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PLANNING COMMISSION INFORMATIONAL MEMO
August 9, 1995
TO: Chairman Tuchscher and Members of the Planning Commission
FROM: Otay Ranch Project Team
SUBJECT: SPA One Text
Recommendation: Review and comment on the SPA One Text for the Otay Ranch Project
Backgronnd: The Sectional Planning Area (SPA) Plan is required by the Otay Ranch General
Development Plan/Subregional Plan (GDP/SRP) and pursuant to Title 19, Zoning, of the Chula Vista
Municipal Code. This plan refines and implements the land plans, goals, objectives and policies of the
Otay Ranch GDP. The SPA Plan addresses existing and planned land uses, public facilities, design
criteria, circulation, parks and open space for Otay Ranch Villages One and Five.
Organization: This document is divided into three parts: Part I - SPA One Sectional Planning Area,
Part II - Index of SPA Requirements and Part III - Planned Community District Regulations. Part I
addresses development characteristics, necessary regional and local facilities, housing, air quality and
non-renewable energy conservation. Part II contains GDP and/or Finding of Fact reference and where
the requirement is addressed in SPA associated planning documents and reports. Part 1II of the SPA
One plan contains the Planned Community District Regulations. These regulations establish standards
for commercial and residential development, address open space and park provision and administrative
regulations.
Related Documents: The requirements of the adopted GDP, EIR and Finding of Fact for the Otay
Ranch Project call for an array of planning documents and reports to be prepared. The primary list of
reports consists of the Overall Design Plan, the Village Design Plan, the Public Facility Financing Plan,
a Parks, Recreation, Open Space and Trails Plan, a Regional Facility Report, the Phase 2 Resource
Management Plan, a Non-Renewable Energy Conservation Plan, an Affordable Housing Plan and a
Geotechnical Report. In addition to this list, a number of secondary supporting reports and master
plans were also produced (see Attachment A).
Land Use Plan: The Land Use Plan for SPA One encourages urban villages surrounded by prime
arterials and an open space buffer. The land use pattem incorporates a village concept with medium to
medium-high densities within the village cores and decreasing densities away from the core areas.
The SPA One Plan establishes single-family development with densities ranging from 3.7 to 8.5
dwelling units/acre, and multiple-family development from 7.3 to 30 dwelling units/acre. For Village
One, there are 2,880 single family units planned. The village core includes 1,566 medium-high density
residential units, a 12 acre elementary school site, an 11.1 acre neighborhood park site, a transit stop
Planning Commission
Au!,'Ust 9, 1995
Page 2
and shelter, future light rail transit right-of-way, 12.4 acres of commercial/retail use and 16.6 acres for
Community Purpose Facilities.
For Village Five, the Otay Ranch GDP and this plan permits 2,878 units As an urban village, the Otay
Ranch GDP provides for an approximate 125-acre village core. Village Five's core includes 1,615
medium-high density residential units, a 12.2-acre elementary school site, two neighborhood park sites,
a transit stop and shelter, future light rail transit right-of-way, 3.2 acres of commercial/retail use and 9.6
acres for Community Purpose Facilities.
Resources: The Phase II Resource Management Plan (RMP) is a comprehensive planning program
for the preservation, enhancement and management of sensitive natural and cultural resources within
Otay Ranch. One of its purposes is to establish an open space system as a permanent management
preserve dedicated to the protection and enhancement of resources present on Otay Ranch. Other
goals are to provide for the conveyance of open space lands to a non-profit preserve owner/manager.
This non-profit preserve owner/manager will have an identified funding mechanism to ensure the
preserve system is maintained in perpetuity. Over 11,000 acres of Otay Ranch lands have been
identified for inclusion in the preserve area. For a complete list of Phase II RMP studies, plans and
programs, please see Attachment B.
Mobility: The SPA One Mobility Plan provides for a transportation system which extends existing
routes and constructs planned facilities. The mobility plan incorporates vehicular and non-vehicular
modes of transportation and attempts to implement new solutions to traditional transportation
problems. To promote these objectives, the SPA One Plan has proposed an alley product for vehicular
rear access, a trolley line to encourage public transportation and passes along main streets to promote
pedestrian movement Currently, the trolley line proposed in the SPA One Plan is being re-routed
south in order to retain the connection with the Village One core.
Grading: Grading associated with the development of SPA One results in undulating slopes of
variable horizontal and vertical gradients to reflect and enhance the appearance of the surrounding
terrain.
Public Facilities: This section of the SPA One Plan discusses the public facilities necessary to serve
SP A One. These public facilities have been sized and designed in response to the land uses described in
this Plan. Two public facilities concems are school phasing and park size.
The latest reports on population projections and housing development predict that the high school
scheduled for Village Seven will be needed in an earlier village because of increased demand. More
information is still coming in on this issue and a fmal phasing schedule has not yet been set.
The parks issue focuses on the provision of neighborhood parks. The first alternative supports the
provision of large neighborhood parks. These large parks would be easier to maintain but would be
farther in walking distance from some areas of SPA One. The second alternative promotes small
neighborhood parks dispersed within the villages. These parks would be smaller in size but greater in
number and thus more accessible by pedestrian users.
Planning Commission
August 9, ] 995
Page 3
Air Quality: The SPA One document addresses air quality and determines that air quality will be
effected by the 58,295 daily automobile trips generated at buildout of SPA One and by short-term
construction activities generating dust emissions resulting in short-term emissions impacts.
Non-Renewable Energy Conservation: The Otay Ranch SPA One maximizes energy conservation
opportunities by implementing a land use plan which concentrates intensity around new transit facilities,
provides for eventual extension of light rail transit service into the project area and encourages
altemative transportation modes such as walking, bicycle and electric cart.
Housing: The Otay Ranch GDP established a goal to "create a balanced community exemplified by
the provision of the diverse range of housing styles, tenancy types and prices". The Otay Ranch GDP
established a 5-year objective requiring that each Otay Ranch village proportionately assist Chula Vista
to meet or exceed Otay Ranch's share of the 5-year regional allocation as provided by Chula Vista's
Housing Element. To meet this objective, the GDP requires that prior to or concurrent with the
approval of a specific plan, an Affordable Housing Plan shall be approved. The Affordable Housing
Plan shall require a minimum of 10 percent of each housing development to be affordable to low- and
moderate-income households, with at least one-half of those units being designated for low-income
households.
Phasing Plan: The development of SPA One will be completed in several phases to ensure
construction of necessary infrastructure and amenities for each phase as the project progresses. The
phasing plan will reflect anticipated market demand for a variety of housing types and commercial
developments. Currently, this plan is being reworked to reflect a phasing change in the plan.
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\ PART I
Otay Ranch Sectional Planning Area One
RESOURCES
SPA One Phase 2 RMP Studies, Plans and Programs
. Biological Resources Study
. Wetland Delinearion
. Riparian Restoration Plan
. Native Grassland Restoration Plan
. Preserve Edge Plan
. Cultural Resources Site Testing
. Paleontological Resources Mitigation Plan
Ranch-wide Phase 2 RMP Studies, Plans and Programs
Ranch-Wide Phase 2 RMP Studies
. Ongoing California Gnarcatcher and Cactus Wren Studies
. Vernal Pool Study
. Wildlife Corridor Study
. Nature Interprerive Center Site Analysis
. Raptor Study
. Resource Identification and Mapping
. Otay Valley Parcel Cultural Resources Survey
Ranch-Wide Phase 2 RMP Plans and Programs
. Vernal Pool Preservation and Management Plan
. Range Management Plan/Agricultural Plan
. Coastal Sage Scrub Master Plan
. Coastal Sage Scrub Pilot Restoration Program
. Biota Monitoring Program
. Preserve Permitted and Interim Use Plan
. Conceptual Infrastructure Plan
. Otay River Valley Riparian Habi tat Restoration Plan
. Demonstration Agriculture Plan
Activities Related to Preserve Management, Conveyance, Funding
. Preserve Owner/Manager
. Preserve Conveyance Plan
. Preserve Funding Plan
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ATTACHMENT B
J
. PLANNING COMMISSION INFORMATIONAL MEMO
August 9, 1995
TO: Chairman Tuchscher and Memebers of the Planning Commission
FROM: Otay Ranch Project Team
SUBJECT: Overall Design Plan
Recommendation: Review and comment on the Overall Design Plan for the Otay Ranch.
Background: The Overall Design Plan (ODP) identifies the major design features that
will tie the 23,000-acre Otay Ranch Project together. The goal of the Plan is to identify
the features that will be presented in all three major parcels to let people know they are
within the Otay Ranch. The ODP is required by the Otay Ranch General Development
Plan/Subregional Plan (GDP/SRP) and is one of the tasks that requires both City and
County approval. The San Diego County Planning Commission reviewed and
recommended approval of the ODP at their May 26, 1995 meeting. The Board of
Supervisors is scheduled to consider the ODP concurrently with the City Council this fall.
The ODP identifies nine unifying elements that tie the three major parcels together. Those
elements are:
Riparian Meander
The Riparian Meander is the primary design feature that ties the Otay Ranch together.
This element uses the existing system of watercourses, valleys, lakes and ravines to create
an open space framework for the Otay Ranch. The element builds upon the riparian
character by enhancing the open space areas with additional riparian plantings.
Mountain Landforms
Otay Mountain, San Miguel Mountain, San Ysidro Mountains and Rock Mountain are
important landmarks and provide the backdrop and frame the eastern edge of the Ranch.
The mountains, for the most part, are planned to remain in their natural state. They will be
visible through the view corridors and scenic vistas provided for in the Plan.
Dominant Skyline Landscape Treatment
Predominant skyline trees are proposed at village development edges to provide an
irregular green skyline.
Major Streetscapes
The arterial roadway system forms the physical network connecting the Ranch. The
landscape treatment is important to the overall Ranch image. The landscaping of the SR-
ODPMEM.DOC
Planning Commission
August 9, 1995
Page 2
125 streetsGape, the scenic corridors and Ranch Theme Streets are a major design feature
of the Ranch.
Landscape Palette
The framework planting for open space, streetscapes and transitional areas will consist of
low water or drought tolerant species. Landscape palettes and zones are further defined in
Chapter IV.
Signage
A hierarchy of signs will identify entry points and village entries in the Otay Ranch. The
Ranch and community entries will have common features and landscaping
Furnishings
Street furnishings including street lights, walls, special paving and street furniture will add
to the cohesiveness of the Ranch. Like signs, a hierarchy of street lights and lighting
fixtures will help identify the uniqueness of the Otay Ranch
Linkages
The Village Pathway and Greenway and trails provide linkages between the Otay Ranch
villages. The Pathway is a well defined improved pedestrian walk with bridges over the
arterial streets to connect village to village. The promenade streets and the paseo are part
of the Pathway. The Greenway is an open space system the starts in the Otay Valley and
runs up Wolf Canyon past the high school and community park to the Eastern Urban
Center and on to Salt Creek. Regional trails, include hiking, biking and, where
appropriate, equestrian, are provided along most of the arterials to connect with trails off-
site.
Pedestrian Design
One of the most important aspects of the village concept is the pedestrian orientation of
the Villages. Providing a non-auto circulation system and considering pedestrian in the
design of the villages is essential for the village concept to work. More detailed guidelines
are provided in the Village Design Plan level.
Implementation
The ODP design elements will be applied and implemented in two ways: through open
space, streetscape and landscape zones and by identity elements, linkages, and
destinations. These elements further define functional outdoor spaces, enhance natural
features and create a cohesive sense of community. Each feature is fully explained with
text and exhibits. Special design criteria are also provided for grading and viewshed
. development.
PLANNING COMMISSION INFORMATIONAL MEMO
August 9, 1995
TO: Chairman Tuchscher and Members of the Planning Commission
FROM: Otay Ranch Project Team
SUBJECT: Village Design Plan
Recommendation: Staff recommends that the Planning Commission review and discuss
on the Village Design Plan and direct the necessary changes be made.
Background: A Village Design Plan (VDP) is required by the Otay Ranch General
Development Plan/Subregional Plan (GDP/SRP) for each Otay Ranch village at the SPA
level of planning. It is anticipated that each subsequent VDP will simply be added to the
end of this document, so that all the design guidelines will all be contained in one
document.
Villages function as the heart of the Otay Ranch communities and the GDP requires
special attention to such design considerations as overall character, creation of a sense of
place, and pedestrian/transit orientation of the village core. Village-specific design
guidelines are to address the following: required landscaping and streetscape design,
signage, site plan requirements, grading concepts, architectural design guidelines, special
visual concerns, and the Village Core concept. A detailed list of these guidelines are in
Section E, Implementation, of Part II of the GDP.
The SPA One VDP is divided into three main sections. Part One establishes the overall
framework for future Village design plans and addresses overall design guidelines and
administrative procedures which will apply to this and each of the subsequent Otay Ranch
villages. Part One provides a description of the "village concept", addresses the required
design elements of the Overall Design Plan and presents guidelines for the
pedestrian/transit-orientation of the villages. Parts Two and Three deal with the specific
design guidelines for Villages One and Five respectively.
Part I
This section establishes the Design Review process which ensures that all development
within the Otay Ranch will be consistent with the GDP and Overall Design Plan. The
. Village Development Concept is refined in this section, which provides for a higher
concentration/ intensity of people and uses adjacent to the Village Core. The prime
element of the Village Core is the mixed use area which is intended to create a friendly
small town environment, enhance pedestrian access, discourage multiple auto trips and
increase the use of alternative modes of transportation. The Mixed Use Area includes
retail/office, elementary schools, civic facilities as well as medium high density residential
areas. Village areas outside of the Core are termed Secondary Areas and are
characterized predominately by residential uses. Each village is also planned to facilitate
alternate methods of transportation. A significant feature of alternate transportation is the
light rail transit system.
This section also provides for a hierarchy of streets and their related design/landscape
standards. Cart, bicycle and pedestrian paths are also provided for as is the provision for
shared parking. The design and character of parks is covered in this section as well as
architectural design standards for the residential and commercial areas, landscape and
general site plan guidelines and brush management techniques.
Part II
This section addresses specific design guidelines for Villages ] and 5 which includes the
village core area with commercial, park, CPF and medium high density housing uses. The
goal of the guidelines is to create an urban village on the mesa. The village will be
surrounded by open space that will become part of a ranch-wide system of open space and
trails. The VDP identifies California Heritage as the architectural theme for the Otay
Ranch. this theme can embrace a variety of styles including: Spanish Colonial, Mission,
Ranchouse, Bungalow, Moorish, and Agrarian.
Village 1 is an urban village and uses the" Main Street" theme for its 150-acre village
core with schools, parks, CPF sites and a transit station. The GDP allows 1,314 single-
family and 1,566 multi-family homes.
Village 5 is urban in nature and transit oriented focusing on the "Town Square" theme. It
contains a 125-acre village core, which includes ],615 multi-family residential units, an
elementary school, park sites, commercial/retail, and CPF sites. The town square is
connected to the Secondary Area to the northeast by a paseo. The secondary area will
include 1,263 single-family residential units, with a range oflot sizes and product types,
and several pedestrian park sites.
The VDP provides detailed plan for the following village structure design guidelines for
both Villages 1 and 5:
Landscape Zones
Village Parks
Lighting
Interior Streetscapes
Non-vehicular Circulation
Walls and Fences
Entryways/ldentity Features
. Both villages design guidelines conclude with conceptual site plans for the Village Core
identifying the key elements for each village's character and intensity.
PLANNING COMMISSION INFORMATIONAL MEMO
August 9, 1995
TO: Chairman Tuchscher and Members of the Planning Commission
FROM: Otay Ranch Project Team
SUBJECT: Planned Community Regulations
Recommendation: Staff recommends that the Planning Commission make their comments on the
Planned Community Regulations and direct the Otay Ranch Project Team to work with the
Baldwin Company to make the necessary changes to the document as discussed at the Technical
Committee meetings.
Background: Part III of the SPA One Plan contains the Planned Community Regulations. These
regulations will be adopted pursuant to Title 19, Zoning, of the Chula Vista Municipal Code and
are intended to implement and integrate the Chula Vista General Plan, the General Development
Plan (GDP) and the Sectional Planning Area (SPA) One Plan. These regulations set forth the
development and use standards for all property within the Otay Ranch Planned Community
District by establishing:
. setbacks
. building heights
. parking requirements
. landscape requirements
. use restrictions
. lot size, width and depth
. signage regulations
The Planned Community District Regulations are organized into four different land use districts:
. Residential
. Village Core
. Open Space
. Parks
Each of the four land use districts are further broken down into specific land use categories as
follows:
Residential:
Single-Family Three:
Single-Family Four:
(5,000-8,000 square foot lots)
(3,000- 5,000 square foot lots)
Planning Commission
August 9, 1995
Page 2
RM 1:
RM2:
Small lot single-family detached housing
Attached multi-family housing
It is the intent of the residential regulations to provide one set of residential regulations for the
entire Otay Ranch
Village Core Districts:
Comm: Commercial
S: School
CPF: Community Purpose Facility
Park Districts:
P:
Park (open space, landscaping, recreation and public use)
Open Space Districts:
OS: (open space, landscaping and limited recreation)
Additionally, sections covering the following topics are also included in the Planned Community
District Regulations:
. Special Uses and Conditions
. Comprehensive Sign Regulations
. Off street parking
. Administration
The following is a synopsis of each of the different districts. It should be noted that the Technical
Committee has met with the applicant on July 17, 20 and 24. Comments were generated at these
meetings by Planning Department staff and the Otay Ranch Project Team and are generally noted
where appropriate. The Commission should note that the applicant and staff are continuing to
revise and hone the Planned Community Regulations in order to make them as comprehensive as
possible, easy to interpret by City staff and future developers, and as consistent with current City
regulations as possible.
RESIDENTIAL DISTRICTS
The residential categories noted above provide for a range of small lot single-family and multiple-
family product types. Both attached and detached units will be provided.
Within the SF3 designation, a variety of lot sizes are contemplated ranging from a minimum of
4,000 square feet to a maximum of 6,600 square feet. The majority of lots will be in the 5,000
square foot range. The specific setback requirements are still being studied by staff and the
applicant. Both zero lot line and center plot prototypes have been presented to staff, however, the
applicant is still revising their concepts and responding to staff comments. Generally, staff was
concerned with the following general issues: reduced front yard setbacks, proposed reduction in
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Planning Commission
August 9, 1995
Page 3
the length of driveways (from the 19.5 foot City standard to 17 feet) and the related dominance of
garage doors, reduced corner side yard setbacks, lack of Hollywood driveways, absence of a
detached garage product type, and size and number of porches. Additionally, staff and the
applicant are continuing to work on achieving consistency between the various charts and
definitions of residential uses within the document.
The next category of residential use is SF4. This category would allow detached and attached
units. A minimum lot size of 2,200 square feet is being proposed, with the largest lots being in
the 4,000 square foot range. The smallest lot size includes the alley product type. A prototypical
alley product was presented to staff on July 13. Concerns regarding usable yard area and the
appearance of the alley were expressed by staff and will be addressed by the Baldwin Company.
The higher density products will occur in the RMl and RM2 designations. Both of these
categories will require specific site plan review, and thus no specific development standards other
than front yard setbacks and height have been proposed.
The provision of accessory units or "granny flats" is an item that is encouraged by the GDP that
has not been specifically addressed in the SPA One Planned Community Regulations. After review
of the GDP policies, staff and the Baldwin Company have concluded that granny flats may be
better located on the larger lots which will occur in a later SPA. A notation to this effect will be
added to the text.
VILLAGE CORE DISTRICTS
The purpose of the Village Core Districts is to provide office uses, retail uses and establishments
which provide services and offer commodities required by residents of Village One and Five or
adjacent villages. The Village Core emphasizes pedestrian and transit orientation.
As proposed in the SPA One Plan, "Commercial", "School" and "Community Purpose Facility"
Zone Designations are provided. A broad range of general and neighborhood commercial uses
are provided for in the Commercial Zone. Staff has noted that some services should be added to
the list such as banks and financial institutions, medical, dental and health services and coin-
operated laundromats. Residential uses above or attached to commercial uses should also be
allowed for consistency with the GDP. Additionally, staff has suggested that drive-thru fast food
restaurants be deleted since this would encourage the use of the automobile which is contrary to
the village concept of promoting and enhancing the pedestrian experience. Liquor stores should
be permitted only with a Conditional Use Permit (CUP), and restaurants and coffee shops should
be allowed as a matter of right. The definition for bars and nightclubs is also under revision.
Such uses will most likely be permitted with a CUP.
Staff has also noted that many of the uses listed under the Community Purpose Facility (CPF)
regulations are not allowed according to the definition in the Chula Vista Municipal Code. The
Baldwin Company will provide an expanded list of uses they would like to see added to the CPF
regulations for consideration by the Planning Commission and City Council.
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Planning Commission
August 9, 1995
Page 4
The School Zone District, as described in this section, will be deleted from the document. It was
determined that schools should be a permitted use in all zone categories and will not require a
separate designation.
PARK AND OPEN SPACE DISTRICTS
The Technical Committee made the recommendation that the separate Park and Open Space
Districts be combined into one zone designation. The designation will be termed Parks/Open
Space and will permit the uses as noted in both of the matrices.
SPECIAL USES AND CONDITIONS
A section under Temporary Uses will be added which will discuss Community Gardens. Also, a
new section will be added which will discuss Unclassified Uses as defined by the Chula Vista
Municipal Code. This will allow for the deletion of certain uses within the matrices and allow a
reference to this general section
COMPREHENSIVE SIGN REGULATIONS
The Baldwin Company will add a section discussing design guidelines for Uniform Sign Programs
which will be required of commercial projects with more than one building.
OFF STREET PARKING
Based on recommendations by the Planning Department, the handicapped stall requirements will
be revised per current codes. Additionally, a discussion regarding the concept and
implementation of the shared parking concept will be added. The text will also be revised to
reflect current landscaping standards for parking areas.
ADMINISTRATION
The Site Plan and Design Review Approval section will be expanded upon to reflect the
procedures as outlined in the Chula Vista Municipal Code.
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PLANNING COMMISSION INFORMATIONAL MEMO
August 9, 1995
TO: Chairman Tuchscher and Members of the Planning Commission
FROM: Otay Ranch Project Team
SUBJECT: Affordable Housing Plan
Recommendation: Review and comment on the Affordable Housing Plan for the Otay Ranch
Project.
Introduction: The Otay Ranch General Development Plan/Subregional Plan (GDP/SRP) requires a
project-wide Affordable Housing Plan (AHP) as well as an AHP for each Village. The Otay Ranch
Project-Wide AHP must be consistent with the Housing Elements of both the City and the County, to
the extent that all or portions of Otay Ranch lie within the boundary of either jurisdiction. This AHP
details how, at both project-wide and SPA levels, Otay Ranch will satisfy the affordable housing
requirements of the General Development Plan/Subregional Plan.
Chapter I of the AHP gives an introduction to the document and establishes goals and objectives.
Chapter II contains the Project-Wide AHP, which focuses on housing coordination and relationship
issues that transcend Village boundaries. In particular, the Project-Wide Plan addresses issues
regarding the transfer of affordable housing units between Villages. Chapter III contains the Village-
level AHP for SPA One consistent with the existing Housing Element of the City of Chula Vista.
Project-Wide Affordable Housing Plan: Under the current City of Chula Vista and San Diego
County Housing Elements (for the period 1992-1996), the affordable housing requirement for the Otay
Ranch provides that least 10 percent of affordable units within a development over 50 units. At least 5
percent of these units should be low income and 5 percent should accommodate moderate income
households. Low income households are those defined as households earning no more than 80 percent
of county median income, adjusted for family size. Moderate income households are those defined as
households earning not more than 120 percent of area median income.
Transfers of affordable housing units between Villages have been established to avoid community
imbalance or over-concentration, to ensure timely phasing of the affordable housing component and to
demonstrate that the host area can feasibly accommodate the additional amount of transferred
affordable housing. No transfers shall be made between the Otay Valley parcel and the Proctor Valley
or .San Y sidro parcels, except under certain circumstances. In general, transfers from rural planning
areas to more urban villages are allowed.
Planning Commission
August 9, 1995
Page 2
The plan proposes that the implementation process that will govern the provision of Affordable
Housing will begin with the SPA Adoption Resolution. This resolution will establish the AHP as a
governing umbrella document. At the Tentative Map level, conditions will be shaped to establish a
quantifiable implementation schedule. At the Final Subdivision Map, an initial Affordable Housing
Agreement will be prepared and executed at the time of approval of the first Final Subdivision Map
within each SPA area.
SPA One Affordable Housing Plan: The SPA One AHP addresses the type and location of
affordable housing to be provided in SPA One. SPA One is projected to contain 6,201 dwelling units
at buildout, and the affordable housing obligation associated with this construction is 310 low income
units and 310 moderate income units. By agreement with the City ofChula Vista, Telegraph Canyon
Estates is required to provide a 3-acre site within Otay Ranch Village Five to satisfy that project's
affordable housing obligation. Currently, it is undecided whether the applicant will satisfy the
Telegraph Canyon Estates affordable housing obligation by providing 34 affordable units in SPA One
or if a 3-acre site will be reserved for future development of affordable units.
The AHP provides potential sites for affordable housing within SPA One. The governing site selection
principles include density, proximity to parks and schools, proximity to transit and to retail. Given
these criteria, the AHP identifies four sites adequate to meet the affordable housing requirements.
A phasing schedule is also included in the document tying the percentage of affordable units built at a
given time to the percentage of building permits issued for market rate multi-family units in that
respective Village.
Guides for establishing tenure of affordable housing units, as well as financing and incentives available
for such a housing type, are also dealt with in this document.
The AHP establishes guidelines for bedroom count stating that the distribution of unit sizes by
bedroom count shall be roughly comparable to the distribution of market rate units in SPA One. For
affordable rental housing, the minimum percentages of units by bedroom size are 25 percent for one
bedroom, 25 percent for two bedrooms, 30 percent for three bedrooms and the remaining 20 percent
to be determined at the time of development.
Affordability restrictions include terms of affordability, definitions of affordable housing expenses,
definitions of income levels, occupancy standards and methods of enforcement.
In addition to the above, issues concerning reporting/monitoring and enforcement, the affirmative fair
marketing plan, manufactured housing and mobile homes, innovative and alternative building
technologies, experimental housing concepts, and accessory dwelling units are covered.