve this goal, specific actions were identified, which when fully implemented, were
anticipated to save 100,000 tons of CO2 each year.
The 2008 GHG Emissions Inventory noted that compared to 1990, Chula Vista’s city-
wide GHG emissions have increased by 29-percent, however, per capita and per housing
unit levels are approximately 25-percent and 17-percent below 1990 levels, respectively.
The Climate Change Working Group (CCWG) helped develop recommendations to
reduce the community’s GHGs in order to meet the City’s 2010 GHG emissions
reduction targets. The CCWG ultimately chose seven measures that were adopted by
the City Council and the horizon date was delayed until 2012 instead of 2010.
During 2014, a CCWG reconvened to help update the City's Climate Action Plan (CAP).
Specifically, the CCWG developed recommendations, through an open and transparent
public process, for new greenhouse gas reduction strategies to assist Chula Vista in
reaching its carbon reduction goals.
The most recent and current plan is the 2017 CAP which was adopted by City Council
on September 26, 2017. New guidance, including the 2017 draft AB 32 Scoping Plan
Update, lists a local government per capita, or person, reduction goal of 6 MT CO2e by
2030 and 2MT CO2e by 2050.
The latest GHG inventory for 2024 was recently released (Source:
https://www.chulavistaca.gov/home/showpublisheddocument/27825/63848529477067
0000) . The 2024 inventory showed that Chula Vista has reduced its GHG emissions by
17% since 2005, meeting its 2020 goal. Accounting for the 25% population growth since
2005, Chula Vista’s per capita emissions have decreased 33% below 2005 levels.
CARB and other state agencies to adopt regulations and other initiatives to reduce GHGs
often referred to as “Scoping Plans” (CARB 2014, 2017, 2022). The Scoping Plan is not
directly applicable to specific projects, and it is not intended to be used for project-level
evaluations. Under the Scoping Plan, however, several state regulatory measures aim to
identify and reduce GHG emissions. CARB and other state agencies have adopted many
of the measures identified in the Scoping Plan. Many of the measures and programs
included in the Scoping Plan would result in the reduction of project-related GHG
emissions with no action required at the project-level, including GHG emission
reductions through increased energy efficiency and renewable energy production (SB
350), reduction in carbon intensity of transportation fuels (LCFS), and the accelerated
efficiency and electrification of the statewide vehicle fleet (Mobile Source Strategy).
Given that the proposed project is also not anticipated to result in substantial increase in
mobile trips, the project would also not conflict with the Second Update’s goal of
reducing GHG emissions through reductions in VMT statewide.
The 2045 carbon neutrality goal required CARB to expand proposed actions in the Third
Update (Source: https://ww2.arb.ca.gov/sites/default/files/2023-04/2022-sp.pdf) to
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include those that capture and store carbon in addition to those that reduce only
anthropogenic sources of GHG emissions. The proposed project would support the
state’s carbon neutrality goals, as implementation includes addition of green space
throughout the project site, which represent opportunities for potential carbon removal
and sequestration over the project lifetime. However, the Third Update emphasizes that
reliance on carbon sequestration in the state’s natural and working lands will not be
sufficient to address residual GHG emissions, and achieving carbon neutrality will
require research, development, and deployment of additional methods to capture
atmospheric GHG emissions (e.g., mechanical direct air capture). Given that the specific
path to neutrality will require development of technologies and programs that are not
currently known or available, the project’s role in supporting the statewide goal would
be speculative and cannot be wholly identified at this time.
Overall, the proposed project would comply will all regulations adopted in furtherance
of the Scoping Plan to the extent applicable and required by law. As mentioned above,
several Scoping Plan measures would result in reductions of project-related GHG
emissions with no action required at the project-level, including those related to energy
efficiency, reduced fossil fuel use, and renewable energy production.
Focuses on strategies for reducing California’s dependency on petroleum to
provide consumers with clean energy options that address climate change,
improve air quality, and support economic growth and clean sector jobs.
Integrates equity and protecting California’s most impacted communities as a
driving principle throughout the document.
Incorporates the contribution of natural and working lands to the state’s GHG
emissions, as well as its role in achieving carbon neutrality.
Relies on the most up to date science, including the need to deploy all viable tools
to address the existential threat that climate change presents, including carbon
capture and sequestration as well a direct air capture.
Evaluates multiple options for achieving our GHG and carbon neutrality targets,
as well as the public health benefits and economic impacts associated with each.
3. PROJECT DESCRIPTION
The Final Environmental Impact Report for the Otay Ranch Village Seven Section
Planning Area (SPA) Plan and Tentative Maps (FEIR) (identified by the City of Chula
Vista as EIR 04-04) contains a comprehensive disclosure and analysis of potential
environmental effects associated with implementation of the SPA Plan in the City of
Chula Vista (City) (City of Chula Vista 2004). The SPA Plan was developed to refine
and implement the land use plans, goals, and objectives of the Otay Ranch General
Development Plan (Otay Ranch GDP) for the development of Planning Area (PA) 7.
In 2004, as part of the FEIR, the City approved an Urban Villages development which
allows a maximum of 1,456 units approved by the Otay Ranch GDP for Village 7 in a
1996 Otay Ranch GDP amendment.
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The current project addresses proposed modifications (involving the General Plan, GDP,
and SPA Amendment) which are as follows:
Chula Vista General Plan Amendment
Change the land use category in Neighborhood R-3 from Mixed-Use Residential
(MU) and Low-Medium Residential (LM) to Medium-High (MH) Residential;
Change the land use category in Neighborhood R-4 from Low-Medium Residential
(LM) to Town Center (TC);
Change the land use category in Neighborhood R-8 from Low-Medium Residential
(LM) to Medium-High (MH) Residential.
Otay Ranch GDP Amendment
Change the land use category in Neighborhood R-3 (APN 644-241-10-00) from
Mixed-Use (MU) and Low-Medium Village (LMV) to Medium-High (MH)
Residential;
Change the land use category in Neighborhood R-4 (644-241-08-00) from Low-
Medium Village (LMV) to Town Center (TC);
Change the land use category in Neighborhood R-8 (APN 644-241-07-00) from
Low-Medium Village (LM) to Medium-High (MH) Residential;
Update the land use map, applicable tables and exhibits to reflect the revised land
use categories and associated acreages;
Update the boundary of Village Seven on the relevant exhibits to exclude the
property which had been previously transferred to Village Eight West by another
applicant via a separate application, and has not been corrected in the GDP.
Village Seven SPA Plan Amendment
Change the land use designation in Neighborhood R-3 from Single-family Three
(SF3) to Residential Multi-Family One (RM1);
Change the land use designation in Neighborhood R-4 from Single-family Four
(SF4) to Residential Multi-Family Two (RM2);
Change the land use designation in Neighborhood R-8 from Single-family Four
(SF4) to Residential Multi-Family One (RM1);
Rename the western portion of Neighborhood R-3 (APN644-241-10-00) into a
separate Neighborhood R-8;
Assign 287 dwelling units (out of the total of 1,465 dwelling units currently entitled
for Village Seven in the GDP) to the neighborhoods as follows:
Neighborhood R-3: 43 units;
Neighborhood R-4: 123 units;
Neighborhood R-8: 121 units.
Update SPA Plan text, tables, and exhibits to reflect the proposed land use changes;
Update SPA Appendices – Planned Community District Regulations, Village
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Seven Design Plan, Air Quality Improvement Plan, Water Conservation Plan, Non-
Renewable Energy Conservation Plan, and technical studies to reflect the SPA
Amendment.
Update the boundary of Village Seven on the relevant exhibits to exclude the
property which had been previously transferred to Village Eight West by another
applicant via a separate application, and has not been corrected in the Village Seven
SPA Plan.
In short, the project will result in the reassignment of 287 of the approved dwelling units
from single-family housing to multi-family housing. 1,120 housing units approved in the
2004 EIR have already been constructed. In order to compare the emissions of the
updated project to the project approved in the original 2004 EIR, the emissions
associated with the construction and operation of 287 single-family homes (representing
the emissions accounted for in the 2004 EIR) will be compared to the emissions
associated with the construction and operation of 287 multi-family homes (proposed by
the project) in the following analysis.
4. EFFECT OF PROJECT ON LOCAL/REGIONAL AIR QUALITY
This section includes a generalized discussion of the short-term and long-term effects on
local and regional air quality including its contribution to global climate change.
The Village design plan has been prepared to support and integrate transit options for
MTS and local bus routes which could be introduced in the future. This design is
intended to help reduce the dependence on passenger vehicles and encourage walking,
biking, and transit trips.
Construction Related Emissions
Air pollutant emission sources during project construction include exhaust and
particulate emissions generated from construction equipment; fugitive dust from site
preparation, grading, and excavation activities; and volatile compounds that evaporate
during site paving and painting of structures. It was found in the 2004 FEIR that
significant unavoidable impacts for Village 7 would be expected.
The Project modification from 287 Single-family homes to 287 Multi-family homes
would essentially maintain the same construction impacts since the relative construction
activities number of residential structures would be the same.
The FEIR found that impacts associated with air quality construction emissions would
be significant and unavoidable. The FEIR found that volatile organic compounds (VOC)
and oxides of nitrogen (NOx), particulate matter less than 10 microns in diameter (PM 10)
and carbon monoxide (CO) emissions would exceed thresholds during construction.
Given the air quality–related impacts identified in the FEIR, the following Mitigation
Measures would be required during construction:
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Minimize simultaneous operation of multiple construction equipment units.
Use low pollutant-emitting construction equipment, as practical
Use electrical construction equipment as practical.
Use catalytic reduction for gasoline-powered equipment.
Use injection timing retard for diesel-powered equipment.
Water the construction area at least twice daily to minimize fugitive dust.
Stabilize graded areas as quickly as possible to minimize fugitive dust.
Pave permanent roads as quickly as possible to minimize dust.
Use electricity from power poles instead of temporary generators during building,
as feasible.
Apply chemical stabilizer or pave the last 100 feet of internal travel path within a
construction site prior to public road entry.
Install wheel washers adjacent to a paved apron prior to vehicle entry on public
roads.
Remove any visible track-out into traveled public streets within 30 minutes of
occurrence.
Wet wash the construction access point at the end of each workday if any vehicle
travel on unpaved surfaces has occurred.
Provide sufficient perimeter erosion control to prevent washout of silty material
onto public roads.
Cover haul trucks or maintain at least 12 inches of freeboard to reduce blowoff
during hauling.
Suspend all soil disturbance and travel on unpaved surfaces if winds exceed 25
mph.
As indicated in the Air Quality and GHG Technical Memorandum prepared for this
project (Dudek 2024), construction emissions (which were calculated within CalEEMod
2022.1.1.21) were essentially the same. What their study found was that construction for
the 287 multi-family homes when compared with the 2004 EIR only exceeded VOC
thresholds and all remaining thresholds were not exceeded. They found that VOC
impacts could only be explained by an overestimation of CalEEMod between single and
multi-family residential construction activities (namely architectural coatings) which
was estimated over a shorter duration. This overestimation was caused by the assumed
default settings within the model. It was noted however that these impacts accounted for
only 1.3% of the maximum daily emissions expected from the unavoidable impact of
4,829 pounds per day VOC identified in the 2004 EIR. Therefore, construction impacts
associated with criteria air pollutant emissions would be consistent with the 2004 FEIR
and construction impacts associated with criteria air pollutant emissions would not be
new or substantially more severe than the 2004 EIR.
Further, it should be noted that this development is subject to SDAPCD Rule 55 -
Fugitive Dust Control that requires restrictions of visible emissions of fugitive dust
beyond the property line. Construction fugitive dust will be reduced by implementing
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the following dust control measures:
Watering active grading sites and unpaved roads three times daily to control
fugitive dust to meet the requirements of SDAPCD Rule 55.
Use of low-VOC as required under SPAPCD Rule 67.0.
Replacement of ground cover as quickly as possible.
Reducing speeds on unpaved roads to 15 miles per hour or less.
Reduce dust during loading and unloading operations.
Operational Related Emissions
Air Quality
Operational Air Quality impacts associated criteria air pollutant emissions from
operation of the proposed project modifications (multi-family housing in place of single-
family housing) were estimated in the Air Quality and GHG Technical Memorandum
(Dudek 2024) using the CalEEMod 2022.1.1.21 model. As determined therein,
operational impacts would be less for all criteria pollutants when compared to the single-
family land use for the 287 units analyzed. Therefore, Dudek found that project
emissions (multi-family housing) would not result in greater emissions than single-
family housing. Therefore, operational impacts associated with criteria air pollutant
emissions would not be new or substantially more severe than the 2004 EIR.
The San Diego Air Basin (SDAB) has been designated as a federal nonattainment area
for O3 and a state nonattainment area for O3, PM10, and PM2.5. PM10 and PM2.5 emissions
associated with construction generally result in near-field impacts. The nonattainment
status is the result of cumulative emissions from all sources of these air pollutants and
their precursors within the SDAB. As indicated in Tables 3 and 4, the construction and
operational emissions generated by the project would not exceed the emissions generated
by the same number of units of single-family housing (accounted for in the 2004 EIR),
apart from construction VOC emissions as noted.
No new substantially significant sources of operational air emissions beyond those
identified in the FEIR would occur with implementation of the proposed project and
Mitigation Measures identified above (from the 2004 FEIR) would still be required.
Global Climate Change
Operational and Construction GHG impacts were disclosed within the Air Quality and
GHG Technical Memorandum (Dudek 2024) which also relayed on the same CalEEMod
Model as the Air Quality report but were for informational purposes only since the
Project has been approved prior to GHG impact thresholds and requirements. From what
Dudek found was the project would generate 3,431.87 MT Carbon Dioxide equivalent.
The findings indicate that the Project is consistent with the City of Chula Vista’s CAP.
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The CAP does not require projects to calculate GHG emissions however Projects are
required to complete a consistency analysis and is provided in Figure 3 below.
Figure 3: City of Chula Vista Climate Action Plan Consistency Analysis
Category Policy Objective or Strategy Potential to Conflict
Water Conservation & Reuse
Water Education &
Enforcement
Expand education and enforcement [through
fines] targeting landscape water waste
Not applicable. The
project would not impair
the ability of the City to
expand education and
enforcement targeting
landscape water waste.
Water Efficiency
Upgrades
Update the City’s Landscape Water
Conservation Ordinance to promote more
water‐wise landscaping designs
Not applicable. The
project would not impair
the ability of the City to
update its Water
Conservation Ordinance.
Require water‐savings retrofits in existing
buildings at a specific point in time (not
point of sale)
Not applicable. The
project would not impair
the ability of the City to
require water-savings
retrofits for existing
buildings.
Water Reuse Plan &
System Installations
Develop a Water Reuse Master Plan to
maximize the use of storm water, graywater
[recycled water] and onsite water
reclamation
Not applicable. The
project would not impair
the ability of the City to
develop a Water Reuse
Master Plan.
Facilitate simple graywater systems for
laundry-to-landscape applications
Not applicable. The
project would not impair
the ability of the City to
facilitate simple graywater
systems for laundry-to-
landscape applications.
Streamline complex graywater systems’
permit review
Not applicable. The
project would not impair
the ability of the City to
streamline complex
graywater systems permit
review.
Waste Reduction
Zero Waste Plan Develop a Zero Waste Plan to supplement
statewide green waste, recycling and plastic
bag ban efforts
Not applicable. The
project would not impair
the ability of the City to
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Figure 3: City of Chula Vista Climate Action Plan Consistency Analysis
Category Policy Objective or Strategy Potential to Conflict
develop a Zero Waste
Plan.
Renewable & Energy Efficiency
Energy Education &
Enforcement
Expand education targeting key community
segments [e.g., do-it-yourselfers and
Millennials] and facilitating energy
performance disclosure (e.g., Green Leases,
benchmarking and Home Energy Ratings)
Not applicable. The
project would not impair
the ability of the City to
expand energy education.
Leverage the building inspection process to
distribute energy‐related information and to
deter unpermitted, low performing energy
improvements
Not applicable. The
project would not impair
the ability of the City to
distribute energy-related
information during the
building inspection
process.
Clean Energy Sources Incorporate solar photovoltaic into all new
residential and commercial buildings [on a
project-level basis]
Consistent. The project
would include a
photovoltaic solar system
in alignment with Title 24
requirements.
Provide more grid‐delivered clean energy
(up to 100%) through Community Choice
Aggregation or other mechanism
Not applicable. The
project would not impair
the ability of the City to
provide a Community
Choice Aggregation of
clean energy.
Energy Efficiency
Upgrades
Expand the City’s “cool roof” standards to
include re‐roofs and western areas
Not applicable. The
project would not impair
the ability of the City to
expand the City’s cool roof
standards.
Facilitate more energy upgrades in the
community through incentives [e.g., tax
breaks and rebates], permit streamlining
(where possible) and education [e.g., more
local energy efficiency programming]
Not applicable. The
project would not impair
the ability of the City to
incentivize additional
energy upgrades in the
community.
Require energy‐savings retrofits in existing
buildings at a specific point in time (not at
point of sale)
Not applicable. The
project would not impair
the ability of the City to
require energy-savings
retrofits for existing
buildings.
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Figure 3: City of Chula Vista Climate Action Plan Consistency Analysis
Category Policy Objective or Strategy Potential to Conflict
Robust Urban Forests Plant more shade trees to save energy,
address heat island issues and improve air
quality
Consistent. Trees will be
planted on the project site
bordering the
developments and in road
dividers.
Smart Growth & Transportation
Complete Streets &
Neighborhoods
Incorporate “Complete Streets” principles
into municipal capital projects and plans
[e.g., the Bicycle and Pedestrian Master
Plans and Capital Improvement Program]
Not applicable. The
project would not impair
the ability of the City to
incorporate Complete
Streets principles into the
Bicycle and Pedestrian
Master Plans and Capital
Improvement Program.
Encourage higher density and mixed‐use
development in Smart Growth areas,
especially around trolley stations and other
transit nodes
Consistent. The project
consists of shifting low
density single-family to
high-density apartment
buildings, therefore
encouraging higher
population density.
Transportation Demand
Management
Utilize bike facilities, transit access/passes
and other Transportation Demand
Management and congestion management
offerings
Not applicable. The
project would not impair
the ability of the City to
use Transportation
Demand Management and
congestion management
offerings.
Expand bike-sharing, car-sharing and other
“last mile” transportation options
Not applicable. The
project would not impair
the ability of the City to
expand bike-sharing, car-
sharing and other “last
mile” transportation
options.
Alternative Fuel Vehicle
Readiness
Support the installation of more local
alternative fueling stations
Not applicable. The
project would not impair
the ability of the City to
construct alternative
fueling stations.
Designate preferred parking for alternative
fuel vehicles
Not applicable. The
project would not impair
the ability of the City to
designate preferred parking
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Source: City of Chula Vista 2017.
As determined therein, the GHG emissions generated by the Project would not conflict
with the goals and policies of the Chula Vista Climate Action Plan, the CARB Scoping
Plan, and the Regional Transportation Plan (RTP) and Sustainable Communities
Strategy (SCS).
Consistency with Air Quality Plans
The FEIR found that the original project would exceed air quality thresholds but
concluded that as the proposed project had been planned for many years. Since the
number of residential units will remain the same, the Project would be anticipated by the
RAQS.
The number of housing units and associated vehicle source emissions are not anticipated
to result in air quality impacts that were not envisioned in the growth projections and
RAQS, and the increase in residential density in the region would not obstruct or impede
implementation of local air quality plans. Based on the analysis above, implementation
of the project would not result in development in excess of that anticipated in local plans
or increases in population/housing growth beyond those contemplated by SANDAG.
The traffic report prepared by CR Associates found that the project would result in a
decrease in ADT from the 2004 EIR (CR Associates 2023). As such, vehicle trip
generation and planned development for the project are considered to be anticipated in
the SIP and RAQS.
Health Risk Assessment
TACs are identified by federal and state agencies based on a review of available
scientific evidence. In the state of California, TACs are identified through a two-step
Figure 3: City of Chula Vista Climate Action Plan Consistency Analysis
Category Policy Objective or Strategy Potential to Conflict
for alternative fuel
vehicles.
Design all new residential and commercial
buildings to be “Electric Vehicle Ready”
Consistent. This project
would be designed to
comply with applicable
CALGreen requirements
for provisions of electric
vehicle charging
equipment, which at a
minimum includes the
2022 CALGreen
requirements.
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process that was established in 1983 under the Toxic Air Contaminant Identification and
Control Act. This two-step process of risk identification and risk management and
reduction was designed to protect residents from the health effects of toxic substances in
the air. In addition, the California Air Toxics “Hot Spots” Information and Assessment
Act, Assembly Bill (AB) 2588, was enacted by the legislature in 1987 to address public
concern over the release of TACs into the atmosphere.
TACs are generated by a number of sources, including stationary sources, such as dry
cleaners, gas stations, combustion sources, and laboratories; mobile sources, such as
automobiles; and area sources, such as landfills. Adverse health effects associated with
exposure to TACs may include carcinogenic (i.e., cancer-causing) and noncarcinogenic
effects. Noncarcinogenic effects typically affect one or more target organ systems and
may be experienced on either short-term (acute) or long-term (chronic) exposure to a
given TAC.
Based on the Air Quality and GHG Technical Memorandum (Dudek 2024), it was found
that no residual TAC emissions and corresponding health risk are anticipated after
construction, and no long-term sources of TAC emissions are anticipated during
operation of the project.
5. QUANTITATIVE PROJECT DESIGN EVALUATION
The Project modification seeks to switch 287 Single-Family units to 287 multi-family
units allowing for an increase residential density by area for the overall mixed-use SPA.
The project would not increase the residential use intensity for Village 7 and would be
consistent with the Community design already covered in the approved AQIP additional
A new quantitative project design evaluation using INDEX or LEED-ND is not
recommended at this time.
Based on the proposed Village 7 SPA modifications shifting the single-family to multi-
family as identified in the Proposed site development plan, the net result on increasing
residential density and diversity of residential units would have a positive effect on
reducing GHG since vehicular traffic and energy use as noted in the Air Quality and
GHG Technical Memorandum (Dudek 2024). The net effect would reduce operational
air quality and GHG emissions which would be indicative quantitative of an improved
design value.
6 COMMUNITY DESIGN AND SITE PLANNING FEATURES
This section describes the specific strategies that have been integrated into the project to
create a sustainable community, including those project attributes designed to reduce air
quality impacts by promoting walking and alternative travel modes, reducing vehicle
miles traveled, and improving energy conservation. Figure 4: Community Design and
Site Plan Features, includes the list of specific measures that have been included in the
project.
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Village Seven Section Planning Area (SPA) Amendment
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Figure 4: Community Design and Site Plan Features
Transportation Related Measures
Otay Ranch Village 7 with the Proposed Project changes provides a pedestrian-friendly
environment with a focus on promoting a walkable and bikeable community that promotes
pedestrian activity and non-automobile trips. Higher density uses support walking as distances
are reduced, which results in lower GHG emissions from vehicles.
Otay Ranch Village 7 provides an integrated circulation system which enhances the Project
mixed use design enabling more non-automobile related circulation options.
Otay Ranch Village 7 includes a walking path directly Millenia Station which provides walkable
connectivity to transit stops. This design increases walkability of the project which results in
lower GHG emissions from vehicles.
Bike lanes and bike racks will be provided throughout the Otay Ranch Village 7 development
including interconnectivity to the revised multi-family footprint.
All internal roadways within the Otay Ranch Village 7 were designed to local street standards
with speed limits of 25 to 30-mph. Slow traffic speeds are conducive to walking and bicycling
and provide the necessary linkage to the regional bicycle circulation network.
Low speed vehicles (LSVs) may travel on all internal streets with a maximum travel speed of
20-30-miles per hour.
The Otay Ranch Village 7 is consistent with the regional transit plan and South Bay Bus Rapid
Transit (BRT) plans.
Energy Conservation Related Measures
The project Proposes to shift 287 single family home uses to a 287 multi-family home use
without increasing the overall intensity of Village 7. Since multi-family units have a reduced
energy footprint compared to single-family uses, a reduced energy footprint per capita would be
expected. This would indirectly reduce air and greenhouse gas emissions.
CVMC 8.25.095 requires all new construction and demolition projects to divert 100 percent of
inert waste (asphalt, concrete, bricks, tile, trees, stumps, rocks and associated vegetation and soils
resulting from land clearing from landfill disposal); and 50 percent of all remaining waste
generated. Contractors working on Otay Ranch Town Center will be required to put up a
performance deposit and prepare a Waste Management Report form to ensure that all materials
are responsibly handled. Upon verification that the diversion goals have been met the
performance deposit will be refunded.
Utilize solar heating technology as practical. Generally, solar panels can be cost-effectively used
to heat water for domestic use and for swimming pools. Advances in solar technology in the
future may make other applications appropriate.
The Project will utilize the latest building code to include Title 24 at the time a building permit
is requested. At the time of this AQIP, Title 24 (2022) would be utilized. Incorporating energy
reduction measures of Title 24 will reduce energy requirements which will reduce air quality and
greenhouse gas emissions.
The Project would install solar water heater pre-plumbing for the 287 multi-family residential
structures and may use building wide water heating.
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The Project will provide operational photovoltaic systems which will be installed for each of the
287 multi-family residential units.
Other Measures to Improve Air Quality
The single-family residential would allow for natural gas hearth options. The proposed
modification to multi-family would not have hearth options installed. This would reduce HG and
Air Quality emissions.
The Project will ensure shade trees are planted to meet or exceed the City's Shade Tree Policy.
Parking lot design will all achieve at least a 50-percent shade cover in 5 to 15 years through tree
canopies, shade structures and or light colored "cool" paving surfaces.
The Project will use Architectural coatings consistent with San Diego Air Pollution Control
Districts Rule 67. This will limit the VOCs entering the ambient air.
Project-wide recycling as required under the County's recycling Ordinance (SDCMC Section
66.0701)
Energy efficiency as required under the latest California Energy Code and CalGreen (Currently
2022).
Indoor residential appliances that carry the Environmental Protection Agency's (EPA)
ENERGYSTAR® certification, as applicable and feasible.
Inclusion of all residential units in the local utility demand response program to limit peak energy
usage for cooling.
Passive solar design and building orientation principles to take advantage of the sun in the winter
for heating and reduce heat gain and cooling needs during summer.
Natural turf in residential development limited to no more than 30% of the outdoor open space.
7. CHULA VISTA CO2 REDUCTION PLAN
Figure 5 below provides a comparative evaluation between the Project design features
specific to modifying the land use for the 287 units from single-family to multi-family
within the Otay Ranch Village 7 SPA and the energy efficiency emission reduction
action measures contained in the City’s CO 2 Reduction Plan.
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Figure 5: Summary of Otay Ranch Village Seven SPA CO 2 Reduction Action Measures
Action Measure Project/Community Design Features
Describe how project design will
Implement CO2 Reduction Action
Measures
Measure 6 (Enhanced
Pedestrian Connections to
Transit): Installation of
walkways and crossings
between bus stops and
surrounding land uses.
The Village 7 SPA is a complete
village with a focus on promoting a
walkable and bikeable community that
promotes pedestrian activity and non-
automobile trips. At this time, MTS
does not provide bus routes through the
village; therefore, no bus stops are
proposed.
This measure is not applicable to the
proposed project.
Measure 7 (Increased Housing
Density near Transit): General
increase in land use and zoning
designations to reach an average
of at least 14-18 dwelling units
per net acre within ¼ mile of
major transit facilities.
Major transit facilities are not present
within ¼ mile of the proposed project.
This measure is not applicable to
the proposed project.
Measure 8 (Site Design with
Transit Orientation): Placement
of buildings and circulation
routes to emphasize transit
rather than auto access; also
includes bus turn-outs and other
transit stop amenities.
The Village design plan has been
prepared to support and integrate
transit options for MTS and local bus
routes which could be introduced in the
future.
Providing circulation routs
conducive to non-automobile
transportation opportunities allows
MTS and local bus routes
opportunities to expand bussing
services as their business model
allows. By expanding these services
reduces, vehicular travel resulting
could be reduced which would lower
GHG emissions.
Measure 9 (Increased Land Use
Mix): Provide a greater
dispersion/variety of land uses
such as siting of neighborhood
commercial uses in residential
areas and inclusion of housing
in commercial and light
industrial areas.
Village Seven already has a planned
mixed-use district and does not have
any commercial or light industrial use
areas. The scope of the proposed
project is only limited to the rezoning
of 287 single-family residential units to
multi-family.
This measure is not applicable to the
proposed project.
Measure 10 (Reduced
Commercial Parking
Requirements): Lower parking
space requirements; allowance
for shared lots and shared
parking; allowance for on-street
spaces.
The proposed project meets the multi-
family parking standards established in
the Village Seven Planned Community
District Regulations.
Measure 10 is not applicable since
the Project would be residential.
Commercial Parking within Village
7 would not change under the
proposed Project action.
Measure 11 (Site Design with
Pedestrian/Bicycle Orientation):
Placement of buildings and
circulation routes to emphasize
pedestrian and bicycle access
without excluding autos;
includes pedestrian benches,
The Site design has been adjusted to
increase pedestrian access through
pedestrian friendly amenities. The
Project would install multiple bike
access paths, bike racks and storage.
The Project would be consistent with
The design promotes pedestrian and
bicycle access which reduces
vehicular travel which will reduce
GHG emissions.
The Project design will be consistent
with CalGreen and local regulations
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Action Measure Project/Community Design Features
Describe how project design will
Implement CO2 Reduction Action
Measures
bike paths, and bike racks. Cal Green requirements for
nonresidential buildings.
which established benchmarks for
bicycle rack placement, storage
placement and showers as needed to
be successful under Measure 11.
Measure 12 (Bicycle
Integration with Transit and
Employment): Provide storage
at major transit stops and
employment areas. Encourage
employers to provide showers at
the place of employment near
major transit nodes.
. As noted above, Village Seven is
currently not served by any transit
routes, and the project area is
designated for residential, not
employment, use.
This measure is not applicable to the
proposed project.
Measure 13 (Bike Lanes, paths,
and Routes): Continued
implementation of the City’s
bicycle master plan. Emphasis
is to be given to separate bike
paths as opposed to striping bike
lanes on streets.
. All arterial and in-tract streets in
Village Seven have already been built
per the established standards. The
proposed project utilizes access from
existing infrastructure (LaMedia Road
and Santa Luna Street, and Magdalena
Avenue). No new bike paths are
proposed as part of the project.
This measure is not applicable to the
proposed project.
Measure 14 (Energy Efficient
Landscaping): Installation of
shade trees for new single-
family homes as part of an
overall City-wide tree planting
effort to reduce ambient
temperatures, smog formation,
energy use, and CO2.
This measure applies to single-family
homes, whereas the proposed project is
multi-family.
This measure is not applicable to the
proposed project.
Measure 16 (Traffic Signal &
System Upgrades): Provide
high-efficiency LED lamps or
similar as approved by the City
Engineer.
All public streets in Village Seven
have already been built to meet the
established standards. The proposed
project utilizes access from existing
transportation infrastructure (LaMedia
Road and Santa Luna Street, and
Magdalena Avenue). No traffic signals
or system upgrades are proposed as part
of the project.
This measure is not applicable to the
proposed project.
Measure 18 (Energy Efficient
Building Recognition
Program): Reducing CO2
emissions by applying
building standards that exceed
current Title 24 Energy Code
requirements.
Project will meet code.
The latest Title 24 building code is
2022 at the time of this report. The
Project buildout would be over
multiple years and would be
required to implement the latest
code requirement at the time
building permits are submitted.
Because of this, GHG emission
reductions from building code
enhancements will be achieved for
Village Seven Section Planning Area (SPA) Amendment
Otay Ranch GDP
Air Quality Improvement Plan (AQIP)
28 | P a g e
Action Measure Project/Community Design Features
Describe how project design will
Implement CO2 Reduction Action
Measures
the Otay Ranch Town Center
development.
Measure 20 (Increased
Employment Density Near Transit):
General increase in land-use and
zoning designations to focus
employment-generating land-uses
within ¼ mile of major transit stops
throughout the City.
As stated above, there are no major
transit stops within ¼ mile of the
project.
This measure is not applicable to the
proposed project.
8. CREDIT TOWARDS INCREASED MINIMUM ENERGY EFFICIENCY
STANDARDS
The Village 7 SPA will ensure that all development complies with the latest building
codes including maximizing consistency with energy codes and would comply with
Chapter 15.12 (Green Building Standards) and Chapter 15.26 (Energy Code) of Chula
Vista’s Municipal Code.
9. COMPLIANCE MONITORING
This section includes a written description and a checklist (Figure 7) summarizing the
project design features that have been identified to reduce the development's effects on
air quality and improve energy efficiency.
Village Seven Section Planning Area (SPA) Amendment
Otay Ranch GDP
Air Quality Improvement Plan (AQIP)
29 | P a g e
Figure 6: Air Quality Improvement Plan Compliance Monitoring Checklist
Method of
Verification1
Timing of
Verification
Responsible
Party2
Project
Consistency &
Compliance
Documentation3
PLANNING
AQIP Project Design
Features/Principles
Pedestrian oriented
development
Plan Review Tentative Map (TM) City of Chula Vista
Widened landscape medians
and parkways with street
trees
Plan Review Design Review
(DR)
City of Chula Vista
Integrated circulation
system
Plan Review TM City of Chula Vista
Mix of uses Plan Review TM City of Chula Vista
Higher density Plan Review TM City of Chula Vista
Local Bus Stop Transit Review DR SANDAG/City
Class II Bicycle facilities Plan Check
DR
City of Chula Vista
Opportunity for employee
services to be located near
employers
Plan Review TM City of Chula Vista
Circulation pattern for
internal roads are between
20 and 30 miles per hour
Plan Review TM City of Chula Vista
Available public
transportation
Plan Review SPA Plan City of Chula Vista
Transit Plan Transit Review SPA Plan SANDAG/MTS/
City
Compliance with the City's
Shade Tree Policy for
parking lots
Plan Review Precise Plan,
Construction Plans
City of Chula Vista
Air Quality Mitigation
Measures
Construction related
emissions
Permit Review Construction
Drawings (CDs)
City of Chula Vista
Village Seven Section Planning Area (SPA) Amendment
Otay Ranch GDP
Air Quality Improvement Plan (AQIP)
30 | P a g e
Use of low-VOC paints -
Rule 67
Permit Review CDs City of Chula Vista https://www.sdapcd.
org/content/dam/sda
pcd/documents/rules
/rule-
archive/2021/Rule-
67.0.1.pdf Siting of sensitive land uses Plan Review TM City of Chula Vista
BUILDING
Green Building
Standards
New Construction Recycling
Plan
Waste
Management
Report Review
CDs City of Chula Vista https://calrecycle.ca.
gov/lgcentral/library/
canddmodel/instructi
on/newstructures/
Project wide recycling Plan Check CDs City of Chula Vista
Energy Efficiency
Standards
Compliance with 2022
California Energy Code or
latest code per date of
request for building Permit
Plan Check CDs City of Chula
Vista
https://www.energy.
ca.gov/programs-
and-
topics/programs/buil
ding-energy-
efficiency-standards
Participation in a Utility
Demand Response program
Plan Check CDs City of Chula
Vista
https://www.sdge.co
m/businesses/saving
s-center/energy-
management-
programs/demand-
response
Compliance with 2022
CalGreen Indoor Water Use
requirements
Plan Check CDs City of Chula
Vista
https://www.dgs.ca.g
ov/BSC/CALGreen
Compliance with EPA's
WaterSense certification
Plan Check CDs City of Chula
Vista
https://www.epa.gov
/watersense
Compliance with EPA's
Energy star certification for
indoor residential appliances
Plan Check CDs City of Chula
Vista
https://www.energys
tar.gov/products
Efficient irrigation
equipment
Plan Check CDs City of Chula
Vista
Water efficient / native
landscaping will be provided
Plan Check DR City of Chula
Vista
Landscaping Turf will only
be installed on accessible
and usable areas of the site
Plan Check DR City of Chula
Vista
https://chulavista.mu
nicipal.codes/CVMC
/20.12.180
Solar access - use passive
solar design and building
Plan Check DR City of Chula
Vista
Village Seven Section Planning Area (SPA) Amendment
Otay Ranch GDP
Air Quality Improvement Plan (AQIP)
31 | P a g e
Solar access - Use of
vertical landscape elements
to reduce heating/cooling
Plan Check DR City of Chula
Vista
Energy efficient LED
lighting
Plan Check CDs City of Chula
Vista
Installation of solar water
heater pre-plumbing
Plan Check CDs City of Chula
Vista
Installation of solar
photovoltaic systems per
Title 24 (2022)
Plan Check CDs City of Chula
Vista
https://www.nrel.gov/s
tate-local-
tribal/blog/posts/solar-
ready-building-design-
a-summary-of-
technical-
considerations.html
Installation of Electric
Vehicle Charging Stations
per CalGreen (2022)
Plan Check CDs City of Chula
Vista
Notes:
1. Method of verification may include, but is not limited to, plan check, permit review, site
inspection.
2. Identify the party responsible for ensuring compliance (City of Chula Vista, San Diego APCD,
Other)
3. This column shall include all pertinent information necessary to confirm compliance
including document type, date of completion, plan/permit number, special
notes/comments, and contact information.