HomeMy WebLinkAboutPlanning Comm Reports /2007/04/11
AGENDA
MEETING OF THE
PLANNING COMMISSION
OF THE CITY OF CHULA VISTA
6:00 p.m.
Wednesday, April 11 , 2007
Council Chambers
276 Fourth Avenue
Chula Vista, CA
CALL TO ORDER:
ROLL CALL I MOTIONS TO EXCUSE:
Planning Commission:
Felber_ Vinson Moctezuma Bensoussan
Tripp_ Clayton_Spethman_
PLEDGE OF ALLEGIANCE and MOMENT OF SILENCE:
ORAL COMMUNICATIONS:
Opportunity for members of the public to speak to the Planning Commission on any
subject matter within the Commissions' jurisdiction, but not an item on today's agenda.
Each speaker's presentation may not exceed three minutes.
1 PUBLIC HEARING:
PCC 07-001; Consideration of a Conditional Use
Permit to permit Leap and Bound Academy, a 16,381
square-foot childcare learning center on a
Community Purpose Facility ( CPF) site within
Rolling Hills Ranch planned community. Seeker
Development, LLC. (Quasi-Judicial)
Project Manager: Brian Catacutan, Assistant Planner
Planning Commission Agenda
-2-
April11,2007
2. REPORT:
Otay Ranch Eastern Urban Center Sectional Plan
Area Plan Compliance with General Plan Eastern
District Framework Strategy Objectives and Policies.
Project Manager:
Projects Manager
Tony Lettieri, Special Planning
DIRECTOR'S REPORT:
COMMISSION COMMENTS:
ADJOURNMENT: To a Regular Planning Commission meeting on April 25, 2007.
CHULA VISTA
PLANNING
COMMISSION
AGENDA STATEMENT
Item: 1
Meeting Date: 4/11/07
SUBMITTED BY:
REVIEWED BY:
Public Hearing: Consideration of a Conditional Use Permit, PCC-
07-001, to permit Leap and Bound Academy, a 16,381 square-foot
childcare learning center on a Community Purpose Facility (CPF) site
within the Rolling Hills Ranch planned community. Seeker Development,
LLC.
Brian B. Catacutan
Jim Hare, Assistant Director of Planning and Building
ITEM TITLE:
INTRODUCTION:
On July II, 2006, an application was filed by Seeker Development LLC, requesting a
Conditional Use Permit application to establish and operate a childcare learning center (Leap and
Bound Academy) on the west side of Duncan Ranch Road between Proctor Valley Road and
Stone Gate Street. The proposed childcare learning center has a capacity for 260 students and 25
employees.
ENVIRONMENTAL REVIEW:
The Environmental Review Coordinator has reviewed the proposed project for compliance with
the California Environmental Quality Act and has determined that the proposed project was
adequately covered in a previously adopted Final Supplemental Environmental Impact Report
(Final SEIR-91-03) and Addendum to FSEIR-91-03. Thus, no further environmental review or
documentation is necessary.
RECOMMENDATION:
Adopt the attached draft Resolution PCC-07-001, based on the findings and subject to the
conditions contained therein.
BOARDS/COMMISSION RECOMMENDATION:
On February 5, 2007, the Design Review Committee considered and approved the Project by a
unanimous vote of(5-0).
DISCUSSION:
I. Site Characteristics
The Project site is 1.429 acres in size, primarily flat with a finished grade slightly lower than the
finished grade of the right of way fronting Duncan Ranch Road. The parcel is rectangularly
shaped and has one access driveway leading into the project coming off Duncan Ranch Road.
The driveway would be shared between Leap and Bound Academy and the future Jehovah's
Witness Church to the west of the project.
PCC-07-001
Page No.2
2. General Plan and Zoning
General Plan Zoning Current Land Use
Site Public Quasi-Public PC Vacant
North Park PC Montevalle Park
South Public Quasi-Public PC Eastlake Middle School
East Residential Low Medium PC Single Family Residential
West Public Quasi-Public PC Vacant/Future church
3. Proposal
Operational profile
Leap and Bound Academy would have a maximum of 260 students and maximum of 25
employees. Children would range from infants to 11 years of age and would operate between
6:30 am and 6:00 pm, Mondays through Friday. Children may be enrolled full time or part time.
During the prirnary day care times between 8:30 am and 5:30 pm, Leap and Bound Academy
anticipates all 25 employees working with a few staggering their hours starting earlier or ending
later for administrative purposes.
The following illustrates the typical start and end hours for students:
Full time school opens
Kindergarten starts
Full time 3-4 year olds start
Full time 2 year olds start
7:30 am
8:00 am
8:15 am
8:30 am
Part time school opens
Part time school closes
8:30 am
11:30 am
Full time pick up begins
Full time pick up ends
3:00 pm
6:00 pm
Parking
The parking ratio for childcare learning centers is one (1) space per employee plus one (1) space
per 10 children if adequate drop off facilities are provided to accommodate a continuous flow of
passenger vehicles to safely load and unload children. In this project's case, the parking lot has
been designed in a horseshoe shape and has incorporated a 15' wide by 89' loading and
unloading area for children. Utilizing this parking ratio, the project will meet the parking
requirement as prescribed in the Off-Street Parking requirements, 6.3.2.1, "Public and Semi-
Public Uses," of the Salt Creek Sectional Planning Area Plan. The parking lot layout and
circulation plan has been reviewed and supported by staff. The parking ratio is illustrated below:
Required Proposed
Off-street parking regulations 1 space/employee = 25 51 parking spaces including
for Childcare learning centers 1 space/l 0 children = 26 two disabled parking spaces
Total spaces= 51
PCC-07 -00 1
Page No.3
That Applicant has indicated that a shuttle service could be provided if the demand deems it
appropriate. Children could be picked up for day care and dropped off at their homes to provide
added convenience to residents.
ANALYSIS
The Salt Creek Ranch Sectional Planning Area Plan (aka Rolling Hills Ranch) permits day
nurseries, daycare schools and nursery school, subject to approval of a Conditional Use Permit
within Community Purpose Facility (CPF) zones. The project is adjacent to the future church to
the west, Eastlake Middle School to the south, a community park to the north and single-family
residences to the east across Duncan Ranch Road (See locator). Staff believes that Leap and
Bound Academy is a compatible use in the community and will provide a service for the growing
population in the eastern portion of the City. Neighborhood residents and working parents at
Eastlake Middle School would have the opportunity for a quality child care facility within their
own community.
The lot has sufficient size to accommodate the proposed use as well as plenty of outdoor
activities for the children. The lot coverage for the site is 8,914 SF/62,247 SF = 14.3% leaving
sufficient area for parking, open space and landscaping. The east side of the outdoor play area
would be screened with a combination wrought iron fence and shrubs to protect and screen
children from Duncan Ranch Road. Additionally, the area behind the outdoor play area will be
screened with a solid 6-foot high masonry wall to protect children from the storage and trash
enclosure area at Montevalle Park. Lastly, the wall on the west side would also be a solid
masonry wall shared by the future church and Leap and Bound Academy.
TRAFFIC
On November 13, 2006, Kimley-Horn and Associates, Inc submitted a Focused Traffic Impact
Analysis for Leap and Bound Academy.
Based upon the research performed as part of the focused traffic impact analysis, the project was
found to result in no significant impact to any of the intersections or roadway segments within
the study area, including the Duncan Ranch Road and Proctor Valley Road intersection
(signalized) and the Duncan Ranch Road and Project Driveway intersection (unsignalized).
Additionally, a queuing analysis determined that the proposed project driveway would be able to
accommodate peak-hour queues.
STAGGERED CLASS TIMES
The start times for classes are staggered at IS-minute intervals for full time children. The three
classes in the morning start at 8:00am, 8:15am and 8:30am. Similarly, pick up times start at
3:00pm and lasts until 6:00pm. This way, parents are given flexible hours to choose from,
allowing various start and end times for children. The staggered times are also designed to avoid
an over concentration of parents picking up or dropping off their children at one particular time.
PARKING
The parking lot has incorporated a 15-foot wide by 87-foot long drop off area for parents to drop
off their children. The Applicant has provided a drop off plan where a teacher will greet parents
at the drop off area, sign in their child and then walk the child toward the building.
This project is consistent with the General Plan Designation of Public Quasi-Public (PQ) and the
Community Purpose Facility Zone of the Rolling Hills Ranch Community. Approval of the
PCC-07-001
Page No.4
Project requires compliance with the applicable codes and regulations and all conditions must be
satisfied prior to the final building inspection or occupancy.
DECISION-MAKER CONFLICTS:
No Property within 500 feet:
Staff has reviewed the property holdings of the Planning Commissioners and has found no
property holdings within 500 feet of the boundaries of the property which is subject to this
action.
CONCLUSION:
Staff recommends that the Planning Commission adopt the attached Planning Commission
Resolution approving PCC-07-001.
A TT ACHMENTS
1. Locator Map
2. Draft Resolution PCC-07-001
3. DRC-07-01 minutes
4. Project Plans
Prepared by: Brian B. Catacutan, Planning and Building Department
DoclIment 1
ATTACHMENT I
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C HULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT Craig Davidson - PROJECT DESCRIPTION:
C9 APPLICANT: Seeker Development, LLC. CONDITIONAL USE PERMIT
PROJECT Duncan Ranch Rd. Project Summary: Child Care Learning Center.
ADDRESS:
SCALE: FilE NUMBER:
NORTH No Scale PCC-07-01 Related cases: DRC-07-o1
J:\planning\carfos\locators\drc0701.cdr 03.28.07
ATTACHMENT 2
RESOLUTION NO. PCC-07-001
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CHULA VISTA APPROVING A
CONDITIONAL USE PERMIT TO ALLOW FOR A
CHILDCARE LEARNING CENTER (DUNCAN RANCH
ROAD)- LEAP AND BOUND ACADEMY
WHEREAS, a duly verified application for a Conditional use Permit (PCC-07-001) was filed
with thc City of Chula Vista Planning and Building Department on July 11, 2006 by Seeker
Development, LLC ("Applicant"); and
WHEREAS, said Applicant requests to build a new, two-story 16,381 square-foot childcare
learning center called Leap and Bound Academy ("Project"); and
WHERAS, the area of land which is the subject of this resolution is located ofT Duncan
Ranch Road between Proctor Valley Road and Stone Gate Street within a Community Purpose
Facility (CPF) in the Rolling Hills Ranch Master Planned Community ("Project Site"); and
WHEREAS, the Environmental Review Coordinator has reviewed the proposed Project for
compliance with the California Environmental Quality Act (CEQA) and has determined that the
proposed project was adequately covered in a previously adopted Final Supplemental Environmental
Impact Report (Final SEIR-91-03) and Addendum to FSEIR-9I-03 and no further environmental
review or documentation is necessary; and
WHEREAS, the Planning Director set the time and place for a hearing on said Conditional
Use Permit and notice of said hearing, together with its purpose, was given by its publication in a
newspaper of general circulation in the City and its mailing to property owners and residents within
500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely April 11 ,2007,
at 6:00pm in Council Chambers, 276 Fourth Avenue, before the Planning Commission and said
hearing was thereafter closed; and
WHEREAS, aftcr considering all reports, evidence, and testimony presented at said public
hcaring with respect to the Conditional Use Permit Application, the Planning Commission voted (X-
X) to approve the Conditional Use Permit; and
NOW, THEREFORE BE IT RESOLVED that the Planning Commission does hereby make
the findings required by the City's rules and regulations for the issuance of Conditional Use Permit,
as herein below set forth, and sets forth, there under, the evidcntiary basis that permits the stated
findings to be made.
REQUIRED CONDITIONAL USE PERMIT FINDINGS
I. That the proposed use at this location is necessary or desirable to provide a service or
facility which will contribute to the general well being of the neighborhood or the
community.
The Project is a desirable land use as prescribed in CVMC 19.48.025, "Community purpose
facilities- Minimum acreage required - Permitted uses." This for-profit Project is a permitted
use subject to approval ofa Conditional Use Permit. Staff supports this land use and believes
it would provide day care services in an area that is largely underserved by this type ofland
use. Leap and Bound Academy would provide parents an alternative for a safe and
professional childcare learning center where children can learn and develop skills to prepare
them for kindergarten and elementary school.
2. That such use will not under the circumstances of the particular case be detrimental to
the health, safety or general welfare of persons residing or working in the vicinity or
injurious to property or improvements in the vicinity.
The use will be conducted within a new two story, 16,381 square-foot building. The Project
would comply with all planning, engineering, fire, building and other applicable codes to
ensure the safety of the children and employees ofthe business. Furthermore, the use will
be subject to meeting all health, safety and general welfare standards and regulations set forth
by the City of Chula Vista and other applicable agencies.
A focused traffic study requested by City staff determined that the Project would result in no
significant impact to any of the intersections or roadway segments within the study area.
Additionally, the Project has incorporated a drop off plan where a teacher will greet parents at
the drop off area, sign in their child and then walk the child toward the building.
3. That the proposed use will comply with the regulations and conditions specified in the
code for such use.
Granting of this Conditional Use Permit is conditioned to require the Applicant and Property
Owner to fulfill conditions and to comply with all applicable regulations and standards
specified in the Chula Vista Municipal Code and Rolling Hills Ranch Sectional Planning area
for such use. These conditions will be enforced through building plan review, inspections
prior to occupancy of the use and subsequent operation of the business. Furthermore, the
conditions of this permit are approximately in proportion to the nature and extent of the impact
created by the Project in that the conditions imposed are directly related to, and of a nature and
scope related to the size and impact of the Project. The Project will comply with all
rcgulations and conditions specified in the Chula Vista Municipal Zoning Code and Rolling
Hills Ranch Sectional Planning area for uses established under PCC-07-001.
4. That the granting of this Conditional Use Permit will not adversely affect the General
Plan of the City or the adopted plan of any government agency.
The establishment of daycare schools helps achieve General Plan Objective 10.3.1, Creating a
Balanced Community, in the Land Use and Transportation Element of the General Plan. This
section calls for communities that provide a variety of housing choices to respond to varying
needs; offer employment opportunities, and provide for the commercial, social and recreational
needs of residents.
Page 2
NOW THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission ofthe City of
Chula Vista grants Conditional Use Permit PCC-07 -00 I subject to the following conditions required
to be satisfied by the applicant and/or property oWller(s):
I. The following conditions shall be incorporated into the plan by the applicant prior to
issuance of building permits for this project:
Planning & Building Department
A. The following shall be accomplished to the satisfaction of the Director of Planning and
Building:
I. Building plans must comply with the following:
i. 2001 Handicapped Accessibility Requirements
ii. 2005 Energy Requirements
iii. 2001 CBC, CPC, CMC and 2004 CEC
IV. Seismic zone 4, Wind Speed 70 mph exposure C
2. Pay all applicable fees, including any unpaid balances of application(s)
processing fees and/or Full Cost Recovery Cost linked to deposit account DQ-
1357 prior to approval of building permits.
3. Submit for review and approval sign permit applications for proposed signage
including the wall and monument signs.
4. Haz Mat approval required prior to the issuance of building permits
5. Applicant shall develop and submit a "Recycling and Solid Waste Management
Plan" to the Environmental Services Program Manager for review and approval
as part of the permit process. The Plan shall demonstrate those steps the
Applicant will take as part of the permit process. The Plan shall demonstrate
those steps the Applicant will take to comply with the Municipal Code, including
but not limited to Sections 8.24, 8.25 and 19.58.340 and meet the State mandate
to reduce or divert at lest 50% of the waste generated by all residential,
commercial and industrial developments (including demolition and construction
phases). The Applicant shall contract with the City's franchise hauler throughout
the construction and occupancy phases of the Project. The "Recycling and Solid
Waste Management Plan" features should be identified on the building plans. A
"Recycling and Solid Waste Planning Manual" is available at the Planning
counter, City web site or through EnvironmentaIServices0ici.chula-vista.ca.us.
6. Special events shall include only activities associated with the daycare facility
and shall take place entirely within the building, unless a special event permit is
approved by the Planning Division.
7. The daycare facility capacity for the project shall not exceed 260 children or 25
Page 3
employees on site at anyone time.
8. The hours of operation for the daycarc facility shall be Monday through Friday
from 6:30am to 6:00pm.
City Engineer
B. The following shall be accomplished to the satisfaction of the City Engineer:
I. Applicant shall pay the following fees that are required based on the final building
plans submitted:
a. Sewer Connection and Capacities fees
b. Traffic Signal fees
c. Development Impact fees
d. Poggi Canyon Sewer DlF
2. The Engineering Division will require the applicant to obtain a construction permit to
perform any work in the City's right of way, which may include, but not limited to:
a. Construction of driveway approaches and or pedestrian ramps.
b. Sewer, Storm drain, and other utilities connection to public systems
3. A grading plan and permit will be required. All drainage facilities, proposed or
existing, shall be a minimum of 5' away from all structures.
4. The applicant is required to complete the applicable Storm Water Compliance Forms
and comply with the City of Chula Vista's Storm Water Management Standards
Requirements Manual.
5. The applicant is required to implement Best Management Practices (BMPs) to
prevent pollution of the storm water conveyance systems, both during and after
construction. Permanent storm water requirements shall be incorporated into the
project design, and shall be shown on the plans. Any construction and non-structural
BMPs requirements that cannot be shown graphically must be either noted or stapled
on the plans.
6. A water quality study will bc required to demonstrate compliance with the
requirements of the National Pollutant Discharge Elimination System (NPDES)
Construction and Municipal Permits, including Standard Urban Storm Water
Mitigation Plans (SUSMP) and Numeric Sizing Criteria requirements, with the first
submittal of grading/ improvements plans in accordance with the City's Storm Water
Management Standards Manual.
7. Prior to approval of the final inspection of the first structure requiring a building
permit, Developer shall identify the funding mechanism to maintain in perpetuity all
private permanent BMP's deemed necessary by the Director of Engineering to
provide service to the project. Developer shall submit upon the City's request, and
thereafter obtain approval from the City Engineer prior to the final inspection ofthe
Page 4
first structure requiring a building permit, of a maintenance program for the proposed
permanent BMP's. The maintenance program shall include, but not be limited to: I)
a manual describing the maintenance activities of said facilities, and 2) an estimate of
the cost of such maintenance activities.
8. Development ofthe project shall comply with all applicable regulations, established
by the United States Environmental Protection Agency (USEP A), as set forth in the
National Pollutant Discharge Elimination System (NPDES) permit requirements for
urban runoff and storm water discharge, and any regulations adopted by the City of
Chula Vista pursuant to the NPDES regulations and requirements. Further, the
applicant shall file a Notice ofIntent (NOI) with the State Water Resource Control
Board to obtain coverage under the NPDES General Permit for Storm Water
Discharges Associated with Construction Activity and shall implement a Storm
Water Pollution Prevention Plan (SWPPP) concurrent with the commencement of
grading activities. The SWPPP shall include both construction and post-construction
pollution prevention and pollution control measures, and shall identify funding
mechanisms for the maintenance of post-construction control measures.
Fire Department:
C. The following shall be accomplished to the satisfaction of the Fire Marshall:
I. Applicant shall comply with all requirements of the Chula Vista Fire Department.
All construction shall be in accordance with the 200 I edition of the California Fire
Code.
II. The following on-going conditions shall apply to the property as long as it relies on this
approval.
I. The conditions of approval for this Conditional Use Permit shall be applied to the subject
property until such time approval is revoked, and the existence of this approval with
conditions shall be recorded with the title of the property.
2. The site shall be developed and maintained in accordance with the plans, dated March 7,
2007, which include site plans, elevation plans, landscape plans and floor plans, on tile in the
Planning Division, the conditions contained herein, Title 19, and the Salt Creek Ranch
Sectional Planning Area Plan.
3. Approval of this request shall not waive compliance with all sections of Title 19 of the
Municipal Code, and all other applicable City Ordinances in efIect at the time of building
permit issuance.
4. Any deviation from the above noted conditions of approval shall require the approval of a
modified Conditional Use Permit by the Director of Planning and Building.
5. This Conditional Use Permit shall become void and ineffective if not utilized within one year
from the effective date thereof, in accordance with Section 19.14.260 of the Municipal Code.
Page 5
Failure to comply with any conditions of approval shall cause this permit to be reviewed by
the City for additional conditions or revocation.
6. This Conditional Use Permit shall be subject to any and all new, modified or deleted
conditions imposed after approval of this CUP to advance a legitimate governmental interest
related to health, safety or welfare which the City shall impose after advance written notice to
the Applicant and after the City has given to the Applicant the right to be heard with regard
thereto. Howevcr, the City, in exercising this reserved right/condition, may not imposc a
substantial expense or deprive the Applicant of a substantial revenue source which the
Applicant cannot, in the normal operation of the use permitted, be expected to economically
recover.
7. The Applicant/owner shall and does hereby agree to indemnify, protect, defend and hold
harmless City, its elected officials, ot1icers, employees and representatives, from and against
any and all liabilities, losses, damages, demands, claims and costs, including court costs and
attorney's fees (collectively, liabilities) incurred by the City arising, directly or indirectly,
from (a) City's approval and issuance of this Conditional Use Permit and (b) City's approval
or issuance of any other permit or action, whether discretionary or non-discretionary, in
connection with the use contemplated herein. Applicant/operator shall acknowledge their
agreement to this provision by executing a copy of the Conditional Use Permit where
indicated below. Applicant' s/operator' s compliance with this provision shall be binding on
any and all of the Applicant's/operator's successors and assigns.
III. EXECUTION AND RECORDATION OF RESOLUTION OF APPROVAL
The Property Owncr and Applicant shall execute this document signing on the lines provided
below, said execution indicating that the property owner and applicant have each read,
understood and agreed to the conditions contained herein, and will implement same. Upon
execution, this document shall be recorded with the County Recorder of the County of San
Diego, at the sole expense of the property owner and/or applicant, and a signed, stamped copy
returned to the City's Planning and Building Department. Failure to return the signed and
stamped copy of this recorded document within 10 days of recordation shall indicate the
property owner/applicant's desire that the project, and the corresponding application for
building permits and/or business license, be held in abeyance without approval.
Signature of Property Owner
Date
Signature of Applicant
Date
IV. CONSEQUENCE OF FAILURE OF CONDITIONS
Ifany of the foregoing conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
Page 6
according to their terms, the City shall have the right to revoke or modify all approvals herein
grantcd, deny, or further condition issuance of all future building permits, deny, revoke, or
further condition all certiticates of occupancy issued under the authority of approvals herein
granted, institute and prosecute litigation to compel their compliance with said conditions or
seek damages for their violation. Failure to satisfy the conditions of this Conditional Use
Permit may also result in the imposition of civil or criminal penalties.
V. INVALIDITY; AUTOMATIC REVOCATION
It is the intention ofthe Planning Commission that its adoption ofthis Resolution is dependent
upon the enforceability of each and every term, provision and condition herein stated; and that
in the event that anyone or more terms, provisions or conditions are determined by a Court of
competcnt jurisdiction to be invalid, illegal or unenforceable, this Resolution and the
Conditional Use Permit shall be deemed to be automatically revoked and of no further force
and effect.
APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this
11 th day of April, 2007, by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Bryan Felber, Chair
^ TTEST:
Diana Vargas, Secretary
Page 7
ATTACHMENT 3
Design Review Committee
Minutes
3
February 5, 2007
2.
DRC-07-01
Leaps & Bounds Preschool
The project is located on Duncan Ranch Road, between
Proctor Valley Road and Stone Gate Street.
DesiGn Review for a proiect consistinG of a new two-storv
16.381 SGuare foot child davcare center in the Community
Purpose Facility (CPF) Zone.
Project Manager: Brian Catacutan, Assistant Planner
Staff Presentation:
Mr. Brian Catacutan, Assistant Planner, presented the project details to the committee. He
stated the project is located on the west side of Duncan Ranch Road between Proctor Valley
Road to the north and Stone Gate Street to the south. The project involves the construction
of a two-story 16,381 sq. ft. childcare learning center on a 62,247 sq. ft. vacant parcel of land.
Mr. Catacutan stated that at the DRC meeting of December 18, 2006, the committee members
commented on revising the following design elements:
. Revise the railings on the second floor.
. Including pilasters to break up the monotony of the railings.
. Re-designing the overall arch element on the north elevation by incorporating the
same arch elevation that is found on the south elevation.
. Re-designing the colonnades with wider columns and a more consistent pattern.
. Adding stucco to the clerestory element above the second story to relieve the
expansive blue glazing.
. And lastly, the staff requested that the railings on the stairs be replaced with solid
stucco.
Mr. Catacutan also noted that staff would like to add an additional condition that prior to the
issuance of building permits, the applicant submit full landscape and irrigation plans for the
entire project including the landscaped edge adjacent to the building along Duncan Ranch
Road and the existing trail easement. The landscape plans shall include proper screening with
a combination fence and hedge to appropriately buffer the building from the street. The plan
shall be subject to review and approval from the City's landscape architect and the landscape
architect division.
The applicant has revised the plans to reflect the new design elements.
Applicant Presentation:
None
STAFF RECOMMENDATION:
That the Design Review Committee approve of the project subject to the conditions stated in
the draft Notice of Decision.
Public Comments:
Design Review Committee
Minutes
4
Februarv 5. 2007
None
COMMITTEE DISCUSSION:
During discussions, the following were noted as Committee comments/major concerns:
. South elevation still has a series of small columns.
. East elevation does not have light sconces like the west elevation.
. Wainscoating on the east elevation.
MSC (Bringasl Alberdi) (5-0) Approve DRC-07-01 project as presented given the
comments that were made regarding adding the sconces onto the east
elevation and coordinating the elimination of the small intermediate columns
at the south elevation along with additional landscape issues. Motion carried.
ATTACHMENT 4
CHULA VISTA
PLANNING
COMMISSION
AGENDA STATEMENT
Item: ~
Meeting Date: 4/11/07
ITEM TITLE:
Report: Otay Ranch Eastern Urban Center sectional Plan Area Plan
Compliance With General Plan Eastern District Framework Strategy
Objectives and Policies
SUMMARY STATEMENT
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 (EUC) (Attachment #2). 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
Planning Commission and 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 Planning Commission will consider the EUC SPA
Plan in December 2007. A brief EUC Project Description is attached for your review
(Attachment #3).
ENVIRONMENTAL REVIEW
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 15061(b)(3) of the State CEQA Guidelines the activity is not subject to CEQA. Thus,
no environmental review is necessary.
RECOMMENDATION
Adopt Planning Commission Resolution PCM 99-07 (Attachment #1) recommending that the
City Council accept the report on EUC SPA Plan compliance with the General Plan Eastern
District Framework Strategy Objectives and Policies.
DISCUSSION
Framework Strategy History
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 (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 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."
When the Planning Commission first considered the General Plan Update in late 2005, the
Framework Strategy encompassed a study area much larger than the EUC and Freeway
Commercial. 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 of
land 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
2
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.
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 deveJopment 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
TechnoJogy 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 office!commercial 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,
3
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.
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; account for
changing market conditions and economic development objectives; and foster the development of
a cohesive pattern of urban development and built form; and,
LUT 94.8 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
Analvsis: Due to the size of the EUC, the higher intensity and mixed-use nature of the plan, and
the longer-term buildout of the plan, flexibility and the anticipation of the need for adjustments
to land use are being incorporated into the plan. 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 EUC to better respond to any future, more specific planning ofthe
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.
Analysis: The EUC 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 EUC are maintained.
4
L UT 85.1 Integrate public schools; parklands; cultural and community facilities; libraries; and
comparable uses that support the other primary land uses; and,
L UT 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.
Analvsis: The EUC 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 EUC. 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
distinct character and identity for each Focus Area, emphasizing development patterns that
foster pedestrian activity and enhance community livability.
Analvsis: The EUC 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
EUC as a distinctively urban environment. To accomplish this, staff is working with the
developer to develop key design objectives within the EUe. The circulation system is being
designed to promote walking rather than the accommodation of the automobile as the primary
mode of transportation.
LUT 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 EVe. The EUC plan
implements the Bicycle Master Plan, which designates a bike lane along Birch adjacent to the
north boundary of the EUC, and additional bicycle access will be provided within the EUC. The
EUC will implement the Regional Trail (Greenbelt) by centrally locating that trail through the
Civic Core and Main Street. The Regional Trail then traverses the EUC and connects to the
pedestrian bridges that will provide access to the university.
LUT 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,
5
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 of land 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 EUC 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
EUC 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 intended for the other Focus Areas of the Eastern District.
Analvsis: The EUC is not proposing uses that would conflict with other focus areas. In fact, the
residential densities and employment uses in the EUC 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 EUC land use
program is being structured to allow flexibility to respond to future, more detailed university
planning and programming.
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 EUC 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 EUC as the site where cultural activities should be
located. Open space, parks, and schools will be provided as mentioned under other policies.
L UT 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 EUC is proposed to be developed with mid- and high-rise buildings designed to
front public street and designed with a distinctive urban character. The EUC 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 '!.i mile of most areas of the
EUC.
6
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
urhan 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 EUC 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
the urban character intended for the EUe.
Analvsis: 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 EUC Environmental Impact Report. Any
revisions will be processed concurrently with the SPA Plan.
LUT 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.
Analvsis: All of the above described uses are being considered in the EUC 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.
7
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.
Analvsis: Due to the built in flexibility proposed in the EUC SPA Plan, the residential density
proposed within the EUC, and the allowed 3.5 million square feet of commercial, the EUC 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 EUC 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.
LUT 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 EUC.
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 EUe. The BRT will run through the heart of the EUC in both and
north and south direction with transit stations placed in close proximity to Main Street, the
highest residential densities, and employment areas.
LUT 95.5 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.
Analvsis: The EUC SPA includes a Parks Master Plan and an analysis of the potential
demographic characteristics of the 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.
LUT 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.
8
Analvsis: The Town Center Arterial is actually not within the ownership of this applicant but is
located on the southern boundary of the EVC (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 EUe.
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 EUe, regulatory measures and design standards shall allow for
flexibility in the siting of offstreet parking facilities to accommodate temporary, interim, or
phased parking facilities; and,
L UT 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 EVe. 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:
No Property within 500 feet:
Staff has reviewed the property holdings of the Members of the Planning Commissioners and has
found no property holdings within 500 feet of the boundaries of the property which is subject to
this action.
A TT ACHMENTS
I. PC Resolution PCM 99-07
2. Eastern District Framework Strategy w/Focus Areas Maps
3. EUC SPA Plan Project Description
Prepared by: Tony Lettieri, EUC Project Manager, Planning and Building Department
9
ATTACHMENT 1
Planning Commission Resolution PCM 99-07
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CHULA VISTA RECOMMENDING THE CITY COUNCIL
ACCEPT THE REPORT ON THE OTAY RANCH EASTER URBAN
CENTER SECTIONAL PLAN AREA PLAN'S COMPLIANCE WITH
THE GENERAL PLAN EASTERN DISTRICT FRAMEWORK
STRATEGY OBJECTIVES AND POLICIES
Whereas, the Planning Commission recommended to the City Council in adopting the
General Plan Update in December of2005, the establishment of the Strategic Framework
policies to ensure that the development of and public facilities for the Eastern Urban
Center ("EUC"), Freeway Commercial, Village 8, Village 9 and the University were
accomplished in a coordinated manner; 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 for Village 8, Village 9 and
the University; and,
Whereas, the Framework Strategy calls for the coordination of 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 finding the EUC SPA Plan consistent with the Framework Strategy; and,
Whereas, the Planning Commission reviewed the report at their April 11, 2007 meeting.
NOW, THEREFORE BE IT RESOLVED, that the Planning Commission accepts the
report and finds the EUC SPA Plan consistent with the objectives and policies of the
General Plan Framework Strategy; and
Be It Further Resolved, that the Planning Commission forwards the report to the City
Council and recommends the City Council accept the report and find that the EUC SPA
Plan is consistent with the Framework Strategy.
Chula
! Vista
Vision
2020
ATTACHMENT 2
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
10.5.4 Eastern
District .,
Description of District
Existing Conditions
The Eastern District's:~~~ Focus Areas are vacant undeveloped, and in various stages
of planning. State Route 125, a major element in the development of the area, is currently under
construction. ..
Vision for District
The Eastern District serves as the urban center for
the East Planning and also serves much of the inland
south San Diego County region. This District provides needed,
higher value empioyment opportunities along business and
commercial services; cultural and entertainment services;
As a regional-serving center,
residential development is at a greater scale, intensity, and
density than the surrounding villages and Town Centers
located throughout Otay Ranch."
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 District's Focus Areas have strong relationships to each other and are connected by
compatible, mutually supportive land uses. circulation, and urban form. The District is linked
together and supported by a rapid transit system."
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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 ..
~. .~.EEf,~~.,:y,.?.:I'0'. .~~Q;).J;U....~.~.....!~?!.."",.F.?CUS Area,
r:Q"i....ii^."'~",i"i,'''''i. ''''''''''enhances the commercial
;^J;~;~~ht.-,lliM~N?ii,_t~h~!f!rt,,^;"';~~M!t'1tj
increased market demands generated by the presence
Y~lIJi~ll!Study Area and Framework Strategy
Study Area' has been designated
including the Eastern Urban Center,
an niversity Village Focus Areas. The stra egy
e I e en en relationships between housing; economic; cultura ;
within this area. This framework strategy must be completed prior to, 0 with,
preparation and approval of any subsequent SPA documents that may be required within the
,:-+-~ni'''''\';;''''';;-
areas encompassed by theli!!i!11!ilil!!i!!lty!Study 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
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Page LUT-261
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LAND USE ANQJRANSPORTATION ELEMENT
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Develop a corridor of integrated, hig
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
Accommodate the coordinated development land 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;
LUT 84.2
Allow for fiexibilily 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; account for changing market conditions and economic
development objectives; and foster the development of a cohesive pattern of
urban development and built form.
LUT 84.3
Permitted uses and densities/intensities rnay be adjusted arnong the Focus
Areas, provided that the objectives, policies, and principles for land use
relationships, comrnunily character, and urban forrn for the District are
rnaintained.
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Page LUT-262 City of Chula Vista General Plan
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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;
ilT,!Ir.I:.E!i~!jIand comparable uses that support the other
primary land uses. 0<
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 elernents that interconnect and unify the
corridor's Focus Areas, including streets, transit sidewalks, streetscapes,
signage, lighting, building placement and form, and architectural character.O<
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!iIII!.i!iIIDistricto<
Complete preparation or a framework strategy for the'
Eastern Urban Center
inc u e within the Study Area" prior to or concurrently with 0<
.. For text shown in shading. please see Page LUT-285 for Final Action Defe"al Areas information
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Page LUT-263 CH0!A~srA
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~" VIsta
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2020
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
future GDP amendments and SPA plans for villages within the Eastern
District This strategy shall identifY and consider important land
use, economic, circulation, and design elements, and relationships between
these Focus Areas. The strategy shall also identifY key principles or "ground
rules" for development to allow subsequent SPA planning for the individual
focus areas and ownerships to proceed independently. '"
~[~llilgl~'~pJ~
.. For text shown in shading, please see Page LUT-285 for Final Action Deferral Areas information
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East Planning Area
Otay Ranch Subarea.
Eastern University District
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PUBLIC &
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. FUTURE TRANSIT STATION
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UNIVERSITY
OTAY RANCH
SUBAREA
BOUNDARY
LEGEND
LAND USE AND TRANSPORTATION ELEMENT
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2020
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Page LUT-272 City of Chula Vista General Plan
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CHAPTER 5
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Page LUT-273 G1~iA~lsrA
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V1sta
Vision
2020
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
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Page LUT-27 4 City of Chula Vista General Plan
LAND USE AND TRANSPORTATION ELEMENT
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CHAPTER 5
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Page LUT-275 CH~i:A~:A
LAND USEANILIRANSPORTATION ELEMENT
CHAPTER 5
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Page LUT-276 City ofChula Vista General Plan
LAND USE AND TRANSPORTATION ELEMENT
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CHAPTER 5
10.5.8 Eastern Urban Center Focus Area
Description of Focus Area
The Eastern Urban Center (EUC) is approximately 265 acres, located in the central portion of the
Eastern University District. between the Freeway Comrnercial and the University Village Focus
Areas (see Figure 5-47). State Route 125 borders the area on the west and other rnajor 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 undelWay, in
conjunction with the planning of adjacent focus areas.
Vision of Focus Area
The EUC is the urban core of eastern Chula Vista and is the rnost 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-serving
cornmercial and entertainrnent uses, providing opportunities for new City-wide and region-wide
functions to be located there. As an urban hub, it is served 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
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Page LUT-277 CH;S'lA~:A
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
Provide a centralized urban area to support the East Chula Vista/Otay
Ranch and south San Diego Coun1y 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; necessaiy schools;
and other resident-seIVing 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, park(sJ. 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 discretionaiy 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 landscaped squares to add interest and provide contrast to
the buildings, which should generally be built to the sidewalk's edge.
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Page LUT-278 City of Chula Vista General Plan
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lUT 94.7
lUT 94.8
LAND USE AND TRANSPORTATION ELEMENT
CHAPTER 5
As part of a framework strategy for the University Study Area, identifY
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 necessal}l 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 (BRD 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.
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Page LUT-279 0iI5'iJ,~srA
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 boundaIY 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 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 parking facilities. To help insure
successful buildout of the EUC, regulatoIY measures and design standards
shall allow for fiexibility in the siting of off-street parking facilities to
accommodate temporaIY, 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
125 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 undelWay, 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.
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Page LUT-280 City of Chula Vista General Plan
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Attachment 3
Project Description
Proposed
Otay Ranch Eastern Urban Center (EUC)
Sectional Planning Area Plan (SPA)
REVISED April 4, 2007
Project Sponsor/Applicant:
McMiIlin Otay Ranch, LLC
2750 Womble Drive
San Diego, CA 92106
Contact: Todd Galarneau
(619) 794-1303
tgalarneau@mcmillin.com
Prepared by:
Cinti Land Planning
2932 Poinsettia Drive
San Diego, CA 92106
Contact: Gary P. Cinti
(619) 223-7408
gary@cinti.com
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 (GDP) 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 of the updated GDP. The remaining areas to updated are adjacent to, but outside
of, the proposed project planning area. The location of the EUC within the Otay Ranch GDP is
shown in Exhibit I.
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.
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Location of EUC in the Otay Ranch GDP
(4/3/07)
1
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).
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Exhibit 2
Location ofthe EUC 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.
(4/3107)
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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 of the 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 of a 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, of the 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
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 EUC 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.
e. Project Purpose & Objectives
As noted above, the purpose ofthe 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 (EUC)
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 Parkway/Rock Mountain Road
on the south.
Historically, the Otay Valley Parcel of the 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) ofthe 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 of the 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
E. Proposed Land Uses & Community 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 USF UM~ :rota I ~es. ~ar~ ;P!:,. ASc.~. .C'ml. open Approx.
Dens Art.. Total Pop.+
nits nits Units Ac. Ac." c. c. Ac,"'*" Sp.
3.313 41.2 8004 25.6 11.9 35. 8.0 160.9 8.548
Heglonal 2904 2904
Camm.
~isltor 11.0 11.0
Comm.
ultura O.U O.U
on-LOw 19.0 19.0
Rise/Bus.
on-Med/HI9h 11.5 11.5
Rise
++
EUC TOTAL 0 3.313 3,313 41.2 8004 25.6 11.9 35.0 75.9 1.5 8.0 238.3 8.548
'Aclual park size to be delermlned by ~arks Master ~Ian al the S~A leve; park acreage base on ratio or ::S,U acres per lUUU
persons.
*" CPF acreage based on ratio of 1.39 acres per 1000 persons. Square footage equivalent may be considered at SPA Plan level.
H*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 altematively 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 the following findings:
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 of the 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
(4/3/07)
5
quantified in terms building floor area (SF) in-lieu of site acreage. Correspondingly, 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 oflocation within
mixed-use structures. All analysis will be based on a "worst case" maximum build-out ofthe EUC
consistent with the adopted Otay Ranch General Development Plan, which was adopted with a
certified master program ErR.
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 of GDP Land Uses to Ownerships
Development Share of Non- Share of
Ownership Area Owned lAC) Percent of Total Residential ISF) Residential IDU)
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 EUC 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 EUC 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 ofthe 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
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Area (Acres)
Birch Road ~ LMcMilhn 207,0
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Village 9
Total Intensity within McMillin SPA Area
Totat Dwetting Units: 2,983
Non-residential. 3,872,000 square feet
Exhibit 4
Ownership within the overall EUC
(4/3/07)
7
Site Utilization Plan
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Potential Public ComDonents 4 BlJsioessDlStnct 500 1.672 1,900 0 '00 "0
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6 Maln$treetO,stri(:! 80 240 300 0 400 SOO
.. Library 7 Eastern Gateway o.slric1 10 170 400 50 75 300
oj Fire Station 8 Sauthweslern Ne'ghoortmod O,slnel 2 so 200 400 600 SOO
0:) School 9 Cenlra!SolJlheroNe.ghboffiOOdO'8trtd 2 45 100 '''' 500 6SO
10 Southellslern Neighbortlood Oislr'ce 2 150 200 200 400 450
M.X'~"'.N01I0Ex~,TOC". 3,497 2,9&3
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(4/3/07)
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Exhibit 6
(4/3/07)
9
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 of the 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 of a 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 Planning/Design 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 of Otay Ranch and the city. Instead of emphasizing land use regulations and lotting standards,
the form-based code will emphasize the urban form of the EVe, 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 ofthe 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 irnplement 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 ofthe 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
The proposed three levels of review are:
I. SPA/Form-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 EUC.
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 EUC SPA Plan package which includes a number of
related documents, plans, etc., including but not limited to:
I. SPA Pan:
The SPA Plan being proposed will include the following components:
a.
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.
b.
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 EUC.
(4/3/07)
II
(4/3/07)
Planning Review Process
.
General
Development
Plan
+
Specific Planning
Area (SPA) Plan
Amendml!l1ls Master Develope1"
+--- (Amendments) -
Tentative tract
Map
Master Developer -
(Review)
Final Map Design Review
MasterDeve!oper -
(Review)
Building Permit
12
.....-----...,
I Master Association I
~ (Optional) I
'-_____1
.....-----,
~ MasterAssocialioo I
I (Optional Review) I
L_____I
,.....------,
I M..."_ati",, I
~ (Optional Re<iewl I
'-_____1
Exhibit 7
(4/3/07)
General Stages in the Review Process
Applicant's Design
Preparation Process
..
Master Developer's
Review Process
..
City's Applicant
Acceptance Process
..
Review & Revision
Process
..
City's Approval
Process
Exhibit 7a
13
(4/3/07)
Master Developer Review Process
Applicant has Pre-
Application Meetings
with Master
Developer and City
..
Applicant Prepares
Draft Design
..
Master Developer
Reviews &
Comments on Design
Proposal
..
Applicant Prepares
Application Package
..
Master Developer
Provides Written
Approval of
Application
Exhibit 7b
14
(4/3/07)
City's Application Acceptance Process
City Reviews Project for Consistency with
Adopted Regulations & Subdivision
-I-
City Determines Type of Review Required:
1. Complete or Partial Biock Application
2. Density Transfer Required?
3. Approving Authority
4. Establishes Application Fees Req'd.
..
Based on Type of Review, City Reviews
Application for Completeness
-I-
City Notifies Applicant & Master Developer of
Application Acceptance or Application
Deficiencies
-I-
Applicant Re-submits until Complete
Exhibit 7c
15
(4/3107)
Review and Revision Process
City Accepts Complete Application for
Review
..
City Routes Application to Appropriate
Departments and Agencies for Comments
.
City Reviews comments for Consistency with
Adopted Regulations and Prepares
Comments for Applicant, as follows:
1. Inconsistencies with adopted regulations
that must be corrected.
2. Suggested improvements that are not be
required, but desirable for a positive staff
recommendation.
..
Applicant Re-submits until at least all
inconsistencies with adopted regulations
have been satisfied
-I-
City Schedules Hearings Based on Type of
Review Required
Exhibit 7d
16
City's Approval Process
City Routes Project
Submittal for Final
Comments
.-.
Staff Approves or Denies
Project or Prepares Staff
Report if a Hearing is
Required
---
Project Approved or
Denied at Hearings
---
Applicant's Option to
Appeal Decision
.-.
Appeal Process and Final
Determination
Exhibit 7e
(4/3/07)
17
Bccause of the preeminence of urban form over land use in the EUC, 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,
watcr, sewer, drainage, and opcn 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
establishcd 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 Mastcr 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 EUC,
special consideration for park and recreation facility design and provision
may be required to accommodate the urban character and demographic
profile of the EUC.
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 Otay Ranch
Planning Area 18a.
H. Unique Issues Associated with the EUC SPA Project
Recent development within the city of Chula Vista, particularly that within Otay 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 Otay
Ranch EUC, deviations form the typical standards, policies and/or planning/design solutions will be
required. The following list identifies some of these issues:
I.
Building Heights: Unlike the conventional suburban model, the EUC will include intensities
that range from one-two story buildings to high rise structures.
2.
Mixed and Multi-use Projects: Many parcels within the EUC will contain more than a single
use, integrated both horizontally and vertically.
(4/3/07)
18
(4/3/07)
3.
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.
4.
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.
5.
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.
6.
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.
7.
Relationships to Surrounding Uses: The EUC is within the larger Eastern University District.
The relationship of the applicant's project to the EUC 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 of the 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.
8.
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