HomeMy WebLinkAbout2007/05/01 Item 14
COUNCIL AGENDA STATEMENT
Item No.:-E--
Meeting Date: 5/01107
ITEM TITLE:
Report: Otay Ranch Eastern Urban Center (EUC) Sectional Plan Area
(SPA) Plan Compliance With General Plan Eastern District Framework
Strategy Objectives and Policies
SUBMITTED BY:
Direotm of PI",""",, m~illldillg~
Interim City Manager )1 (4/5ths Vote: Y~ No ~
REVIEWED BY:
This report is an analysis of the EUC SPA Plan and its compliance with the objectives and
policies of the General Plan Eastern District Framework Strategy. The purpose of staffs analysis
is to ensure that all the necessary components of the Framework Strategy are addressed and to
obtain any direction on this matter prior to completing the SPA processing.
RECOMMENDATION: That City Council adopt the Resolution accepting the report on EUC
SPA Plan's compliance with the General Plan Eastern District Framework Strategy Objectives
and Policies.
BOARDS/COMMISSIONS RECOMMENDATION: The Planning Commission reviewed
the report at their April II, 2007 meeting and approved Resolution PCM 99-07 recommending
the City Council accept the report and find that the EUC SPA Plan is consistent with the
Framework Strategy
DISCUSSION:
The Chula Vista General Plan Land Use and Transportation Element establishes planning
districts to guide the more detailed planning of certain areas within the city. One of those
districts is the Eastern District, which includes the Otay Ranch's Freeway Commercial and
Eastern Urban Center (EUe) (Attachment #1). The General Plan requires that the Otay Ranch
EUC Sectional Planning Area Plan (SPA) address the goals and policies of the Eastern District
Framework Strategy "prior to or in conjunction with preparation and approval of any subsequent
SPA documents that may be required within the... Study area".
Since the EUC SPA Plan is currently being processed, staff is bringing this report forward to the
City Council to ensure that all the necessary components of the Framework Strategy are
addressed and to obtain any direction on this matter prior to completing the SPA processing. It is
anticipated that the City Council will consider the EUC SPA Plan in early 2008. A brief EUC
Project Description is attached for your review (Attachment #2).
14-1
Page 2, Item No.: ~
Meeting Date: 5/01107
Framework Strategv Historv
The General Plan identifies the need for a Framework Strategy for a study area that includes two
focus areas: the Eastern Urban Center and the Freeway Commercial. The General Plan describes
each focus area as follows:
. "The Eastern Urban Center (EUe) is the vibrant urban hub of the Otay Ranch, providing
regional services and commercial and residential uses to the area. The EVC derives increased
vitality and commercial market demand from the multi-institutional university center.
. The Freeway Commercial Focus Area, while relating to the university much less than the
other Focus Areas in the District, enhances the commercial vitality of the EUC, and also
benefits from increased market demands generated by the presence of the university and the
EUC."
The Framework Strategy was originally intended to address the EUC, Freeway Commercial, the
University Study Area, Village 8 and Village 9. The City Council, in a cooperative effort with
the property owners of Villages 8 and 9, deferred action on approval ofland use designations for
those two villages and the university and at the same time reduced the scope of the Framework
Strategy to include just the EUC and Freeway Commercial. Despite the deferral, all of the
property owners have worked to respond to the joint planning effort envisioned in the Strategy
and many of the principles contained in the EUC SPA Plan are the product of that effort;
especially related to transit routing and design, circulation, and grading.
Since the Freeway Commercial is already predominately developed with the Otay Ranch Town
Center, the EUC is the only SPA required to address the Framework Strategy at this time. That
being the case, staff has worked with the EUC SPA Plan applicant, the McMillin Companies, to
respond to the Strategy and the remainder of the report will provide a discussion of the intent of
the Framework Strategy and a detailed description of the applicable General Plan policies and
how the EUC SPA Plan complies with those policies.
Vision and Obiectives for the Eastern District
The Eastern District is intended to serve as the urban center for the Otay Ranch and the East
Planning Area of the General Plan. This District is to provide higher value employment
opportunities, cultural and entertainment elements, and residential development at a greater
scale, intensity, and density than the surrounding villages. The two focus areas are to have a
strong relationship to each other and will be connected by compatible, mutually supportive land
uses, circulation, and urban form. The District is to be linked and supported by a rapid transit
system that is to be integrated with the land use plans. There are four objectives for this District
stated in the General Plan:
1. Develop a corridor of integrated, high-intensity urban uses; office and business parks; retail
centers; residential uses; and a major higher educational institution along the State Route 125
corridor to serve the East Planning Area and the broader south county region.
14-2
Page 3, Item No.: -L~
Meeting Date: 5/01/07
2. Establish a distinctly identifiable corridor that creates a unique sense of place through: its
integration of diverse uses and land use Focus Areas into a cohesive development pattern;
and its linkages between the District's Focus Areas, adjoining communities, and open spaces
and the sub-region.
3. Provide a centralized urban area to support the East Chula Vista/Otay Ranch and south San
Diego County population, providing regional goods and services that cannot be
accommodated in the residential Village Cores of Otay Ranch.
4. Establish an area that functions as a retail commercial, services, and office node providing an
intense, pedestrian-oriented urban activity center that is linked by land use, design, and
circulation, including a Bus Rapid Transit system (BRT) to the region, other villages of the
Otay Ranch, and the University Village, University Campus, Regional Technology Park, and
Freeway Commercial Focus Areas.
Eastern District Framework Strategv Policv Analvsis
The following policies serve to implement the four objectives mentioned above by establishing a
strategy that requires that property owners look beyond the boundaries of their projects to
promote an interdependent relationship between housing, economic, and cultural elements within
the Eastern District. These policies recognize the need for coordinated development to enhance
the economic and community success and vitality of the District. Each policy will be listed
followed by a discussion of how the EUC is addressing that policy. In some cases policies have
been grouped to avoid redundancy, such as the first two policies LUT 84.1 and LUT 94.2.
LUT 84.1 Accommodate the coordinated development of land use Focus Areas within the State
Route 125 corridor: (1) a region-serving urban center with the highest residential densities and
an officelcommercial focus; (2) a sub-regional retail/lifestyle center; and,
LUT 94.2 Encourage the highest residential densities of the Otay Ranch Subarea to develop in
the EUC
Analvsis: The Otay Ranch Town Center implements the sub-regional retail/lifestyle center
recommendation of Policy LUT 84.1. The EUC SPA will implement the region-serving urban
center recommendation. The EUC proposes 3.5 million square feet of commercial (office,
visitor, and retail), a strong civic component, and 2,983 residential units with heights up to 15
stories. These densities represent the highest densities and tallest structures within the Otay
Ranch.
The EUC is also complementary to the Otay Ranch Town Center in a number of ways. While the
Town Center provides the site for large national retailers, the EUC will likely focus on specialty
retail, neighborhood serving, and visitor commercial (hospitality uses). There will also be a
focus on mixed-use development and retail commercial along a Main Street that promotes a
sense of community and pedestrian focus. The employment center will be the largest within
eastern Chula Vista and will provide highest quality employment opportunities for the city.
14-3
Page 4, Item No.: 14
Meeting Date: 5/01/07
LUT 84.2 Allow for flexibility and adjustments of the designated land use/Focus Area
boundaries, and recognize ownership boundaries to: promote the intermixing of uses that
support and complement those existing in adjoining Districts and subareas; accountfor
changing market conditions and economic development objectives; andfoster the development of
a cohesive pattern of urban development and built form; and,
L UT 94. 8 Accommodate phased development, allowing the urban land use intensity and
character of the EUe to intensify and evolve in stages in response to economic and other factors
Analysis: Due to the size of the EVC, the higher intensity and mixed-use nature of the plan, and
the longer-term build-out of the plan, flexibility and the anticipation of the need for adjustments
to land use are being incorporated into the plarl. Staff has recommended and the applicant has
submitted a Form Based Code that allows for land use flexibility, mixed uses, and a better ability
to respond to the market, while providing extensive detail on building form and bulk and a
building's relationship to public spaces. The plan will also provide a planning program and
monitoring that will allow for future intensification when warranted by market conditions. This
flexibility will allow the EVC to better respond to any future, more specific planning of the
university and Village 9.
LUT 84.3 Permitted uses and densities/intensities may be adjusted among the Focus Areas,
provided that the objectives, policies, and principles for land use relationships, community
character, and urban form for the District are maintained.
Analvsis: The EVC SPA land use planning program and Public Facilities Financing Plan will
allow for density/intensity shifts as described in this policy while ensuring that any needed public
facilities are provided concurrent with need. The SPA Plan proposes a comprehensive
density/intensity transfer program that will allow movement of units and potentially an increase
in dwelling units so long as public facilities are adequate and the urban character and vision of
the EVC are maintained.
L UT 85.1 Integrate public schools; parklands; cultural and community facilities; libraries; and
comparable uses that support the other primary land uses; and,
LUT 94.1 Integrate civic uses; recreation activity; a system of parks; necessary schools; and
other resident-serving uses and encourage joint use of public and private facilities.
Analysis: The EVC is intended to be the hub of civic activities for eastern Chula Vista. The
plan currently designates land for a public library, fire station, local parks, a regional trail and
village pathway. The applicant has been working with the city on a police storefront facility and
with the Sweetwater High School District on providing space for Adult Education programs.
The Chula Vista Elementary School District is currently studying the need for an elementary
school site within the EVC. Staff is working with the developer to ensure that these are all well
integrated with the residential and employment land uses.
LUT 85.2 Locate and design buildings, public spaces, and landscaping to create a
14-4
Page 5, Item No.: I +
Meeting Date: 5/01/07
distinct character and identity for each Focus Area, emphasizing development patterns that
foster pedestrian activity and enhance community livability.
Analvsis: The EVC will have a distinct urban character, especially within the public spaces. The
grid street system along with trails and sidewalks will provide direct linkages between homes
and businesses and parks and community facilities. Buildings will be designed and located to
face public rights of way. Building architecture will not be of one theme but will promote the
EVC as a distinctively urban environment. To accomplish this, staff is working with the
developer to develop key design objectives within the EVC. The circulation system is being
designed to promote walking rather than the accommodation of the automobile as the primary
mode of transportation.
L UT 85.3 Connect the corridor's uses to surrounding open spaces with pedestrian and
bike paths and greenbelts.
Analvsis: Pedestrian linkages to the Otay Ranch Town Center across Birch have been provided
with the Town Center project and will be further implemented with the EVC. The EVC plan
implements the Bicycle Master Plan, which designates a bike lane along Birch adjacent to the
north boundary of the EVC, and additional bicycle access will be provided within the EVC. The
EVC will implement the Regional Trail (Greenbelt) by centrally locating that trail through the
Civic Core and Main Street. The Regional Trail then traverses the EVC and connects to the
pedestrian bridges that will provide access to the university.
L UT 85. 4 As part of any SPA plan within the Study Area, establish a coordinated system of
physical elements that interconnect and unifY the corridor's Focus Areas, including streets,
transit, sidewalks, streetscapes, signage, lighting, building placement and form, and
architectural character.
Analvsis: The SPA Plan, primarily due to a comprehensive gird circulation system, provides an
interconnected system ofland uses and public elements described in this policy. The plan also
features an integrated alignment for the BRT which extends the route from the Freeway
Commercial site and ultimately south into Village Nine. The Design Plan for the EVC will
provide a coordinated approach to interconnect public spaces such as parks, plazas and town
squares and other amenities and destinations within the plan and adjacent villages. Since the
EVC is intended to create a distinct urban environment, the building architecture and signage
will not focus on one style or theme but will strive to create interest, excitement, and diversity.
LUT 85.5 Carefully consider for each Focus Area land uses that will not diminish or prevent
the establishment of uses primarily intendedfor the other Focus Areas of the Eastern District.
Analvsis: The EVC is not proposing uses that would conflict with other focus areas. In fact, the
residential densities and employment uses in the EVC will provide residents and daytime
workers who would shop and dine at the businesses in the Otay Ranch Town Center. The fine-
grained circulation and pedestrian system complements adjacent properties and the EVC land use
program is being structured to allow flexibility to respond to future, more detailed university
planning and programming.
Page 6, Item No.: ~
Meeting Date: 5/01/07
L UT 94. 3 Provide sufficient acreage to accommodate cultural and community public facilities,
open space, park(s), and schools within the urban center and encourage the development of a
performing arts center.
Analvsis: The EVC is proposing space within the Civic Core that could accommodate cultural
activities and a performing arts center. The city's Arts Master Plan identifies the need and staff
is working to develop an Arts Master Plan implementation program. The Otay Ranch General
Development Plan (GDP) has identified the EVC as the site where cultural activities should be
located. Open space, parks, and schools will be provided as mentioned under other policies.
LUT 94.4 Develop the EUC as an intense urban form, with mid- and high-rise buildings
typically located in the central core and near transit.
Analvsis: The EVC is proposed to be developed with mid- and high-rise buildings designed to
front public street and designed with a distinctive urban character. The EVC SPA Plan will
propose design guidelines that will assist in implementing this policy. Regarding transit, the
BRT lines and transit stations are centrally located and are within V. mile of most areas of the
EVC.
L UT 94. 5 Apply the Design Review process for discretionary projects to ensure that building
facades are designed and oriented to accentuate and enhance the pedestrian experience and
urban street scene. Buildings fronting on pedestrian spaces shall be designed to support and
enhance dining, entertainment, and art and cultural activities.
Analvsis: A detailed implementation process is being proposed as part of the SPA Plan,
including design review of subsequent development projects. Buildings and spaces are proposed
to be designed to support and enhance dining and entertainment, especially along the Main
Street. As stated above, space is provided within the Civic Core for arts and cultural activities.
LUT 94. 6 As part of the approval of a SPA, provide pedestrian-oriented plazas, through block
paseos, and landscaped squares to add interest and provide contrast to the buildings, which
should generally be built to the sidewalk's edge.
Analvsis: Plazas and paseos are provided throughout the plan, including within the employment
park. The development of the public spaces and place making within the EVC is the critical
element to achieving the applicant's and the city's goals of creating an urban environment with
well integrated parks and other public places.
L UT 94. 7 As part of a framework strategy for the University Study Area, identifY development
regulations and design standards within City ordinances, policies, and other regulatory
measures that may hinder achieving the intended urban vision for the EUe. Revise regulations
and standards for both public and private uses and facilities where deemed necessary to create
14-6
Page 7, Item No.: -cl-
Meeting Date: 5/01107
the urban character intended for the EVe.
Analysis: Staff has identified plans, policies and ordinance changes that will need to be
considered for revision to achieve the intended urban vision for this project. These revisions will
be a part of the project description identified in the EVe Environmental hnpact Report. Any
revisions will be processed concurrently with the SPA Plan.
L UT 95.1 Accommodate uses that provide an employment base for the region, including office,
retail, business/research park, and visitor-serving commercial; cultural and entertainment
activity; an urban open space corridor linkage; and high density multi-family residential uses
developed as single uses or integrated with retail and office in mixed use buildings.
Analysis: All of the uses are being considered in the EUe in an integrated, mixed use land use
pattern. The grid system of streets creates a simple and effective circulation pattern for both
autos and pedestrians. This allows for increased and safe access to all business and residential
uses as well as parks and other public spaces.
LUT 95.2 Allow the development of uses that directly support or complement the university,
such as research; education, and business institutes; and faculty, staff, and student housing.
Analysis: Due to the built in flexibility proposed in the Eve SPA Plan, the residential density
proposed within the EVC, and the allowed 3.5 million square feet of commercial, the EVC will
be able to respond to the need for uses that would support the university, including a portion of
the needed faculty and student housing. It is anticipated that Village 9 would also provide
support for university related uses.
LUT 95.3 Floor area ratios shall accommodate a variety of low, mid, and high-rise buildings
for residential uses; professional, medical, financial, and other business uses; and local,
specialty, and regional serving retail complexes.
Analvsis: The EVC Form Based Code is being designed to provide the variety described in this
policy. Staff and the applicant are continuing to refine the guidelines and standards in the SPA
Plan.
L UT 95,4 The transit center location shall enhance the function and convenience of the Bus
Rapid Transit (BRT) system for residents, workers, and visitors in the EVe.
Analvsis: Staff and the applicant have worked extensively with SANDAG, the Metropolitan
Transit System (MTS), and Chula Vista Transit to plan for a centrally located bus rapid transit
(BRT) system within the EVC. The BRT will run through the heart of the EVC in both and
north and south direction with transit stations placed in close proximity to Main Street, the
highest residential densities, and employment areas.
14-7
Page 8, Item No.: 14-
Meeting Date: 5/01/07
LUT 95.5 The requirements for park areaJunction, and design shall be providedfor in an
EUC Parks Master Plan prepared as part of any SPA Plan within the EUC. The EUC Parks
Master Plan shall be guided by the needs and standards identified in the framework plan
prepared for the University Study Area.
Analvsis: The EUC SPA includes a Parks Master Plan and an analysis of the potential
demographic characteristics ofthe future EUC residents. Based on these documents, the
applicant has proposed a local parks program that is intended to meet the needs of this
development. Staff is continuing to work with the applicant to analyze the demographic
information and refine the parks plan.
L UT 95.6 The precise boundary between the EUC and the University Village will be
determined by the design of the Town Center Arterial during the preparation of the Framework
Strategy and subsequent SPA plans for the EUC and University Village.
Analvsis: The Town Center Arterial is actually not within the ownership of this applicant but is
located on the southern boundary of the EUC (the portion owned by the Otay Land Company).
The McMillin EUC SPA Plan shows the alignment of the Town Center Arterial and provides
north-south connections for both auto and BRT circulation. The precise alignment and design of
that route will be determined when Village 9 SPA Plan is processed.
L UT 95.7 Offstreet parking facilities within the Eastern Urban Center shall be located and
designed to promote the urban character and pedestrian orientation intended for the EUC.
Parking shall conform to the urban architecture and form; provide convenient pedestrian access
to the areas it serves; and promote the efficient use of shared parkingfacilities. To help insure
successful buildout of the EUC, regulatory measures and design standards shall allow for
flexibility in the siting of offstreet parking facilities to accommodate temporary, interim, or
phased parkingfacilities; and,
LUT 95.8 Promote the development of public or private parking structures that can be shared
by multiple uses within the Eastern Urban Center
Analvsis: Design Criteria is being developed to ensure that the urban character envisioned in
the GDP is implemented over time in the EUC. In addition, the applicant is preparing a Parking
Plan to address on-and off-street parking issues and shared parking. One of the critical elements
of the EUC is the issue of phasing, especially the phasing of parking facilities. Initially, it is
anticipated that off-street parking will primarily be provided in surface parking lots. Over time,
those lots will be allowed to redevelop to increase land use intensity with off-street parking
provided in structures. Staff and the applicant are working on design guidelines that will require
that parking lots be sited in a manner that is not detrimental to the urban character.
DECISION-MAKER CONFLICTS:
14-8
Page 9, Item No.: I +
Meeting Date: 5/01/07
Staff has reviewed the property holdings of the City Council and has found no such holdings
within 500' of the property that is the subject of this action.
FISCAL IMPACT:
There are no direct fiscal impacts to the General Fund as a result of this report. The cost of
preparing the report was covered by the applicant's deposit account.
ATTACHMENTS
I. Eastern District Framework Strategy w/Focus Areas Maps
2. EUC SPA Plan Project Description
14-9
Attachment il
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
The Eastern Urban Center (EUC) is the vibrant urban hub of the Otay Ranch, providing regional
services and commercial and residential uses to the area. The EUC derives increased vitality and
commercial market demand "
The Freeway Commercial Focus Area,
~1;..VIIll'i"'llenhances the commercial vitality of the EUc, and also benefits from
increased market demands generated by the presence ofll.illIIiIt~~~ the EUC"
+'1?fli};ji1fj!!>rilll;"g:F'00~
~n!~~~~'.!J~Study Area and Framework Strategy
Study Area" has been designate
inc uding the Eastern Urban Center,
an nlversity Village Focus Areas. The stra egy
t e In er epen n relationships between housing; economic; cultura ;
within this area. This framework strategy must be completed prior to, 0 with,
preparation and approvai of any subsequent SPA documents that may be required within the
areas encompassed by them61liStudy Area. The framework strategy is intended to allow
SPA plans for the villages and Planning Areas within the study area, including those under
multiple ownership, to be prepared more efficiently."
The following objectives and policies recognize the interdependence and important relationships
between the Focus Areas of the District, and the need for coordinated development to enhance
the economic and community success and vitality of the District
.. For text shown in shading, please see Page LUT-285 for Final Action Deferral Areas information
Page LUT-261
~!~
---
=a
(HULA VISTA
14-10
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
Develop a corridor of integrated, high-i
business retail centers; residential uses;
along the State Route 125 corridor to serve the
East Planning Area and the broader south county region...
Policies
LUT 84.1
LUT 84.2
LUT 84.3
Accommodate the coordinated development oflllllllland use Focus
Areas within the State Route 125 corridor: (1) a region-serving urban center
with the highest residential densities and an office/commercial focus. (2) a
sub-re ional retail/lifes Ie center;
Allow for fiexibility and adjustments ofthe designated land use/Focus Area
boundaries, and recognize ownership boundaries to: promote the intermixing
of uses that support and complement those existing in adjoining Districts
and subareas; account for changing market conditions and economic
development objectives; and foster the development of a cohesive pattern of
urban development and built form.
Permitted uses and densities/intensities may be adjusted among the Focus
Areas, provided that the objectives, policies, and principles for land use
relationships, community character, and urban form for the District are
maintained.
.. For text shown in shading, please see Page LUT-285 for Final Action Deferral Areas information
Page LUT-262 City of Chuia Vista General Plan
14-11
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
Establish a distinctly identifiable corridor that creates a unique sense of
place through: its integration of diverse uses and land use Focus Areas
into a cohesive development pattern; and its linkages between the
District's Focus Areas, adjoining communities, and open spaces and the
sub-region.
Policies
LUT 85.1
LUT 85.2
LUT 85.3
LUT 85.4
LUT 85.5
LUT 85.6
Integrate public schools; parklands; cultural and community facilities; libraries;
""-;ilil"";~r-"";0P="---'0""mry~"'!'''<'i",!"-;,,t1'1"
!!~!~IilIl/mli!I!I~!FJ:~~~/.li!l and comparable uses that support the other
primary land uses."
Locate and design buildings, public spaces, and landscaping to create a
distinct character and identity for each Focus Area, emphasizing development
patterns that foster pedestrian activity and enhance community livability.
Connect the corridor's uses to surrounding open spaces with pedestrian and
bike paths and greenbelts.
As part of any SPA plan within Study Area, establish a
coordinated system of physical elements interconnect and unity the
corridor's Focus Areas, including streets, transit sidewalks, streetscapes,
signage, lighting, building placement and form, and architectural character."
Carefully consider for each Focus Area land uses that will not diminish or
prevent the establishment of uses primarily intended for the other Focus
Areas of the Eastern i._District..
Complete preparation of a framework strategy for the
Eastern Urban Center
included within the Study Area" prior to or concurrenty with..
. For text shown in shading, please see Page LUT-2B5 for Final Action Deferral Areas information
~\lf?-
-
=
Page LUT-263 mS'(l.'furA
14-12
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
future GDP amendments and SPA plans for villages within the Eastern
District This strategy shall identity and consider important land
use, economic, circulation, and design elements, and relationships between
these Focus Areas. The strategy shall also identity key principles or 'ground
rules" for development to allow subsequent SPA planning for the individual
focus areas and ownerships to proceed independently. ·
'0".<1#_.' ""!L'ffillll' YB"0'ftfI'0@jfNm'='i!F',?,wl:1l'
""_ ~" .....'..i.. . . .... ,.m.m
~~~"',;I""w.ili',' '0i "", ~,' e
",._is, ,_ iliFa'Nk
Eli.""'."11111"
....... ...... ...1...... .., 'li'
. '1' ., '.1 i
" ....". .* ., ...
"" ,,,,,, , ",.
.. For taxt shown in shading, please see Page LUT.285 for Final Action Deferral Areas information
Page LUT-264 City of Chula Vista General Plan
14-13
East Planning Area
Otay Ranch Subarea.
Eastern University District
---....... /"'
... /'
,/
/,,/'...
/ .......
~/...
,
,
I
-
OTAY RANCH
SUBAREA
BOUNDAR Y
s
LEGEND
@ ELEMENTARY SCHOOL
@) HiGH SCHOOL
@ NEIGHBORHOOD PftRK
.. FUTURETRANSITSTATlON
___,.FUJURE TRANSITROUTE
.....-PROPOSEOROAQAJGNMENT
=e=ffic1251N"rERQ+ANG,E
N
W~E
NOT TO' SCA.LE
Figure 5-46
Page LLfT-265
~\Ift..
-
=
=~
CHULAVlSTA
"* For areas shown in cross-hatch, please see Page LUT-285 for Final Action Deferral Areas
14-14
lfi Chl!la
\' ."j'i(J Y!sta
\'~J V1SlOn
<~".- 2020
Eastern
University District
Focus Areas
'\
\. '
\ \/'
, ~"..
\, ~~~J
'- dtp.~~,,~..._/
/
/10
/' N
....
c::
(/l
'",
"
"""''"'''~~~*.r
''I/'
V
/'1,;
/ "
/ ~.,
~.""
_.-///
c.1<'I!:'..
__-5Jb~"-/
*
VILLAGE 6
VIllAGE 11
'I
l
* BIR.C~~~
b&_~
i
~
1
\,.
\
\
,
,
\ ..,.~,
;'~f
~ I
ii I
l"/ \, VlllAGEB
#/ '\
\
VILLAGE 1
OlAY RANCH
SUBAREA
BOUNDARY
UNIVERSITY
VILLAOE
N
W~E
LEGEND
s
G> FUTURE TRANSIT STATION
--- FUTURETRANStT ROUTE
_ PROPOSEDROADALlGNMENT
=-= SR-125 INTERCHANGE
NOT TO SCALE
Figure 5.47
.. For areas shown in cross-hatch, please see Page lUT-285 fOf Final Action Deferral Areas
Page LUT-266 City of Chula Vista General Plan
14-15
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
.. For taxt shown in shading, please see Page LUJ:.285 for Final Action Deferral Areas information
Page LUT-267
..s-lf?
~
=
=~
OlUlA VISTA
14-16
/'1, Chula
!r~A~i\ V' t
'..... ~............. )) '. 18 a
~.5r'Vision
.~ :;,... 2020
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
.. For text shown in shading, please see Page LUT-285 for Final Action Deferral Af93S information
Page LUT-268 City arChula Vista General Plan
14-17
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
.. For text shown in shading, please see Page LUT-285 for Final Action Deferral Areas information
Page LUT-269
~'f?.
.....
=
=~
Q-lUIA VISTA
14-18
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
"
. For text shown in shading, please see Page LUT-285 for Final Action Deferral Areas information
Page LUT-270 City of Chula Vista General Plan
14-19
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
~1"'J;1r"~~Mif''''J''!ili
lIE!MiM!il6iiE~I!!i!J:R!llIJ",,"
.. For taxt shown in shading, please see Page LUT.285 for Final Action Deferral Areas information
Page LUT-271
~\!(t-
-
=
=~
(HULA VISTA
14-20
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
.. For text shown in shading, please see Page LUT-285 for Final Action Deferral Araas information
Page LUT-27 2 City of Chula Vista General Plan
14-21
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
., For text shown in shading, please see Page LUT-285 for Final Action Deferral Areas information
~w?-
---
Page LUT-273 CH&::.~,srA
14-22
Chula
Vista
Vision
2020
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
.. For text shown in shading, please see Page LUT-285 for Final Action Deferral Areas information
Page LUT-274 City of Chula Vista General Plan
14-23
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER"5
'~"l$il!:ilmc"mmD1i~!j1r.!,ill!l5rFlfl!"o:>~j%"m~iim:il1Y!illli!imm'o/cfnm;illIiflfi>:1l1i
4~~~~\~~S~g~~1II~WJLiljA~JimmL~m'~m_~
.. For text shown in shading, please see Page LUT-2B5 for Final Action Deferral Areas information
~\l'?-
---
Page LUT-275 CHUl'A~,srA
14-24
Chula
Vista
Vision
2020
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
.For text shown in shading, please see Page LUT-285 for Final Action Deferral Areas information
Page LUT-276 City afChula Vista General Plan
14-25
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
10.5.8 Eastern Urban Center Focus Area
Description of Focus Area
The Eastem Urban Center (EUC) is approximately 265 acres, located in the central portion of the
Eastem University Distri~ between the Freeway Commercial and the University Village Focus
Areas (see Figure 5-47). State Route 125 borders the area on the west and other major roadways
either surround the Focus Area or lead directly toward it
Existing Conditions
The area is currently vacant and undeveloped. Planning for this area is underway, in
conjunction with the planning of adjacent focus areas.
Vision of Focus Area
The EUC is the urban core of eastem Chula Vista and is the most intensely developed of all
areas in the Otay Ranch and east Chula Vista. It is a vibrant hub, integrating high density
residential housing, low-and high-rise office uses, and community and regional-seNing
commercial and entertainment uses, providing opportunities for new City-wide and region-wide
functions to be located there. As an urban hub, it is seNed by a Bus Rapid Transit (BRl) system
with a centrally located transit station. Surrounding land uses in the adjacent University Village,
the University Campus, Regional Technology Park, and Freeway Commercial Focus Areas relate
closely to the EUC
. For text shown in shading, please see Page LUT-285 for Final Action Deferral Areas infonnation
Page LUT-277
~!f?-
~
=
=~
O1ULAVlSTA
14-26
~~~';~l.~~ Chula
. .......~. .
:l':'~\ VIsta
\ """~)J
\::J:Y Vision
~"~~,,, 2020
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
Provide a centralized urban area to support the East Chula Vista/Otay
Ranch and south San Diego County population, providing regional
goods and services that cannot be accommodated in the residential
Village Cores of Otay Ranch.
Policies
LUT 94.1
LUT 94.2
LUT 94.3
LUT 94.4
LUT 94.5
LUT 94.6
Integrate civic uses; recreation activity; a system of parks; necessary schools;
and other resident-seNing uses and encourage joint use of public and
private faculties.
Encourage the highest residential densities of the Otay Ranch Subarea to
develop in the EUC
Provide sufficient acreage to accommodate cultural and community public
facilities, open space, parkes), and schools within the urban center and
encourage the development of a performing arts center
Develop the EUC as an intense urban form, with mid- and high-rise buildings
typically located in the central core and near transit
Apply the Design Review process for discretionary projects to ensure that
building facades are designed and oriented to accentuate and enhance the
pedestrian experience and urban street scene. Buildings fronting on
pedestrian spaces shall be designed to support and enhance dining,
entertainment and art and cultural activities.
As part of the approval of a SPA provide pedestrian-oriented plazas, through-
block paseos, and iandscaped squares to add interest and provide contrast to
the buildings, which should generally be built to the sidewaik's edge.
Page LUT-278 City afChula Vista General Plan
14-27
LUT 94.7
LUT 94.8
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
As part of a framework strategy for the University Study Area, identilY
development regulations and design standards within City ordinances,
policies, and other regulatOlY measures that may hinder achieving the
intended urban vision for the EUC Revise regulations and standards for
both public and private uses and facilities where deemed necessary to create
the urban character intended for the EUC
Accommodate phased development allowing the urban land use intensity
and character of the EUC to intensify and evolve in stages in response to
economic and other factors.
Establish an area that functions as a retail commercial, services, and
office node providing an intense, pedestrian-oriented urban activity
center that is linked by land use, design, and circulation, including a Bus
Rapid Transit system (BR] to the region, other villages of the Otay Ranch,
and the University Village, University Campus, Regional Technology Park,
and Freeway Commercial Focus Areas.
Policies
LUT 95.1
LUT 95.2
LUT 95.3
Accommodate uses that provide an employment base for the region,
including office, retail. business/research park, and visitor-serving commercial;
cultural and entertainment activity; an urban open space corridor linkage;
and high density multi-family residential uses developed as single uses or
integrated with retail and office in mixed use buildings.
Allow the development of uses that directly support or complement the
university, such as research; education, and business institutes; and faculty,
staff, and student housing.
Floor area ratios shall accommodate a variety of low, mid, and high-rise
buildings for residential uses; professional, medical, financial, and other
business uses; and local. specialty, and regional serving retail complexes.
~!f?.
- -
Page LUT-279 CHOl'A~15fA
14-28
Chula
\~l'ji.,JJ v~f:~a
~"'-: J
""b 2020
LUT 95.4
LUT 95.5
LUT 95.6
LUT 95.7
LUT 95.8
10.5.9
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
The transit center location shall enhance the function and convenience of the
Bus Rapid Transit (BRD system for residents, workers, and visitors in the EUC.
The requirements for park area, function, and design shall be provided for in
an EUC Parks Master Plan prepared as part of any SPA Plan within the EUC.
The EUC Parks Master Plan shall be guided by the needs and standards
identified in the framework plan prepared for the University Study Area.
The precise boundary between the EUC and the University Village will be
determined by the design of the Town Center Arterial during the preparation
of the Framework Strategy and subsequent SPA plans for the EUC and
University Village.
Off-street parking facilities within the Eastern Urban Center shall be located
and designed to prornote the urban character and pedestrian orientation
intended for the EUC. Parking shall conform to the urban architecture and
form; provide convenient pedestrian access to the areas it serves; and
promote the efficient use of shared parking facilities. To help insure
successful buildout of the EUC, regulatory measures and design standards
shall allow for fiexibility in the siting of off-street parking facilities to
accommodate temporary, interim, or phased parking facilities.
Promote the development of public or private parking structures that can be
shared by multiple uses within the Eastern Urban Center.
Freeway Commercial Focus Area
Description of Focus Area
The Freeway Commercial Focus Area is composed of approximately 120 acres in the most
northerly portion of the Eastern University District (see Figure 5-47). It is bounded by State Route
12S on the west Olympic Parkway on the north, and Eastlake Parkway on the east
Existing Conditions
The area is currently vacant and undeveloped. Planning and engineering for the development of
this area is currently underway, following the adoption of a SPA amendment application and
approval of a tentative map and associated zoning permits authorizing construction of a regional
shopping center.
Page LUT-280 City of Chula Vista General Plan
14-29
Attachment 12
Project Description
Proposed
Otay Ranch Eastern Urban Center (EUC)
Sectional Planning Area Plan (SPA)
REVISED April 4, 2007
Project Sponsor/Applicant:
McMillin Otay Ranch, LLC
2750 Womble Drive
San Diego, CA 92106
Contact: Todd Galarneau
(619) 794-1303
tgalarneau@rncmillin.com
Prepared by:
Cinti Land Planning
2932 Poinsettia Drive
San Diego, CA 92106
Contact: Gary P. Cinti
(619) 223-7408
gary@cinti.com
14-30
A. Background and Context of Proposed Project
The proposed project, Otay Ranch Eastern Urban Center Sectional Planning Area (SPA) Plan, is
located within the Otay Ranch Planned Community in eastern Chula Vista. The Otay Ranch General
Development Plan (GD?) was initially adopted in 1993 to guide the development of the planned
community through incremental SPA plans. The Otay Ranch GDP has been amended several times
since adoption and is recently underwent a substantial update that has been completed with respect
to most planning areas. The proposed Eastern Urban Center (EUC) project area is within the
completed portions ofthe updated GDP. The remaining areas to updated are adjacent to, but outside
of, the proposed project planning area. The location of the EVe within the Otay Ranch GDP is
shown in Exhibit 1.
The General Plan and Otay Ranch General Development Plan were updated and adopted in
December 2005. At the same time, a master program EIR for the General Plan and Otay Ranch
General Development Plan was certified based on full build-out of the Otay Ranch project. The
environmental analysis at the SPA level can tier off of this previous analysis.
Location ofEVC in the Otay Ranch GDP
(4/3/07)
1
14-31
According to the GDP, the Eastern Urban Center is planned to be the urban core ofthe Otay Ranch
Community and surrounding region. It is now also included in an area referred to as the Eastern
University District which is to be planned in a coordinated way, per the policies ofthe updated Otay
Ranch GDP (see Exhibit 2).
cO<JN:Yv,01'
S,oO)tDJEOO
"'!)A;lN'ST~
~ERTY
(:ITl:OF
S,l,N'lllE'GO'
Exhibit 2
Location of the EUe within the Eastern University District
The EUC is bounded by SR-125 to the west, Birch Road to the north, Hunte Parkway to the south
and EastLake Parkway to the east (see Exhibit 3). It is surrounded on three sides by adopted SPA
Plans that are either built or currently being developed: Village 7 to the west; Freeway Commercial
(Otay Ranch Town Center Regional Commercial) to the north; and, Village II to the east. The main
public transit facility within Otay Ranch will also be extended to run north-south through the EUe.
(4/3/07)
2
14-32
lJ~:~"RoadWay.
.......Gll....,.~ceLlinloj
~....GIl....,..$Ii1ifJ:.{i.~J
...........Uilillf1~{4u;.;.~
-~.~t...~t
......~~(2Jol..Lan8t
Exhibit 3
Road Classification Surrounding the EUC
B. Summary/Overview of Proposed Project
The Eastern Urban Center Sectional Planning Area (SPA) Plan and associated documents/plans will
refine and implement the land use plans, goals, objectives and policies ofthe Otay Ranch GDP for
the majority of the Eastern Urban Center SPA (a portion of Planning Area 12), identified in the
updated Otay Ranch GDP.
Preparation ofa SPA Plan (and accompanying plans and documents such as planned community
district regulations, design guidelines, public facilities financing plan, development agreement, etc.)
is the standard implementing step required by Title 19, Zoning, ofthe Chula Vista Municipal Code
for the Planned Community Zone (P-C). This zoning district was established for the project area
with the initial adoption of the Otay Ranch GDP in 1993 which defined nineteen villages or planning
areas as discrete planning and implementation increments. As a zoning designation, the Otay Ranch
GDP is the implementing mechanism for the City's General Plan for the area.
The SPA Plan package will further detail the general provisions of the Otay Ranch GDP to specific
provisions for the proposed SPA area. The SPA Plan package will address land uses, intensity and
development standards, public facilities, design criteria, circulation, parks and recreation, and open
space within the SPA. However, due to the complexity of the EUC development concept, the
anticipated SPA plan will only provide a framework for community design per a "form-based" code
which combines the information typically include in PC District Regulations (land use and
(4/3/07)
3
14-33
development standards) and a Design Plan (urban design and architectural standards). This
approach is being utilized for the EUC because design features will be equally or more important
than land use regulations to project success. The Form-Based Code will establish design standards
form various locations within the project to assure that the desired urban form is constructed.
Following SPA-level document adoption, proposed development within the EVC will be subject to
Design Review and/or Site Plan & Architectural Review (see Proposed Design Review Process,
below).
The SPA proposal is intended to be consistent with the development concepts and policies of the
updated Otay Ranch General Development Plan and city-wide General Plan.
C. Project Purpose & Objectives
As noted above, the purpose of the proposed project is to provide the development entitlement
bridge connecting the existing Chula Vista General Plan and Otay Ranch GDP for the proposed
EUC SPA to the project level mapping and construction approvals which will allow the site to be
developed. The objectives of the project are to implement and demonstrate consistency with the
Chula Vista General Plan, P-C Zoning and adopted GDP and related plans at the more detailed SPA
planning level; define a subsequent planning process to provide the additional site/project specific
documentation required to assure that such development will be consistent with adopted plans, city
policies and regulations; and establish the necessary framework for subsequent construction and
occupancy permitting.
D. Site & Ownership
The Eastern Urban Center project area is located in the central portion of the Otay Valley Parcel of
the Otay Ranch GDP. The proposed SPA area is consistent with the Eastern Urban Center (EUe)
designated area identified in the Otay Ranch GDP (as amended). The EUC includes approximately
238 acres of gently rolling terrain and is bounded by the proposed alignments ofSR-125 on the west,
Birch Road on the north, EastLake Parkway on the east and Hunte ParkwayIRock Mountain Road
on the south.
Historically, the Otay Valley Parcel ofthe Otay Ranch property has been used for ranching, grazing,
dry farming and truck farming activities. The property is crossed by a system of dirt roads and old
cattle trails, and is composed of plowed agricultural fields and non-native grasslands.
The Eastern Urban Center site is comprised of three separate ownerships (see Ownership Map
Exhibit 4). This SPA Plan application has been prepared by the majority landowner, McMillin Otay
Ranch, LLC, which controls approximately 90 percent of the planning area. Only that property is
included on the proposed Site Utilization Plan (Exhibit 5) and adoption ofthe SPA Plan will grant
development approval only to that property owned by the applicant. Inclusion of other ownerships
is proposed to require amendment( s) of the initial SPA approval, as required by the Otay Ranch
GDP Implementation provisions.
Although, the proposed SPA approval is for and the focus of the proposed SPA Plan is the
applicant's portion ofthe planning area, some planning issues, particularly context and consistency
with other adopted plans, community structure and infrastructure, are more appropriately discussed
considering the entire planning area. Hence, the proposed project will address some issues with
respect to the entire planning area and others with respect to only the applicant's property.
Descriptions of facilities and features outside of the applicant's ownership may be discussed as
conceptual plans which demonstrate how a coherent urban center as a whole could be implemented.
These concepts would be subject to revision when the additional landowners ' SPA amendment( s)
are processed.
(4/3/07)
4
14-34
E. Proposed Land Uses & Commnnity Structure
In addition to the development policies and a narrative description of the intended development
within the Otay Ranch EUC area, the GDP also includes land use statistics for the entire EUC, as
shown in Table A below.
Table A
GDP Land Use Table (as amended in 2005)
EUC Component of Planning Area 12
Dwelling Units Acreage---
Use u~r uMr .'ota' Dens ~es. ~arK ;;;-. A~"!l. Al...;'~I;. upen Art.. Total A~prox.
nIts nits Units Ac. Ac,* c. c. Sp. op.+
~uc.; 0 3,313 3,313 41.: l5.o 11.9 35.0 ,4
~eglonal 29.4 29.4
Comm.
ISltor ammo 11.U
utura 5.0
','n-L.ow 19.0 19.0
Rise/Bus.
','n-Meo/Hlgn 11.5 11.5
Rise
++ 1. 1.5
EUC TOTAL 0 3,313 3,313 41.2 80.4 25.6 11.9 35.0 75.9 1.5 8.0 238.3 8,548
-Actual parK sIze to De aetermmea oy t"'arKS Master t"lan at tne ~t "" level; parK acreage oase on ratio OT .J.U acres per IUUU
persons.
*'" CPF acreage based on ratio of 1.39 acres per 1000 persons. Square footage equivalent may be considered at SPA Plan leveL
.-"School acres will divert to residential if not needed for schools.
--May include mixed-use and multi-use.
"-"The maximum permitted non-residential areas may alternatively be measured in square feet up to the maximum projected
yield of 3,872,000 square feet.
+ Population coefficient is 3.3 persons per single family unit and 2.58 persons per multi.family unit.
++ Fire Station.
The mix of uses shown in the table is subject to the following policy which was added to the EUC
policy list in 2005:
. The mix of uses shown in Exhibit 63 (Table A) are representative of the
expectations and intended character for the Eastern Urban Center. The final
land use mix and distribution of uses shall be determined at the SPA
planning level. Variation from the uses identified in Exhibit 63 may be
approved subject to thefollowingfindings:
1, The intended character and purpose of the Eastern Urban Center is
maintained;
2. The distribution of uses is compatible with the adopted uses in
adjacent villages; and
3. The viability of the Eastern Urban Center is maintained or enhanced.
This policy emphasizes that the character and purpose ofthe Eastern Urban Center, along with its
viability and compatibility with adjacent areas, is more important than a specific land use mix. In
addition, the intended mixed-use character of the EUC makes it difficult to categorize uses by
acreage since a single building (on a single parcel) may include different uses at different levels
(e.g., commercial at street level and office or residential uses on upper levels). Because of this
difficulty in assigning a building site to a particular use category, the proposed SPA Plan will
emphasize the appropriate character and mix of uses for consistency with the Otay Ranch GDP
rather than acreage statistics. Consistent with the note to the GDP Land Use Table, non-residential
uses will be quantified in terms building floor area (SF) in-lieu of site acreage. Correspondingly,
(4/3/07)
5
14-35
residential use will be quantified in terms of number of dwelling units instead of acreage. These
statistics will allow for the proper accounting of development intensity within the project regardless
of location within mixed-use structures. All analysis will be based on a "worst case" maximum
build-out of the EUe consistent with the adopted Otay Ranch General Development Plan, which was
adopted with a certified master program EIR.
As noted previously, ownership of the overall SPA is divided among three owners (see Exhibit 4)
and the proposed SPA Plan implements only the majority ownership. The development allocations
in Table A will be divided among the ownerships to determine the appropriate statistics for this SPA
Plan. The proposed division is done in Table B, shown on the following page. As shown, the
applicant's ownership comprises 90.04% of the total development acreage and corresponding
amounts ofresidential (dwelling units) and non-residential (building floor area) development are
proposed to be allocated to the proposed project.
Table B
Allocation ofGDP Land Uses to Ownerships
Development Share of Non- Share of
Ownership Area Owned (AC) Percent of Total Residential (SF) Residential (DU)
McMillin Otay 207.0 90.04 3,487,000 2,983
(Applicant)
Otay Land 22.2 9.66 374,000 320
S&MBF 0.7 0.30 12,000 10
TOTALS 229.9 100 3,872,000 3,313
Development statistics for the proposed project (applicant's portion of the EUe planning area) are
shown on the Site Utilization Plan (Exhibit 5) along with a general arrangement ofland uses. Those
statistics, which exclude arterial highways, correspond to the allocations indicated in Table B.
The total acres of individual ownerships in the EUe SPA may vary slightly due to changes in the
final right-of-way ofSR-125 and possible land swaps, but these should not substantially affect the
allocation percentages indicated in Table B. The exact percentage allocation shall be confirmed by
staff during the processing of the SPA Plan. The names and boundaries of the owners may also be
updated to reflect any changes that occur during the process.
(4/3/07)
6
14-36
J
--
!
N
'"
Vlllage11
VillageT
Total Intensity within McMillin SPA Area
Total Dwelling Units: 2,983
Non-residential: 3,872,000 square feet
Exhibit 4
Ownership within the overall EVe
(4/3/07)
7
14-37
~
Eastem UrtIlIn CenterOiatridt
Noo-residentlal
Sq..Fl (OOO':s}peinWed
Low T lit
library
FiraStatioil
Scheibl
1 Gat8w!iyMbl8dUseCommetcialDiSlrict
2 NC1I111west$m,N8iQhborl'iOeid'Dlstricl
3 Northe8&temNejgtwomOod:Dl51r1ct
4 ~0isIrict
5 MiltedUS8C1vfc.1Olf\cjCOl'fjOi$triCt
6 MainSIJeetOblricl
7 Eastem.Gatew8y 0iSIrict
8 ~'Nel~OIslriet
9 Centt8lSouthIinNeIgl\bol'hoodOlilttlCl
10 SOutheaSlem~hbcirtioodpi$1rIct
IbJdmum.HatIa~~
.NoIIt~NtImerill:""'.~ab/lQf~_ntpll4H~.
2(10 400 aoo
2 120 200
2 50 100
500 1',812 1;900
100 eoo BOO
80 240 300
10 11t1 400
2 50 200
2 45 100
2 150 200
,...,
~l~
~ Eastern Urban Center
~
CH0'.'A~1STA OTAY RANCH
(4/3/07)
8
14-38
Intensity
ReSidential
Owelllrlliunt$ Permitted
LoW Targ<tt High
o 58 100
90 400 550
130 350 500
() 100 150
o 100 2:50
D 400 500
.50 75 300
:.we: &00 1300
130 :$00 SSG
200 400 450
'"''
Uroanoeslgn:RTI<L
ClhtllandPlannlng
.........~~J"l........;rI1
n-rlu
8/13106
Exhibit 5
Community Structure
SFD
Freeway Commercial
(Regional Mall)
Village 6
Prl'~at8 .~. ....
High. .
School
en
~
-
'"
'"
School
Village 7
MF
University
High School
f'd'''
lAIn, ',.
~\<
~
Village 8
~~
;::--- -
-
.,
.
*
.
Transit Lane/Guideway
Project Ingress/Egress
Public Facility
p= Public Park; S:;: School Site
L-=UI:irary;F=Fire-Station
'"---~~
Transit Slop
Civic Center
~l(t
:.:x:: Eastern Urban Center
-==
0i!'RA~ OTAY RANCH
Urban Design; RTKL
Cinli land Planning
tl~~.:l~1;[Q
2122107
Exhibit 6
(4/3/07)
9
14-39
The proposed project described statistically in the Site Utilization Plan reflects a complex urban
environment. The structure of the proposed Eastern Urban Center is graphically depicted on Exhibit
6, Community Structure. Mixed-uses will be developed throughout the project area, however
various areas will have different predominate uses which will help define their "character." These
predominate uses are identified on the Community Structure Exhibit. In the central portion of the
EUC, a "Main Street District" extends from EastLake Parkway, west to a "Civic Core" surrounded
by the "Business District." The "Gateway Commercial" area is located to the north, adjacent to the
Freeway Commercial (Regional Mall) area which is located north of Birch Road. All of these areas
will have a non-residential character, although residential uses will be within the land use mix.
The residential neighborhoods, located north and south ofthe Main Street District, each will have
its own neighborhood park and exhibit a more residential character than the commercial and civic
districts, as residential uses will predominate although non-residential uses will also be included.
Public uses are integrated in appropriate locations. A fire station site is indicated within the
Business District while a library site is within the Civic Core along with a public plaza park. An
elementary school site is potentially located within the southeastern residential neighborhood with
a "floating" designation.
Circulation facilities within the EUC will emphasize pedestrian circulation and pedestrian friendly
design to encourage pedestrian activity within and among all of the various districts. Vehicle access
is provided vis multiple entries located along each of the arterial streets which bound the planning
area. Internal circulation consists ofa local street grid which provides multiple routes to any internal
location. The public transit system will extend south from the Freeway Commercial center along
EastLake Parkway, curve westward along the northern edge of the Main Street District and then
separate into a pair of one-way couplets to extend south to Village Nine. The transit stops will be
located in the center of the SPA in the heart of the Main Street District. The proposed Gateway
Commercial and Business Districts will have freeway exposure adjacent to SR-125.
F. Proposed PlanninglDesign Review Process
The conceptual location of the internal street system shown on the Site Utilization Plan begins to
establish the structure and pattern of development within the SPA. However, because of the many
permutations of mixed-uses possible within the proposed SPA, a mechanism is required to evaluate
more detailed land use and design configurations and assure that the proposed urban form of
development meets the requirements of the EUC, as envisioned at the SPA level. In order to
document the intended urban form of the EUC, the PC District Regulations and Design Plan are
proposed to be combined in a Form-Based Code which will regulate the "form" of the EUC in a
manner similar to the way land use and development is traditionally regulated by "zoning" in other
areas ofOtay Ranch and the city. Instead of emphasizing land use regulations and lotting standards,
the form-based code will emphasize the urban form of the EUC, in particular the relationship
between building edges and streetscapes which define pedestrian orientation.
The Form-Based Code will essentially be the master plan for the development of the various design
areas within the EUC because it will "pre-design" or dictate specific design requirements for each
location within the project area. Subsequent design submittals will only need to demonstrate that
they implement or are consistent with the Form-Based Code requirements and reflect a coherent
development/design proposal. This evaluation will be completed with Design Review, which will
be the next development review step following SPA (including the Form-Based Code) adoption.
Standards and requirements for administering the Design Review process within the EUC will be
provided in the administrative provisions of the Form-Based Code component of the SPA package.
The final development review step will be Site Plan and Architectural Review as noted in the three
step summary outlined below. The overall proposed sequence is depicted on Exhibit 7, Eastern
Urban Center Review Process.
(4/3/07)
10
14-40
The proposed three levels of review are:
1. SPAlForm-Based Code: The Form-Based Code will be a component of the SPA
Plan and will prescribe certain overall and site specific design requirements for
development within the EVC.
2. Design Review: Design Review will entail reviewing a specific project design with
respect to compliance with the form-based code and related SPA documents.
Typically, Design Review will be performed on an individual building, but may also
include a group of buildings. Because of the importance of design context and
continuity of streetscapes, Design Review submittals will be required to address the
entire block on which the proposed project is located at a conceptual level. This
conceptual planning provides assurance that options for the logical build-out can
occur.
3. Site Plan & Architectural Review: This step shall be completed as a part of the
building permit process to ensure that construction is in compliance with prior design
review approvals.
G. Scope of the Proposed Project
The proposed project is the adoption of the EVC SPA Plan package which includes a number of
related documents, plans, etc., including but not limited to:
1. SPA Pan:
The SPA Plan being proposed will include the following components:
b.
SPA Plan: This is the plan required by the Otay Ranch GDP. The proposed
project will include the traditional SPA Plan text and exhibits prepared for
all planned communities in Chula Vista.
Form-Based Code (Planned Community District Regulations and Design
Plan): This component of the SPA Plan combines conventional zoning
regulations, such as: permitted uses, setbacks, height restrictions, parking and
signing requirements, review procedures, and other similar regulations, with
design standards for specific locations within the EVe.
a.
(4/3/07)
11
14-41
ng Review Process
Tentative tract
Map
(4/3/07)
Specific Planning
Area (SPA) Pian
Design Review
12
14-42
Master Developer
(Amendments)
--
(R"""'l
iAaater~r
-
~
; MasterAS8Oclatlon I
-i (0,,,- 1
L_____J
.....-.._-.:.....:~;-,
-! ................"'" I
1(_-)1
L_____J
.-- ------.-,
1 M_,.' ....,1
.....(--1
L_____J
Exhibit 7
(4/3107)
General Stages in the Review Process
Applicant's Design
Preparation Process
i Master Developers
j Review Process
I
----- -.. -----
,
I City's Applicant
I Acceptance Process
!
~=~--... _. -
i
Review & Revision
Process
L__
....-..
City's Approval
Process
L
Exhibit 7a
13
14-43
(4/3/07)
Master Developer Review Process
Applicant has Pre-I
Application Meetings I
with Master I
Developer and City :
II. . ApplicantPrepares
I Draft Design
l____~
I . . .,...::. l
! Master Developer I
! Reviews & .
I Comments on Design i
I ..:'
I Pj:al------.J
~
i Applicant Prepares I
I Application Package !
> -~----~
i Master Developer I
! Provides Written
, Approval of
Application
Exhibit 7b
14
14-44
(4/3/07)
City's Application Acceptance Process
! City Reviews Project forConsislencywith
I Adopted Regulations & Subdivision
i._._._~._=-_~~_~_.__~_....
'I City Detennines Type of Review Required:
L Complete or Partial Block Application
12. . Density Transfer Required?
13. Approving Authority
! 4. Establishes Application Fees Req'd.
I
i
...
rm
i, Based on Type of Review;. City Reviews
Application for Completeness
,
.......==._..&............- ......................
,
I City Notifies Applicant & Master Developer of
I Application Acceptance or Application
! Deficiencies
L=:~:li===~:=
Applicant Re.submits until Complete
I
I
,---"_.~~~---------,-_._--'
15
14-45
Exhibit 7c
(4/3/07)
Review and Revision Process
City Accepts Complete Application for
Review
,--------,--~^
.. -----~
City Routes Application to Appropriate
Departments and Agencies for Comments
.. .. .~. ---~~_____'
fCity Reviews comments for Consistency with i
iAdopted Regulations and Prepares .
i Comments for Applicant, as follows:
1 1. Inconsistencies with adopted regulations
i that must be corrected.
.
i 2. Suggested improvements that are not be
'I required, but desirable for a positive staff
i recommendation. .
---------_..._---~~=--===~-=:=~
Applicant Re.submils until at least all
inconsistencies with adopted regulations
have be~h satisfied,
.
L___~.__,
~
City Schedules Hearings Based on Type of
Review Required
.
l_
~
Exhibit 7d
16
14-46
City's Approval Process
City Routes Project
Submittal for Final
Comments
-
--- ---
i Staff Approves or Denies
, Project or Prepares Staff
Report if a Hearing is
Required
~
1
Project Approved or Ii
Denied at Hearings
~------~ . -:
I
I
Applicant's Option to
Appeal Decision
Appeal Process and Final
Determination
Exhibit 7e
(4/3/07)
17
14-47
Because of the preeminence of urban form over land use in the EVC, the
form based code will emphasize urban design requirements more than land
use controls. In particular, the form-based code will dictate specific building
edge/streetscape relationships to establish a pedestrian friendly urban
environment.
c. Public Facilities & Financing Plan: This component is prepared by the City
of Chula Vista, rather than the applicant, and addresses the phasing and
financing of public facilities, such as streets, parks, schools, fire, police,
water, sewer, drainage, and open space as the project progresses.
d. Water Conservation Plan: This will address the specific measures that will
be incorporated into the project to meet the water conservation standards
established by the City of Chula Vista.
e. Air Quality Improvement Program: This will include the specific provisions
that shall be provided at the project level to improve air quality.
f. Parks & Recreation Master Plan: This will address both public and private
open space, trails, and parks, including; locations, sizes, phasing,
maintenance, ownership, programed facilities, and needs based on
demographic characteristics. Because of the unique character of the EVC,
special consideration for park and recreation facility design and provision
may be required to accommodate the urban character and demographic
profile of the EVe.
2. Tentative Subdivision Map:
An initial tentative subdivision map will be included as part of the overall project.
It will address all the common requirements of a tentative map, such as;
parcelization, street standards, infrastructure, phasing, and grading. It will also
address provisions for off-site streets and grading required to implement the
subdivision.
3. RMP Amendment:
An amendment to the Reserve Management Program may be required that will
address revisions required to the applicant's ownerships as a result of the General
Plan and General Development Plan update programs and including the Dtay Ranch
Planning Area 18a.
H. Unique Issues Associated with the EUe SPA Project
Recent development within the city of Chula Vista, particularly that within Dtay Ranch and
surrounding areas, has followed a typical suburban model of single use zoning, medium
density/intensity, and two to four story structures. To achieve the intended character of the Dtay
Ranch EVC, deviations form the typical standards, policies and/or planning/design solutions will
be required. The following list identifies some of these issues:
1.
Building Heights: Vnlikethe conventional suburban model, the EVC will include intensities
that range from one-two story buildings to high rise structures.
2.
Mixed and Multi-use Projects: Many parcels within the EVC will contain more than a single
use, integrated both horizontally and vertically.
(4/3/07)
18
14-48
3.
4.
5.
6.
7.
8.
(4/3/07)
Urban demographic: The EUC is expected to have residents with different demographic
characteristics than other neighborhoods in Chula Vista. Because of this, their needs and
occupancy factors will vary widely from the suburban model. The project will need to
accommodate these unique requirements and resident characteristics.
Multi-tiered Process: The EUC will evolve partially based on pre-determined and fixed
requirements to flexible standards that allow development to respond to market variations
over the life of the project. Additionally, some parcels may begin at one level of intensity
and then be later modified to increase the density with such things as parking structures.
Transit A key element ofthe EUC project is transit facilities. These need to be located and
designed to operated efficiently, but also to allow other modes of circulation and urban
activities to function efficiently as well.
Public-Private Partnering: To implement the EUC will require a higher level ofpartnering
between the public and private sectors. Many uses are market driven and will require no
public participation, while others represent public objectives that cannot be implemented
solely based on market forces or as exactions. These will require unique forms of public-
private partnering that may include various incentives to insure these objectives can be met.
Relationships to Surrounding Uses: The EUe is within the larger Eastern University District.
The relationship of the applicant's project to the Eue ownership and Village 9 interface to
the south will need to be addressed. It may include, at some time during the process, a land
swap that could change the southern boundary ofthe project slightly. While the relationship
in physical terms to the University site is minimal, there is the need to create and enhance
the viability of both projects.
Streets and Traffic: A major issue in all major projects is traffic and the EUC is no
exception. But, the internal street characteristics are not expected to follow the suburban
model for the City's Design Standards. Variations may include; couplets, reduced street
sections, aerial and subterranean encroachments, specialized mixed flow transit streets, and
other non-standard street types. Congestion on internal streets, avoided in a typical suburban
village, is expected and encouraged to both enhance the intended urban character and
encourage pedestrian mobility.
19
14-49
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA ACCEPTING THE REPORT ON THE OTAY
RANCH EASTERN URBAN CENTER (EUe) SECTIONAL PLAN
AREA (SPA) PLAN'S COMPLIANCE WITH THE GENERAL
PLAN EASTERN DISTRICT FRAMEWORK STRATEGY
OBJECTIVES AND POLICIES
WHEREAS, the proposed General Plan Update in December of 2005, included the establishment
of the Strategic Framework policies to ensure coordinated development of and public facilities for
the Eastern Urban Center ("EUC"), Freeway Commercial, Village 8, Village 9 and the
University; and,
WHEREAS, the City Council, in adopting the General Plan Update in December of 2005,
approved the Framework Strategy for the EUC and Freeway Commercial Areas in the Eastern
District and deferred the adoption of the General Plan and Framework Strategy for Village 8,
Village 9 and the University; and,
WHEREAS, the Framework Strategy calls for the coordination of land use, public facilities,
infrastructure, and development; and,
WHEREAS, the McMillin Companies has submitted an EUC Sectional Planning Area (SPA)
Plan to the City and City staff has reviewed that SPA Plan for consistency with the adopted
General Plan Framework Strategy and prepared a report to the Planning Commission and City
Council finding the EUC SPA Plan consistent with the Framework Strategy based on the analysis
in the report; and,
WHEREAS, the Planning Commission reviewed the report at their April 11, 2007 meeting and
approved Resolution PCM 99-07 recommending the City Council accept the report and find that
the EUC SPA Plan is consistent with the Framework Strategy; and.
WHEREAS, The Environmental Review Coordinator has reviewed the proposed activity for
compliance with the California Environmental Quality Act (CEQA) and has determined that there
is no possibility that the activity in question may have a significant effect on the environment;
therefore, pursuant to Section 1506l(b)(3) of the State CEQA Guidelines the activity is not
subject to CEQA. Thus, no environmental review is necessary
NOW, THEREFORE BE IT RESOLVED, that the City Council accepts the report and finds
the EUC SPA Plan consistent with the objectives and policies of the General Plan Framework
Strategy based on the analysis in the report.
/:
,{1i~ ty
Presented by
James D. Sandoval
Director of Planning and Building
14-50