HomeMy WebLinkAboutAttachment 6 - SPA Plan Redline
SPA PLAN
Village Seven Sectional Planning Area (SPA)
Otay Ranch GDP
Proposed Draft Amendment
Updated September 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: Dave Gatzke
(619) 336-3726
Baldwin & Sons, LLC
610 W 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] 2024 II.2-i SPA PLAN
SECTION II.2
SECTIONAL PLANNING AREA (SPA) PLAN
TABLE OF CONTENTS
Note: The Table of Contents will be automatically updated upon adoption after
removal of strikeout text and deleted exhibits.
II.2.1 Introduction ......................................................................................................... II.2.1-1
II.2.1.1 Background, Scope & Purpose of the Plan
II.2.1.2 Document Organization
II.2.1.3 Location & Regional Setting
II.2.1.4 Community Structure
II.2.1.5 Legal Significance/EIR
II.2.1.6 SPA Plan Consistency with GDP/PC Zone District
II.2.1.7 Related Documents
II.2.1.8 Planning Process
II.2.2 Development Concept ......................................................................................... II.2.2-1
II.2.2.1 Design Influences
II.2.2.2 Land Use Pattern
II.2.2.3 Density Transfer
II.2.2.4 SPA Adoption Area
II.2.2.5 Housing Programs
II.2.2.6 Urban Design Concepts
II.2.2.7 Landscape Concept
II.2.2.8 Community Signage Program
II.2.2.9 Agricultural Plan
II.2.3 Circulation ........................................................................................................... II.2.3-1
II.2.3.1 Introduction
II.2.3.2 Project Access
II.2.3.3 Project Circulation Network
II.2.3.4 Street Standards
II.2.3.5 Phasing of Road Improvements
II.2.3.6 Transit Planning Principles
II.2.3.7 Bicycle Routes, and Pedestrian Trails & Cart Paths
II.2.4 Grading ................................................................................................................ II.2.4-1
II.2.4.1 Introduction
II.2.4.2 Grading Concept
II.2.4.3 Steep Slope Analysis
II.2.4.4 Grading Policies
Adopted (8/24/2004)
Amended [Month] 2024 II.2-ii SPA PLAN
II.2.5 Parks, Recreation & Open Space ...................................................................... II.2.5-1
II.2.5.1 Introduction
II.2.5.2 Required Park Land & Improvements
II.2.5.3 Open Space
II.2.5.4 Edge Plan
II.2.5.5 Community Gardens
II.2.5.6 Park & Open Space Implementation
II.2.6 Development Phasing .......................................................................................... II.2.6-1
II.2.7 Public Facilities ................................................................................................... II.2.7-1
II.2.7.1 Introduction
II.2.7.2 Potable Water Supply & Master Plan
II.2.7.3 Potable Water Demand
II.2.7.4 Recycled Water Supply & Master Plan
II.2.7.5 Sewer Service
II.2.7.6 Storm Water Drainage System
II.2.7.7 Urban Run-off
II.2.7.8 Roads
II.2.7.9 Schools
II.2.7.10 Child Care Facilities
II.2.7.11 Police and Fire Services
II.2.7.12 Library Services
II.2.7.13 Community Purpose Facilities (CPF)
II.2.8 Appendix A - GDP Compliance ......................................................................... II.2.8-1
II.2.8.1 Land Use
II.2.8.2 Mobility
II.2.8.3 Housing
II.2.8.4 Parks, Recreation, Open Space
II.2.8.5 Capital Facilities
II.2.8.6 Air Quality
II.2.8.7 Noise
II.2.8.8 Safety
II.2.8.9 Growth Management
II.2.8.10 Resource Protection, Conservation & Management
Appendix B – Index of SPA Requirements
INTRODUCTION
Adopted (8/24/2004)
Amended [Month] 2024 II.2-iii SPA PLAN
LIST OF TABLES
Table A GDP Land Use Table ......................................................................................... II.2.1-1917
Table B Improved Park Land Dedication Required ............................................................... II.2.5-2
Table C Parks Provided and Eligible Credits ......................................................................... II.2.5-2
Table D Anticipated Development Phasing ........................................................................... II.2.6-1
Table E Potable Water Demand ............................................................................................. II.2.7-3
Table F Recycled Water Demand .......................................................................................... II.2.7-6
Table G Sewage Generation ................................................................................................... II.2.7-9
Table H Student Generation .................................................................................................. II.2.7-15
Table I Required Community Purpose Facility Acres .................................................... II.2.7-2320
LIST OF EXHIBITS
Exhibit 1.1 Regional Vicinity II.2.1-7
Exhibit 1.2 SPA Boundaries II.2.1-8
Exhibit 1.3 Ownerships II.2.1-10
Exhibit 1. 43 Community Structure II.2.1-13
Exhibit 1. 54 Adopted General Development Plan II.2.1-17
Exhibit 1. 65 Overall Conceptual Village Plan II.2.1-2022
Exhibit 1. 6 Site Utilization Plan II.2.1-23
Exhibit 1. 7 Site Utilization Table II.2.1-24
Exhibit PC-1 Land Use Districts II.2.1-2325
Exhibit 1.8 GDP/SRP & SPA Documents II.2.1-29
Exhibit 2.1 Design Influences II.2.2-2
Exhibit 2.2 Staggered Double Row of Trees on Featured Side of Street II.2.2-9
Exhibit 2.3 Landscape Concept II.2.2-10
Exhibit 2.4 Agricultural Plan II.2.2-14
Exhibit 3.1 Circulation II.2.3-3
Exhibit 3.2 Arterial Highways II.2.3-6
Exhibit 3.3 Village Entry Streets II.2.3-8
Exhibit 3.4 Secondary Village Entry Streets II.2.3-9
Exhibit 3.5 Village Promenade Streets II.2.3-10
Exhibit 3.6 Residential Streets II.2.3-12
Exhibit 3.7 Transit Plan II.2.3-15
Exhibit 3.8 Trails II.2.3-18
Exhibit 4.1 Conceptual Grading Plan II.2.4-4
Exhibit 4.2 25% Slopes II.2.4-6
Exhibit 5.1 Parks & Open Space II.2.5-3
Exhibit 6.1 Phasing Plan II.2.6-2
Exhibit 7.1 Domestic Water II.2.7-4
Exhibit 7.2 Recycled Water II.2.7-7
Exhibit 7.3 Sewer Plan II.2.7-10
Exhibit 7.4 Storm Water II.2.7-13
INTRODUCTION
(Adopted 8/24/2004)
Amended [Month] 2024 II.2.1-1 SPA PLAN
SECTION 11.2
SECTIONAL PLANNING AREA (SPA) PLAN
II.2.1 Introduction
II.2.1.1 Background, Scope & Purpose of the Plan
Otay Ranch Village Seven represents the continued southward extension of the initial development
approved in Otay Ranch Sectional Planning Area (SPA) One, containing Villages One and Five, and the
subsequent planning of Village Six immediately to the north of Village Seven. It continues the village
development pattern established in the Otay Ranch General Development Plan (GDP), which is being
implemented in the previously approved neighborhoods.
This SPA Plan refines and implements the land use plans, goals, objectives and policies of the Otay Ranch
General Development Plan (GDP). This Plan addresses existing and planned land uses, public facilities,
design criteria, circulation, parks and open space, for Otay Ranch Village Seven. Preparation and approval
of this SPA Plan is required by the Otay Ranch General Development Plan pursuant to Title 19, Zoning, of
the Chula Vista Municipal Code. The objectives of this plan are to:
• Implement the goals, objectives and policies of the Chula Vista General Plan, particularly the Otay
Ranch General Development Plan.
• Implement Chula Vista’s Growth growth Management ganagement Program policies to ensure that
public facilities are provided in a timely manner and financed by the parties creating the demand for,
and benefitting from, the improvements.
• Foster development patterns which promote orderly growth and prevent urban sprawl.
• Maintain and enhance a sense of community identity within the City of Chula Vista and surrounding
neighborhoods.
• Establish a pedestrian oriented village with an intense urban core to reduce reliance on the automobile
and promote walking, and use of bicycles, buses and light rail transit.
• Promote synergistic uses between villages to balance activities, services and facilities.
• Accentuate the relationship of the land plan with its natural setting and the physical character of the
region, and promote effective management of natural resources by concentrating development into less
sensitive areas while preserving large contiguous open space areas with sensitive resources.
• Contribute to the unique Otay Ranch image and identity which differentiates Otay Ranch from other
communities.
• Wisely manage limited physical resources.
• Implement development consistent with the provisions of the Otay Ranch resource conservation and
management plans.
• Establish a land use and facility plan which assures village viability in consideration of existing and
anticipated economic conditions.
This SPA Plan defines, in more detailed terms, the development parameters for the Otay Ranch Village
Seven SPA, including the land use mix, design criteria, primary circulation pattern, open space and
recreation concept, and infrastructure requirements. Additionally, the character and form of the project will
be implemented through a series of guidelines and development standards prescribed in the Otay Ranch
Village Seven Planned Community (PC) District Regulations, Village Seven Design Plan and other
associated regulatory documents (see Section II.2.1.7 for additional information).
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(Adopted 8/24/2004)
Amended [Month] 2024 II.2.1-2 SPA PLAN
The SPA plan, once approved, is the implementation tool of the General Development Plan. It establishes
design criteria for the site and defines precisely the type and amount of development permitted. It
establishes the City’s standards for that development including open space provisions and major
improvements to be constructed by the developer(s).
The Planned Community District Regulations adopted as part of this SPA Plan serve as an important tool
through which the City will review and evaluate schematic, preliminary and final plans for each individual
project to be built within the SPA. The PC District Regulations also establish standards for development
and uses within the planning area.
This SPA Plan is adopted as a supplement to other existing City regulations, focusing on the Otay Ranch
Village Seven development area. The specific provisions provided herein, including the PC District
Regulations and related SPA documents, shall supersede the general standards established in other
regulations, including the City Zoning Ordinance. If an issue is not addressed in the SPA Plan, then
applicable City regulations shall apply. In some cases, city-wide standards such as those in the Chula Vista
Landscape Manual and Grading Ordinance are incorporated into the SPA plan by reference and so will be
applicable to Village Seven development.
II.2.1.2 Record of Amendment
Amended on [date]by Resolution No. [number] to change residential density in Neighborhood R-3, R-4,
and R-8 from single-family to multi-family. Additionally, the boundary of Village Seven was updated to
reflect the changes as a result of Village Eight West SPA Amendment. (to be inserted upon amendment).
II.2.1.2II.2.1.3 Document Organization
The Village Seven SPA Plan is divided into documents or components: the SPA Plan; Planned Community
(PC) District Regulations; Village Seven Design Plan; Public Facilities Finance Plan; Affordable Housing
Program; Air Quality Improvement Plan; Water Conservation Plan; Non-Renewable Energy Conservation
Plan; Parks, Recreation, Open Space and Trails Plan; and supporting Technical studies and Plans. The
purposes of these documents are as follows:
SPA Plan
The purpose of the SPA plan is to define, in more detail than the City’ s General Plan and Otay Ranch
General Development Plan, the development parameters for Village Seven, including the land uses, urban
design criteria, circulation pattern, open space and recreation concept, and infrastructure requirements to
support the community.
Planned Community District Regulations
The Planned Community (PC) District Regulations are adopted by ordinance pursuant to Title 19 of the
Chula Vista Zoning Code. The Village Seven PC District Regulations are the applicable zoning regulations
for the village. The regulations are intended to implement the goals and policies of the Chula Vista General
Plan, Otay Ranch General Development Plan and the Village Seven SPA by establishing land use districts
and standards to classify, regulate, restrict and separate the uses of land, buildings and structures and
regulate and limit the type, height and bulk of buildings and structures in the various land use districts.
These standards are established to protect the public health, safety and general welfare of the citizens of
Chula Vista; to safeguard and enhance the appearance and quality of development of Village Seven, and to
provide the social, physical and economic advantages resulting from comprehensive and orderly planned
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Amended [Month] 2024 II.2.1-3 SPA PLAN
use of land resources. The regulations provide the basis by which the City will review and evaluate the
preliminary and final drawings for subsequent development applications, and provide guidance at the
design review level. In the event of conflict, these regulations supersede other city regulations.
Village Seven Village Design Plan
This document guides the site, building and landscape design within Village Seven to ensure that the quality
of the adopted urban design and architectural concepts established for the overall Otay Ranch community
are maintained. The Village Design Plan identifies a theme for the village and delineates the identity
through streetscape and landscape design, signage programs and architectural and lighting guidelines. The
Design Plan also identifies the village core design concepts that will implement Otay Ranch’s planned
pedestrian orientation. General design concepts, as anticipated by the GDP, are more precisely defined to
address Village Seven.
Public Facilities Finance Plan
The Public Facilities Finance Plan (PFFP) implements the City of Chula Vista Growth growth Management
ganagement Program and Ordinancepolicies. The intent of the document is to ensure that the phased
development of the project is consistent with the overall goals and policies of the City’s General Plan,
Growth Management Program, and the Otay Ranch General Development Plan. The PFFP ensures that
development of the project will not adversely impact the City’s Quality of Life Standards. The PFFP also
contains a fiscal analysis identifying capital budget impacts on the City as well as maintenance and
operation costs for each proposed phase of development.
The PFFP components include an analysis of infrastructure facilities, such as water and sewer, and the
provision of community services, law enforcement, libraries, schools, parks and animal control facilities.
The analysis and provisions of the PFFP fulfill the GDP requirements for the SPA-Ievel Master Facility
Plans for most facilities associated with the development of Village Seven. Where additional project
specific study and planning is needed, separate technical studies and plans for Village Seven have been
prepared and included as a component of the SPA Plan or the Village Seven SPA Environmental Impact
Report (EIR).
Affordable Housing Program
The City of Chula Vista Housing Element requires that residential development with fifty (50) or more
dwelling units provide a minimum of 10% of the total dwelling units for low and moderate income
households. Of these units, one-half (5% of the total project) are to be designated available to low income
households and the remaining five percent (5%) to moderate income households. In order to guarantee the
provision of Affordable Housing opportunities, the City requires that a specific Affordable Housing
Program (“AHP”) consistent with the Housing Element of the Chula Vista General Plan, be prepared. The
Affordable Housing Program is implemented through an Affordable Housing Agreement(s) between the
City and the Developer(s).
Air Quality Improvement Plan
The purpose of the Air Quality Improvement Plan for the Village Seven SPA is to respond to the Growth
growth Management management policies of the City of Chula Vista and those policies and regulations
established at the broadest geographic level (State and Federal) in order to minimize air quality impacts
during and after construction of projects within Village Seven. The Plan also demonstrates compliance with
the air quality standards and policies of the San Diego County Air Pollution Control District (APCD).
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Amended [Month] 2024 II.2.1-4 SPA PLAN
Water Conservation Plan
The purpose of the Water Conservation Plan is to respond to the Growth growth Management management
policies of the City of Chula Vista, which are intended to address the long term need to conserve water in
new developments, to address short term emergency measures, and to establish standards for water
conservation.
Non-Renewable Energy Conservation Plan
The Otay Ranch GDP requires that all SPA Plans include a Non-Renewable Energy Conservation Plan.
This Plan identifies measures to reduce the use of non-renewable energy resources through, but not limited
to: transportation; building design and use; lighting; recycling and alternative energy sources.
Parks, Recreation, Open Space and Trails Plan
The Otay Ranch GDP requires that all SPA Plans prepare a Parks, Recreation and Open Space and Trails
Plan. This Plan identifies locations, potential facilities, ownership, maintenance and phasing of park,
recreation and trails facilities to be provided in the village.
Technical Studies and Plans
The Otay Ranch GDP identified Project-wide Implementation Tasks that included preparation for an
Overall Design Plan, Master Facility Plans and Phase II of the Resource Management Plan for Otay Ranch.
These Project-wide Implementation Tasks have been completed and serve as the basis for subsequent SPA
Planning. The GDP also identified SPA-level Implementation Tasks that included preparation of SPA
Plans, PFFPs, Regional Facilities Reports, Master Facilities Plans, and others. The full list of GDP and SPA
Implementation Tasks are located in Part III Implementation, of the 1993 GDP (pages 403-412).
In the preparation of the SPA One Plan, a number of Master Facility Finance Plans were prepared to address
the provision of certain facilities on a Ranch-wide basis. For this reason, subsequent SPA plans are required
only to prepare Technical Studies and Master Facility Plans specific to their development. The studies and
plans for Village Seven have been prepared as part of the Environmental Impact Report (EIR) for the
development of Village Seven, the PFFP, or as part of this SPA Plan. These plans and studies, in conjunction
with mitigation measures identified by the Village Seven EIR, fulfill the Otay Ranch GDP requirements
for individual Village SPA Plan implementation. The Village Seven Technical Studies and Plans include:
• Biological Resources Report
• Geologic/Geotechnical Feasibility Study
• Traffic Study
• Master Drainage Plan
• Water Quality Technical Report
• Master Sewer Plan
• Master Water & Recycled Water Plan
II.2.1.3II.2.1.4 Location & Regional Setting
Otay Ranch lies within the approximately 37,585-acre Eastern Territories Planning Area of the City of
Chula Vista. The Eastern Territories Planning Area is bounded by Interstate 805 on the west, San Miguel
Mountain and State Route 54 on the north, the Otay Reservoirs and the Jamul foothills on the east, and the
Otay River Valley on the south. Otay Ranch Village Seven is located in roughly the center of the Eastern
Territories Planning Area (see Vicinity Map, Exhibit I.1)
INTRODUCTION
(Adopted 8/24/2004)
Amended [Month] 2024 II.2.1-5 SPA PLAN
The Village Seven project area is located in the north-central portion of the Otay Valley Parcel of the Otay
Ranch General Development Plan. The proposed SPA area is consistent with the Village Seven as identified
in the General Development Plan (as segmented and refined through more detailed road alignment studies).
The overall Village Seven SPA project area includes approximately 425 323 acres of gently rolling terrain
and is bounded by the proposed alignments of SR-125 on the east, Birch Road on the north, La Media Road
on the west, and on the south by Villages Eight East and Village Eight West Street of which 121.3 acres
are undesignated in this document. (see Project Location/SPA Boundaries, Exhibit 1.2). When Village
Seven was originally planned, its southern boundary extended further south, to Rock Mountain Road. In
2013, that boundary was modified to incorporate HomeFed’s Village Seven property into the Village Eight
and Village Eight West SPAs. All exhibits in this SPA Plan have been updated accordingly to reflect the
current village boundaries.
The project area is immediately south of Otay Ranch Village Six which is under development per the Otay
Ranch Village Six SPA Plan approved in 2002. Additional future urban development will be located on the
adjacent Otay Ranch properties, Villages Two and Four to the west and southwest, Village Eight to the
south and the Eastern Urban Center (Planning Area 12) to the east, across SR-125.
Access to the site will be is provided via Birch Road, an east-west arterial, which forms the northern
boundary of the SPA, and La Media Road, a north-south arterial, which forms the western boundary. The
extension of both arterials to the Village Seven’s northern boundary will be completed in conjunction with
the development of Otay Ranch Village Six. Additional future access will be provided via Rock Mountain
Road on the southern boundary. Entries/exits to the SR-125 highway are planned at both Birch Road and
Rock Mountain Road.
Historically, the Otay Valley Parcel has been used for ranching, grazing, dry farming and truck farming
activities. In addition, an approximately 50-acre aviation navigation facility (known as VORTAC) owned
and operated by the Federal Aviation Administration (FAA) is currently located within the Village Seven
planning area. This facility is slated for eventual relocation outside of the planning area as a part of Village
Seven development.
The Village Seven site is comprised of five separate ownerships (see Exhibit .3). This SPA Plan has been
cooperatively prepared by the two majority landowners, Otay Project, L.P. (Otay Ranch Company ,
presently Baldwin & Sons) and McMillin Otay Ranch, LLC. Adoption of the SPA Plan will grants
development approval only to that property owned by the applicants. 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 SPA 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 SPA Plan will address some issues
with respect to the entire village (e.g., Overall Conceptual Village Plan, Exhibit 1.5) and others with respect
to only the applicant’s’ property. Descriptions of facilities and features outside of the applicant’s ownership
(e.g., the FAA VORTAC site) 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) are processed.
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Amended [Month] 2024 II.2.1-6 SPA PLAN
Regional Vicinity
Exhibit 1.1
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Amended [Month] 2024 II.2.1-7 SPA PLAN
SPA Boundaries
Exhibit 1.2
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Amended [Month] 2024 II.2.1-8 SPA PLAN
SPA Boundaries
Exhibit 1.2
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Amended [Month] 2024 II.2.1-9 SPA PLAN
Ownerships
Exhibit 1.3
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Amended [Month] 2024 II.2.1-10 SPA PLAN
II.2.1.4II.2.1.5 Community Structure
The community structure of the Otay Ranch Village Seven neighborhood, at the broadest level, is
established by the Chula Vista General Plan. The General Plan is implemented by and more detailed plans
and policies for the Otay Ranch area are provided in the Otay Ranch General Development Plan. This
section is intended to highlight the major design features of the Village Seven SPA Plan as an introduction
to the project. A more detailed discussion of the project with respect to the provisions of the Otay Ranc h
General Development Plan is provided in Section II.2.I.6 SPA Plan Consistency with GDP/PC Zone, below.
The Otay Ranch General Development Plan identifies the “village” as a fundamental concept for the
development of Otay Ranch. The “village” is the “building block” for shaping the character and success of
the community. An Otay Ranch village clusters development in an appropriately sized area, with
conveniently located homes, jobs, schools, parks and other daily needs. Village characteristics include:
• Well defined edges such as open spaces buffers or wildlife corridors.
• Mixed-use centers focused on shops, plazas, parks, and housing arranged to encourage people to meet
and greet one another throughout the day and into the night.
• Pedestrian pathways, and biking on streets, linked to interesting destinations.
• A wide variety of housing types, responding to the needs of families, singles, students and seniors.
• Locating activity hubs and higher density residential next to transit stations.
• Designed for people, with inviting pedestrian-accessible public spaces.
• Planned to reduce reliance on the automobile.
• Offering residents the choice to live, work, play, learn or shop within Otay Ranch.
Village Seven is one of eleven “urban villages” identified in the Otay Ranch General Development Plan
for areas located adjacent to existing urban areas. Each urban village includes a Village Core which provides
a unique focus to create a sense of identity. For Village Seven, the focal point and commercial hub is the
Village Core located in the central portion of the planning area, at the junction of the entry roads and an
open space corridor. The Village Core is a central area of more intense uses, including a potential local
transit stop, multi-family housing, mixed use, neighborhood park, elementary school and community
serving activities. The surrounding, primarily single family residential area, is identified as the “secondary
area” in the General Development Plan.
The village core will is connected to the open space greenbelt by trails which will extends to the EUC
(Planning Area 12 [PA-12] and Millenia SPA), with its urban character, to the east and the more natural
Wolf Canyon and adjacent villages to the west. The village core is envisioned to include a “town square”
mixed-use (commercial/residential) area. The commercial configuration will be defined in greater detail
through the Master Precise Plan process for the village core. An elementary school, neighborhood park and
multi-family housing complete the village core area (see Community Structure Exhibit 1.34), The core’s
direct connection to the EUC/PA-12 and Millenia provides mutual benefits to each Village/Planning Area.
The Village Seven secondary area is comprised of both single single-family and multi-family residential
dwellings located north, west and south of the central core area and sites for a middle school and a high
school site (see Community Structure Exhibit 1.34).
II.2.1.5II.2.1.6 Legal Significance/EIR
The project is subject to the requirements of the California Environmental Quality Act (CEQA). The
provisions of CEQA will be implemented by the City as a part of the approval process for this SPA plan
package. All mitigation measures identified and incorporated into the project as a part of the CEQA process
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Amended [Month] 2024 II.2.1-11 SPA PLAN
shall be implemented through this SPA plan or other appropriate component(s) of the SPA plan package.
Implementation of mitigation requirements will be reviewed as defined in the mitigation monitoring
program prepared for the project.
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Amended [Month] 2024 II.2.1-12 SPA PLAN
Community Structure
Exhibit 1.4
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Community Structure
Exhibit 1.3
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II.2.1.6II.2.1.7 SPA Plan Consistency with GDP/PC Zone District
A SPA Plan must be consistent with the Otay Ranch General Development Plan and the Chula Vista
General Plan. According to the Otay Ranch General Development Plan, consistency of the Sectional
Planning Area (SPA) Plan and subsequent discretionary applications with the General Development Plan
is evaluated by the following criteria (GDP Part II, Chapter 1, Section E, Subsection 2):
• Total land use acres for each individual village may not vary by greater than 15% of the designated
acres as indicated on the overall project summary table of the Otay Ranch GDP, except for the reasons
of environmental/wildlife corridor reservations.
• Mixed-use and medium-high and high density residential uses for a village may not exceed the Otay
Ranch GDP specified acres as indicated on the overall project summary table of the Otay Ranch GDP,
except as permitted by transfer, consistent with the Otay Ranch GDP requirements.
• Units may be moved between villages in response to the location of major public facilities, i.e. schools.
• The total number of units within a village may not exceed the total number of units as indicated on the
Overall Project Summary Exhibit of the Otay Ranch GDP for that village.
• If the residential development area is reduced at the SPA level, priority should be given to preserving
the amount of land devoted to higher densities supporting transit and pedestrian orientation.
• The Otay Ranch Overall Design Plan shall be accepted prior to or concurrent with the approval of the
first SPA, and shall be subject to review and approval by the City of Chula Vista and County of San
Diego.
• Village Design Plan shall be subject to review and approval concurrent with SPA approval, by the
responsible jurisdiction.
With respect to the last two criteria, the Overall Design Plan was adopted with approval of Otay Ranch
SPA One and the Village Seven Design Plan is being submitted with this proposed SPA Plan. The remaining
consistency criteria are also met as noted in the following discussion which identifies the relevant provisions
of the Otay Ranch General Development Plan for Village Seven and describes the appropriate responses
included in the SPA Plan package.
The Village Seven site is defined in the Otay Ranch General Development Plan. The following description
of the site and setting is taken from that document (Part II, Chapter 1, Section F, Subsection 7.a):
Village Seven is comprised of approximately 421 323 acres located east of Wolf Canyon and north
of Rock Mountain Road south of Birch Road and east of LaMedia Road.
Open Space and Habitat: The Village Seven site has historically been used for agricultural
purposes and does not contain significant environmental resources. The upper reaches of Wolf
Canyon extend into the village, although this area has no sensitive resources.
Land Use: Village Seven is located in the interior of the Otay Valley Parcel, surrounded by land
used for agricultural activities. The village is surrounded by Villages Two, Six, Eight West and
Eight East, Four and the Eastern Urban Center (EUC)/Millenia to the east, across SR-125. Village
Seven is located immediately west of the proposed SR-125. A 51.9 51.7-acre VORTAC facility (an
aviation navigational facility) owned and operated by the Federal Aviation Administration (FAA)
is located within the village site If removed, the property will be subsequently developed with
residential and village core uses, following a SPA Plan amendment.
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Amended [Month] 2024 II.2.1-15 SPA PLAN
Visual: Village Seven contains views into the upper reaches of Wolf Canyon, and more distant
views to the mountains to the east and northeast. The Vortac facility provides potentially negative
near views within the village, which is an interim condition until the antenna tower is relocated.
Relationship to Other Otay Ranch Villages: Village Seven has a direct access to the Eastern
Urban Center (EUC)/Millenia to the east, and a close relationship with Villages Two and Four on
the west side of La Media Road., the lower density villages on the edges of Wolf Canyon to the
Immediately to the south, it is directly adjacent to the high-density residential and town
center/mixed-uses commercial districts in Villages Eight West and Eight East west. Village Seven
is located between these lower intensity villages and the urban uses planned for the Eastern Urban
Center. Thus, Village Seven will provides a transition from a balanced mix of the lower densities,
open space, and recreational opportunities near Wolf Canyon to and the more intense
neighborhoods in the EUCin and around the Mixed-Use Village Core, as well in close proximity
to the nearby mixed-use town centers in the adjacent villages.
Subsequent to the preparation of the General Development Plan quoted above, Otay Ranch SPA One
comprising Villages One and Five was approved and necessary construction permits issued. With approval
and development of SPA One, along with more detailed engineering studies, the alignment of the boundary
arterials, La Media Road on the west and Birch Road on the north have been more precisely aligned. The
proposed alignment of future SR-125, the eastern SPA boundary, has also been modified. These changes
in alignments to the major roads forming the boundaries of the SPA have caused a change in total acreage
within the planning area, as noted in the project statistics discussion below. However, the physical
boundaries of the SPA are consistent with the General Development Plan. Also, more detailed mapping
has determined that the Vortac facility is only approximately 50 acres.
The General Development Plan also provides a basic description of the development to be included within
Village Seven, development statistics, and a generalized map depicting land use locations and development
policies (see General Development Plan Map Exhibit 1.4). The following village description is taken from
the General Development Plan text (Part II, Chapter 1, Section F, Subsection 7.b):
Village Seven is an urban village. Urban Villages are adjacent to existing urban development and are
planned for transit-oriented development with higher densities and mixed uses in the village cores. Village
Seven includes:
▪ A maximum of 1,053 721 single family residential units
▪ A maximum of 448 735 multi-family residential units
▪ Build-out population of approximately 4,512 4,297
▪ A middle school
▪ A high school
▪ A trail connection through the village connecting Wolf Canyon to the west and the Eastern Urban
Center to the east
▪ A village core area containing:
• Commercial uses in a mixed use settling
• Public and community purpose facilities
• A potential location for a transit stop
• An elementary school
• Multi-family residential
• A Town Square/Village Green/Main Street
• Affordable Housing
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Amended [Month] 2024 II.2.1-16 SPA PLAN
• Neighborhood Park
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Adopted General Development Plan
Exhibit 1.5
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Adopted General Development Plan
Exhibit 1.4
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Amended [Month] 2024 II.2.1-19 SPA PLAN
The proposed Overall Conceptual Village Plan (Exhibit 1.65) demonstrates consistency with this
description. The single family, multi-family and total residential unit counts are consistent with the General
Development Plan. The specific uses and village components included in the initial SPA approval are
shown on Exhibit 1.71.5, the Site Utilization Plan.
The core area shown on the Overall Conceptual Village Plan (Exhibit 1.5) has been mostly built as of the
date of this SPA Plan, including Wolf Canyon Elementary School (S-3); the All Seasons Public Park (P-1),
and multi-family neighborhoods (R-5, R-6, and R-7). The future village core uses including will provide:
commercial uses in a mixed- use “town square” setting in the MU-1 and TS-1 area, which will include a
transit stop are conceptually envisioned for the currently undesignated site once the antenna is removed and
development becomes feasible. ; an elementary school in Neighborhood S-3; neighborhood park in P-1;
and, multi-family housing on Neighborhoods R-5 through R-7 (some include affordable housing). Adjacent
to the village core, Olympian High School and associated athletic facilities opened in neighborhood S-1 in
2006. will be a high school site and to southwest S-2 will be a middle school site.
In addition to the narrative village description, the General Development Plan includes land use statistics
as shown in Table A below (from GDP Part II, Chapter 1, Section F, Subsection 7.b).
Table A
GDP Land Use Table
Village Seven
Use
Dwelling Units Acreage Approx.
Pop.
SF MF Total Dens Res. Park* CPF** Sch. C'ml Ind Open
Sp. Art. Total
LMV 721 721 4.9 146.1 146.1 2,538
MU 3.7 3.7
MH 614 614 12.6 48.6 48.6 1,603
TC 121 121 39.0 3.1 3.1 316
OTHER 9.5 3.1 65.4 45 8.6 131.6
TOTAL 721 735 1,456 7.2 201.5 9.5 3.1 65.4 0 45 8.6 333.1 4,456
*Part of park acreage requirements have been allocated to community parks. Actual park size to be determined by Parks Master Plan at the
SPA level. Park acreage based on ratio of 3.0 acres per 1000 persons.
**Actual CPF acreage to be determined at the SPA level; CPF acreage based on ratio of 1.39 acres per 1000 persons.
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Amended [Month] 2024 II.2.1-20 SPA PLAN
The statistics provided on the Overall Conceptual Village Plan and Site Utilization Plan (Exhibits 1.6 5and
1.7) are not directly comparable to those in the GDP table since they are net of interior circulation and the
total acreage within the planning area has changed as detailed previously. Both are intended to be
statistically consistent with the General Development Plan land use list and statistical summary while
reflecting more accurate data. Acreages on both exhibits are based on planimeter readings to the nearest
tenth acre; these statistics may change based on more precise engineering calculations.
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Overall Conceptual Village Plan
(in Site Utilization Plan format)
Exhibit 1.6
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Overall Conceptual Village Plan
Exhibit 1.5
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Site Utilization Plan
Exhibit 1.6
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Amended [Month] 2024 II.2.1-24 SPA PLAN
Exhibit 1.7
Site Utilization Table
RESIDENTIAL USE
Neighborhood Land Use LU District Acres DU du/ac
R-1
Single-Family
Detached SF4 53.1 346 6.5
R-2
Single-Family
Detached SF4, RM1 51 375 7.4
Sub-total single-family: 721
R-3 Multi-Family RM1 2.4 43 17.9
R-4 Multi-Family RM2 3.1 121 39
R-5 Multi-Family RM1 14.5 132 9.1
R-6 Multi-Family RM2 12.3 193 15.7
R-7 Multi-Family RM2 7.9 123 15.6
R-8 Multi-Family RM1 8.3 123 14.8
Sub-total multi-family: 735
Total Residential 152.6 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 0.9
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 42.6
Total Non-Residential 118.6 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 321.9 ac.
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Amended [Month] 2024 II.2.1-25 SPA PLAN
Land Use Districts
Exhibit PC-1
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Amended [Month] 2024 II.2.1-26 SPA PLAN
In addition to the village description provided in narrative and statistical form, the Otay Ranch General
Development Plan also includes specific policies to be implemented in the SPA level planning. These
policies are re-stated below (from GDP Part II, Chapter 1, Section F, Subsection 7.c):
Village Character Policies:
▪ The village character should be guided by the following qualities:
• The greenbelt corridor connecting the village with Wolf Canyon, the Eastern Urban
Center/Millenia and Salt Creek shall be a unifying feature of the village.
• Compatibility with the Eastern Urban Center/Millenia, Village Two, and the adjacent
Village Eight West and Village Eight East to the south..
• Views into Wolf Canyon and distant views to the mountains to the east and northeast.
• Complimentary relationship with Village Four.
▪ Higher densities shall be strategically located to provide a transition from in and around the more
intense urban uses of the Eastern Urban Center and SR-125 of the Village Core Area, Wolf Canyon
Elementary School, Olympian High School, along La Media Road (an arterial) south of Wolf
Canyon, where the property is at a lower grade with fewer steep slopes, and adjacent to the mixed-
use commercial town center in Village Eight West., to the The lower intensity uses shall be located
north of near Wolf Canyon.
Village Core Policies:
▪ The greenbelt connection which winds through the village shall be an integral design element of
the village core, potentially connecting open space, trails, recreational amenities, civic uses and
schools. The greenbelt may be located within or adjacent to the core area.
Parks and Open Space Policies:
Application of the 3 acres per 1,000 residents standard would result in the development of 13.5 acres
of local parks in Village Seven. To satisfy this requirement, 9.37.6 acres of neighborhood parks/town
square are planned. The remaining obligation is satisfied through the provision of community parks in
Villages Two, Ten and the EUC.
The following policies shall guide the design of parks and open spaces in Village Seven:
▪ A regional pedestrian and open space link will be provided through the village connecting Wolf
Canyon on the west to the Eastern Urban Center and Salt Creek on the east. This greenbelt
connection may take several forms, including a greenbelt, parks, trails, and the pedestrian portion
of promenade streets. The average width and continuous character of the greenbelt shall be defined
in the Overall Ranch Design Plan. The greenbelt shall average 200 feet in width (excluding street
ROW) over the entire length of any village (requirements set forth in Section E, Implementation)
to provide a direct connection between the village core, Wolf Canyon, and the intense uses of the
Eastern Urban Center (see GDP/SRP Land Use Map).
▪ The average width of the pedestrian open space/trail corridor shall be calculated from one edge of
the village to the other.
▪ Buffering shall be provided to screen the Vortac facility (aviation navigation facility) from adjacent
land uses, if this use is not relocated
Other Village Seven Policies:
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▪ Three Two schools are planned located in Village Seven. These shall be appropriately separated
with intervening land uses. The high school and middle school shall abut the regional open space,
providing for non-vehicular access.
▪ Although this village is not currently located along the transit line, a transit stop shall be
approximately located at the SPA level and will be conditioned for dedication at the Tentative Map
level.
The development concept depicted on the proposed Overall Conceptual Village Plan (Exhibit 1.5) and Site
Utilization Plan, (Exhibits 1.6 and 1.7), implements these policies. This implementation is further described
in the Section II.2.2 Development Concept, in this SPA Plan and in the Village Seven Design Plan. The
SPA Plan package provides detailed design and character responses to these policies and/or establishes
standards and guidelines for subsequent planning and design approvals in Village Seven to as sure that the
General Development Plan policies are respected in final development plans.
The greenbelt corridor is implemented with an open space designation extending east from La Media Road
to the neighborhood park site and a roadway connecting to the EUC/PA-12 and Millenia via an underpass
crossing of SR-125. The greenbelt will provides a design focus and visual amenity for the entire village,
particularly since it is immediately adjacent to the village core which will be the activity focus for the
village. Higher densities are also clustered around the eastern end of the greenbelt, whic h transition to the
higher intensity uses planned for the EUC/PA-12 and Millenia, east of SR-12 as well as its western end in
neighborhoods R-3, R-4 and R-8. Village Four, west of La Media Road, is planned in the General
Development Plan with lower residential densities than other urban villages and is and is being considered
as a location for a Community Park. It will also extend the Wolf Canyon open space corridor as the canyon
becomes more prominent to the west. These features will be natural extensions of the low density residential
and open space uses on the western edge of Village Seven. Development areas at the top of the Village
Seven perimeter slopes on the north and south side of the greenbelt will enjoy views to the distant mountains
to the northeast and is given to residential and park purposes.
Consistent with the Village Core policy, the Wolf Canyon greenbelt is an integral design feature, at the
northern edge of the mixed-use area and bisecting the village core. It provides connections among Village
Seven uses/destinations as well as community-wide and regional amenities (EUC/PA-12 and Millenia,
community park to the west, and ranch-wide trails and open space). The open space greenbelt ranges from
over 600 feet in width at the western end to approximately 200 feet wide adjacent to the park. The greenbelt
continues east with a more formal trail design adjacent to residential paralleling the street accessing the
EUC/PA-12 and Millenia. This size exceeds, and design is consistent with, the Park and Open Space
Policies width requirements. This shall be specifically established during the Tentative Map process.
The park area shown on the proposed Site Utilization Plan is consistent with the park provision standard
from the Otay Ranch General Development Plan and park design criteria included in the City’s Parks Master
PlanOtay Ranch GDP. Park acreage has been calculated based on the proposed mix of residential unit types
shown on the Site Utilization Plan. Actual park dedication and fee requirements shall be based on the actual
units approved in subsequent phases of planning.
Since the Village Seven development concept envisions the relocation of the Vortac VORTAC facility, no
screening or buffering is proposed for the ultimate condition. This may be an interim design issue however,
as development begins around the existing facility (see Village Design Plan). Grading which preserves the
Vortac VORTAC site, as an interim condition, is also described in the Grading chapter of this SPA Plan.
Appropriate buffer areas are shown as open space on the proposed Site Utilization Plan, outside of
development Neighborhood boundaries. The width of the landscape buffer is based on the adjacent hillslope
gradient. Buffers to homes that are located at the top of the steep perimeter slopes along the arterials average
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Amended [Month] 2024 II.2.1-28 SPA PLAN
75 feet in width consistent with the General Development Plan Land Use Map. Where multi-family
neighborhoods are adjacent to arterials at street-grade level, standard 10-foot-wide setbacks are
implemented to facilitate connectivity to public sidewalk and create a walkable, human-scaled environment
that encourages walking, bicycling, and transit use. Reduced setbacks serve as a placemaking feature to
provide a friendlier streetscape for people who travel on foot or in wheelchairs. Consequently, this flexible
width landscape buffer creates higher levels of activity closer to designated pedestrian-supportive areas,
tapering off in areas of lower intensities where steep slopes will be protected.
With regard to the Other Village Seven Policies, guidance for site planning is addressed in the Village
Seven Design Plan. The high school site (S-1) is separated from the elementary school site (S-3) by the
core promenade street and from the middle school site (S-2) by the village entry street and the R-4
residential neighborhood. The elementary school takes access off the Core Promenade instead of
Magdalena Avenue. The middle school and elementary schools will be separated by considerable distance.
Because of the limited amount of regional open space “edge” available, the middle and high schools are
located to the south and the greenbelt edge is given to residential and park uses. In addition, the high school
is more appropriately located adjacent to an arterial road due to peak traffic volumes generated each
morning and afternoon, at the beginning and end of the school day. Non-vehicular access to these the school
sites will is readily available via trails along the greenbelt and each of the interior village roads shown on
the Site Utilization Plan.
Although the community-wide fixed route transit system does not enter this village at this time, a transit
stop for bus connections to other villages will could be provided within the Village Core, near parcels MU-
1 and TS-1 which will comprise the focal point of the core area, provided that the transit agency plans future
transit routes through Village Seven.
In addition to the Village Seven-specific requirements addressed above, the GDP, Part III Implementation,
also sets forth numerous implementation tasks that must be completed with the preparation/approval of the
various SPA Plans which will implement the GDP. The consistency of the Village Seven project with those
requirements are outlined in Appendix A of this SPA Plan. The GDP also establishes numerous general
goals and objectives for land use; mobility; housing; parks, recreation, open space; public facilities; safety;
phasing; and resource protection, conservation and management. Appendix A of this SPA Plan provides a
re-statement of the GDP goals and objectives followed by an explanation of how they are implemented by
the plan for Village Seven.
II.2.1.7II.2.1.8 Related Documents
There are several documents related to this SPA Plan. The Chula Vista General Plan and Otay Ranch
General Development Plan establish the broad policy level standards and requirements for planning each
of the villages/SPAs in Otay Ranch. The General Development Plan also quantifies the development
intended within the SPA and establishes the PC Zoning implementation process.
All of the other documents which are components of the SPA plan are prepared concurrently and based on
this SPA plan. The various documents which are components of the SPA plan package are depicted in
Exhibit 1.8 and include PC District Regulations (zoning regulations), Village Design Plan (design
guidelines), Public Facility Finance Plan (facility financing and phasing), and single issue plans (Parks,
Recreation, Open Space and Trails; Water Conservation; Non-Renewable Energy Conservation; Air
Quality Improvement; and, Affordable Housing). Project level CEQA documents are also prepared
concurrently, building upon the more broad based environmental analysis completed at the General
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Amended [Month] 2024 II.2.1-29 SPA PLAN
Development Plan level, to document potential environmental impacts and identify mitigation measures to
reduce or eliminate such impacts.
Subsequent to the approval of all the SPA level documents, a landscape master plan, subdivision maps,
grading plans, and improvement plans will be prepared. These will provide the necessary details to actually
construct the project described by the SPA level documents. These plans, the construction process and
ultimate uses/activities within the SPA are required to be consistent with the applicable provisions of this
SPA Plan, related documents and applicable City of Chula Vista policies and standards. An index of SPA
Plan requirements, including topics addressed in related documents is provided in Appendix B.
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Amended [Month] 2024 II.2.1-30 SPA PLAN
GDP/SRP & SPA Documents
Exhibit 1.8
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(Adopted 8/24/2004)
Amended [Month] 2024 II.2.1-31 SPA PLAN
II.2.1.8II.2.1.9 Planning Process
At the broadest level, the planning process for Otay Ranch Village Seven begins with the Chula Vista
General Plan which is the foundation for planning and land use decision making in the City of Chula Vista.
Because of its role, a determination of consistency between the General Plan and the Otay Ranch General
Development Plan was necessary and was made when the General Development Plan was adopted. The
Otay Ranch General Development Plan is an implementation tool for the General Plan, via the PC zoning
process. As an implementing tool, the General Development Plan applies and details the broad policies of
the General Plan to specific needs of the Otay Ranch project area. For example, the Land Use Element of
the General Plan designates land uses for Otay Ranch Village Seven in a more general manner but very
similar to the Otay Ranch General Development Plan Land Use Map. Similarly, the policy requirements of
the other General Plan Elements are implemented/detailed in the General Development Plan which now
serves as the primary guide for more detailed planning at the village/SPA level.
On October 28, 1993, the San Diego County Board of Supervisors and Chula Vista City Council jointly
adopted the Otay Ranch General Development Plan/Subregional Plan for the 36-square mile master planned
community of Otay Ranch. The Otay Ranch General Development Plan includes plans for eleven urban
villages, a golf course community, a resort village, the Eastern Urban Center, four industrial areas and two
rural estate planning areas. The Otay Ranch open space system, consisting of 13,000+ acres, facilitates
completion of the Chula Vista Greenbelt System, as articulated in the Chula Vista General Plan and
Greenbelt Master Plan. San Diego’s light rail transit system or a fixed route system connecting to the light
rail system, is planned to traverse Villages One, Five, Six, the Freeway Commercial area, the Eastern Urban
Center and the University site. A park and ride facility will be provided in the Freeway Commercial area
to serve the trolley.
The Otay Ranch General Development Plan permits urban levels of development on the Otay Valley Parcel,
implemented through the Otay Ranch village concept. The village concept was developed with input from
city and county urban designers, the San Diego Association of Governments (SANDAG), and the
Metropolitan Transit Development Board (MTDB). These agencies have also participated in ongoing
planning for the individual villages. The concept provides for urban villages approximately one mile square,
distinct entities defined by the open space system and major arterials.
Village cores are centrally located within each village. These mixed-use village centers are designed to
contain essential facilities and services: elementary schools, shops, civic facilities, child care centers, local
parks and higher density housing. A majority of the village population is to live within walking distance of
the transit stations located in village cores.
The General Development Plan consists of the Otay Ranch General Development Plan, including the
Land Use Map, Facility Implementation Plan, Service/Revenue Plan, Village Phasing Plan, and Resource
Management Plan. The General Development Plan Land Use Map depicts generalized facility locations,
land use designations, and the open space systems for Otay Ranch. Based on the General Development
Plan provisions for Village Seven, this implementing SPA Plan has been developed.
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-1 SPA PLAN
Amended [Month] 2024
II.2.2 Development Concept
II.2.2.1 Design Influences
A number of factors influence the design of the Otay Ranch Village Seven SPA Plan. The primary design
influence is the pedestrian friendly village concept described in the Otay Ranch General Development Plan.
Other influences are site conditions and characteristics, such as landforms, biological resources, drainage
patterns, aesthetics, land use relationships and circulation patterns.
Existing and planned adjacent development patterns, Chula Vista General Plan policies, and the Otay Ranch
General Development Plan provisions governing adjoining undeveloped land also influence the design of
Village Seven, including the regional open space system, off-site circulation, biology, public facility
connections and the planned land uses for adjacent properties. These factors are briefly described below
and depicted on the Design Influences Exhibit (Exhibit 2.1). Otay Ranch Village Seven design influences
and requirements are also addressed in the Village Seven Design Plan and Landscape Master Plan.
Site Characteristics & Visual Context
Village Seven is bisected by the upper portion of Wolf Canyon, although the area has no sensitive
resources due to historic agriculture uses. The canyon comprises most of the topographic character
of the site, the remainder of which is gently rolling hills.
The village site is located in the interior of the Otay Valley Parcel between the proposed alignment
of SR-125 andhe planned extension of La Media Road. The proposed alignment of Birch Parkway
Road forms the northern boundary of the village while Rock Mountain Road (future Main Street)
will generally forms the southern boundary of the SPA.
The project area contains views into the upper reaches of Wolf Canyon, and more distant views to
the mountains to the east and northeast. The Vortac VORTAC aviation navigation facility provides
potentially negative close-range views within the village if it is not relocated as planned.
Surrounding Land Uses
The Village Seven plan was also influenced by developing and planned surrounding land uses, all
of which are within the Otay Ranch GDP. The Otay Ranch GDP requires a sensitive design that
includes transition areas between villages. The northern edge of Village Seven is Otay Ranch
Village Six, which is also defined as an urban village, separated from Village Seven by a major
arterial (Birch Road). Villages Two and Four are immediately west of Otay Ranch Village Seven,
across La Media Road. The proposed alignment of SR-125, a freeway, defines the eastern edge and
separates Village Seven from the Eastern Urban Center (PA-12 and Millenia SPA). Villages Eight
West and Eight East areis located directly adjacent to Village Seven to the south, separated from
HSthe Village Seven SPA by the proposed alignment of Rock Mountain Road. Village Eight West
abuts multi-family neighborhood R-4. The adjacent uses in Village Eight West are medium- high-
density residential, transitioning into the Town Center district further south, which is planned to
include mixed-use development, retail commercial, and high-density attached homes. The planned
site utilization in the southwestern portion of Village Seven is compatible with the planned uses
and densities in the adjacent Villages Two and Eight West.
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-2 SPA PLAN
Amended [Month] 2024
Design Influences
Exhibit 2.1
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-3 SPA PLAN
Amended [Month] 2024
Design Influences
Exhibit 2.1
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-4 SPA PLAN
Amended [Month] 2024
While surrounded by major roadways, Village Seven is defined by significant open space, landscape buffers
(where appropriate), and slopes at the edges. These separate the village from land uses in adjacent villages
or planning areas and provide the major visual amenity extending to the village core. However, while
relatively isolated from these adjacent areas, consistency with the General Development Plan provisions
assures necessary and desirable connections (especially transit, trail, and other infrastructure) from Village
Seven to the adjacent Otay Ranch community, existing and planned.
II.2.2.2 Land Use Pattern
The basic land use pattern intended for Village Seven is that of an urban village, surrounded by prime
arterials and an open space buffer augmented by the major open space feature in Wolf Canyon, consistent
with the Otay Ranch General Development Plan (see Overall Conceptual Village Plan, Exhibit 1.6). The
land use pattern implements the village concept with higher intensity uses and residential densities within
a village core, its abutting multi-family residential neighborhoods R-3, R-4, and R-8 to the southwest, and
decreasing intensity/density away from the core area, on the north side of Wolf Canyon greenbelt. The
Village Seven Conceptual Plan defines the village core in the central portion of the planning area, focused
on the commercial/mixed-use and town square area. In addition to the commercial focal point, a public
neighborhood park, and an elementary school site comprise the core, along with multi-family residential
development averaging 11.8 units/acre. The surrounding secondary area includes the middle and high
school sites, a cluster of three two CPF sites at the intersection of the southern village entrance streets,
multi-family residential areas in the southwestern portion of the village, ranging in density between 14 and
38.9 units/acre, and single family residential areas in the northern portion of the village with designated
densities ranging from 5.8 to 7.4 units/acre.
II.2.2.3 Density Transfer
The SPA Plan provides guidance for future development at the subdivision and improvement plan level,
and is the basic reference for determining permitted land uses, densities, total units, and required public
facilities. These are illustrated in the Site Utilization Plan, Exhibit 1.7, which is the principal map for this
SPA Plan.
Even though the SPA Plan contains specific guidance for development, it is not intended to be used in a
manner which predetermines the development solution for each and every Neighborhood. It is intended to
be used as a basic guide which reflects the City’s intent for determining the intensity, design and desired
character of use for the property. The development pattern and interior circulation arrangement indicated
on the Site Utilization Plan is based on preliminary design. Minor modifications may result from technical
refinements in the tentative map process and these shall not require an amendment to this SPA plan as long
as the plans and maps are generally consistent with the overall intent of this SPA plan. Minor modifications
to these configurations that have been approved by the Director of Planning and Building Development
Services may be implemented administratively as part of the tentative tract map approval process.
Specifically, a density transfer between Neighborhoods R-6 and R-7 is anticipated as detailed planning and
design for these sites progresses. Development on these two sites is expected to be “blended” with a mixture
of product types. The boundary line between the two parcels, as shown on the Site Utilization Plan, is
intended to be moved to accommodate the proposed site plans for each parcel. The mapped location of their
common boundary is only intended to illustrate the relative magnitude of the currently proposed product
mix on the two sites. The boundary and density adjustment shall be made with the approval of the first
Design Review. The R-7 product is currently intended to be entirely multi-family and located toward the
southern end of the site. The R-6 product may be multi-family or single attached/cluster but will be located
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-5 SPA PLAN
Amended [Month] 2024
to the northern end of the site. The site plan(s) for the overall site will likely share an entry or entries and
strong internal circulation connections between the two product areas is expected. Reconfiguration of the
R-6/R-7 boundary and density transfer, as required, shall be completed administratively with approval of a
coordinated plan for both sites. However, the total number of dwelling units allowed shall not exceed the
total shown on Exhibit 1.7 for the two Neighborhoods.
Further, the SPA Plan is not a guarantee that a certain dwelling unit yield will be achieved at the subdivision
level. The maximum density as specified for individual Neighborhoods shall not be exceeded; however,
actual dwelling unit yields for projects will be determined by field conditions, site plan and architectural
review, and a number of external factors that influence the design and density of individual projects.
Transfers in density from one Neighborhood to another may be permitted subject to Part II, Chapter 1,
Section E, Subsection 2.c of the Otay Ranch General Development Plan.
II.2.2.4 SPA Adoption Area
This Village Seven SPA Plan provides comprehensive plans for the entire Village Seven area at a
conceptual level in the Overall Conceptual Village Plan, as required by the Otay Ranch GDP. However,
the applicant(s) do not own or control the entire project site and adoption of this SPA Plan, and associated
regulations, plans and documents, shall only have effect within the area indicated on the Site Utilization
Plan, Exhibit 1.76. Expansion of the Site Utilization Plan designated area, to include property within the
Village Seven SPA owned by others (the FAA) shall require a formal amendment of this SPA Plan and all
associated plans.
Although approval of this SPA Plan grants SPA-Ievel approval only to the development designated on the
Site Utilization Plan, it also represents the endorsement by the City of Chula Vista of the overall
development plan described for the entire SPA, including infrastructure, utilities and other facilities
required to support development within the adoption area which may be located outside of the adoption
area. The location of any needed facility outside of the Site Utilization Plan designated area shall not
preclude the City from taking any and all necessary steps to provide for such facilities concurrent with need
and consistent with the approved Village Seven SPA Public Facilities Financing Plan.
II.2.2.5 Housing Programs
The predominant land use in Otay Ranch Village Seven is residential, intended to provide housing in
response to local market demands. This SPA permits a variety of housing types in responding to these
demands, ranging from multi-family development at 15.0 du/ac in the form of duplexes, townhomes, and
stacked flats, to detached single family homes at 4.2 du/ac. The SPA Plan divides the housing mix in two
residential categories: Multi-family and Single Family. Within these residential categories, a number of
housing types are permitted to respond to changing market conditions.
The City of Chula Vista (“City”), along with all other cities in California, is required by state law to have a
Housing Element as a component of its General Plan. The Housing Element describes the housing needs of
the community and the responses necessary to fulfill them.
The Chula Vista Housing Element contains numerous objectives, policies and related action programs to
accomplish these objectives. Key among these policies is the affordable housing policy which requires that
residential development with fifty (50) or more dwelling units provide a minimum of 10% of the total
dwelling units for low and moderate income households, one-half of these units (5% of the total project)
being designated to low income and the remaining five percent (5%) to moderate income households.
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-6 SPA PLAN
Amended [Month] 2024
In order to guarantee the provision of Affordable Housing opportunities, the City requires that a specific
Affordable Housing Program (“AHP”) and agreement(s), consistent with the Housing Element, be prepared
and signed by the Developer(s). This will serve as the required Affordable Housing Plan required by the
General Development Plan. The AHP delineates how, when and where affordable housing units are to be
provided, intended subsidies, income and/or rent restrictions, and methods to verify compliance. These
programs and policies shall be applied to the Otay Ranch Planned Community in general, and the Village
Seven SPA specifically, as detailed in the adopted Ranch-Wide Affordable Housing Plan and the Otay
Ranch Village Seven Affordable Housing Program included as a component of this SPA Plan. Due to
multiple ownerships within Village Seven, the Affordable Housing Program will be designed to
accommodate commitments by more than one property owner to provide their “fair share” of affordable
housing opportunities based on their share of the market-rate housing provided within Village Seven.
II.2.2.6 Urban Design Concepts
The following summarizes the basic urban design concepts to be implemented in Otay Ranch Village
Seven. The Village Seven Design Plan provides more detailed guidance and will be utilized to guide and
review the proposed urban design developed at later, more detailed levels of planning and design,
particularly in the Village Core where the strongest urban design statements are anticipated.
The organization of land uses is the key to the village concept. Villages are comprised of two basic
components: a central area of more intense uses, the Village Core, and surrounding areas typically
consisting of residential uses, the Secondary Area. The village core serves as the focal point and commercial
hub of the village. Village cores are centered around a main street or plaza and include the following land
uses: retail/commercial, residential, neighborhood parks and other civic or community uses, such as
churches, child care or senior centers. Residential neighborhoods surround the village core, and provide a
range of housing opportunities. The Otay Ranch General Development Plan calls for designs which
emphasize and enhance each village’s characteristics to create neighborhoods and communities with unique
identities.
Village Cores are generally expected to have a more formal and organized design and appearance (increased
emphasis on hardscape and building design) while secondary areas are less formal and organized
(dominance of informal landscape). The Otay Ranch General Development Plan includes the following
design guidance for Village Core areas (Part II, Chapter 1, Section D Subsection 1.b):
• Village core buildings shall not exceed four stories. Buildings constructed at lower heights may be
converted to four-story buildings.
• Locate taller buildings near the center of the village core, with building heights and sizes gradually
decreasing outward from the center.
• Buildings shall have front access and orientation to streets and sidewalks. Access to parking lots
shall be secondary to the street.
• Avoid street side facades of unarticulated blank walls or an unbroken line of garage doors.
• Building facades shall be varied and articulated to provide visual interest. Encourage street level
windows and numerous building entries. Arcades, porches, bays, and balconies shall be
encouraged.
• Use landscape themes to help define village character.
These basic concepts are expanded upon in the Village Seven Village Design Plan.
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-7 SPA PLAN
Amended [Month] 2024
II.2.2.7 Landscape Concept
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 and any subsequent
revisions, and the Landscape Plan Review Checklist dated November 2003.
The Landscape Concept Plan, Exhibit 2.3, provides a consistent design framework for community areas
while allowing flexibility in individual Neighborhoods. The Village Seven landscape plan builds upon the
Otay Ranch-wide landscape design concepts of the Overall Design Plan. The Overall Design Plan identifies
important elements of the overall project setting and establishes ranch-wide design concepts or themes
which will integrate the many diverse components of the developed community. Focusing on
interconnecting community design elements, the Overall Design Plan established design concepts for the
major arterials which surround Village Seven, the Village Greenway (see Section II.2.3.7 of this SPA Plan)
which connects Village Seven with adjacent villages, and identifies village entry locations. The village
landscape concept detailed below is consistent with the applicable provisions of the Overall Design Plan.
The village landscape concept strengthens the design set forth in the land use plan. This design includes an
urban village core, connectinged to prime arterials by village entry streets and an a flexible-width open
space buffer surrounding the entire village—reaching its widest point along steep slopes and tapering down
to pedestrian-scale along the at-grade frontages—and extending into the heart of the village. The land use
plan calls for a village core with medium-high/high densities. The densities decrease when moving away
from the core area, toward the northern portion of the village, across Wolf Canyon greenbelt.
The street system also contributes to the village structure and the street landscape treatments will be used
as community design elements. The peripheral arterials, village entry streets and promenade streets will
each have a distinct landscape theme with a dominant tree species and/or planting patterns in order to create
specific appearances for each street category. Slope planting for Village Seven will be per the Landscape
Master Plan for Village Seven.
Elements in the Landscape Concept include:
• La Media Road and Rock Mountain Road (Prime Arterial – Ranch Theme Street): Prime arterial
streets shall have landscaping that incorporates the existing Ranch Theme in the Otay Ranch
development. A specific canopy evergreen theme tree shall run the length of the street in the right-
of-way and within the median. The evergreen canopy trees will immediately identify the Otay
Ranch development.
• Birch Road (Six Lane Major Street): Six Lane Major streets shall have landscaping that
incorporates the existing Ranch Theme in the Otay Ranch development. A majority of a deciduous
theme tree mixed with an evergreen tree shall be in the median. Evergreen canopy trees shall flow
along the right-of-way on both sides of the street. These trees shall blend with the adjacent
developments.
• Village Entry Streets, Core and Village 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 will be used in residential areas; and, 3) village entry areas shall have medians incorporated
into the design. A double row of canopy trees will be provided along o ne side of the road and a
single row on the opposite side.
• Entries: The Primary Entry area is the main point of entry to Village Seven. These are located at
the entries from Birch Road and Rock Mountain Road. A tree that differs from the surrounding
entry area will provide a unique accent statement and feeling of arrival at this entry point.
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-8 SPA PLAN
Amended [Month] 2024
Secondary Entries are incorporated in the Secondary Village Entry Street streetscape from La
Media Road.
• Landmarks: Each landmark, whether primary or secondary, will have a distinct landscape character.
As an example, the commercial/mixed-use area will have a common theme tree, so that it can be
recognized and highlighted in the community.
• Special Landscape Zone (SR-125): This area is a buffer to the freeway view and noise. It will also
be the entry way to Village Seven from the SR 125 freeway. The design for this area must follow
the criteria stipulated in the “SR-125 Design Guidelines” prepared by DeLorenzo Inc., dated June
21, 1999.
• Landscape Buffer: The buffer is essentially the slope landscaping that surrounds Village Seven. It
provides a landscape screen between the residents and the busy Prime Arterials and Major Street.
The buffer acts as a view corridor for drivers along these roads. The landscape will include masses
of spreading trees up and down the slope with drifts of shrubs below them.
• Wolf Canyon Greenbelt: Wolf Canyon is the most significant open space in Village Seven and an
important component of the Chula Vista Greenbelt which surrounds the City. Wolf canyon
landscaping will be consistent with a rustic natural setting. The canyon bottom will include a
meandering, landscaped channel to improve the water quality of storm water run-off, which must
be approved by the Regional Water Quality Control Board. It will be planted with informal groves
of native California sycamore and willow trees. A coordinated design for the landscape palette and
signing between landowners will be required. On adjacent drier slopes, native oak trees and
associated plant materials will be planted. Above the channel, a decomposed granite trail/service
drive will provide recreation and maintenance access.
• Featured Side of Streets: 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 2.2 illustrates this concept. Parkway and sidewalk dimensions may vary
with the particular street.
• The Landscape Concept also includes an emphasis on water conservation and low-water use plant
materials in appropriate locations. The Village Seven Village Design Plan and Landscape Master
Plan provide further details on these design concepts.
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-9 SPA PLAN
Amended [Month] 2024
Staggered Double Row of Trees on Featured
Side of Street
Exhibit 2.2
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-10 SPA PLAN
Amended [Month] 2024
Landscape Concept
Exhibit 2.3
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-11 SPA PLAN
Amended [Month] 2024
Landscape Concept
Exhibit 2.3
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-12 SPA PLAN
Amended [Month] 2024
II.2.2.8 Community Signage Program
Community signage (village entry signs, etc.) will be located according to the provisions of the Overall
Design Plan. The details of sign design and location are provided in the Village Seven Village Design Plan.
In addition, to the permanent community signage identified above, a temporary village identification/entry
sign may be installed during the initial residential construction/sales phase of Village Seven development.
Such temporary signs and banners could be necessary due to the separate ownership/development
scheduling of the village core and the majority of the secondary area within Village Seven. The secondary
area is expected to develop earlier than the village core and during that time, village identity and marketing
presence will need to be established independent of the primary village entry and village core. A temporary
sign may be constructed along Birch Road and/or La Media Road concurrent with the initial sales of homes
in Village Seven with approval of the Zoning Administrator, and shall be removed when 95% of the
secondary area homes are occupied or after 5 years, whichever occurs first. Construction and removal of
any temporary sign shall be the responsibility of the secondary area developer.
No highway oriented signage (oriented to SR-125) is permitted within Village Seven.
II.2.2.9 Agricultural Plan
The Otay Ranch Mitigation Measures adopted with the GDP require the preparation of an agricultural plan
concurrent with the approval of any SPA affecting on-site agricultural resources. The Findings of Facts
state that the agricultural plan shall indicate the type of agriculture activity being allowed as an interim of
the site and establish buffering guidelines intended to prevent potential land use interface impacts relative
to noise, odors, dust, insects, rodents and chemicals that may be associated with agricultural activities and
operations.
Historical agricultural uses in the Village Seven SPA project area include dry farming, as well as cattle and
sheep grazing. Crop production was limited to hay and grains due to limited water availability. Between
1950 and 1960, the agricultural products from the property were primarily grains and lima beans.
Cultivation and cattle grazing activities are permitted and currently conducted within the majority of the
Village Seven SPA project area.
Land utilized for agricultural activities in areas surrounding Village Seven has decreased in recent years.
Factors that have led to the decrease in agricultural use include the conversion of farmland to urban uses as
a result of increases in land value (and property taxes). Property taxes often exceed income from agricultural
production. The high cost of importing water for irrigation has also resulted in many agricultural activities
becoming cost prohibitive.
The phased development of the Village Seven SPA will incrementally convert on-going agriculture uses to
urban development. Consistent with the Otay Ranch GDP, the following agricultural standards shall be
employed within the Village Seven area:
• A 200 foot fenced buffer shall be maintained between developed property and on-going agriculture
operations.
• In those areas where pesticides are to be applied, vegetation shall be utilized to shield adjacent urban
development (within 400 feet) from agriculture activities. Use of pesticides shall comply with federal,
state and local regulations.
• The farmland owners shall notify adjacent developed property owners of potential pesticide application
through advertisements in newspapers of general circulation.
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-13 SPA PLAN
Amended [Month] 2024
• The developer does not propose grazing on Conveyance Land, as there is no Conveyance Land within
the Village Seven project area.
• Agricultural uses shall comply with the Agricultural Plan Map that follows (Exhibit 2.4).
DEVELOPMENT CONCEPT
Adopted (8/24/04) II.2.2-14 SPA PLAN
Amended [Month] 2024
Agricultural Plan
Exhibit 2.4
CIRCULATION
(Adopted 8/24/04) II.2.3-1 SPA PLAN
Amended [Month] 2024
II.2.3 Circulation
II.2.3.1 Introduction
The Village Seven SPA circulation plan provides for a transportation system which extends existing routes
and constructs planned facilities. The circulation plan incorporates vehicular and nonvehicular modes of
transportation.
The plan arranges roads into a hierarchy, organized by function, to facilitate access within the community
and offsite, consistent with the Otay Ranch General Development Plan and the City of Chula Vista General
Plan Growth Management Land Use and Transportation Element. The road classifications have been
refined to reflect the specific opportunities and constraints of the Village Seven SPA (e.g., multiple
ownerships, phasing of development, and mixed use character, etc.). An effort has been made, where
feasible, to reduce paving sections to slow the flow of traffic and create a pedestrian friendly environment.
The SPA Plan Public Facilities Finance Plan (see Chapter II, Section II.5 Public Facilities Finance Plan)
establishes a transportation phasing plan with specific improvements and timing of circulation
improvements to maintain the levels of service established in the City’s Threshold Standards in the City’s
Growth Management Land Use and Transportation Element of the General Plan.
Specific project access points, transit facilities and internal circulation components, including bicycle, cart,
pedestrian, hiking and road crossings will be determined by the City Engineer during the tentative tract map
process. Variations to the concepts herein may occur where pedestrian orientation, safety or efficiency can
be enhanced.
The plan also considers non-vehicular circulation systems by establishing an internal trail system, including
connections to local and regional trails systems to create a comprehensive system of vehicular and non-
vehicular routes.
II.2.3.2 Project Access
Regional Access
Regional access to the project area is currently provided by I-805 via Olympic Parkway, which is
located approximately one mile north of the project site. Future construction of SR-125, at the
eastern boundary of Village Seven, will provide additional north-south access for the traffic
generated for the build-out of the Eastern Territories. Secondary north-south access is available on
I-5, along the Bayfront, six miles west of the SPA project area. State Route 54 north of Village
Seven, and SR 905 south of Village Seven, provide regional east-west circulation the project area.
The Otay Ranch General Development Plan provides for the eventual expansion of the regional
fixed route transit system into Otay Ranch, with the planned route bisecting Village Six, just north
of Village Seven and the EUC/PA-12 and Millenia, to the east. A transit station providing local
transit connections to these regional system facilities will be provided in the Village Seven Core.
Regional and community trails through Village Seven will also provide intra -village routes in
support of regional transit.
Local Access
Local access to the Village Seven SPA project area is currently provided by Olympic Parkway,
which connects to I-805. The Village Seven site is accessed from Olympic Parkway via La Media
CIRCULATION
(Adopted 8/24/04) II.2.3-2 SPA PLAN
Amended [Month] 2024
Road, a north-south route which is being constructed as a part of the Village Six project, just north
of Village Seven. La Media Road will be extended along the western edge of Village Seven.
Birch Road is another east-west arterial that will serve the Village Seven SPA and will form its
northern boundary. This route has been constructed along the southern edge of the Village Six site
in conjunction with that project and will serve as a connector to I-805 via La Media Road and
Olympic Parkway to the west and SR-125 to the east.
II.2.3.3 Project Circulation Network
The Otay Ranch sub-regional circulation system is based upon a hierarchy of streets and roads defined in
the Otay Ranch General Development Plan. These facilities are designed to create an integrated system of
roads, cart paths, bike lanes, trails and pedestrian ways. This system, as it applies to the Village Seven SPA
is described below.
The perimeter and internal circulation network is conceptually shown on the Circulation Plan (Exhibit 3.1).
On the western SPA boundary, La Media Road is designated Prime Arterial – Ranch Theme Street
(streetscape design designation defined in the Otay Ranch Overall Design Plan). Birch Road (6 lane), the
northern SPA boundary, and Rock Mountain Road (4 lane), the southern boundary, are designated Major
Roads. This designation for Birch Road is consistent with the Village Six SPA approval. SR-125, on the
eastern edge of the SPA is a future highway.
Project access is taken from each of the perimeter arterials. Each entry has a short segment designated as
Village Entry Street which has an expanded cross-section to allow for turn movements at the entries. Entries
from Birch Road and Rock Mountain Road are designated Village Entry Streets while that from La Media
is a Secondary Entry. These entries then transition to Village Promenade Streets. Both the Rock Mountain
Road and Birch Road entries lead directly to the Village Core, while the La Media entry intersects with the
Magdalena Avenue, the north-south street which extends through Village Seven, in front of the high school
site.
CIRCULATION
(Adopted 8/24/04) II.2.3-3 SPA PLAN
Amended [Month] 2024
Circulation
Exhibit 3.1
CIRCULATION
(Adopted 8/24/04) II.2.3-4 SPA PLAN
Amended [Month] 2024
Circulation
Exhibit 3.1
CIRCULATION
(Adopted 8/24/04) II.2.3-5 SPA PLAN
Amended [Month] 2024
A Village Core Promenade Street loops around the multi-family development neighborhoods. The core
promenade street is expected to continue west of Magdalena Avenue into the mixed-use portion of the
village core when that area is added to the approved SPA. A modified Secondary Village Entry extends
east from the loop to provide access under SR-125 to the EUC/PA-12 and Millenia. The Secondary Village
Entry has a reduced section width where it actually passes under SR-125. A Residential Promenade Street
also extends from the Core Promenade into the R-1 neighborhood. Internal streets within the individual
development areas will be determined by future tract map and/or site plan approvals.
It is anticipated that each of the project entries will be signalized, as will the major arterial intersections.
However, the final determination of which intersections are to be signalized and when signals are to be
activated shall be made by the City Engineer.
II.2.3.4 Street Standards
This section describes in more detail each of the street types associated with the Village Seven SPA. The
proposed right-of-way sizes and street sections are based on standards adopted in the Otay Ranch General
Development Plan, previous Otay Ranch approvals and initial project level review by city st aff. The final
improvement designs will be determined as a part of the subdivision approval process.
Arterial Road Sections
Street standards for the arterial roads at the periphery of the SPA have been established in the Otay
Ranch General Development Plan, Circulation Element of the Chula Vista General Plan, Chula
Vista Street Standards, and previous project development approvals. Roadway sections for the
perimeter highways are shown in Exhibit 3.2.
Arterials and major roads provide for the completion of the regional transportation system. They
are designed to operate efficiently and provide for automobile and bus access to regional
destinations including freeways. Prime arterials and major roads cross each other at intervals of
three-quarter miles or greater. Intersections on to these roads restricted to village entry streets. The
following facilities within the Village Seven SPA project area are designated prime arterials or
major roads:
• La Media Road - 6-Lane (Prime) Arterial
• Birch Road - 6-Lane (Major) Street
• Rock Mountain Road - 4-Lane (Major) Street (included for reference only).
The proposed cross-sections within Village Seven for La Media Road and Birch Road are
consistent with those approved for these streets in Village Six.
CIRCULATION
(Adopted 8/24/04) II.2.3-6 SPA PLAN
Amended [Month] 2024
Arterial Highways
Exhibit 3.2
CIRCULATION
(Adopted 8/24/04) II.2.3-7 SPA PLAN
Amended [Month] 2024
The Otay Ranch GDP recognizes two types of prime arterial/major roads:
• Scenic Corridor (road within an open space scenic corridor)
• Prime Arterial or Major Road (road outside of an open space corridor)
None of the Village Seven SPA arterials are designated scenic corridors in the GDP. Non-scenic
Prime Arterials and Major Roads are similar in appearance to the scenic corridors in that they
provide identity to Otay Ranch, and are dominated by native or naturalized vegetation and land
forms. However, these roadways also provide a transition from the informal ranch-wide character
to the more formal character typical of the urban villages. Landscape treatment and design elements
of these roads are addressed more fully in the Village Seven Design Plan.
Village Entry Street Sections
Village Entry Streets form the gateway into a village. As a gateway, a Village Entry Street may be
a short street section creating a welcoming statement. In Village Seven, each of the primary entries
are designated Village Entry Streets for short distances near the village entries (see Exhibit 3.3 and
3.4).
Village Entry Streets introduce the village theme, identity and character. Entry streets provide a
transition from the prime arterials/major roads to the village. Village Seven SPA Village Entry
Streets will create a semi-formal appearance which transitions from the natural/informal character
of the arterial streets to the formal appearance and character of the Village Core. The landscape
treatment and design elements of Village Entry Streets are addressed more fully in the Village
Seven Design Plan and Landscape Master Plan.
Promenade Street Sections
Promenade Streets provide the most direct route from residential areas to the village core.
Promenade Streets serve automobile, cart, pedestrian and/or bike traffic. Promenade Streets create
a semi-urban, formal atmosphere which contributes to a feeling of security and pedestrian safety.
Promenade Streets are tree-lined with formal street tree patterns.
The Village Seven SPA contains four types of Promenade Streets: Village Promenade, Secondary
Village Promenade, Core Promenade and Residential Promenade. Refer to Exhibit 3.5 for
additional detail.
The landscape treatment and design of Promenade Streets are addressed more fully in the Village
Seven Design Plan and the Landscape Master Plan.
CIRCULATION
(Adopted 8/24/04) II.2.3-8 SPA PLAN
Amended [Month] 2024
Village Entry Streets
Exhibit 3.3
CIRCULATION
(Adopted 8/24/04) II.2.3-9 SPA PLAN
Amended [Month] 2024
Secondary Village Entry Streets
Exhibit 3.4
CIRCULATION
(Adopted 8/24/04) II.2.3-10 SPA PLAN
Amended [Month] 2024
Village Promenade Streets
Exhibit 3.5
CIRCULATION
(Adopted 8/24/04) II.2.3-11 SPA PLAN
Amended [Month] 2024
Residential Street Sections
Residential Streets occur throughout each village. The streets have homes on one or both sides.
Parking is provided along the sides of the streets. Cart and bike travel is permitted in the roadway
without specially designated lanes. The Otay Ranch General Development Plan permits residential
street cul-de-sacs, if at the end of the cul-de-sac where grades allow, pedestrian, bike and cart access
remains open to link to the village core or other activity centers. Dead end cul -de-sacs are also
permitted in perimeter areas.
Residential Streets are semi-urban streets with a pedestrian scale. Residential Streets reflect
individual neighborhood character depending upon the nature of the adjacent residential
development.
Village Seven contains only one type of residential street, the Parkway Residential Street. This
street type is a residential streetscape with parkway plantings and contains an 8 foot parkway, with
a 5 foot wide sidewalk. Parkway Residential, 58 foot ROW (see Exhibit 3.6), would be used
predominately in single family residential areas as indicated on Exhibit 3.1. Other types of
residential streets, may be approved with site plan approval where special conditions occur (e.g.,
alley, shared driveways and small lot single-family products) as noted in Exhibit 3.1. In certain
circumstances the up-slope may be within two feet from the right-of-way, subject to approval of
the City Engineer. No street shall have a minimum unobstructed travelway width of less than
twenty-feet.
In small lot single-family, multi-family and mixed use areas, public or private alleys or private
shared driveways may be appropriate. Alleys can provide rear entrances for vehicles, decrease
intrusions onto the residential streets and enable homes to be placed closer to the street, creating a
pedestrian-friendly environment. Separate pedestrian, bike and cart travel areas are not provided in
alleys. Modified curb returns may be considered at the intersection of alleys and residential streets.
Any alleys proposed with a site design/subdivision submittal shall have minimum twenty feet
concrete paving width plus and five-foot general utility easements, where appropriate on both sides.
The public alley will be constructed to City standards and within a right-of-way dedicated to and
maintained by the City. Alleys shall be constructed of concrete and marked as a fire lane.
CIRCULATION
(Adopted 8/24/04) II.2.3-12 SPA PLAN
Amended [Month] 2024
Residential Streets
Exhibit 3.6
CIRCULATION
(Adopted 8/24/04) II.2.3-13 SPA PLAN
Amended [Month] 2024
II.2.3.5 Phasing of Road Improvements
The phasing of community development concurrent with provision of adequate road capacity and access
improvements is fully described in the Public Facilities Finance Plan (Chapter II, Section II.5 of the SPA
Plan). These improvements have been phased and designed to maintain an adequate level of service in the
circulation system serving the Otay Ranch Village Seven SPA throughout the development process. The
provision of adequate internal circulation improvements shall be controlled via the subdivision map
conditions of approval.
Streets shall be constructed to full planned improvements unless otherwise approved by the City Engineer.
The required level of improvements and phasing is fully addressed in the Village Seven PFFP.
II.2.3.6 Transit Planning Principles
Villages Seven is designated by the Otay Ranch General Development Plan as an urban village planned to
eventually be served by extension of the San Diego Metropolitan Transit System (MTS) regional transit
system to the adjacent Village Six and EUC/PA-12 and Millenia. As specified in the Otay Ranch General
Development Plan, the village core will reserve area for a local (bus) transit stop adjacent to the mixed
use/commercial neighborhood. The General Development Plan and SPA plan concentrate higher density
residential development and more intense land uses within the village core (generally within ½ mile of the
transit stop) in order to make transit viable.
In addition to fixed route service, bus service is planned to be provided to the project area by Chula Vista
Transit (CVT). Currently, CVT provides bus service throughout the Eastern Territories, including the
EastLake Business Center and nearby Southwestern College. Expansion of CVT service into the Village
Seven SPA project area is anticipated.
The planned existing transit system within in the vicinity of Village Seven is shown in the Transit Plan,
Exhibit 3.7. Currently, MTS does not have a planned route specified through Village Seven. However, since
the area continues to grow, routes may be added in the future based on demand.
Bus stops are based on Green Car and Blue Car service concepts described in the recently adopted
TransitWorks Strategic Plan by MTDB. The Green Car represents local circulators using mini to mid -size
buses. The Green Car would act as a collector and provide feeder access to Blue Car and/or Red Car
concepts. Bus stop facilities would be Low to Medium level with service provided on residential streets and
major streets. The Blue Car provides short distance trips (1-5 miles) with frequent stops. This concept
describes the current Chula Vista Transit service. Bus stop facilities would be at a Medium to High level.
Service is provided on major streets and arterials. The Red Car concept in the strategic plan is the fixed
route service with a stop in the Village Six Core and EUC described above.
CVT services will be developed based on demand for transit services and the following principles:
• Level of transit facilities: Low = bus stop sign/pole; Medium = bus stop sign/pole/bench; Medium-high
= bus stop sign/pole/bench/shelter; and, High = bus stop/sign/pole/bench/shelter/turnout.
• Where there are numerous major pedestrian generators, access to stops for transit vehicles moving in
both directions is facilitated by locating transit stops near striped intersections.
• Transit stops should be located and walkways designed to provide access as directly as possible without
impacting residential privacy.
• At intersection points of two or more transit routes, stops should be located to minimize walking
distance between transfer stops.
CIRCULATION
(Adopted 8/24/04) II.2.3-14 SPA PLAN
Amended [Month] 2024
• Transit vehicle conflicts with automobile traffic can be mitigated by locating bus turnouts/bus stops at
the far side of intersections in order to permit right-turning vehicles to continue movement.
• Transit stops should be provided with adequate walkway lighting and well-designed shelters.
CIRCULATION
(Adopted 8/24/04) II.2.3-15 SPA PLAN
Amended [Month] 2024
Transit Plan
Exhibit 3.7
CIRCULATION
(Adopted 8/24/04) II.2.3-16 SPA PLAN
Amended [Month] 2024
Transit Plan
LEGEND
Route number
Rapid station and/or Major
bus transfer stop
Rapid service
Limited service
Potential future transit route
Exhibit 3.7
CIRCULATION
(Adopted 8/24/04) II.2.3-17 SPA PLAN
Amended [Month] 2024
II.2.3.7 Bicycle Routes, and Pedestrian Trails & Cart Paths
Off-street trail routes which connect to the community-wide trail system of Otay Ranch as well as the
regional system described in the Circulation Element of the Chula Vista General Plan are included as
components of the perimeter arterials of Village Seven. La Media Road includes a 10-foot off-street (Class
I) trail for pedestrian and bicycle use within the ROW on the Village Two side. Birch Road and Rock
Mountain Road include bike lanes (Class II) adjacent to the curb and a five-foot wide pedestrian path behind
the curb on both sides of the street. Within the village, the 15 -foot Village Pathway extends along
Magdalena StreetAvenue, connecting to the internal neighborhoods as well as the adjacent villages to the
north and south. A similar, 10-foot wide regional trail extends along the Secondary Village Promenade
from the SR-125 underpass to the Wolf Canyon Open Space Greenbelt. It will be decomposed granite
within the Wolf Canyon Open Space area. Five-foot wide pedestrian trails are shown on the opposite side
of the street from the Village Pathways. A six-foot wide walk (featured side) and a five-foot wide walk are
provided on the Residential Promenade streets. (Refer also to Exhibit 2.2 for Feature side street tree
planting).
Bicyclists will share the internal streets with motor vehicles due to the low traffic volume and limited speeds
allowed on residential streets. The trails and bike lanes provided are indicated on the Street Sections
Exhibits 3.2-3.6 and the Trails Plan, Exhibit 3.8. Generally, the pedestrian trails follow the bicycle routes.
Where the trails are off-street, the pedestrian and bicycle facilities are shared. Where bicyclists share the
roadway with other vehicles, sidewalks are provided exclusively for pedestr ians. Bikeways shall be
consistent with the City of Chula Vista Bikeway Master Plan (September 2003).
CIRCULATION
(Adopted 8/24/04) II.2.3-18 SPA PLAN
Amended [Month] 2024
Trails
Exhibit 3.8
CIRCULATION
(Adopted 8/24/04) II.2.3-19 SPA PLAN
Amended [Month] 2024
Trails
Exhibit 3.8
GRADING
(Adopted 8/24/04) II.2.4-1 SPA PLAN
Amended [Month], 2024
II.2.4 Grading
II.2.4.1 Introduction
The Land Use Element of the Chula Vista General Plan states that the mesas, hilltops and gently rolling
topography in the Chula Vista area offer the best conditions for development. Steeply sloped hillsides and
valleys can serve as resources, linking the developed regions and the important natural features in the area.
The goal of the Otay Ranch General Development Plan is to concentrate urban development on the flatter
areas and retain the sensitive natural topographic features. For the Village Seven SPA, the majority of the
arterial road corridor length along the northern, western, and southern edges of the project will have
contoured slopes within the average 75-foot-wide open space buffer. Limited areas, such as the frontage
along neighborhood R-4, will be at street- grade level with La Media Road and will therefore implement
reduced setback widths to encourage pedestrian circulation and activity along the edge of the higher-
intensity project area. Development sites within the remainder of the SPA should be graded to blend with
and create an aesthetically pleasing setting respecting these edges.
The Otay Ranch General Development Plan requires (Part II, Chapter 10, Subsection 3):
• Provide geotechnical investigations with each SPA plan.
• Roadways shall be designed to follow the natural contours of hillsides and minimize visibility of
road cuts and manufactured slopes.
• Natural buffering (e.g., undeveloped open space) shall be provided between development and
significant existing landforms, including the Jamul and San Yisdro Mountains.
• Variable slope ratios not exceeding 2:1 shall be utilized when developing grading plans.
• Eighty-three percent of existing steep slopes greater than 25% shall be preserved.
• As development occurs on sleep lands, as defined by the governing jurisdictions, contour grade to
reflect the natural hillside forms as much as possible, and round the top and toe of slopes to
simulate natural contours.
• Grade and rehabilitate graded areas in conformance with grading regulations of the governing
jurisdiction. Ensure proper drainage, slope stability and ground cover re-vegetation in
conformance with applicable land use regulations.
II.2.4.2 Grading Concept
The SPA level grading plan for Village Seven is intended to provide a preliminary grading concept,
identifying slope bank locations and necessary maintenance provisions. The plan also indicates grading in
Wolf Canyon which will replicate the existing contours in the canyon area. The preliminary grading design
is as indicated on the Grading Concept, Exhibit 4.1.
The Village Seven SPA earthwork is intended to be balanced with the inclusion of adjacent off-site areas
for an equal amount of cut and fill. The estimated earthwork quantities for the Village Seven SPA are shown
along with the extent of grading in Exhibit 4.1. The Conceptual Grading Plan recognizes the various
ownerships and construction phases within the SPA and balances grading quantities within each
ownership/sector as shown on the exhibit. The exhibit illustrates the off -site areas included to allow for
balancing of grading quantities during interim conditions, if necessary.
GRADING
(Adopted 8/24/04) II.2.4-2 SPA PLAN
Amended [Month], 2024
II.2.4.3 Steep Slope Analysis
The Otay Ranch General Development Plan (GDP) and Resource Management Plan (RMP) established a
ranch-wide standard that required preservation of at least 83 percent of the steep slopes (slopes with
gradients of 25% or greater) throughout the Otay Ranch. As an implementing action of the GDP/RMP, a
steep slope allocation table (Exhibit 29) was provided as part of the Phase 2 RMP. This original steep slope
tabulation assumed that approximately 1,301 steep slopes acres would be impacted, and specifically
allocated 16.1 acres of steep slope impact to Village Seven.
In November 1998, the SPA One Plan revised the original steep slope allocations to Villages One, Five,
Thirteen and Fifteen. Based on this reallocation, the total number of estimated steep slopes impacts in Otay
Ranch was reduced to 1,281.5 acres. Overall, the SPA One revisions resulted in a net “surplus” of 18.8
acres of steep slope encroachment as compared to the originally forecasted GDP impact of 1,301 acres. In
addition, based on a current tabulation for completed SPA plans (Villages One, Five, Six, El even, and the
Freeway Commercial), it has been estimated that an additional 8.8 acres of steep slopes were not impacted
as a part of the grading for these projects. The combination of both of these totals results in a total surplus
of 27.6 (18.8 + 8.8) acres of steep slopes that can be disturbed, while still maintaining the 83% slope
preservation standard.
The Phase 2 RMP requires that the application of the preservation standard must be reviewed and monitored
as additional Otay Ranch villages are processed to ensure that the ranch-wide goal of steep slope
preservation is maintained. While maintaining consistency with the GDP standard for steep slopes, the
Phase 2 RMP further allows some flexibility on steep slope encroachment outside of the acreage allocated
for each village if a justification is provided explaining why the excess encroachment would not jeopardize
the ability to achieve the 83% slope preservation standard.
As depicted on Exhibit 4.2, the Village Seven SPA plan area includes approximately 21.39 acres of
impacted steep slopes. This estimated impact to steep slopes within Village 7 would exceed the RMP steep
slope allocation by approximately 5.3 acres. Although the Village 7 project is anticipated to exceed the
allotted steep slope allocation for the village, the ranch-wide steep slope preservation standard would still
be met given the additional surplus of 27.6 acres of steep slope allocation that has been generated from the
SPA One revisions and the currently completed SPA plans.
II.2.4.4 Grading Policies
Grading for Village Seven includes on and off-site grading. On-site grading will create the proposed
development areas for Village Seven uses. Off-site grading will include a borrow area in the Village Four
project area, interim grading related to SR-125, and grading required for construction of perimeter roads
(see Exhibit 4.1). Off-site grading shall be conducted in accordance with established City policies and
standards, and will be subject to conditions, including soil stabilization requirements, established with the
issuance of a grading permit.
On-site grading includes larger manufactured and natural slopes generally occurring along and adjacent to
the proposed arterial road system. In the Village Seven SPA, these include La Media Road, Birch Road and
SR-125 (interim only) at the easterly boundary. The design of these major slopes, particularly in highly
visible areas such as the Wolf Canyon Open Space corridor, will utilize landform grading techniques
(grading which creates artificial slopes with curves and varying slope ratios which simulate the appearance
of natural terrain), as defined in the Chula Vista General Plan, Otay Ranch General Development Plan and
Village Seven Village Design Plan. The following guidelines shall be considered in implementation of the
plan:
GRADING
(Adopted 8/24/04) II.2.4-3 SPA PLAN
Amended [Month], 2024
• With approval of the City Engineer, rounding of the tops and toes of slopes shall be accomplished.
When slopes cannot be rounded, vegetation shall be used to alleviate sharp angular appearances.
• When significant landforms are modified for project implementation, the landform should be graded to
blend with the natural grade.
• An average 75 foot buffer shall be maintained along prime arterials.
• Manufactured slope faces greater than 25 feet in height shall be varied or additional low slope area
provided at the toe of the slope to avoid excessive “flat planed” surfaces.
• Grading shall be sensitive to significant and/or sensitive vegetation and habitat areas, if any are present.
• To complement landform grading, landform re-vegetation techniques shall be utilized. As in a natural
setting, major element of the landscape are concentrated largely in the concave “drainages,” while
convex portions are planted primarily with ground cover and smaller materials. Vegetation should
consist of drought-tolerant native or naturalized species, requiring little or minimal irrigation, deep
rooted and well suited to the on-site soils. Final plans should be based on coordinated input from a
licensed landscape architect.
• Based on actual field conditions encountered, the erosion potential of slopes should be reduced with
berms at the tops of all slopes, paved interceptor ditches and terrace drains and vegetation. Spray -on
applications and coatings, combined with jute or hemp mesh, or early installation of landscaping, can
be effective methods for stabilizing soils.
Internal slopes within village core and secondary area are typically lower than the perimeter slopes due to
the neo-traditional design. However, if at the tentative map stage, large slopes of 25 feet or greater are
proposed in highly visible locations, landform grading or special landscaping techniques should be
considered on a case-by-case basis. Some varied slope ratios and multi-layered landscape planting along
the sides of Wolf Canyon or varying top and toe of slope banks should be considered.
Slopes between residential development areas may range up to 35 feet or more. These slopes are not
intended to use landform grading techniques, but will generally follow the standard engineering practices
of 2:1 (horizontal to vertical) slopes. Where practical, slopes over 20 feet in height should be maintained
by an Homeowners Association. Some varied slope ratios, rounding top and toes of slopes, and multi-
layered landscape planting along the sides of Wolf Canyon should be considered. This will provide the
maximum yard area for residential lots. Landform landscaping should be considered for use in the most
visible of these areas, especially to conceal drainage ditches. Small interior slopes between lots less than
four feet in height may be graded at 1.5 to 1, with approval of the City Engineer.
Slopes within the neighborhood park shall be consistent with the standards of the adopted Parks and
Recreation Master Plan (Nov. 2002).
Preliminary soils and geotechnical reports have been prepared for the Village Seven EIR and have identified
the site as being suitable for development. More detailed and refined studies will be provided at the final
engineering stages of this project.
GRADING
(Adopted 8/24/04) II.2.4-4 SPA PLAN
Amended [Month], 2024
Conceptual Grading Plan
Exhibit 4.1
GRADING
(Adopted 8/24/04) II.2.4-5 SPA PLAN
Amended [Month], 2024
Conceptual Grading Plan
Exhibit 4.1
GRADING
(Adopted 8/24/04) II.2.4-6 SPA PLAN
Amended [Month], 2024
25% Slopes
Exhibit 4.2
GRADING
(Adopted 8/24/04) II.2.4-7 SPA PLAN
Amended [Month], 2024
25% Slopes
Exhibit 4.2
PARKS, RECREATION & OPEN SPACE
Adopted (8/24/04) II.2.5-1 SPA PLAN
Amended [Month] 2024
II.2.5 Parks, Recreation & Open Space
II.2.5.1 Introduction
The Otay Ranch General Development Plan establishes the following goal for parks and recreation facilities
(Part II, Chapter 4, Section B):
GOAL: PROVIDE DIVERSE PARK AND RECREATIONAL OPPORTUNITIES WITHIN OTAY
RANCH WHICH MEET THE RECREATIONAL, CONSERVATION, PRESERVATION,
CULTURAL AND AESTHETIC NEEDS OF PROJECT RESIDENTS OF ALL AGES AND
PHYSICAL ABILITIES.
The Otay Ranch General Development Plan also establishes the following policies for parks and recreation
facilities (Part II, Chapter 4, Section B):
Policy: Provide 15 acres of regional park and open space per 1,000 Otay Ranch residents.
Policy: Provide a minimum of three acres of neighborhood and community park land (as governed
by the Quimby Act) and 12 acres per 1,000 Otay Ranch residents of other active or passive
recreation and open space areas.
In order to achieve the goal and thresholds, the Otay Ranch General Development Plan establishes a four-
tiered system of parks to be provided throughout the community. The four tiers are: 1) town square parks;
2) neighborhood parks; 3) community parks; and, 4) regional parks. Open space, community and regional
parks are designated at the General Development Plan level and no facilities of this type are located in Otay
Ranch Village Seven except the perimeter open space slopes/scenic corridors and Wolf Canyon Open
Space. The Village Seven SPA Plan provides for a 7.6 acre neighborhood park in the Village Core as
Neighborhood P-1 (refer to the Parks and Open Space Plan. Exhibit 5.1). The project will also contribute
to the community park implementation program to meet the local park threshold, which will be located off-
site. Two CPF sites, CPF-1 and CPF-2a, may also provide park or recreational facility opportunities within
the two single family residential neighborhoods, although they will not count toward required parkland.
II.2.5.2 Required Park Land & Improvements
New development is required to provide public park land, improved to City standards, and dedicated to the
City, based on established standards. The dedication requirements implement the 3 acre/1000 population
standard noted above. They are specified in Section 17.10.040 of the Chula Vista Municipal Code.
In order to provide for both neighborhood and community parks, Village Seven is required to provide
parklands equivalent to 3 acres/ per 1,000 population people, including a contribution to the community
park program. Per Section 17.10.040 of the Chula Vista Municipal Code, this results in a parkland
dedication requirement of 460 square feet per detached unit and 341 square feet per attached unit. In
addition to the provision of parkland, the ordinance specifies a standard level of improvement to be provided
to meet park provisions requirements, which is achieved through the payment of the Parkland Development
Fee. These park acreage calculations are subject to refinement at more detailed levels of review, based on
the Parkland Dedication and Development Ordinance.
The projected dedication and/or fee requirement for the Village Seven SPA, based on the proposed target
number of units and the assumed product types on the Site Utilization Plan is 11.49 acres. The proposed
amount of park acreage eligible for credit and to be credited to the project is 7.6 acres in the Neighborhood
Park (P-1). In addition to the provision of park land, the ordinance specifies a standard level of improvement
PARKS, RECREATION & OPEN SPACE
Adopted (8/24/04) II.2.5-2 SPA PLAN
Amended [Month] 2024
to be provided to meet park provisions requirements.As noted above, the remaining (community) park
requirement will be met through the payment of parkland development fees and/or dedication of land
elsewhere in Otay Ranch. These park acreage calculations are subject to refinement at more detailed levels
of review, based on the Parkland Dedication Ordinance.
When Village Seven SPA Plan was originally approved in 2004, Council Resolution 2004 -330 approved
1,204 residential units for development (comprising 756 single-family units and 448 multi-family units)
out of the total 1,501 units allocated to Village Seven in the GDP at the time. Please refer to Table C below
for the number of units approved for development by Neighborhood and type of residential density. 11.42
acres of the 11.49 total acres of parkland dedication required for those 1,204 previously approved units has
been fulfilled, as indicated in Tables B and C. This obligation was met through the dedication of 7.61-acres
for a Neighborhood Park (P-1, All Seasons Park) in Village Seven and 3.81 acres of Community Park (P-
4) in Village Four. The remaining obligation is 0.07 acres.
Table B
Prior Improved Park Land Dedication RequiredObligation Fulfilled: 2004 SPA Plan
REQUIRED:
Dwelling Unit Type Target Unit
CountUnits
Park Area/DURequired
Parkland Ratio:
TotalImproved
Parkland
Dedication
Required:
Single Family Detached 756 460.0 SQ FT/DU 7.98
Multiple Family/Apartments 448 341.1 SQ FT/DU 3.51
TOTALS 1,204 11.49*
*Actual park acres required shall be based on dwelling units approved in the Subdivision/Design
Review process.
PROVIDED:
P-1 in Village Seven (All Seasons Park) 7.61 acres
P-4 Community Park in Village 4 3.81 acres
Total Provided: 11.49
Remaining Obligation: 0.07 ac.
Table C
Parks Provided and Eligible CreditsPark
Neighborhood
Credit Acres (net)
Acreage Required 11.49
P-1 Public Neighborhood Park 7.60
Estimated Community Park Obligation 3.89 ac
As demonstrated by Table C, out of the 1,204 units that were approved for development in 2004, only
1,120 units were built, resulting in a credit for dedication of parkland for 84 single family units (equivalent
to 0.89 acres of parkland based on the requirement of 460 sq. ft. per unit). All 1,120 of the built units paid
PARKS, RECREATION & OPEN SPACE
Adopted (8/24/04) II.2.5-3 SPA PLAN
Amended [Month] 2024
the Parkland Development Fee.
Table C
Actual Units Built Under 2004 Approval
N'hood Unit Type # Units Approved by CC Reso 2004-330 # Units Built Unused Units
R-1 SF 346 311 35
R-2 SF 375 361 14
R-3 SF 22 0 22
R-4 SF 13 0 13
R-5 MF 132 132 0
R-6 MF 193 98 95
R-7 MF 123 218 -95
Total: 1,204 1,120 84
The 2024 Village Seven SPA Plan amendment granted approval for 287 multi-family units to be
developed in Neighborhoods R-3, R-4, and R-8, which result in a new obligation for parkland totaling
2.25 acres. With the outstanding community park obligation of 0.07 acres, the total is 2.32 acres. To
satisfy this obligation, the following requirements will apply:
1. Acquisition Component: After accounting for a credit of 0.89 acres of parkland (equivalent to the
84 single-family units approved in 2004 but not built), the actual outstanding amount of parkland
required is 1.43 acres (2.32 acres total obligation – 0.89 acres credit). The outstanding 1.43 acres
will be met through payment of the Parkland Acquisition Fee (for multifamily dwelling units located
east of I-805), as provided by CVMC Section 17.10.120. This in lieu fee will need to be paid by the
first, new 183 attached multifamily units to be permitted under the 2024 SPA Amendment. This
method is considered the most feasible due to specific circumstances within the Village Seven SPA:
• Only one park, the 7.61-acre All reasons Park, was originally planned and has already been
constructed, within Village Seven.
• A 44-acre community park land in Village Four will be located just across La Media Road
from the newly added units, providing ample recreational space within immediate
proximity and reducing the necessity for an additional park within the village.
Table D
2024 SPA Amendment Park Land Acquisition Obligation and Method of Fulfillment
Number of Units Required Park
Land Ratio:
Improved Park Land
Dedication Required:
Multi-Family Attached Residential* 287 du’s 341 SQ FT/DU 2.25 ac.
Remaining Obligation for 2004
SPA Approval
0.07ac.
Park Credit from 2004 development
approval (single family units)
-84 du’s -460 SQ FT/DU -0.89 ac.
Remaining Obligation: 1.43 ac.**
* If detached multifamily units are built, parkland obligations shall be 460 sq/ft per unit.
** The 1.43 ac. remaining obligation equates to 182.67 MF units.
PARKS, RECREATION & OPEN SPACE
Adopted (8/24/04) II.2.5-4 SPA PLAN
Amended [Month] 2024
2. Development Component: All 287 multi-family units approved for development in 2024 are
obligated to pay the citywide Parkland Development Fee, covering the full 2.25 acres required.
II.2.5.3 Open Space
While generally accepted standards have been established for the provision of acreage and the function of
a hierarchy of parks, the “need” for open space is more difficult to quantify. The Otay Ranch General
Development Plan established a 12 acres per 1000 person standard, which is being met offsite by dedication
of open space preserves (RMP) to the east. Village Seven includes approximately 47.8 acres of land
designated for open space use. Based on an average of 3.036 persons per household the required open space
would be 43.86 acres, less than the amount within the SPA area.
On-site the location and general extent of open space is determined at the General Development Plan level
of planning. Open space within Village Seven is to be provided for buffer areas, slopes and scenic corridors
as required by the Otay Ranch General Development Plan. Village Seven open space will implement the
open space provisions of the Otay Ranch General Development Plan. The village open space areas fit into
the overall regional/community-wide open space system.
PARKS, RECREATION & OPEN SPACE
Adopted (8/24/04) II.2.5-5 SPA PLAN
Amended [Month] 2024
Parks & Open Space
Exhibit 5.1
PARKS, RECREATION & OPEN SPACE
Adopted (8/24/04) II.2.5-6 SPA PLAN
Amended [Month] 2024
Parks & Open Space
Exhibit 5.1
PARKS, RECREATION & OPEN SPACE
Adopted (8/24/04) II.2.5-7 SPA PLAN
Amended [Month] 2024
Open Space is included in the overall Land Use Plan to fulfill the following community goals:
• Promote a natural community greenbelt linkage between the Otay Ranch villages.
• Preserve, enhance and manage natural resources located within Otay Ranch.
• Preserve vistas and maintain viewshed areas for the future residents of the Otay Ranch community.
• Define edges to aid in the delineation of the various communities within Otay Ranch.
• Provide trails and pathways for public recreational opportunities.
The Otay Ranch General Development Plan classifies open space into two categories (Part II, Chapter 4,
Section E):
• Natural Open Space: Natural open space can be classified as land that has not been disturbed by
development. The bulk of the natural open space within Otay Ranch is included within the Resource
Management Plan (RMP). The RMP establishes a Resource Preserve which does not include any of the
Village Seven planning area.
• Other Open Space: The General Development Plan categorizes “other open space” as a mixture of
neighborhood and community parks, bike trails, hiking trails, school playgrounds, utility easements,
scenic corridors, pedestrian walkways, landscape buffers, and other public recreation areas. The other
open space areas identified for Village Seven are the arterial highway corridors/development perimeter
slopes.
Open space lands indicated on the Village Seven Site Utilization Plan will be provided and maintained
through the dedication of open space easements and/or lots to the City, landscape maintenance district or
other appropriate agency, or to a Master Community Association, which will be determined at the tentative
tract map level of approval. Uses will be strictly controlled through zoning regulations (see Section II.3 PC
District Regulations).
Landscaping within open space areas shall comply with all requirements of the City of Chula Vista
Landscape Manual.
II.2.5.4 Edge Plan
Enhancement or preservation of sensitive habitat is not a significant issue for the Otay Ranch Village Seven
SPA. There are no sensitive habitat areas requiring protection, preservation or enhancement in the Village
Seven planning area. Because Village Seven is not located adjacent to any sensitive habitat, no “Edge Plan”
for such a sensitive land use boundary is necessary.
II.2.5.5 Community Gardens
The Otay Ranch General Development Plan requires that policies and guidelines be developed at the SPA
level for community gardens. Community garden guidelines regarding size, location, facilities and
operations were prepared and adopted in conjunction with the Otay Ranch SPA One project (see SPA One
Parks, Recreation, Open Space and Trails Master Plan). No community gardens are proposed within the
Village Seven SPA.
II.2.5.6 Park & Open Space Implementation
All of the open space and public parks will be controlled through open space easements and/or dedication
to the City, district or homeowners’ association. Maintenance of the public neighborhood park will be
PARKS, RECREATION & OPEN SPACE
Adopted (8/24/04) II.2.5-8 SPA PLAN
Amended [Month] 2024
provided by the city general fund. CFD, Open Space and/or Landscape Maintenance Districts may be
established to ensure proper management and operation of public right-of-way improvements.
Private open space areas and slopes within “common interest” residential projects will be designated
common areas and maintained by homeowners’ associations. For detached residential projects, major open
space slopes will be a single lot or lots, with open space easements protecting the slopes from development.
The phasing of community development concurrent with the provision of adequate park land and
improvements is fully described in the Public Facilities and Finance Plan (Section II.5 of the SPA Plan).
The schedule of improvements has been developed to maintain an adequate level of service for Otay Ranch
Village Seven residents. The mechanism to provide actual dedication and improvement of public park areas
is expected to be subdivision map conditions.
DEVELOPMENT PHASING
Adopted (8/24/04) II.2.6-1 SPA PLAN
Amended [Month], 2024
II.2.6 Development Phasing
The development of Otay Ranch Village Seven SPA will be completed in multiple, non-sequential phases
to ensure construction of necessary infrastructure and amenities for each phase as the project progresses.
The Phasing Plan (Exhibit 6.1) reflects public facility needs and anticipated market demand for a variety of
housing types and commercial development. It also reflects the current ownership patterns within the SPA.
The Phasing Plan is consistent with the Village Seven SPA Public Facilities Finance Plan (PFFP).
The Phasing Plan is non-sequential. This recognizes that sequential phasing is frequently inaccurate because
of unforeseen market changes or regulatory constraints. Therefore, the Village Seven SPA PFFP permits
non-sequential phasing by imposing specific facilities requirements, per the PFFP, for each phase to ensure
that new Village Seven SPA development is adequately served and City threshold standards are met. The
high school is expected to be developed initially while public parks and other schools shall be phased as
needed per the PFFP. Needed public facilities may be constructed with any phase regardless of their
location.
Table D
Anticipated Development Phasing
Neighborhood Land Use White Blue Red Green
S-1 High School X
R-1 Single Family X
R-2 Single Family X
R-3 Single Family
Multi-Fmaily X
R-4 Single Family
Multi-family X
R-5 Multi-family X
R-6 Multi-family X
R-7 Multi-family X
R-8 Multi-Family X
CPF-1 CPF X
CPF-2a CPF X
CPF-2b CPF X X
Note: Public Park and School phasing to be established by need and is linked to building permits in the Public
Facility Finance Plan.
DEVELOPMENT PHASING
Adopted (8/24/04) II.2.6-2 SPA PLAN
Amended [Month], 2024
Phasing Plan
Exhibit 6.1
DEVELOPMENT PHASING
Adopted (8/24/04) II.2.6-3 SPA PLAN
Amended [Month], 2024
Phasing Plan
Exhibit 6.1
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-1 SPA PLAN
II.2.7 Public Facilities
II.2.7.1 Introduction
The inclusion of public facilities issues is a distinguishing feature of SPA Plans. This portion of the plan
outlines the public facilities which enable the community to function properly.
The Otay Ranch General Development Plan establishes the following goal regarding the provision of public
facilities (Part II, Chapter 5, Section B):
GOAL: ASSURE THE EFFICIENT AND TIMELY PROVISION OF PUBLIC SERVICES AND
FACILITIES TO DEVELOPABLE AREAS OF OTAY RANCH CONCURRENT WITH NEED.
This chapter outlines the local and regional public facilities necessary to serve the Otay Ranch Village
Seven SPA. The Public Facilities Finance Plan (Section II.5) provides additional descriptions of public
infrastructure and financing mechanisms planned for each facility. The public facilities described in this
section have been sized and designed in response to the planned distribution of land uses shown on the
Village Seven Site Utilization Plan (Exhibit 1.7).
This section examines local facilities including water, water conservation, recycled water, sewer, drainage,
urban runoff, schools, law enforcement, fire protection, animal control, civic, library and child care
facilities.
This chapter is a summary of the information, recommendations and conclusions contained in other
documents. All public services and facilities financing and phasing issues are addressed in the Village
Seven Public Facilities Finance Plan (PFFP). Additionally, some facilities are the subject of separately
prepared master plans which are included in the Technical Appendices.
II.2.7.2 Potable Water Supply & Master Plan
Water service and facilities were first are addressed in the Draft Sub-Area Master Plan for Otay Ranch
Villages 6 and 7, and PA-12, Volume 1 Conceptual Facilities Plan prepared by Powell/PBS&J, dated 2001)
and the 2002 Draft Otay Water District Water Resources Master Plan (2002). Subsequent reports were
prepared to support the project development plan as it advanced. These reports are the Village Seven
Conceptual Water and Recycled Water Study prepared by PBS&J, dated March 2004, and the Subarea
Water Master Plan for McMillin Village 7 prepared by PBS&J, dated November 2004. Regional water
facilities in the area are addressed in the Otay Water District 2015 Water Facilities Master Plan Update.
An updated potable water evaluation dated December 8, 2023 was provided by Dexter Wilson Engineering,
Inc., updating the original Village Seven reports based on the change in residential density for 287
residential dwelling units from single-family to multi-family land use. The phasing and financing of water
facilities is more thoroughly addressed in the Otay Ranch Village Seven PFFP.
The Otay Ranch General Development Plan establishes the following goal for water service (Part II,
Chapter 5, Section C, Subsection 5.c):
GOAL: ENSURE AN ADEQUATE SUPPLY OF WATER FOR BUILD-OUT OF THE ENTIRE
OTAY RANCH PROJECT AREA; DESIGN THE OTAY RANCH PROJECT AREA TO MAXIMIZE
WATER CONSERVATION.
The Otay Ranch General Development Plan establishes the following threshold for water facilities (Part II,
Chapter 5, Section C, Subsection 5.b):
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-2 SPA PLAN
Threshold: Ensure an adequate supply of water on a long-term basis, prior to the development of
each Otay Ranch SPA.
The Metropolitan Water District and the County Water Authority plan to provide long term water supplies
to member agencies to meet projected water demand based upon regional population forecasts.
Development of the Otay Valley Parcel of Otay Ranch, including Village Seven, is included in the adopted
Series 8 regional population forecast and in the long term water master plans for the water agencies.
Approximately 90% of the water used in the San Diego County Water Authority area is imported from the
Metropolitan Water District. The Metropolitan Water District (MWD) transports its water supply through
the State Water Project and the Colorado River Aqueduct. The San Diego County Water Authority
(SDCWA) conveys water from the MWD to local water purveyors within San Diego County. Potable water
will be supplied to the project by the Otay Water District (OWD).
Potable water is provided to the Central Service Area of the Otay Water District via the Second San Diego
Aqueduct. Water is delivered at aqueduct connections No. 10 and No. 12 and is conveyed by gravity to the
Central Service Area emergency/operating reservoirs at a grade of 624 feet. Water is then pumped to the
existing 711 and 980 service zones.
The majority of Village Seven is located in the District ’s 711 service zone and will receive water from
existing and planned transmission mains in La Media, Birch, and Rock Mountain Roads. A portion of the
Village Seven SPA is located in the 980 service zone and will receive service via planned transmission
mains in Birch and Rock Mountain Roads.
Operational and fire storage for the project will be provided in existing 711 and 980 zone reservoirs and
emergency storage, in the event of a disruption to the SDCWA supply, will be provided in the existing 624
zone reservoirs.
II.2.7.3 Potable Water Demand
The Otay Water District has established criteria to determine pressure zone boundaries within new and
existing developments. The criteria constitute minimum and maximum allowable pressures and maximum
velocity thresholds within the distribution system piping under specified system operating conditions.
These criteria were used to determine the recommended 711 and 980 pressure zone service area boundaries
with in Village Seven. The 711 zone will typically provide service to areas with finished grades below 560
feet. The 980 zone will serve the remainder of the site.
The conceptual Domestic Water distribution system within each pressure zone is shown on Exhibit 7.1.
These facilities were sized to meet the anticipated demand from the planned development incorporating
average water demand, peak flows and fire flow requirements.
According to the 1991/1992 Capital Improvement Program for the San Diego County Water Authority
(CWA), facilities planned by the CWA and Metropolitan Water District (MWD) will increase the filtered
water conveyance capacity, permit raw water conveyance capacity within the aqueduct system and enable
the CWA to meet projected demand through 2010. OWD will approve and verify the Water Supply
Assessment supplied by the applicant. Based on the San Diego County Water Authority 1998 Treated Water
Study: Options to Meet Near Term Need, the additional water supply made available from the
recommended improvements will allow the Otay Water District to meet projected demands through 2010.
Additional information regarding long-term water availability is provided in the Village Seven SPA PFFP
and EIR. Estimated average daily Village Seven potable water demand is calculated in Table E, below.
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-3 SPA PLAN
Table E
Potable Water Demand
Land Use Net Area
(ac)
Dwelling
Units
Unit
Demand
Average Annual
Day Demand
(gpd)**
SF Residential 109.6 756721 500 435 gpd/du 378,000 313,635
MF Residential 37.9 448 735 300 170 gpd/du 134,400 124,950
Elementary School 11.1 11.5 1,785 1,428
gpd/ac 19,814 16,422
High School 23.4 53.9 1,785 1,428
gpd/ac 41 ,769 76,969
Public Park1 7.6 2, 155 0 gpd/ac 16,378 2,160
CPF 2.8 3.9 893 714 gpd/ac 2,500 2,785
TOTAL 0.593 0.537 mgd
**gdp = gallons per day; mgd = million gallons per day Source: Powell/PBS&J
(3/04) Dexter Wilson
(12/23)
1 Parks are irrigated with recycled water, but a nominal amount of potable use has been estimated.
Water Conservation
The Otay Ranch General Development Plan establishes the following goal for water conservation (Part II,
Chapter 10, Section F):
GOAL: CONSERVE WATER DURING AND AFTER CONSTRUCTION OF OTAY RANCH.
The Otay Ranch General Development Plan and the Chula Vista Growth Management Program also
requires provision of a Water Conservation Plan concurrent with SPA approval. The City of Chula Vista
has adopted standards and guidelines for the preparation and implementation of Water Conservation Plans.
These require the inclusion of certain city-mandated conservation measures and.
The Village Seven project will promote water conservation through the use of low water use plumbing
fixtures and the use of recycled water for the irrigation of parks, open space slopes, schools, parkway
landscaping, and the common areas of multi-family residential and commercial sites. In addition to
standard water conservation measures, multi-family units within Village Seven committed to installing dual
flush toilets and water efficient landscaping.
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-4 SPA PLAN
Domestic Water
Exhibit 7.1
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-5 SPA PLAN
II.2.7.4 Recycled Water Supply & Master Plan
Recycled water service and facilities were first are addressed in the Draft Sub-Area Master Plan for Otay
Ranch Villages 6 and 7, and PA-12, Volume 1 Conceptual Facilities Plan prepared by Powell/PBS&J, dated
2001) and the adopted 2002 Otay Water District Water Resources Master Plan (2002). Subsequent reports
were prepared to support the project development plan as it advanced. These reports are the Village Seven
Conceptual Water and Recycled Water Study prepared by PBS&J, dated March 2004, and the Subarea
Water Master Plan for McMillin Village 7 prepared by PBS&J, dated November 2004. Regional recycled
water facilities in the area are addressed in the Otay Water District 2015 Water Facilities Master Plan
Update. An updated water conservation plan evaluation letter dated December 8, 2023 was provided by
Dexter Wilson Engineering updating the original Village Seven reports based on the change in residential
density for 287 dwelling units from single-family to multi-family land use. The phasing and financing of
recycled water facilities is more thoroughly addressed in the Otay Ranch Village Seven PFFP.
The Otay Ranch General Development Plan provides the following goal for water reclamation (Part II,
Chapter 5, Section C, Subsection 6.c):
GOAL: DESIGN A SEWERAGE SYSTEM WHICH WILL PRODUCE RECYCLED WATER.
ENSURE A WATER DISTRIBUTION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO
USE RECYCLED WATER. CONSTRUCTION OF A DUAL SYSTEM OF WATER SUPPLY WILL
BE REQUIRED FOR ALL DEVELOPMENT WHERE RECYCLED WATER IS USED.
The Otay Ranch General Development Plan establishes the following threshold relative to recycled water
(Part II, Chapter 5, Section C, Subsection 6.b):
Threshold: Design a sewerage system which will produce recycled water. Ensure a water
distribution system will be designed and constructed to use recycled water. Construction of a “dual
system” of water supply will be required for all development where recycled water is used.
Consistent with the Otay Ranch General Development Plan, a dual system for potable and recycled water
will be constructed. Recycled water will be used to irrigate all landscaped areas except single -family
residential parcels.
Recycled water supply is currently available to the Otay Ranch area from the 1.3 mgd capacity Ralph W.
Chapman Water Recycling Facility (WRF) located near the intersection of Singer Lane and Highway 94.
Supplemental recycled water supply will be is available from the City of San Diego’s South Bay Water
Reclamation Plant (SBWRP), pending construction of planned transmission facilities to be built by the
District.
The majority of Village Seven is located in the District’s 944 815 recycled water service zone and will
receive supply from planned transmission mains in Birch and Rock Mountain Roads. Portions of the project
area along the western boundary are located in the 680 recycled water service zone and will receive service
from existing and planned transmission mains in La Media Road. The 815 Zone was created by constructing
two 944/815 Zone pressure reducing stations near Eastlake Parkway and Olympic Parkway. Operational
storage for the project will be provided in the existing 944 zone ponds located in the District’s Use Area
and a planned 680 zone reservoir to be located in the EastLake Greens subdivision.
The recommended recycled water distribution system for Village Seven is shown in Exhibit 7.2 Recycled
Water Plan. As specified in current District design criteria, all on-site pipelines will be 6-inch minimum
diameter. Recycled water pipelines will be installed concurrent with the phased construction of the potable
water system. Recycled water demand within Village Seven is estimated in Table F below.
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-6 SPA PLAN
Table F
Recycled Water Demand
Land Use Net Area
(ac)
Percent
Irrigated
Irrigated
Area (ac)
Irrigation
Rate (gpd/ac)
Average Day
Demand (gpd)*
MF Residential 37.9 52.4 15% 5.7 7.9 2,152 1,900 12,234 15,010
Park 7.6 100% 7.6 2,152 1,900 16,355 14,440
Elementary School 11.1 11.5 20% 2.2 2.3 2,152 1,900 4,777 4,370
High School 23.4 53.9 20% 4.7 10.8 2,152 1,900 10,114 20,520
CPF 2.8 3.9 20% 0.6 0.8 2,152 1,900 1,291 1,520
Open Space 47.8 45.5 50% 23.9 322.8 2,152 1,900 51,433 43,320
Streets 62.9 10% 6.29 6..3 2,152 1,900 13,536 11,970
TOTAL 0.110 0.111 mgd
*gpd = gallons per day; mgd = million gallons per day Source: Dexter Wilson (12/22)Powell/PBS&J (3/04)
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-7 SPA PLAN
Recycled Water
Exhibit 7.2
944 815 Zone service Area
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-8 SPA PLAN
II.2.7.5 Sewer Service
Sewerage services and facilities are addressed in the Otay Ranch Master Plan of Sewerage prepared by
Wilson Engineering, Inc. (dated 1993,) which documented the feasibility of providing sewer service to the
project area. A subsequent report titled Village Seven Conceptual Sewer Study, dated April 2004, was
prepared by PBS&J and provided an overview of sewer service for Village Seven. An update letter dated
December 8, 2023 was provided by Dexter Wilson updating the original Village Seven report based on the
change density for 287 residential dwelling units from single-family to multi-family land use. The phasing
and financing of sewerage facilities is more thoroughly addressed in the Otay Ranch Village Seven PFFP.
The Otay Ranch General Development Plan establishes the following goal for sewerage facilities (Part II,
Chapter 5, Section C, Subsection 2.c):
GOAL: PROVIDE A HEALTHFUL AND SANITARY SEWERAGE COLLECTION AND
DISPOSAL SYSTEM FOR THE RESIDENTS OF OTAY RANCH AND THE REGION,
INCLUDING A SYSTEM DESIGNED AND CONSTRUCTED TO ACCOMMODATE THE USE OF
RECYCLED WATER.
The Otay Ranch General Development Plan establishes the following threshold relative to the sewerage
system (Part II, Chapter 5, Section C, Subsection 2.b):
Threshold: Provide a healthful and sanitary sewerage collection and disposal system for the
residents of Otay Ranch, including a system designed and constructed to use recycled water and
ensure that sewer connections not exceed capacity.
The City of Chula Vista provides wastewater services in the project vicinity. Chula Vista operates and
maintains its own sanitary sewer collection system which connects to the City of San Diego’s Metropolitan
Sewer System.
Village Seven, based on the Site Utilization Plan and conceptual grading, will drain to two sewer basins.
The northern portion of the project will drain to the Poggi Canyon Sewer Basin under permanent sewer
conditions. This includes R-1, R-2, R-5 and P-1. Wastewater collected within this basin will be conveyed
to existing and planned sewer mains in Birch Road and La Media Road that discharge to the existing Poggi
Canyon Interceptor in Olympic Parkway. Neighborhoods R-4, R-6, R-7, R-8, S-1, and S-3 will be served
by an interim sewer main that will flow to the Poggi Canyon Sewer Basin until the Wolf Canyon sewer
main is available. These neighborhoods will then abandon the interim northern connection and use the
permanent southwestern flowing sewer main.
All wastewater generated within the project will eventually be conveyed to the Salt Creek Interceptor west
of 1-805 which connects to the City of San Diego’s South Metro Interceptor. The wastewater is eventually
treated at the existing Point Loma Wastewater Treatment Plant.
Sewage generation from the developed uses within Village Seven are estimated in Table G below.
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-9 SPA PLAN
Table G
Sewage Generation
Land Use Number Units Avg. Flow
(gpd)/Unit
Average Day
Flow (gpd)*
SF Residential 756 721 DU 265 230 200,340 165,830
MF Residential 448 735 DU 199 182 89,152 133,770
Park 7.6 AC 500 3,800
Elementary School 800 Students 15 12 12,000 9,600
High School 2,950 2,400 Students 20 13 59,000 31,200
CPF 2.81.8 AC 2,500 1,401 7,000 2,522
TOTAL 0.371 0.343 mgd
*gpd = gallons per day; mgd = million gallons per day
Source: Dexter Wilson (12/23)Powell/PBS&J (7/03)
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-10 SPA PLAN
Sewer Plan
Exhibit 7.3
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-11 SPA PLAN
II.2.7.6 Storm Water Drainage System
Drainage facilities are addressed in the Otay Ranch Village Seven Preliminary Regional Drainage Patterns
and Facilities prepared by P&D Consultants, Inc. (Dated March 2004). The phasing and financing of
drainage facilities is more thoroughly addressed in the Otay Ranch Village Seven PFFP.
The Otay Ranch General Development Plan establishes the following goal for drainage facilities (Part II,
Chapter 5, Section C, Subsection 1.c):
GOAL: PROVIDE PROTECTION TO THE OTAY RANCH PROJECT AREA AND
SURROUNDING COMMUNITIES FROM FIRE, FLOODING AND GEOLOGIC HAZARDS.
The Otay Ranch General Development Plan establishes the following threshold for drainage facilities (Part
II, Chapter 5, Section C, Subsection 1.b):
Threshold: Stormwater flows and volumes shall not exceed Engineering Standards of the governing
land use jurisdiction.
The City of Chula Vista is the governing land use jurisdiction for the Village Seven project so the project
drainage system will need to meet city standards for drainage.
Throughout the Village Seven hydrologic planning area, the landscape is predominantly rolling hills with
arroyos draining to canyons that flow to the south and west, away from Salt Creek and the Otay Reservoir
basins. These southerly unnamed branch canyons converge into one major canyon, Wolf Canyon, which
ultimately discharges into the Otay River, two miles southwest of the Village Seven study area. This is the
major drainage course for Village Seven. A small portion at the northern edge of Village Seven d rains to
Poggi Canyon.
In the future, the The village Village will be is bounded by SR-125 on the east. The drainage from a portion
of the EUC/PA-12 and Millenia will be conveyed under SR-125 as part of the infrastructure associated with
the Promenade Street Bob Pletcher Way undercrossing connecting Village Seven and the Eastern Urban
Center (EUC) /PA-12 and Millenia.
According to the P&D report, the planned development of Village Seven will not adversely impact the
existing natural drainage conditions. The limits of the proposed drainage basins of Village Seven and the
EUC/PA-12 and Millenia to the east are generally consistent with the natural drainage basins and, therefore,
no significant diversion of runoff is proposed. The proposed development will result in an increase in runoff.
The increased runoff, if shown to impact downstream infras tructure, will be mitigated by detention basins
that will be located in Wolf Canyon or within individual development parcels.
To limit any increase in discharge to pre-development levels for the portions of the EUC/PA-12 and
Millenia and Village Seven, detention basins will be constructed in Wolf Canyon. To avoid the necessity
of constructing small detention basins on individual parcels in the EUC/PA-12 and Millenia to the east, the
detention basins within Wolf Canyon adjacent to the multi-family neighborhoods will be sized to retain
peak runoff from portions of the EUC/PA-12 and Millenia as well as Village Seven.
The study area is divided into three major drainage basins to establish general drainage patterns and define
master drainage facilities. The northerly edge of Village Seven drains to master storm drainage facilities
located in Birch Road. This storm drain will runs west under Birch Road to connect to the master facility
in La Media Road. From La Media Road the master storm drainage facility connects north to the open
channel along the north side of Olympic Parkway. The central portion of Village Seven drains to a master
facility comprised of a system of open channels and detention/storm water quality management basins
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-12 SPA PLAN
located in Wolf Canyon. These proposed master facilities connect to the natural drainage channel of Wolf
Canyon near the La Media Road crossing of Wolf Canyon and continue south and west to the Otay River.
The southern portion of Village Seven drains to a branch of Wolf Canyon. Master storm drainage facilities
located east of in La Media Road and Rock Mountain Road will conveys storm water to Wolf Canyon and
the Otay River. The site at the southeast corner of La Media Rd and Santa Luna Street is part of Village 8
West north basin (Wolf Canyon Basin) tributary area. However, this area was proposed as an open space /
landscaped area. Therefore, developing this site will may require an individual onsite water quality and
hydromodification/ detention facility.
The onsite drainage facilities are not specifically addressed in the P&D study. However, these facilities,
consisting of storm drain pipes, inlets, clean-outs, headwalls, drainage swales, etc., will be designed in the
future in accordance with City of Chula Vista standards. A separate Storm Water Quality Management
Plan (SWQMP) will be prepared for R-8 site development located east of La Media Parkway within Village
seven and the site at the southeast corner of La Media Rd and Santa Luna Street which is part of Village 8
West north basin (Wolf Canyon Basin) tributary area. These SWQMPs will implement the methods and
procedures as described in the City of Chula Vista BMP Design Manual), the Jurisdictional Runoff
Management Program, and the Storm Water Management and Discharge Control; and to confirm
complying with the 2013 Municipal Separate Storm Sewer System (MS4) Permit for the San Diego Region
[Order No. R9-2013-0001 as amended by R9- 2015-0001 and R9-2015-0100]. A separate drainage report
will be prepared for each of these two developments to confirm that the downstream facilities has enough
capacity to convey the post-development peak flows or an additional on-site detention facility will need to
be implemented.
Drainage within Village Seven is conceptually depicted in the Storm Drainage Plan, Exhibit 7.4.
II.2.7.7 Urban Run-off
The Otay Ranch General Development Plan requires that applicants prepare an Urban Run-off Plan for the
first SPA within the drainage area of the Otay Reservoir. Otay Ranch Village Seven SPA does not drain
into the Otay Reservoir drainage basin, thus there is no requirement for additional Otay Reservoir urban
run-off planning as a condition of this SPA.
The northernmost portion of Village Seven drains to Poggi Canyon, a regional detention basin located
near Olympic Parkway west of Paseo Ranchero. The central portion of Village Seven drains to Wolf
Canyon. Located in Wolf Canyon is a series of detention and biofiltration basins. The basins located
between the Loop Street and Magdalena Avenue will be used for storm water draining to these areas from
Parcels R-1, R-5, R-6, R-7, P-1, S-3 and portions of the EUC/PA-12 and Millenia located east of SR-125.
The basin(s) to be located westerly of Magdalena Avenue, south of Wolf Canyon and north of La Media
Road will be used for storm water draining from R-3, R-4 and CPF-2b. The remaining parcels, including
the high school site, will manage storm water through a combination of active and passive facilities
within their respective sites. Ultimately the southern portion of Village 7 drains to the southern tributary
of Wolf Canyon. An ephemeral stream is proposed to be created in the eastern portion of Wolf Canyon in
Village Seven.
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-13 SPA PLAN
Storm Water
Exhibit 7.4
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-14 SPA PLAN
II.2.7.8 Roads
Roads and other circulation components of the Village Seven development plan are fully described in
Chapter 3 of this SPA Plan. The phasing and financing of roads is more thoroughly addressed in the Otay
Ranch Village Seven PFFP.
The Otay Ranch General Development Plan establishes the following goals for the transportation system
(Part II, Chapter 2, Section B)
GOAL: PROVIDE A SAFE AND EFFICIENT TRANSPORTATION SYSTEM WITHIN OTAY
RANCH WITH CONVENIENT LINKAGES TO REGIONAL TRANSPORTATION ELEMENTS
ABUTTTING THE OTAY RANCH.
GOAL: ACHIEVE A BALANCED TRANSPORTATION SYSTEM WHICH EMPHASIZES
ALTERNATIVES TO AUTOMOBILE USE AND IS RESPONSIVE TO THE NEEDS OF
RESIDENTS .
The roads and other components of the Village Seven transportation system described in Chapter 3 of this
SPA Plan provides a variety of transportation alternatives consistent with these goals and other provisions
of the Otay Ranch General Development Plan.
II.2.7.9 Schools
The Otay Ranch General Development Plan requires the preparation of a School Master Plan for each SPA.
This section addresses and satisfies the requirements for such a plan. Additionally, the phasing and funding
of school facilities is addressed in the Otay Ranch Village Seven PFFP.
The Otay Ranch General Development Plan establishes the following goals for school facilities (Part II,
Chapter 5, Section E, Subsection 8.c):
GOAL: PROVIDE HIGH QUALITY K-12 EDUCATIONAL FACILITIES FOR OTAY RANCH
RESIDENTS BY COORDINATED PLANNING OF SCHOOL FACILITIES WITH THE
APPROPRIATE SCHOOL DISTRICT.
GOAL: COORDINATE THE PLANNING OF ADULT EDUCATIONAL FACILITIES WITH
APPROPRIATE DISTRICT.
The Otay Ranch General Development Plan establishes the following threshold for school facilities (Part
II, Chapter 5, Section E, Subsection 8.b):
Threshold: Additional facilities needed to serve children generated by the new development shall
be provided concurrent with need, and shall be of the quality and quantity to meet, at a minimum,
State Department of Education standards.
Village Seven development includes 1,204 1,456 residential dwelling units. These units would generate
approximately 788 751 students at full build-out according to Chula Vista Elementary School District and
Sweetwater Union High School District student generation factors (see Table H below).
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-15 SPA PLAN
Table H
Student Generation
Grade
Generation Rate
Dwelling Units Students
SFD MF
K-6 - Elementary 0.0350 0.0350 1,204 421
7-8 - Middle School 0.1019 0.0526 1,204 101
9-12 - High School 0.1838 0.0853 1,204 177
TOTAL STUDENTS 699
source: CVESD & SUHSD
Residential Unit
Type
Number
of Units
Elementary School Middle School High School
Generation
Rate Students
Generation
Rate Students
Generation
Rate Students
Single-Family
Detached 765 0.4841 370 0.2217 82 0.181 15
Single-Family
Attached 325 0.3434 112 0.2217 25 0.181 4
Multi-Family
Apartment 336 0.2217 81 0.2217 18 0.181 3
Total:
1,456 563 125 23
The Otay Ranch General Development Plan provides for the siting of one elementary school in each village
on the Otay Valley Parcel, (except Village Three) including Village Seven. The Otay Ranch General
Development Plan also plans for the location of two middle schools and two high schools on the Otay
Valley Parcel. An elementary school and a high school are located in Village Seven. A middle schools are
is planned for Villages Seven and Eleven. High schools are planned for Villages Two and Seven.
The Village Seven Site Utilization Plan identifies an 11.1 (gross) acre elementary school site within the
village core. As noted above, the build-out of Village Seven would generate the need to house
approximately 403 elementary students. Generally, the Chula Vista Elementary School District prefers to
construct schools which serve approximately 750 students, so the need is somewhat less than one school
site. The elementary school site is located adjacent to a neighborhood park to facilitate joint use
opportunities.
The Village Seven Overall Conceptual Village Plan identifies a 25.6 acre middle school site in the
southwest corner of the village and a 55.8 acre high school site which fills the southeastern quadrant of the
village.
The Otay Ranch General Development Plan School Facility Implementation Plan is based on the premise
that schools will be constructed when half of the school’s projected students reside in the community. The
maximum middle school capacity is 1,500 students which would indicate a school construction trigger of
approximately 750 students, to which the Village Seven project would contribute 101 students.
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-16 SPA PLAN
The maximum capacity of a high school is approximately 2,950 students. It is anticipated that the high
school within Village Seven will be constructed in the first phase of village development to meet demand
from other approved projects within Otay Ranch. The SUHSD has determined that the school will be needed
for the 2006-2007 school year. The 177 students generated from Village Seven will be served by this new
facility.
Demand for adult school facilities will be satisfied within existing facilities in the Sweetwater Union High
School District, until a new facility can be constructed in the Eastern Urban Center on a site reserved
pursuant to the Otay Ranch General Development Plan.
II.2.7.10 Child Care Facilities
The Otay Ranch General Development Plan establishes the following goal for child care facilities (Part II,
Chapter 5, Section D, Subsection 3.c):
GOAL: PROVIDE ADEQUATE CHILD CARE FACILITIES AND SERVICES TO SERVE THE
OTAY RANCH PROJECT AREA.
The Otay Ranch General Development Plan establishes the following threshold for child care facilities (Part
II, Chapter 5, Section D, Subsection 3.b):
Threshold: Identify sites for child care and pre-school facilities adjacent to or as part of public and
private schools, religious assembly uses, village center employment areas, residential areas, and
other locations deemed appropriate.
The City of Chula Vista adopted the Chula Vista General Plan Child CarePublic Facilities and Services
Element in March, 1995, which addresses planning for childcare in a section of Art and Culture, Childcare,
Health and Human Services. While the City does not administer childcare facilities, General Plan policies
include “promot[ing] land use designations that accommodate location of childcare facilities […] near
homes; schools; work places; activity centers; and major transit facilities and routes” and “encourage[ing]
the development of childcare space within residential and commercial development projects, including new
construction, replacement and reuse, to meet the needs of residents and employees .”.The purpose of the
Child Care Element is “to provide comprehensive policy direction for the provision of adequate child care
facilities necessary to serve existing and future developed areas in the City in a coordinated and effective
manner.”
As stated in the Child Care Element, “the highest priority child care needs, by age of child, are for infants
(0-1 year old) and school age children (5-14).” In order to determine the demand for child care spaces within
Village Seven, the criteria established in the Child Care Element were applied to the village statistics.
Village Seven generates a demand for approximately 39 child care spaces for infants. The foremost obstacle
to providing infant care is higher costs due to lower child/adult ratios compared to preschool and school -
age child care.
Village Seven generates a demand for approximately 34 child care spaces for preschool children. Most
child care providers prefer to offer preschool care for children between the ages of 3 to 5 because of regular
hours and costs which can be covered by reasonable tuition fees.
Village Seven generates a demand for approximately 102 child care spaces for school-age children. Serving
this segment of the child population is challenging because of scheduling difficulties and securing sites
close to elementary schools.
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-17 SPA PLAN
Village Seven may have a mix of child care providers, such as school, church, non-profit or commercial
facilities. Child care facilities may be located within private homes, village centers, offices, government
and industrial complexes, and/or adjacent to public and private schools when appropriate. Family day care
homes and facility-based child care centers are discussed below.
Home-based child care includes small family day care homes (SFDCH) that serve up to 6 children and large
family day care homes (LFDCH) that serve 7-12 children. The Otay Ranch Village Seven PC District
Regulations allow the establishment of SFDCHs and LFDCHs within the SF3 and SF4 single family
residential districts. A large family day care permit is required for all family day care homes within RM 1
and RM2 multi-family residential districts. Based on the proposed zoning within Village Seven, family day
care homes could potentially be located within all residential zones throughout Village Seven.
Village Seven includes 2.8 3.9 acres of Community Purpose Facility (CPF) zoned land. Non-profit child
care facilities are considered an accessory land use to CPF and are conditionally permitted within the CPF
zone. In addition to CPF land, commercial and/or mixed mixed-use development is anticipated in the village
core, when it is added to Village Seven SPA approval. Commercial child care facilities are permitted within
the village core commercial and mixed mixed-use areas. Most lands designated for CPF are within or close
to the village core, the transit station and the elementary school site. This land use configuration will make
child care readily accessible to Village Seven residents.
Family daycare homes could potentially be located within all residential zones throughout Village Seven.
The State of California has adopted regulations related to licensing, application procedures, administrative
actions, enforcement provisions, continuing requirements and physical environment for child day care and
day care centers. All childcare facilities within the SPA will need to comply with state as well as local
regulations.
II.2.7.11 Police and Fire Services
Law Enforcement
The Otay Ranch General Development Plan establishes the following goal for law enforcement facilities
(Part II, Chapter 5, Section E, Subsection 6.c):
GOAL: PROTECTION OF LIFE AND PROPERTY AND PREVENTION OF CRIME
OCCURRENCE.
The Otay Ranch General Development Plan also establishes the following threshold for law enforcement
services within urban areas which apply to the Village Seven area (Part II, Chapter 5, Section E, Subsection
6.b):). Updated Growth Management Oversight Commission (GMOC) thresholds, shown in parentheses,
have been inserted in the following quote from the Otay Ranch GDP.
Threshold: Urban Service: Properly equipped and staffed law enforcement units shall respond to
84 (81) percent of “Priority One” emergency calls within 7 minutes and maintain an average
response time for all “Priority One” emergency calls of 4.5 (5.5) minutes or less.
Urban Service: Properly equipped and staffed law enforcement units shall respond to 62 percent
of “Priority Two Urgent” calls within 7 (7.5) minutes and maintain an average response time to
all “Priority Two” “ call of 7 minutes or less.
The Chula Vista Police Department (CVPD) currently provides police service to the Village Seven project
area from its existing police facility at 315 Fourth Avenue. Because the residential uses proposed in the
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-18 SPA PLAN
Village Seven SPA will require law enforcement services, the project will pay development impact fees
(DIFs) to cover the cost for additional police facilities, if required, as indicated in the PFFP.
The Otay Ranch Village Seven development will temporarily increase the demand for police service in the
project area. According to the demand methodology identified in the Otay Ranch General Development
Plan, the projected population increase generated by Village Seven will require an additional 4.6 officers
at build-out to maintain current levels of police service. Approximately 935 sq. ft. of police facilities would
be required to house the additional 4.6 officers. A new police facility has been constructed at Fourth Avenue
and F Street in downtown Chula Vista to accommodate anticipated increased law enforcement services due
to new development in the region, including the demand generated by this project.
Fire Protection & Emergency Medical Services
The Otay Ranch General Development Plan establishes the following goal for fire protection facilities and
emergency medical services (Part II, Chapter 5, Section E, Subsection 4.c):
GOAL: PROVIDE PROTECTION TO THE OTAY RANCH PROJECT AREA AND
SURROUNDING COMMUNITIES FROM LOSS OF LIFE AND PROPERTY DUE TO FIRES AND
MEDICAL EMERGENCIES.
The Otay Ranch General Development Plan also establishes the following threshold for fire protection
facilities and emergency medical facilities in urban communities which applies to the Village Seven area
(Part II, Chapter 5, Section E, Subsection 4.b):
Threshold: Provide sufficient fire and emergency services facilities to respond to calls within the
Otay Ranch urban communities within a 7 minute response time in 85% of the cases.
The Village Seven project area is within the City of Chula Vista and is served by the City of Chula Vista
Fire Department (CVFD). The closest CVFD station to the project site is: Fire Station 7 in Village Two on
at 1650 Santa Venetia, Fire Station 4, located at 850 Paseo Ranchero, north of East H Street; and, Fire
Station 6, located in the EastLake Business Park. This station and the other nine CVFD fire stations are
shown on Exhibit 25.
The Otay Ranch General Development Plan plans for the location of fire stations in Otay Ranch Villages
Two and Nine of the Otay Valley Parcel and within Village Thirteen of the Proctor Valley Parcel.
Construction of the new station #7 in Village Two was completed in 2003.
The Otay Ranch General Development Plan requires that as a condition of SPA plan approval, the Fire
Department review fuel modification plans. The Draft Brush Management Program, an addendum to the
City of Chula Vista’s Landscape Manual, prepared by the Chula Vista Fire Department was the basis for
information included in the Fuel Modification and Brush Management section of the SPA One Parks,
Recreation, Open Space and Trails Master Plan, which will also be implemented as applicable in the Village
Seven project. Fire Department standards will be incorporated into the landscape design for Village Seven.
A Fire Protection Plan (FPP) is required for this SPA as allowed by the California Fire Code 2001 ed Article
86 - Fire Protection Plan Urban-Wildland Interface Area. The FPP will include a Brush Management Plan,
provided from an approved list of consultants. Ultimately, fuel modification requirements will be decided
by the Chula Vista Fire Department upon review of the Brush Management Plan. This plan will include all
slopes within the village by ownership.
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-19 SPA PLAN
A fire department access and water supply plan, prepared by a licensed engineering consultant, shall be
submitted to the City of Chula Vista Fire Department for approval prior to commencement of any
construction activity involving combustible materials.
The Otay Ranch General Development Plan includes the following requirement related to residential fire
sprinklers (Part II, Chapter 5, Section E, Subsection 4.c):
Policy: Otay Ranch shall evaluate the provision of fire suppression sprinkler systems for residential
development within the project area as part of SPA plans.
In response to this requirement, a SPA One Residential Fire Sprinkler Analysis was prepared which
reviewed fire incidents in Chula Vista, information related to the age of homes involved in fire incidents
throughout California and improved construction and building codes and standards. The report found that
the age of homes has a direct correlation to fire safety and fire fatalities.
The analysis concluded that the City of Chula does not currently have an ordinance requiring residential
sprinklers. However, fire sprinklers are required in all buildings four stories or 40 feet in height. Continued
demand for swift medical responses requires the provision of fire stations, equipment and personnel at
current levels. Improved building standards (including smoke detector requirements) for new construction
was found to ensure fire safety for Otay Ranch SPA One residents, and will for Village Seven as well.
Based on that analysis, a residential fire sprinkler program need not be implemented within Village Seven.
However, the provision of residential fire sprinklers in future SPAS in the rural areas of Otay Ranch should
be evaluated when those SPA plans are developed and processed.
Emergency medical services are provided by American Medical Response on a contract basis for the City
of Chula Vista, National City and Imperial Beach. There are five American Medical Response South
County paramedic units. Two are located in Chula Vista, two in National City and one unit serves Imperial
Beach. The Chula Vista Fire Department (CVFD) provides Ambulance Transport Services (ATS) to the
City of Chula Vista, Bonita and Imperial Beach. Otay Ranch Village Seven will be served by these existing
fire and emergency service facilities as it develops.
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-20 SPA PLAN
Fire Station Locations
Exhibit 7.5
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-21 SPA PLAN
Fire Station Locations
Exhibit 7.5
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-22 SPA PLAN
II.2.7.12 Library Services
The Otay Ranch General Development Plan establishes the following goal for library facilities Part II,
Chapter 5, Section E, Subsection 7.c):
GOAL: SUFFICIENT LIBRARY FACILITIES TO MEET THE INFORMATION AND
EDUCATION NEEDS OF OTAY RANCH RESIDENTS.
The Otay Ranch General Development Plan establishes the following threshold for library facilities (Part
II, Chapter 5, Section E, Subsection 7.b):
Threshold: 500 square feet (gross) of adequately equipped and staffed regional library facilities
per 1,000 population.
Based on the threshold of providing 500 square feet of library facilities per 1,000 residents, the Village
Seven population of 3,624 4,496 persons generates a demand for 2,537 2,248 square feet of library facilities.
Existing city library facilities currently exceed the 500 square feet per 1,000 population standard. The
demand for library facilities generated by the buildout of the Village Seven SPA will be satisfied through
participation in the City’s Public Facilities Development Impact Fee Program as identified in the PFFP.,
The Otay Ranch General Development Plan plans for the location of an approximately 36,750 sq. ft. “main
library” in the Eastern Urban Center and/or one or more village libraries, reducing the size of the “main
library” in the EUC. The Village Seven demand for 1,810 sq. ft of library facilities generated by the build-
out of Village Seven will be satisfied by the large main library in the EUC. The final location of libraries
may change as overall public facility planning evolves.
II.2.7.13 Community Purpose Facilities (CPF)
The Otay Ranch General Development Plan establishes the following goal for community and regional
purpose facilities (Part II, Chapter 5, Section D, Subsection 5.c).
GOAL: DESIGNATE AREAS WITHIN THE OTAY RANCH PROJECT AREA FOR RELIGIOUS,
ANCILLARY PRIVATE EDUCATIONAL, DAY CARE, BENEVOLENT, FRATERNAL, HEALTH,
SOCIAL AND SENIOR SERVICES, CHARITABLE, YOUTH RECREATION FACILITIES AND
OTHER COUNTY FACILITIES.
The Otay Ranch General Development Plan establishes the following threshold for community and regional
purpose facilities (Part Il, Chapter 5, Section D, Subsection 5.b):
Threshold: Implement a Community Purpose Facility zone and a Regional Purpose Facility zone
to provide land for religious, day care, health, social, and senior and youth recreation facilities.
The Community Purpose Facility (CPF) zone is implemented in the Village Seven PC District regulations
which includes a CPF zone which corresponds to the CPF land use designation on the Site Utilization
Plan. The Regional Purpose Facility zone is expected to be implemented in the Eastern Urban Center SPA
where regional purpose facilities are to be clustered per the Otay Ranch General Development Plan.
The Otay Ranch General Development Plan establishes the following SPA processing requirement for
community and regional purpose facilities.
• Specific acreage requirements identified and land designated for Community Purpose Facility and
Regional Purpose Facility uses. (Land Plan)
PUBLIC FACILITIES
Adopted (8/24/2004)
Amended [Month] 2024 II.2.7-23 SPA PLAN
The City of Chula Vista Community Purpose Ordinance (Section 19.48.025) requires that new planned
communities identify 1.39 acres of net usable land per 1,000 proposed residents for community purpose
facilities. The Village Seven SPA population generates a demand for 5.03 6.1 acres of Community Purpose
Facility sites, as shown in Table I below. If the final design of land uses that can accommodate CPF uses
on-site, or in adjacent villages, are insufficient to satisfy the requirements of CVMC 19.48.025, then off-
site facilities shall be identified prior to approval of the final permit. CVMC 19.48.025 allows for reduction
of the total CPF acreage when accompanied by extraordinary public benefit and allows for alternative
compliance mechanisms (e.g., providing square footage within a building) and the use of recreational
facilities for CPF credit.
Table I
Required Community Purpose Facility Acres
Unit Type Units Persons/DU* Population CPF Acres Required
(1.39 ac. x 1,000 persons)
Single Family 756 721 3.01 2,276 2,170 3.16 3.0
Multi-family 448 735 3.01 1,348 2,212 1.87 3.1
TOTALS 1,204 1,456 - - 3,624 4,383 5.03 6.1
Sites Provided CPF Credit/Acres
Provided
CPF-1 1.1
CPF-2a 0.7
CPF-2b 1.0
Transfer of credit from excess CPF in Village Six 2.2
TOTAL PROVIDED 5.0
*Projected based on City-wide average. May vary.
The following criteria have been employed during the SPA land planning process to locate Community
Purpose Facility uses within the Village Seven project area:
• Some facilities shall be located near the village core.
• Facilities shall be encouraged to share parking with adjacent public and private uses.
• Facilities and corresponding parking within village cores shall be located and sized to avoid obstruction
of pedestrian circulation.
• Facilities and other public structures may exceed height, bulk or set back requirements generally
applicable to private uses if such deviations are necessary to enable the structure to become the focal
point, “signature piece” or “point of ceremony” of a given village.
• Facilities may also locate in traditional commercial and retail facilities.
Three CPF sites are shown on the Site Utilization Plan, CPF-1 and 2a are located in the center of the R-1
and R-2 single family residential neighborhoods, CPF-2b is located at the intersection of Magdalena
Avenue and the secondary village entry street in front of the high school site.
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
II.2.8 Appendix A - GDP Compliance
The adopted Otay Ranch General Development Plan establishes goals and objectives for land use; mobility;
housing; parks, recreation, open space; public facilities; safety; phasing; and resource protection,
conservation and management. This chapter provides a re-statement of the GDP goals and objectives
followed by an explanation of how they are implemented by the plan for Village Seven.
II.2.8.1 Land Use
GOAL: DEVELOP COMPREHENSIVE, WELL INTEGRATED AND BALANCED
LAND USES WHICH ARE COMPATIBLE WITH THE SURROUNDINGS. (Page 64)
Objective: Provide a well-integrated land use pattern which promotes both housing and
employment opportunities, while enhancing the unique environmental and visual qualities of the
Otay Ranch.
Objective: Provide a wide range of residential housing opportunities, from rural and estate
homes to high-density multi-family projects. Provide a balanced and diverse residential land use
pattern for the Otay Valley Parcel, which promotes a blend of multi-family and single-family
housing styles and densities, integrated and compatible with other land uses in the area.
Objective: Provide development patterns complementary to the adopted plans and existing
development of the adjacent communities.
Implementation:
The land use plan for Village Seven supports these GDP goals and objectives by providing
a range of housing and employment opportunities. The plan adheres to the GDP specific
directives for Village Seven that create a village core (composed of commercial,
community purpose, elementary school, high school, neighborhood park, town square and
residential land uses) and residential neighborhoods that offer a variety of housing styles
and densities.
The organization of the land uses within Village Seven meets the objectives of integration
and compatibility of land uses within the village and with adjacent communities. Adjacent
land uses are additional future urban development, Villages Two and Four to the west,
Village Six is located to the north and contains residential uses including a private School,
proposed Eastern Urban Center (EUC) /PA-12 and Millenia SPA and University Site to
the east, and proposed community park and Wolf Canyon to the west. The land uses within
Village Seven transition from the village core mixed use and higher density residential uses
in the central area of the village, to lower density residential uses on the edges of Wolf
Canyon to the west.
The Village Seven plan supports the objective of enhancing the unique environmental and
visual qualities of Otay Ranch. The village conforms to the natural topography of the site
and maintains views into the upper reaches of Wolf Canyon, and distant views to the
mountains to the east and northeast.
GOAL: ENVIRONMENTALLY SENSITIVE DEVELOPMENT SHOULD PRESERVE
AND PROTECT SIGNIFICANT RESOURCES AND LARGE OPEN SPACE AREAS. (Page 64)
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Objective: Provide land use arrangements which preserve significant natural resource areas,
significant landforms and sensitive habitat.
Implementation:
These goals and objectives will be met through the conveyance of land to the Preserve
Owner Manager, the City of Chula Vista and County of San Diego in accordance with the
requirements of the RMP. Village Seven is sited within land area designated for
development and the plan provides for protection of the adjacent environmentally sensitive
areas through appropriate design of landscaping, drainage and other features.
GOAL: REDUCE RELIANCE ON THE AUTOMOBILE AND PROMOTE
ALTERNATIVE MODES OF TRANSPORTATION. (Page 64)
Objective: Develop villages which integrate residential and commercial uses with a mobility system
that accommodates alternative modes of transportation, including pedestrian, bicycle, bus, light rail, and
other modes of transportation.
Objective: Develop residential land uses which encourages the use of alternative modes of
transportation through the provision of bus and light rail right-of-way, and the inclusion of a bicycle and
pedestrian network.
Objective: Commercial uses should be sized to meet the needs of the immediate and adjacent villages.
Village commercial land uses preempt large regional commercial opportunities within villages and relegate
them to the EUC or freeway commercial areas.
Objective: Develop the Eastern Urban Center to promote alternative modes of transportation.
Specifically, through the provision of light rail right-of-way and the incorporation of multi-modal access
from residential neighborhoods and villages.
Implementation:
Land uses within Village Seven, including a Town Center, park and school uses, are
designed to provide for the daily needs of the residents. Provision of land uses that
minimize the need for automobile travel coupled with the pedestrian-oriented design of the
village are two ways the plan meets the GDP goals and objectives. The village core is
located in the central portion of the village to provide synergism between neighborhood
commercial uses in the village with community-serving commercial uses in the EUC/PA-
12 and Millenia. This area of the village is also designed with the greatest residential
density in closest proximity to the regional transit-way in the EUC/PA-12 and Millenia and
Freeway Commercial (FC). Throughout the village, a system of paseos and landscaped
streets link residential neighborhoods, the village core, parks, and schools to encourage
walking, rather than driving. These paths are designed with parkway separations between
walkways and streets, landscaping, lighting and furnishings to make the pedestrian
experience pleasant and promote safety. Convenient support features, such as bus stops,
bicycle racks and cart parking spaces are also provided. A bus route can be accommodated
around and through the village with strategically located stops. The village trail system
also connects to the surrounding community trail system, Village Seven will be developed
with an advanced wiring telecommunications and information technology system.
Availability of these facilities will encourage telecommuting and accommodate home-
based businesses.
GOAL: PROMOTE VILLAGE LAND USES WHICH OFFER A SENSE OF PLACE TO
RESIDENTS AND PROMOTES SOCIAL INTERACTION. (Page 65)
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Objective: Organize Otay Ranch into villages, each having its own identity and sense of place.
Objective: The design of the Otay Ranch should promote variety and diversity at the village scale,
while providing a sense of continuity through the use of unifying design elements.
Objective: Promote a diverse range of activities and services to encourage a mixture of day/night and
weekday/weekend uses.
Implementation.
Village Seven meets these goals and objectives by providing a village core surrounding a
town square. Land uses within the village core include commercial/mixed use, community
purpose facilities, elementary school, park and a variety of residential housing types. The
land uses, coupled with a village design theme create the village identity and sense of place.
The village incorporates Ranch-wide design elements such as signage and landscaping to
connect it with the other villages of Otay Ranch.
GOAL: DIVERSIFY THE ECONOMIC BASE WITHIN OTAY RANCH. (Page 65)
Objective: Create an economic base that will ensure there is adequate public revenue to provide public
services.
Objective: Create an Eastern Urban Center within the Otay Valley Parcel and encourage the
development of a retail base for the planning area, but not to the detriment of existing regional and local
commercial centers.
Objective: Create employment opportunities for area residents which complements, rather than
substitutes for industrial development on the Otay Mesa.
Implementation:
The village core mixed use development contributes to the economic base with
neighborhood-serving uses that will complement the viability of the FC and the
EUCEUC/PA-12 and Millenia. The advanced system wiring will provide
telecommunications support to businesses within the village.
GOAL: PROMOTE SYNERGISTIC USES BETWEEN THE VILLAGES OF THE
OTAY RANCH TO PROVIDE A BALANCE OF ACTIVITIES, SERVICES AND FACILITIES. (Page
65)
Objective: Develop individual villages to complement surrounding villages.
Objective: Select villages to provide activities and uses which draw from surrounding villages. Uses
serving more than one village, such as a cinema complex, should be located in a village core that has
convenient access to adjacent villages.
Implementation:
Village Seven provides neighborhood-serving commercial uses that complement the
community and regional-serving commercial uses of the FC and EUCEUC/PA-12 and
Millenia. Village Seven’s core will provide an intimate-scale village that can serve the
needs of University and Eastlake residents.
GOAL: ORGANIZE LAND USES BASED UPON A VILLAGE CONCEPT TO
PRODUCE A COHESIVE, PEDESTRIAN FRIENDLY COMMUNITY, ENCOURAGE NON-
VEHICULAR TRIPS, AND FOSTER INTERACTION AMONGST RESIDENTS. (Page 95)
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Implementation:
All areas of Village Seven are connected by an extensive trail and pathway system. These
trails and pathways reinforce a pedestrian friendly concept as well as promote the use of
alternative modes of transportation. By reducing the need for an automobile, people will
have opportunities to interact with their neighbors and other residents of the village as they
walk or ride to their destinations. The location of medium and high-density residential,
elementary school and neighborhood park uses near the village core will also encourage
non-vehicular trips.
II.2.8.2 Mobility
GOAL: PROVIDE A SAFE AND EFFICIENT TRANSPORTATION SYSTEM WITHIN
OTAY RANCH WITH CONVENIENT LINKAGES TO REGIONAL TRANSPORTATION ELEMENTS
ABUTTING THE OTAY RANCH. (Page 217)
Objective: Ensure timely provision of adequate local circulation system capacity to respond to planned
growth, maintaining acceptable levels of service (LOS).
Objective: Plan and implement a circulation system such that the operational goal of Level of Service
“C” for circulation element arterial and major roads and intersections can be achieved and maintained.
Internal village streets/roads are not expected to meet this standard.
Objective: Encourage other transportation modes through street/road design standards within the
village, while accommodating the automobile. Design standards are not focused on achieving LOS
standards or providing auto convenience.
Objective: Provide an efficient circulation system that minimizes impacts on residential
neighborhoods and environmentally sensitive areas.
Implementation:
Streets surrounding and internal to Village Seven are designed in compliance with the goals
and objectives of the GDP. Street design and phasing strives to provide efficient and
appropriate level of service. The village circulation system provides for connections to the
regional transit-way to the east. Internal streets have been designed to accommodate
bicycles and carts, and a series of pedestrian paths are provided throughout the village to
provide alternatives to automobile travel.
GOAL: ACHIEVE A BALANCED TRANSPORTATION SYSTEM WHICH
EMPHASIZES ALTERNATIVES TO AUTOMOBILE USE AND IS RESPONSIVE TO THE NEEDS
OF RESIDENTS. (Page 218)
Objective: Study, identify, and designate corridors, if appropriate, for light rail and transit facilities.
Objective: Promote alternative forms of transportation, such as bicycle and car paths, riding and hiking
trails, and pedestrian walkways as an integral part of the circulation system.
Implementation:
A wide variety of alternative forms of transportation, including trails, paths and paseos, are
provided within Village Seven. This alternative transportation network addresses the needs
of residents by offering different routes to uses within and outside of the village.
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
II.2.8.3 Housing
GOAL: CREATE A BALANCED COMMUNITY EXEMPLIFIED BY THE
PROVISION OF A DIVERSE RANGE OF HOUSING STYLES, TENANCY TYPES AND PRICES.
(Page 239)
Objective: Provide a variety of housing opportunities sufficient to meet a proportionate share of the
Regional Share allocation of housing.
Objective: Each Otay Ranch Village will proportionately assist the appropriate land use jurisdiction
to meet or exceed Otay Ranch’s share of the five-year Regional Share allocation as provided by each
jurisdiction’s Housing Element.
Implementation:
The Village Seven plan meets these goals and objectives by providing a wide variety of
housing types, including affordable housing. Proposed housing includes apartments,
townhouses, condominiums, attached housing (duplexes and/or triplexes), and small lot
single-family residential.
GOAL: THE PROVISION OF SUFFICIENT HOUSING OPPORTUNITIES FOR
PERSONS OF ALL ECONOMIC, ETHNIC, RELIGIOUS AND AGE GROUPS, AS WELL AS THOSE
WITH SPECIAL NEEDS SUCH AS THE HANDICAPPED, ELDERLY, SINGLE PARENT FAMILIES
AND THE HOMELESS . (Page 244)
Objective: Ensure that the Otay Ranch provides housing opportunities sufficient to meet a
proportionate share of identified special housing needs, and applies fair housing practices for all needs
groups in the sale, rental, and advertising of housing units.
Implementation:
Village Seven will contain a wide variety of housing types ranging in density from low-
medium to high. The variety of housing types will accommodate families, singles and those
with special housing needs, including the handicapped and the elderly. Fair housing
practices will be employed in the sale, rental and advertising of all units.
II.2.8.4 Parks, Recreation, Open Space
GOAL: PROVIDE DIVERSE PARK AND RECREATIONAL OPPORTUNITIES
WITHIN OTAY RANCH WHICH MEET THE RECREATIONAL, CONSERVATION,
PRESERVATION, CULTURAL AND AESTHETIC NEEDS OF PROJECT RESIDENTS OF ALL AGES
AND PHYSICAL ABILITIES. (Page 247)
Objective: Identify park, recreational and open space opportunities, where appropriate, to serve the
South County region and San Diego County as a whole.
Objective: Maximize conservation, joint uses and access and consider safety in the design of
recreational facilities.
Objective: Provide neighborhood and community park and recreational facilities to serve the
recreational needs of local residents.
Implementation:
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
A neighborhood park and town center will provide residents of all ages and physical
abilities with both active and passive recreational opportunities. The location of the
neighborhood park adjacent to the elementary school provides an opportunity for shared
use. Within the “Village Greenway” located within the open space corridor defined within
Wolf Canyon, the greenway provides east-west circulation through Village 7. Village 7
will contribute its share of the cost of community and/or regional park facilities.
II.2.8.5 Capital Facilities
GOAL: ASSURE THE EFFICIENT AND TIMELY PROVISION OF PUBLIC
SERVICES AND FACILITIES OF DEVELOPABLE AREAS OF OTAY RANCH CONCURRENT
WITH NEED. (Page 262)
Objective: Ensure that the pace and pattern of residential, commercial and other non-residential
development is coordinated with the provision of adequate public facilities and services.
Objective: Permit development only through a process that phases construction with the provision of
necessary infrastructure prior to or concurrent with need.
Objective: Development projects shall be required to provide or fund their fair share of all public
facilities needed by the development.
Objective: “Enhanced Services” may be provided to specified geographic areas of the Otay Ranch.
These are services that exceed the normal or standard level of services provided to the jurisdiction as a
whole.
Objective: The City of Chula Vista and the county of San Diego shall enter into a Master Property
Tax Agreement covering all annexations within an agreed-upon geographic area in Otay Ranch. That
Agreement shall consider the distribution of property tax revenues, as well as the allocation of total project
revenues between the City and the County in accordance with the following policies.
Objective: As a general guideline, efforts should be made to keep the effective tax rate (ETR),
including all property taxes and special assessments, not to exceed 2.00 percent of the assessed value of the
property.
Objective: Monitor the impacts of growth and development on critical facilities and services to ensure
that necessary infrastructure is provided prior to or concurrent with need.
Implementation:
Village Seven meets these goals and objectives through a plan that phases development
with infrastructure improvements. The developer will participate in fair-share funding of
facilities.
Drainage Facilities
GOAL: PROVIDE PROTECTION TO THE OTAY RANCH PROJECT AREA AND
SURROUNDING COMMUNITIES FROM FIRE, FLOODING AND GEOLOGIC HAZARDS. (Page
267)
Objective: Individual projects will provide necessary improvements consistent with the National
Flood Insurance Program, Drainage Master Plan(s) and Engineering Standards.
Objective: Development within floodplains will be restricted to decrease the potential for property
damage and loss of life from flooding and to avoid the need for channels and other flood control facilities.
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Objective: Preservation of the floodplain environment from adverse impacts due to development.
Objective: Require onsite detention of storm water flows such that existing downstream structures
will not be overloaded.
Implementation:
The grading and drainage plans for Village Seven meet these goals and objectives by
providing several alternatives controlling and detaining run-off. The plans provide for
protection of adjacent, lower elevation sensitive habitats
Sewerage Facilities
GOAL: PROVIDE A HEALTHFUL AND SANITARY SEWERAGE COLLECTION
AND DISPOSAL SYSTEM FOR THE RESIDENTS OF OTAY RANCH AND THE REGION,
INCLUDING A SYSTEM DESIGNED AND CONSTRUCTED TO ACCOMMODATE THE USE OF
RECLAIMED WATER. (Page 270)
Objective: The ongoing planning, management and development of sewerage conveyance, treatment
and disposal facilities to adequately meet future demands.
Objective: Assure that wastewater treatment plants are consistent with sewerage master plans.
Objective: Sewage disposal systems should maximize the provision and utilization of reclaimed water.
Implementation:
The sewerage system for Village Seven is designed in compliance with the Otay Ranch
master plans for sewer and reclaimed water.
Integrated Solid Waste Management Facilities
GOAL: PROVIDE SOLID WASTE FACILITIES AND SERVICES WHICH
EMPHASIZE RECYCLING OF REUSABLE MATERIALS AND DISPOSAL OF REMAINING SOLID
WASTE SO THAT THE POTENTIAL ADVERSE IMPACTS TO PUBLIC HEALTH ARE MINIMIZED.
(Page 274)
Objective: Reduce the volume of waste to be landfilled by 30% by 1995 and by 50% by 2000.
Implementation:
During construction, solid waste disposal and recycling of materials will adhere to best
management practices and City standards. A recycling/drop-off center will be located
within the mixed-use area of the village core. This central location will encourage residents
and businesses in the village to participate in recycling programs.
Urban Runoff Facilities
GOAL: ENSURE THAT WATER QUALITY WITHIN THE OTAY RANCH PROJECT
AREA IS NOT COMPROMISED. (Page 277)
GOAL: ENSURE THAT THE CITY OF SAN DIEGO’S WATER RIGHTS WITHIN
THE OTAY RIVER WATERSHED SHALL NOT DIMINISH. (Page 277)
Implementation:
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
The drainage plan for Village Seven provides for management and containment of urban
runoff in conformance with City and regional environmental protection standards.
Water Facilities
GOAL: ENSURE AN ADEQUATE SUPPLY OF WATER FOR BUILD-OUT OF THE
ENTIRE OTAY RANCH PROJECT AREA; DESIGN THE OTAY RANCH PROJECT AREA TO
MAXIMIZE WATER CONSERVATION. (Page 280)
Objective: Ensure an adequate supply of water on a long-term basis prior to the development of each
phase of the Otay Ranch Project Area.
Objective: Ensure infrastructure is constructed concurrently with planned growth, including adequate
storage, treatment, and transmission facilities, which are consistent with development phasing goals,
objectives and policies, and the Service/Revenue Plan.
Objective: Ensure that water quality within the Otay Ranch Project Area is not compromised,
consistent with NPDES Best Management Practices, and the RWQCB Basin Plans.
Objective: Promote water conservation through increased efficiency in essential uses and use of low
water demand landscaping.
Objective: Encourage suppliers to adopt a graduated rate structure designed to encourage water
conservation.
Implementation:
Water facilities will be phased in conformance with street improvements and sewer
facilities. A water conservation plan will be finalized and incorporated as part of the SPA
Plan and Tentative Map approval process.
Water Reclamation Facilities
GOAL: DESIGN A SEWERAGE SYSTEM WHICH WILL PRODUCE RECLAIMED
WATER. ENSURE A WATER DISTRIBUTION SYSTEM WILL BE DESIGNED AND
CONSTRUCTED TO USE RECLAIMED WATER. CONSTRUCTION OF A “DUAL SYSTEM” OF
WATER SUPPLY WILL BE REQUIRED FOR ALL DEVELOPMENT WHERE RECLAIMED WATER
IS USED. (Page 283)
Objective: Encourage development of public and private open space and recreational uses that could
utilize reclaimed water.
Implementation:
A reclaimed water plan has been prepared and is incorporated as part of the SPA approval
process. A SAMP will be prepared which will include reclaimed water facilities.
Arts and Cultural Facilities
GOAL: PLAN SITES FOR FACILITIES DEDICATED TO THE ENHANCEMENT OF
THE ARTS AT THE COMMUNITY LEVEL THAT CAN CONTAIN INDOOR AND OUTDOOR
FACILITIES CAPABLE OF SUPPORTING COMMUNITY THEATER, TRAINING AND
EXHIBITION OF ART AND SCULPTURE, MUSICAL TRAINING AND CONCERTS, FILM AND
CULTURAL FESTIVALS, PUBLIC MEETINGS, AND OTHER COMMUNITY EVENTS. (Page 283)
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Implementation:
Village Seven provides a town center, neighborhood park, elementary school, high school,
community purpose facility, and mixed use center which could accommodate arts and
cultural facilities. Paseos and landscaped traffic circles at strategic street inters ections
provide opportunities for sculpture display.
Cemetery Facilities
Objective: Identify and preserve adequate cemetery sites to serve the Otay Ranch Project Area (Page
289).
Implementation:
A cemetery site is not proposed in Village Seven.
Child Care Facilities
GOAL: PROVIDE ADEQUATE CHILD CARE FACILITIES AND SERVICES TO
SERVE THE OTAY RANCH PROJECT AREA. (Page 290)
Objective: Identify sites for childcare and pre-school facilities adjacent to or part of public and private
schools, religious assembly uses, employment areas, and other locations deemed appropriate.
Implementation:
Childcare facilities can be accommodated in the mixed use, community purpose facility,
elementary school, high school, and neighborhood park land use areas. Small family day
care is also an allowable use within residential areas, provided adequate outdoor play area
and other design guideline and development regulations criteria can be met.
Health and Medical Facilities
GOAL: ENSURE PROVISION OF AND ACCESS TO FACILITIES WHICH MEET
THE HEALTH CARE NEEDS OF OTAY RANCH RESIDENTS. (Page 294)
Objective: Identify a general location within Otay Ranch for public and private health service
organizations, charities, and private adult care and mental care facilities.
Implementation:
Senior congregate care and health care offices and clinics are allowable uses within the
mixed use area of Village Seven. The community purpose facility land use also allows
health care uses.
Community and Regional Purpose Facilities
GOAL: DESIGNATE AREAS WITHIN THE OTAY RANCH PROJECT AREA FOR
RELIGIOUS, ANCILLARY PRIVATE EDUCATIONAL, DAY CARE, BENEVOLENT, FRATERNAL,
HEALTH, SOCIAL AND SENIOR SERVICES, CHARITABLE, YOUTH RECREATION FACILITIES,
AND OTHER COUNTY REGIONAL SERVICES. (Page 299)
Implementation:
A specific site has been designated within the village core for community purpose facilities
which will meet this goal. The mixed use area can also accommodate community purpose
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
facilities. The elementary school, high school and parks may also be available to share
facilities with community-serving organizations.
Social and Senior Services Facilities
GOAL: ENSURE THAT OTAY RANCH PROJECT AREA RESIDENTS HAVE
ADEQUATE ACCESS TO SOURCES OF GOVERNMENTAL AND PRIVATE SOCIAL AND SENIOR
SERVICE PROGRAMS. (Page 302)
Objective: Social and senior service facilities should be sited within Otay Ranch to either provide
direct service access or to provide community service information to each village to educate the public
regarding available services.
Objective: Siting of new facilities and expansion of existing social or senior services facilities will be
planned to most effectively serve the clients of each social and senior service activity as part of a
comprehensive social and senior service delivery system.
Implementation:
Social and senior service needs can be met within allowable use areas including the mixed
use, community purpose facility and park land uses. Shared use may be available with the
schools.
Animal Control Facilities
GOAL: ENSURE THAT THE COMMUNITY OF OTAY RANCH IS SERVED BY AN
EFFECTIVE ANIMAL CONTROL PROGRAM THAT PROVIDES FOR THE CARE AND
PROTECTION OF THE DOMESTIC ANIMAL POPULATION, SAFETY OF PEOPLE FROM
DOMESTIC ANIMALS, AND THE EDUCATION OF THE PUBLIC REGARDING RESPONSIBLE
ANIMAL OWNERSHIP. (Page 306)
Objective: Participate in programs to provide animal control facilities sufficient to provide adequate
shelter space per Otay Ranch dwelling unit.
Implementation:
Village Seven will participate in City programs for provision of animal control.
Civic Facilities
GOAL: ASSURE THE EFFICIENT AND TIMELY PROVISION OF PUBLIC
SERVICES AND FACILITIES TO DEVELOPABLE AREAS OF THE OTAY RANCH PROJECT AREA
CONCURRENT WITH NEED, WHILE PRESERVING ENVIRONMENTAL RESOURCES OF THE
SITE AND ENSURING COMPATIBILITY WITH THE EXISTING CHARACTER OF
SURROUNDING COMMUNITIES. INTEGRATE DIFFERENT TYPES OF PUBLIC FACILITIES
WHERE SUCH FACILITIES ARE COMPATIBLE AND COMPLEMENTARY. (Page 308)
Implementation:
This goal will be met through implementation of the Village Seven Public Facilities
Finance Plan.
Correctional Facilities
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
GOAL: PREVENT INJURY, LOSS OF LIFE AND DAMAGE TO PROPERTY
RESULTING FROM CRIME OCCURRENCE THROUGH THE PROVISION OF JUSTICE
FACILITIES. (Page 310)
Objective: Make provisions for justice facilities, including jails, courts, and police facilities adequate
to serve the Otay Ranch Project Area.
Implementation:
Village Seven will not contain justice facilities. The goal can be met through
implementation of the Pubic Facilities Finance Plan.
Fire Protection and Emergency Services Facilities
GOALS: PROVIDE PROTECTION TO THE OTAY RANCH PROJECT AREA AND
SURROUNDING COMMUNITIES FROM THE LOSS OF LIFE AND PROPERTY DUE TO FIRES
AND MEDICAL EMERGENCIES. (Page 312)
Objective: Provide sufficient fire and emergency service facilities to respond to calls within the Otay
Ranch urban communities within a 7-minute response time in 85% of the cases.
Implementation:
This goal will be met through implementation of the Public Facilities Finance Plan.
Additionally, the circulation design of Village Seven facilitates emergency vehicle access
to all areas of the village.
Justice Facilities
GOAL: PREVENT INJURY, LOSS OF LIFE AND DAMAGE TO PROPERTY BY
HAVING ADEQUATE CRIMINAL JUSTICE FACILITIES TO SERVE OTAY RANCH RESIDENTS.
(Page 316)
Objective: Cooperate with the County to identify an equitable funding method for the development of
justice facilities based on the needs of Otay Ranch and their benefit to Otay Ranch residents.
Objective: Justice facilities serving Otay Ranch residents will be sited in appropriate locations and in
a timely manner, irrespective of jurisdictional boundaries.
Objective: Enhance public safety by utilizing land use and site design techniques to deter criminal
activity.
Implementation:
Village Seven will not contain justice facilities. The design of Village Seven fosters
community interaction and awareness which deters criminal activity. Design techniques
include “eyes on the street” orientation of commercial and residential uses towards the
street and placement of parks and paseos as focal points in the community. These
techniques minimize hidden locations where criminal activity can occur. The Village
Design Plan provides landscape techniques such as open view fencing and barrier plantings
to foster safety in an aesthetic manner.
Law Enforcement Facilities
GOAL: PROTECTION OF LIFE AND PROPERTY AND PREVENTION OF CRIME
OCCURRENCE. (Page 319)
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Objective: Make provisions for criminal justice facilities, including jails, courts, and police facilities
adequate to serve the Otay Ranch Project Area.
Objective: Enhance conditions for public safety by utilizing land use and site design techniques to
deter criminal activity and promote law enforcement.
Objective: Site law enforcement facilities to appropriate locations in order to serve the population.
Implementation:
Village Seven will not contain justice facilities. Village Seven utilizes design techniques
to deter criminal activity and promote law enforcement.
Library Facilities
GOAL: SUFFICIENT LIBRARIES TO MEET THE INFORMATION AND
EDUCATION NEEDS OF OTAY RANCH RESIDENTS. (Page 322)
Objective: Provide high quality and contemporary library facilities and services which meet the needs
of the entire Otay Ranch Project Area.
Objective: Five hundred square feet (gross) of adequately equipped and staffed library facilities per
1,000 population.
Objective: Otay Ranch libraries will be equitably financed by all new development that will benefit
from the facilities.
Implementation:
Village Seven will contribute an equitable financial share to the Otay Ranch library
facilities.
School Facilities
GOAL: PROVIDE HIGH QUALITY, K-12 EDUCATIONAL FACILITIES FOR OTAY
RANCH RESIDENTS BY COORDINATED PLANNING OF SCHOOL FACILITIES WITH THE
APPROPRIATE SCHOOL DISTRICT. (Page 325)
GOAL: COORDINATE THE PLANNING OF ADULT EDUCATIONAL FACILITIES
WITH APPROPRIATE DISTRICT. (Page 325)
Objective: School facilities shall be provided concurrently with need and integrated with related
facility needs, such as childcare, health care, parks, and libraries, where practical.
Objective: Provide school district with 12 to 18 month development plan and 3 to 5 year development
forecasts so that they may plan and implement school building and/or allocation programs in a timely
manner.
Implementation:
An elementary school, middle school, and a high school site are provided within Village
Seven. Adult education facilities could be accommodated in the mixed use and community
purpose facility sites or as a shared use with the public schools.
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
II.2.8.6 Air Quality
GOAL: MINIMIZE THE ADVERSE IMPACTS OF DEVELOPMENT ON AIR QUALITY.
(Page 332)
Implementation:
The Village Seven Air Quality Improvement Plan provides measures to meet this goal. The
plan addresses improvement measures including job/housing balance, transit access,
alternative travel modes, building construction methods and educational programs. Village
Seven has been designed to offer residents numerous alternative methods of transportation,
including public transit and pedestrian trails which connect to the village core as well as to
other areas outside of the village.
Commuter Trip Management
GOAL: CREATE A SAFE AND EFFICIENT MULTI-MODAL TRANSPORTATION
NETWORK WHICH MINIMIZES THE NUMBER AND LENGTH OF SINGLE PASSENGER
VEHICLE TRIPS. (Page 332)
Objective: Minimize the number and length of single passenger vehicle trips to and from employment
and commercial centers to achieve an average of 1.5 persons per passenger vehicle during weekday
commute hours.
Implementation:
Village Seven is located in proximity to planned regional transit-way, accommodates a bus
line and stops, provides an extensive pedestrian path system and has been designed to
accommodate bicycles and carts on all internal village streets. Employment and
commercial centers are located within the village and in the adjacent EUCEUC/PA-12 and
Millenia.
Capacity Improvements
Objective: Expand the capacity of both the highway and transit components of the regional
transportation system to minimize congestion and facilitate the movement of people and goods (Page 333)
Implementation:
Village Seven will contribute to highway and transit improvements through the Public
Facilities Finance Plan.
Bicycle System Design
Objective: Provide a safe, thorough and comprehensive bicycle network which includes bicycle paths
between major destinations within, and adjacent to, Otay Ranch (Page 334).
Implementation:
The Village Seven design provides for bicycle access to all internal village streets. A
network of bicycle lanes along major perimeter roads offer routes to destinations outside
of the village such as the community park, university, and Eastern Urban Center.
Road Design
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Objective: Design arterial and major roads and their traffic signals to minimize travel time, stops and
delays (Page 334).
Implementation:
The major roads surrounding Village Seven have been designed in accordance with City
standards. Traffic signals have been located to facilitate traffic flow and to provide access
to Village Seven and neighboring land uses.
Planning and Land Development
GOAL: LAND DEVELOPMENT PATTERNS WHICH MINIMIZE THE ADVERSE
IMPACTS OF DEVELOPMENT ON AIR QUALITY. (Page 335)
Objective: Encourage mixed use development to promote linking of trips, reduce trip length and
encourage alternative mode usage.
Implementation:
Village Seven has been designed with a mixed-use core to encourage availability of goods
and services within the village. The village is in proximity to the EUC/PA-12 and Millenia,
FC and transit rail line, which will encourage linked trips and reduced trip length. The
convenient village pedestrian path system and internal streets designed to accommodate
carts and bicycles will encourage alternate modes of travel.
Transit Route and Facility Design
Objective: Facilitate access to public transit (Page 336).
Implementation:
Pedestrian and bicycle paths link Village Seven to the regional transit-way. Bus stops will
be provided around and/or within Village Seven to offer residents an alternative mode of
transportation.
Pedestrian Design
Objective: Encourage pedestrian traffic as an alternative to single vehicle passenger travel (Page 336).
Implementation:
The extensive system of trails and pathways throughout the village to destinations such as
the village core, schools and parks, the neighboring land uses, will encourage residents to
walk rather than drive.
Building Design
Objective: Locate and design buildings within village cores to facilitate transit and pedestrian access
(Page 337).
Implementation:
Buildings within the Village Seven core are clustered to minimize walking distances and
oriented to the street to encourage pedestrian access. Paths within the core link to public
transit stations.
Parking Management
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Objective: Manage parking facilities to facilitate transit, ridesharing and pedestrian access (Page 337).
Objective: Manage parking facilities to encourage a reduction in the number of single vehicle trips
(Page 337).
Implementation:
Parking areas within the village core will be located at the rear and sides of buildings to
maintain a pedestrian-oriented village streetscape. Joint parking use will be encouraged in
the village core.
Street Configuration
Objective: Configure internal village streets to give pedestrian traffic a priority (Page 337).
Implementation:
Multiple routes, including pedestrian paths and paseos are provided to the village core.
Cul-de-sacs connect to paseos to provide pedestrian connections throughout the village.
Village streets are designed for pedestrian comfort with sidewalks, landscaping and
furnishings.
Particulate Emissions
Objective: Minimize particulate emissions, which are the result of the construction process (Page 338)
Implementation:
This objective will be met through construction practices that control fugitive dust,
minimize simultaneous operation of construction vehicles and equipment, and use low-
polluting equipment.
Energy Conservation
Objective: Minimize fossil fuel emission by conserving energy (Page 338). [See Energy Chapter 10.
Section E.]
Implementation:
The village is designed to provide alternate modes of travel and reduce vehicle trips to
reduce fossil fuel emissions.
II.2.8.7 Noise
GOAL: PROMOTE A QUIET COMMUNITY WHERE RESIDENTS LIVE WITHOUT
NOISE WHICH IS DETRIMENTAL TO HEALTH AND ENJOYMENT OF PROPERTY. (Page 340)
GOAL: ENSURE RESIDENTS ARE NOT ADVERSELY AFFECTED BY NOISE. (Page
340)
Objective: Otay Ranch shall have a noise abatement program to enforce regulations to control noise.
Implementation:
The design of Village Seven separates higher noise generating land uses from more
sensitive residential land uses. Sound abating features, such as masonry walls and dual -
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
glazed windows, will be provided as needed. City standards for noise regulation and
abatement shall be enforced.
II.2.8.8 Safety
GOAL: PROMOTE PUBLIC SAFETY AND PROVIDE PUBLIC PROTECTION FROM
FIRE, FLOODING, SEISMIC DISTURBANCES, GEOLOGIC PHENOMENA AND MAN MADE
HAZARDS IN ORDER TO:
• Preserve Life, Health and Property;
• Continue Government Functions and Public Order;
• Maintain Municipal Services; and
• Rapidly Resolve Emergencies and Return the Community Normalcy and Public
Tranquility. (Page 341)
General Public Safety
Objective: Provide for the continuity of government and public order (Page 342).
Objective: Maintain public services and ensure the rapid resolution of emergencies (Page 342)
Objective: Minimize social and economic dislocations resulting from injuries, loss of life and property
damage (Page 342).
Implementation:
The Village Seven design has utilized the recommendations of technical studies, City codes
and ordinances, and other policies and regulations to plan for development that will
promote the protection of life and property.
Seismic Disturbances
Objective: Provide public protection from earthquakes, rockslides, and liquefaction in order to
minimize loss of life, injury, property damage and disruption of community social and economic activity
(Page 343).
Implementation:
Site grading and construction shall be in accordance with the Uniform Building Code and
the Association of Structural Engineers of California to reduce the effects of seismic
shaking to the extent possible.
Floods
Objective: Prevent property damage and loss of life due to seiches, dam failure and heavy rains (Page
343).
Objective: Preservation of the floodplain environment from adverse impacts due to development
(Page 343).
Implementation:
Village Seven is not located within a floodplain. Storm water flows shall be controlled and
conveyed in accordance with the Master Drainage Plan for the village.
Geologic Phenomena
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Objective: Prevent property damage and loss of life due to landslides, rock falls, and erosion (Page
344).
Implementation:
Village Seven development shall utilize grading practices that are consistent with this
objective.
Fire Crime Health Emergency and Hazardous Substances
Objective: Prevent property damage and loss of life due to fire, crime or hazardous substances (Page
344).
Implementation:
Village Seven is planned to reduce potential affects of fire through adequate water supply,
street design that facilitates emergency vehicle access, and fuel-modification landscape
techniques. Crime prevention is addressed through optimization of community interaction
and street activity and a minimization of secluded areas that could foster crime. City codes
and policies will be implemented and enforced to minimize potential affects of hazardous
substances.
II.2.8.9 Growth Management
GOAL: DEVELOP OTAY RANCH VILLAGES TO BALANCE REGIONAL AND
LOCAL PUBLIC NEEDS, RESPOND TO MARKET FORCES, AND ASSURE THE EFFICIENT AND
TIMELY PROVISION OF PUBLIC SERVICES AND FACILITIES CONCURRENT WITH NEED.
(Page 349)
Objectives: Coordinate the timing of the development of Otay Ranch villages to provide for the timely
provision of public facilities, assure the efficient use of public fiscal resources and promote the viability of
the existing and planned villages.
Implementation:
Village Seven will be developed in phases that balance market forces with implementation
of the facilities, as identified by the Public Facilities Finance Plan.
II.2.8.10 Resource Protection, Conservation & Management
GOAL: ESTABLISHMENT OF AN OPEN SPACE SYSTEM THAT WILL BECOME A
PERMANENT PRESERVE DEDICATED TO THE PROTECTION AND ENHANCEMENT OF THE
BIOLOGICAL, PALEONTOLOGICAL, CULTURAL RESOURCES (ARCHAEO-LOGICAL AND
HISTORICAL RESOURCES), FLOOD PLAIN, AND SCENIC RESOURCES OF OTAY RANCH, THE
MAINTENANCE OF LONG-TERM BIOLOGICAL DIVERSITY, AND THE ASSURANCE OF THE
SURVIVAL AND RECOVERY OF NATIVE SPECIES AND HABITATS WITHIN THE PRESERVE,
AND TO SERVE AS THE FUNCTIONAL EQUIVALENT OF THE COUNTY OF SAN DIEGO
RESOURCE PROTECTION ORDINANCE (RPO). (Page 359)
Objective: Identify sensitive and significant biological, cultural, paleontological, agricultural, and
scenic resources within Otay Ranch that require protection and/or management (Page 359).
Objective: Preserve sensitive and significant biological, cultural, paleontological, flood plain, visual,
and agricultural resources (Page 361).
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Implementation:
These goals and objectives will be met through compliance with the Otay Ranch RMP and
RMP 2, by conveyance of property within the preserve to the Preserve Owner Manager.
Enhance and Restore Sensitive Resources
Objective: Enhance, restore, and re-establish sensitive biological resources (species and habitats) in
disturbed areas where the resources either formerly occurred or have a high potential for establishment
(Page 368).
Implementation:
Disturbed areas within Wolf Canyon may be enhanced and restored if required as
mitigation by State and Federal resource agencies.
Wildlife Corridors
Objective: Establish functional connections for onsite resources and integrate the Preserve into a
larger regional system (Page 371).
Implementation:
The village Seven project does not propose on-site preservation of open space and
therefore, no wildlife corridor connection to the large Otay Valley Preserve is proposed.
Preserve Management and Maintenance
Objective: Effectively manage the Preserve to protect, maintain, and enhance resources in perpetuity
(Page 372).
Implementation:
Village Seven will participate in the Preserve Management program.
Resource Preserve Land Uses
Objective: Identify permitted land uses within the Preserve (Page 380).
Implementation:
The Otay Ranch RMP, as incorporated into the proposed City of Chula Vista MSCP
Subarea Plan identifies permitted land uses within the preserve.
Resource Preserve - Adjacent Land Uses
Objective: Identify allowable uses within appropriate land use designations for areas adjacent to the
Preserve (Page 383).
Implementation:
The MSCP opens space preserve land is located westerly off-site within Village 2. Village
Seven proposes to re-contour the Wolf Canyon east of La Media. Residential uses will be
separated from the Preserve by la Media.
Regulatory Framework for Future Uses
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Objective: Provide a regulatory framework for future permitting by resource agencies and
amendments to the RMP (Page 385).
Implementation:
Village Seven will adhere to the regulatory framework established in the RMP and MSCP
Subarea Plan.
Physical Resources
Mineral Resources
GOAL: ENCOURAGE THE COMPLETION OF THE EXTRACTION OF MINERAL
RESOURCES BEFORE CONFLICTS WITH PLANNED DEVELOPMENT COULD OCCUR. (Page
389)
Objective: Extract mineral resources so as not to impair other conservation efforts.
Implementation:
Mineral extraction does not occur in Village Seven.
Soils
GOAL: MINIMIZE SOIL LOSS DUE TO DEVELOPMENT. (Page 389)
Objective: Identify development activities which present a large potential to create excessive runoff
or erosion.
Implementation:
Land form grading, slope stabilization, vegetation protection, revegetation and other
techniques will be employed to meet these goals and objectives.
Steep Slopes
GOAL: REDUCE IMPACTS TO ENVIRONMENTALLY SENSITIVE AND
POTENTIAL GEOLOGICALLY HAZARDOUS AREAS ASSOCIATED WITH STEEP SLOPES. (Page
389)
Objective: Research existing slope conditions prior to land development activities.
Implementation:
The grading plan for Village Seven is based on a geotechnical study. The site grading
terraces the property to follow the natural grade elevation change. Manufactured slope
heights and forms are in conformance with City ordinances and policies.
Floodways
GOAL: PRESERVE FLOODWAYS AND UNDISTURBED FLOOD PLAIN FRINGE
AREAS. (Page 390)
Objective: Restore and enhance highly disturbed floodways and flood plains to regain former wildlife
habitats and retain/restore the ability to pass 100-year flood flows.
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Objective: Preserve floodways and undisturbed flood plain fringe areas in their natural state where
downstream development will not be adversely affected.
Implementation:
No Floodways or Flood Plains exist within Village Seven. A portion of Wolf Canyon’s
blue line stream will be re-located and enhanced.
Visual Resources
GOAL: PREVENT DEGRADATION OF THE VISUAL RESOURCES. (Page 391)
Objective: Blend development harmoniously with significant natural features of the land.
Implementation:
The re-contoured manufactured slopes of Wolf Canyon will be vegetated to minimize
visual impacts. The landscape plan for Village Seven provides a transition between the
landscapes and the development area.
Energy Conservation
GOAL: ESTABLISH OTAY RANCH AS A “SHOWCASE” FOR THE EFFICIENT
UTILIZATION OF ENERGY RESOURCES AND THE USE OF RENEWABLE ENERGY
RESOURCES. (Page 391)
Objective: Reduce the use of non-renewable energy resources within Otay Ranch below per capita
non-renewable energy consumption in San Diego County.
Implementation:
The design of Village Seven encourages walking, bicycling, cart and public transit use to
lower energy consumption.
Land Use
Objective: Provide land use patterns and project features which result in the conservation of
nonrenewable energy resources (Page 393).
Implementation:
The village land use pattern and relationship to surrounding land uses promotes walking
and cycling as alternatives to more energy consumptive automobile use. The terraced
design of neighborhoods provides opportunities for solar management to lessen heating
and cooling fuel consumption. The water conservation plan and landscape design promote
efficient water use.
Water Conservation
GOAL: CONSERVE WATER DURING AND AFTER CONSTRUCTION OF OTAY
RANCH. (Page 394)
Objective: Reduce CWA water use within Otay Ranch to a level that is 75% of County -wide, 1989
per capita levels.
Objective: Create a comprehensive framework for the design implementation and maintenance of
water conserving measures, both indoor and outdoor.
(Adopted 8/24/2004)
Amended [Month] 2023 Appendix A SPA PLAN
Objective: Develop an extensive water restoration and recycling system throughout the developed
areas-of Otay Ranch.
Objective: Investigate traditional and non-traditional uses for reclaimed water and identify potential
restraints for reclaimed water use.
Objective: Comply with the water conservation standards and policies of all applicable jurisdictions.
Implementation:
Village Seven will adhere to the provisions of the Water Conservation Plan prepared for
the project.
Astronomical Dark Skies
GOAL: PRESERVE DARK-NIGHT SKIES TO ALLOW FOR CONTINUED
ASTRONOMICAL RESEARCH AND EXPLORATION TO BE CARRIED OUT AT THE COUNTY’S
TWO OBSERVATORIES, PALOMAR MOUNTAIN AND MOUNT LAGUNA. (Page 397)
Objective: Provide lighting in heavily urbanized areas of the Otay Valley Parcel which ensures a high
degree of public safety.
Objective: Provide lighting in less urbanized areas, which helps to preserve county-wide dark-night
skies, and is consistent with more rural lighting standards prevalent in non -urbanized areas of San Diego
County.
Implementation:
Lighting within Village Seven will adhere to City and County ordinances and standards.
Agriculture
GOAL: RECOGNIZE THE PRESENCE OF IMPORTANT AGRICULTURAL SOILS
BOTH IN AREAS SUBJECT TO DEVELOPMENT AND WITHIN THE PRESERVE. (Page 398)
Objective: Encourage effective utilization of agricultural soils located within the Preserve.
Implementation:
The property will continue as agricultural use until development commences. A site for a
community garden will be identified and provided within the village in accordance with
the GDP policies for implementing these goals and objectives.
Adopted 8/24/2004
Amended [Month] 2023 Appendix B SPA PLAN
II.2.9 Appendix B – Index of SPA Requirements
INTRODUCTION
The Otay Ranch GDP, Environmental Impact Report and attendant Findings of Fact impose numerous
requirements which must be addressed at the SPA level of planning. Because of the size of Otay Ranch, the
manner in which the Otay Ranch GDP was approved and the fact that the plan was jointly processed by
two jurisdictions, the number of SPA level planning requirements imposed far exceeds the number typically
contained in other SPA level planning documents. This is particularly true for the first Otay Ranch SPA
Plan.
The following Index of SPA Requirements is provided to assist the reader in determining where the various
SPA requirements are addressed. Major topics of study are organized alphabetically. The nature of the SPA
requirement is summarized along with the page reference to the General Development Plan and/or Findings
of Fact requirement. The index then identifies within which SPA One related document the specific SPA
requirement is addressed.
Appendix B – Index of SPA Requirements
Adopted 8/24/2004
Amended [Month] 2023 Appendix B SPA PLAN
TOPIC TASK/REQUIREMENT GDP FOF PERFORMANCE
Accessory Units Support the Use of Accessory
Units 243
Otay Ranch-Wide Affordable Housing
Plan
Acoustical Analysis Prepare Site-Specific Acoustical
Analysis
122 Environmental Impact Reports, Traffic
Analysis
Affirmative Fair
Marketing Plan
Prepare Affirmative
Fair Marketing Plan 244
Ranch-Wide Affordable Housing Plan
Agricultural Plan Prepare Range Management
Plan/Agricultural Plan
RMP, SPA Section
Air Quality Plan Prepare SPA One Air Quality
Plan 338 118 Environmental Impact Reports, SPA
Animal Control Plan Prepare SPA One
Animal Control Plan 307 138
SPA, No facilities in Village 7
Architectural Plans Prepare SPA One Architectural
Guidelines 115 23
Village Design Plans
Arts & Cultural
Facilities
Establish Design Guidelines for
Arts & Cultural Facilities 288
Village Design Plans
Bicycle Plan Prepare SPA One
Phased Bicycle Plan 237
Village Design Plans
Biological Resource
Study
Perform Biological Resources
study for SPA One
25-87
RMP
Biota Monitoring
Program
Prepare Biota Monitoring
Program
375-
382 27-65
RMP
Capital Facilities Plan Prepare SPA One Capital
Facilities Plan
351
Public Facilities Finance Plan
CCS & MSS
Management Program
Prepare CCS & MSS
Management Program 368 25-27 RMP.
Cemetery Plan Prepare SPA One Cemetery Plan 289 52
Regional Facility Report, No facilities in
Village 7
Child Care Guidelines Develop Family Home
Child Care Guidelines 292
SPA One
Appendix B – Index of SPA Requirements
Adopted 8/24/2004
Amended [Month] 2023 Appendix B SPA PLAN
TOPIC TASK/REQUIREMENT GDP FOF PERFORMANCE
Child Care Plan Prepare SPA One
Child Care Plan 292 128 SPA Section II.2.7.10
Circulation Element Update General Plans Update if
needed
112
Environmental Impact Reports,
None Needed
Civic Plan Prepare SPA One Civic Plan 309
SPA, No facilities in Village 7
Community Purpose
Facility Report
Identify land for
Community and
Regional Purpose Facility uses
300
SPA One
Community Gardens Review Community Garden
Requirement 368
SPA Section II.2.5.5
Community Gardens
Policies
Prepare Policies and Guidelines
for Community Gardens 398
Parks, Recreation. Open Space and Trails
Plan.
Correctional Plan Prepare SPA One Correctional
Plan 310
Regional Facility Report, SPA
Criminal Activity
Deterrence
Develop SPA One Site Design
Guidelines to
Deter Criminal Activity
320
Village Design Plans
Cultural Resource Site
Testing
Perform Cultural Resource Site
Testing 359 91-93 RMP
Cultural Resources
Survey
Perform Cultural Resources
Survey 359 94-95 RMP
Demonstration
Agriculture
Provide Demonstration
Agricultural Area 398 98
RMP
Design Review Process Identify SPA One Design
Review Process 116 Village Design Plans
Develop Regional
Share Allocation
Develop Regional Share
Allocation 241-42 Ranch-Wide Affordable Housing Plan
Drainage Improvement
Plan
Prepare Basin Specific Drainage
Improvement Plan 269 101 Public Facilities Finance Plan,
Master Drainage Plan
Drainage Master Plan Prepare SPA One Drainage
Master Plan 269 Public Facilities Finance Plan,
Master Drainage Plan
Edge Plan Prepare SPA One Edge Plan 383 RMP
Appendix B – Index of SPA Requirements
Adopted 8/24/2004
Amended [Month] 2023 Appendix B SPA PLAN
TOPIC TASK/REQUIREMENT GDP FOF PERFORMANCE
Emergency Disaster Plan Prepare SPA One
Emergency Disaster Plan
313,
342
SPA One
Emergency Medical
Services Plan
Prepare SPA One Emergency
Medical Services Plan 131
SPA One
Energy Conservation
Prepare SPA One Non-
Renewable Energy
Energy Conservation Plan
391
SPA Non-Renewable Conservation Plan,
Evacuation Routes Determine the Need
for Evacuation Routes
139
N/A
Final Resource Maps Approve Final Resource Maps 386-87
RMP
Fire Protection Plan
Fire Protection and
Emergency Medical
Services Plan
Prepare SPA One 315 129 SPA One
Fire Suppression
Analysis
Provide SPA One Fire
Suppression Analysis (Sprinkler
Plan)
315
SPA One
Fiscal Analysis Perform Fiscal Analysis (FIND
Model) 351
Public Facilities
Finance Plan
Freeway Signage
Program
Prepare Village Five
Freeway Signage Program 109
Village Design Plans SPA section II.2.2.7
Freeway, Segment &
Intersection Capacities
Increase Freeway, Segment &
intersection Capacities 112
Environmental Impact Reports,
Traffic Analysis
Fuel Modification Plan Prepare SPA One Fuel
Modification Plan 315
Parks, Recreation, Open Space and
Trails Plan, SPA section II.2.7.11
Geotechnical
Prepare SPA One Geotechnical
Investigations Report,
Appendix J
344 94-95 SPA, Geotechnical Reconnaissance
Reconnaissance Investigations
Gnatcatcher and
Cactus Wren Study
Perform Gnatcatcher and
Cactus Wren Study 359 51,53 RMP
Appendix B – Index of SPA Requirements
Adopted 8/24/2004
Amended [Month] 2023 Appendix B SPA PLAN
TOPIC TASK/REQUIREBMENT GDP FOF PERFORMANCE
Grading Plan Prepare SPA One Grading Plan 115,
391
15,
19-21 SPA Section II.2.4
Grasslands Perform SPA One Native
Grassland Restoration Program 370 28
RMP
Health and Medical
Plan
Prepare SPA One Health and
Medical Plan 298 136 Regional Facility Report,
SPA One
Housing for Special
Needs Groups
Identify Housing Opportunities
for Special Needs Groups
244 Ranch-Wide Affordable Housing
Plan
Housing Plan Prepare SPA One Housing Pian
SPA One Affordable Housing Plan,
Housing Plan Ranch-
Wide
Prepare Ranch-Wide Housing
Plan 391
Ranch-Wide Affordable Housing Plan
Inventory Facilities Inventory Existing & Proposed
Facilities 351
Public Facilities Finance Plan
Justice Plan Prepare SPA One Justice Plan 317
Regional Facility Report, SPA One
Landforms Identify and Map
Floodplains/Landforms
RMP
Landscaping Plans
Prepare SPA One Landscaping
Plans 115 16
Village Design Plans
Law Enforcement Plan Prepare SPA One Law
Enforcement Plan 320
SPA One
Least Bells Vireo Plan
Prepare Least Bells Vireo Plan
For River Valley
RMP
Library Plan Prepare SPA One Library Plan 324 132 SPA One
Master Property Tax
Agreement
Negotiate Master Property Tax
Agreement
264
Memorial Garden Determine Desirability of
Memorial Garden 289
Regional Facility Report, SPA One
Appendix B – Index of SPA Requirements
Adopted 8/24/2004
Amended [Month] 2023 Appendix B SPA PLAN
TOPIC TASK/REQUIREMENT GDP FOF PERFORMANCE
Mitigation Activities
Feasibility
Demonstrate Financial
Feasibility of Mitigation
Activities
379
Environmental Impact Reports
Nature Interpretative
Center
Identify Potential Nature
interpretative Center Sites 378-79
RMP
Noise Study Prepare SPA One Noise Study 340 16 Environmental Impact Reports
Overall Design Plan Prepare Overall Design Plan 114-
117
Overall Design Plan
Paleontological
Resources Mitigation
Plan
Prepare SPA One
Paleontological Resources
Mitigation Plan
96-97 Environmental Impact Reports
Park Use Limit Active Use in Preserve To
400 Acres 380
RMP -Pending JEPA Otay Valley Regional
Park Plan
Parks Master Plan Prepare SPA One Parks Master
Plan 255 133 Parks, Recreation, Open Space
and Trails Plan
Phasing Plan Prepare SPA One Phasing Plan
SPA One
Planned Community
Regulations
Prepare Planned Community
Regulations CV
Muni Ord. Planned Community
Regulations
Preserve Conveyance
Schedule Identify Conveyance Schedule 376
RMP
Preserve Funding Plan Prepare Preserve Funding Plan 383
RMP, CFD 97-2
Preserve Infrastructure
Plan
Prepare Preserve Infrastructure
Plan 383
RMP
Preserve Owner
Manager
Identify Preserve Owner
Manager 372
RMP
Preserve Permitted Use
Plan
Prepare Preserve Permitted Use
380
RMP
Appendix B – Index of SPA Requirements
Adopted 8/24/2004
Amended [Month] 2023 Appendix B SPA PLAN
TOPIC TASK/REQUIREMENT GDP FOF PERFORMANCE
Public Facilities
Finance Plan
Prepare SPA One Public Facility
Financing Plan 351 125-
26,
132
Public Facilities Finance Plan
Range Management
Plan
Prepare Range Management
Plan/Agricultural Plan
385,
398 98 RMP
Raptor Study Prepare Raptor Study 359
RMP F
Reclaimed Water Uses
& Restrictions
Identify Reclaimed Water Uses
& Restrictions
125 Public Facilities Finance Phan, OWD
SAMP,
Recreation Access Plan Prepare Recreation
Access Plan
134 RMP
Rec. Master Plan Prepare SPA One Recreation
Master Plan 255
Parks, Recreation. Open Space and Trails
Plan
Regional Purpose
Facility Plan
Identify land for Community and
Regional Purpose Facility Uses 300
Regional Facility Report, SPA
Reserve Fund Program Establish Reserve Fund Program 265
Chula Vista Ordinance
Resource Agencies Consult with Resource Agencies 385
RMP
Riparian Restoration Perform SPA One Riparian
Restoration Program 370
RMP
River Valley
Management
Evaluate Otay River Valley
Management 379
RMP
River Valley Park Review Active Uses in Otay
River Valley Park 380
RMP
RMP Amendments Develop Regulatory Framework
For RMP Amendments 385
RMP
School Fac. Financing Provide School Facility
Financing Program 328
Public Facilities Finance Plan
Appendix B – Index of SPA Requirements
Adopted 8/24/2004
Amended [Month] 2023 Appendix B SPA PLAN
TOPIC TASK/REQUIRENIENT GDP FOF PERFORMANCE
School Financing
Agreement
Negotiate School Financing
Agreement
School Mitigation Agreement
School Plan Prepare SPA One School Plan 328 131 Public Facilities Finance Plan, SPA Section
II.2.7.9
Sewer Master Plan Prepare SPA One Sewer Master
Plan 272 127 Public Facilities Finance Plan, SPA Section
II.2.7.5, Sewer Study
Social & Senior
Services Plan
Prepare SPA One Social &
Senior Services Plan 304 137 Regional Facility Report, SPA One
Solid Waste
Management Plan
Prepare SPA One Integrated
Solid Waste Management Plan 276
Regional Facility Report, SPA One
Street Standards
Provide SPA One Standards for
Public & Private Streets 114
SPA Section II.2.3
Traffic Control
Strategies
Implement Traffic Control
Strategies
112 Environmental Impact Reports, Traffic
Analysis
Trail Plan Prepare SPA One Phased Trail
Plan 237
Parks, Recreation, Open Space & Trails
Master Plan
Transit Work with MTDB regarding fair
share facility financing plan
111 Public Facilities Finance Plan
Transit Alignment
Study
Prepare SPA One Transit
Alignment Study
124,
143
Environmental Impact Reports
Transit Plan Prepare SPA One Phased Transit
Plan 237
SPA Section
Transportation Demand
Management (TDM)
Strategies
Provide Transportation Demand
Management (TDM) Strategies
112 Environmental Impact Reports, Traffic
Analysis
Transportation Model
Analysis
Perform Build-out
Transportation Model Analysis 237 109 Environmental Impact Reports,
Traffic Analysis
Transportation Phasing
Plans
Provide Transportation Phasing
Plans
112 Environmental Impact Reports, Traffic
Analysis
Appendix B – Index of SPA Requirements
Adopted 8/24/2004
Amended [Month] 2023 Appendix B SPA PLAN
TOPIC TASK/REQUIREMENT GDP FOF PERFORMANCE
Urban Runoff Plan Prepare Urban Runoff Plan in Otay
Reservoir Basin 278 102 N/A
Vernal Pool
Management Plan
Prepare Vernal Pool
Management Plan 365 29-36 RMP
Vernal Pool Study Prepare Vernal Pool Study 359 29 RMP
Village Design Plan Prepare Village Design Plan 114-
116 Village Design Plans
Village Phasing Plan Update Village Phasing Plan 354 N/A
Village Viability
Analysis
Prepare Village Viability
Analysis 353 N/A
Visual Study Prepare SPA One Visual Study 116 21-22 Environmental Impact Report
Water Conservation
Plan
Prepare SPA One Water
Conservation Plan
282,
394 125 Public Facilities Finance Plan, Water
Conservation Plan
Water Master Plan Prepare SPA One Water Master
Plan 284 125 Public Facilities Finance Plan. OWD SAMP
Water Reclamation Plan Prepare SPA One Water
Reclamation Plan 284 125 Public Facilities Finance Plan, OWD SAMP
Watershed Impact and
Protection
Prepare Watershed Impact and
Protection Reports 278 101,
108
Public Facilities Finance Plan, Master
Drainage Plan, Appendix (C.4)
Wetland Delineation Perform SPA One Wetland
Delineation Study 366 RMP
Wildlife Corridor Study Implement Wildlife Corridor
Study 371 87 RMP
Wildlife Corridor Study Prepare Wildlife Corridor Study 359 87 Wildlife Corridor Study RMP.3