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Preface
Comment Letters
Federal and State Agencies
A State of California, Governor's Office of Planning & Research PR-3
State Clearinghouse and Planning Unit
B U.S. Fish and Wildlife Service and California Department of Fish and Game PR-5
C State of California, Department of Transportation, District 11 PR-10
D State of California Department of Toxic Substances Control PR-12
County Agencies
E County of San Diego Department of Planning and Land Use PR-17
City Agencies
F City of San Diego, Engineering and Capital Projects Department PR-20
G City of San Diego, Environmental Services Department PR-22
Other Agencies
H San Diego Gas & Electric PR-25
Other Individuals and Organizations
I San Diego County Archaeological Society, Inc. PR-28
J Nancy Ash PR-33
K Theresa Acerro PR-34
L Bryan and Denee Felber PR-38
PCM Planning Commission Hearing PR-41
PR-2
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TABLE OF CONTENTS
Page
EXECUTIVE SUMMARY ......................................................................................................ES-1
1.0 INTRODUCTION ................................................................................................................I-1
2.0 ENVIRONMENTAL SETTING ..........................................................................................2-1
3.0 PROJECT DESCRIPTION ................................................................................................3-1
4.0 ENVIRONMENTAL IMPACT ANALYSIS .......................................................................4.1-1
4.1 Land Use, Planning and Zoning ................................. ................................................4.1-1
4.2 Landform Alteration/Aesthetics ................................. ................................................4.2-1
4.3 Transportation ...........................................................................................................4.3-1
4.4 Air Quality .................................................................................................................4.4-1
4.5 Noise .........................................................................................................................4.5-1
4.6 Cultural Resources ...................................................................................................4.6-1
4.7 Biological Resources ................................................................................................4.7-1
4.8 Agricultural Resources .............................................. ................................................4.8-1
4.9 Hydrology And Water Quality ....................................................................................4.9-1
4.10 Geology and Soils .................................................................................................4.10-1
4.11 Public Services And Utilities ................................... ..............................................4.11-1
4.11.1 Fire and Emergency Medical Services ........ ..............................................4.11-1
4.11.2 Police Services ........................................................................................4.11-13
4.11.3 Schools ....................................................................................................4.11-23
4.11.4 Libraries ...................................................................................................4.11-33
4.11.5 Parks, Recreation, Open Space, and Trails ............................................4.11-41
4.11.6 Water .......................................................................................................4.11-61
4.11.7 Wastewater ..............................................................................................4.11-93
4.11.8 Solid Waste ...........................................................................................4.11-113
4.12 Hazards /Risk of Upset ........................................................................................4.12-1
4.13 Housing And Population .......................................................................................4.13-1
4.14 Global Climate Change .........................................................................................4.14-1
5.0 CUMULATIVE IMPACTS .................................................................................................5-1
5.1 Cumulative Impacts .....................................................................................................5-1
5.2 Basis for Cumulative Impact Analysis ....................... ...................................................5-1
5.3 Analysis of Cumulative Impacts ...................................................................................5-3
6.0 GROWTH INDUCING IMPACTS ......................................................................................6-1
7.0 MANDATORY CEQA SECTIONS ....................................................................................7-1
7.1 Effects Found Not To BE Significant ......................... ...................................................7-1
7.2 Significant Unavoidable Impacts ............................... ...................................................7-3
7.3 Significant Irreversible Changes ............................... ...................................................7-5
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Pagei
TABLE OF CONTENTS (CONTINUED)
Page
8.0 ALTERNATIVES .....................................................................................................
8.1 Introduction ........................................................................................................
8.2 Project Objectives ..............................................................................................
8.3 Selected Alternatives .........................................................................................
8.4 Alternatives Eliminated From Further Consideration .........................................
8.5 Alternatives to the Proposed Project ..................................................................
9.0 LEAD AGENCY/PROJECT APPLICANT, PREPARERS, AND REFERENCES...
APPENDICES (Bound Under Separate Cover)
.........8-1
.........8-1
.........8-3
.........8-4
.........8-5
.........8-6
.........9-1
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page ii
LIST OF FIGURES
Figure Pica e
2-1 Regional Location Map ..............................................................................................2-2
2-2 Surrounding Land Uses .............................................................................................2-4
2-3 Existing Site Topography ...........................................................................................2-6
2-4 Location of Off-Site Improvement Areas ...................................................................2-7
3-1 Location/SPA Boundary ............................................................................................3-2
3-2 EUC Ownership Map .................................................................................................3-4
3-3 Otay Ranch Adopted General Development Plan .....................................................3-7
3-4 Site Utilization Plan ..................................................................................................3-11
3-5 Community Structure ...............................................................................................3-13
3-6 Construction Phasing SPA ......................................................................................3-19
3-7 EUC Circulation Plan ...............................................................................................3-23
3-8 Regional Trails and Bike Lanes ...............................................................................3-25
3-9 Pedestrian Corridors ................................................................................................3-26
3-10 Conceptual Fire Station Site Plan ............................................................................3-32
3-11 Grading Concepts (Options 1 & 2) ..........................................................................3-34
3-12 Parks Plan ...............................................................................................................3-36
3-13 Tentative Map ..........................................................................................................3-39
4.1-1 Adopted General Plan Land Use Map ....................................................................4.1-3
4.2-1 EUC Gateways, Major View Corridors, and Scenic Roadways ..............................4.2-7
4.2-2 Steep Slopes Map ................................................................................................4.2-10
4.2-3 View Locations Map .............................................................................................4.2-12
4.2-4 On-Site Photographs -Views 1 and 2 .................................................................4.2-13
4.2-5 On-Site Photographs -Views 3 and 4 .................................................................4.2-15
4.2-6 Views to Site -Views 5 and 6 ..............................................................................4.2-16
4.2-7 Views to Site -Views 7 and 8 ..............................................................................4.2-18
4.2-8 Views to Site -View 9 ..........................................................................................4.2-19
4.3-1 Study Area Roadway Segments ...........................................................................4.3-12
4.3-2 Study Intersections ...............................................................................................4.3-14
4.3-3 Existing ADT Volumes ..........................................................................................4.3-16
4.3-4 Horizon Year 2010 Baseline ADT Volumes ..........................................................4.3-31
4.3-5 Horizon Year 2010 With Project ADT Volumes ....................................................4.3-32
4.3-6 Horizon Year 2015 Baseline ADT Volumes ..........................................................4.3-41
4.3-7 Horizon Year 2015 With Project ADT Volumes ....................................................4.3-42
4.3-8 Horizon Year 2020 Baseline ADT Volumes ..........................................................4.3-51
4.3-9 Horizon Year 2020 With Project ADT Volumes ....................................................4.3-52
4.3-10 Year 2030 Build-Out Baseline ADT Volumes .......................................................4.3-61
4.3-11 Year 2030 Build-Out With Project ADT Volumes .................................................4.3-62
4.3-12 BRT Route with Traffic Control as Proposed by Owner .......................................4.3-78
4.3-13 Ultimate Year 2030 Built-Out Conditions with Mitigations Intersection
Geometrics ...........................................................................................................4.3-83
4.4-1 Background Cancer Riskin San Diego County ......................................................4.4-9
Eastern Urban Center Sectional Planning Area EIR City of Chula Vista
State Cleari nghouse No. 2007041074 May 2009
Page iii
LIST OF FIGURES (CONTINUED)
Figure
4.4-2 Project Site and Sensitive Receptors ..............................................................
4.5-1 Project Site, Surrounding Sensitive Receptors, and Noise Measurement
Locations .........................................................................................................
4.7-1 Eastern Urban Center -Vegetation and Sensitive Resources ........................
4.7-2 Off-site Salt Creek Sewer Lateral Improvement Area -Vegetation and
Sensitive Resources ........................................................................................
4.7-3 Off-site Soils Stockpiling Area -Vegetation and Sensitive Resources ...........
4.7-4 Off-site Poggi Canyon Sewer Improvement Area -Vegetation and Sensitive
Resources .......................................................................................................
4.9-1 Proposed Drainage Basins ..............................................................................
4.10-1 Fault Location Map ..........................................................................................
4.11-1 Existing Parks and Recreational Facilities .......................................................
4.11-2 On-Site Potable Water System ........................................................................
4.11-3 Off-Site Potable Water System ........................................................................
4.11-4 Recycled Water System ..................................................................................
4.11-5 On-Site Sewer System ....................................................................................
4.11-6 On-Site Sewer Facility Phasing Program ........................................................
4.11-7 Allowable EDU's in the On-site Sewer System ...............................................
4.11-8 Off-Site Sewer System ....................................................................................
8-1 Alternative 3 -Adjusted Land Use Mix Alternative ..........................................
Page
...4.4-15
.....4.5-7
.....4.7-9
...4.7-10
...4.7-11
....4.7-12
....4.9-10
....4.10-7
..4.11-47
..4.11-79
..4.11-80
..4.11-82
..4.11-99
4.11-100
4.11-101
4.11-105
.......8-23
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page iv
LIST OF TABLES
Table Page
ES-1 Summary of Environmental Impacts and Mitigation Measures .............................. ES-8
3-1 Ownership and GDP Land Use Allocation ............................................................ .....3-5
3-2 GDP Land Use for the EUC .................................................................................. .....3-9
3-3 EUC Park Summary ............................................................................................. ...3-35
4.1-1 Comparison of the EUC SPA Plan with the Applicable Smart Growth Principles
of SANDAG's Regional Comprehensive Plan ...................................................... 4.1-22
4.1-2 Project Consistency with Applicable General Plan Land Use Policies ................. 4.1-24
4.1-3 Comparison of the EUC SPA Plan with the Applicable Policies of the Otay
Ranch General Development Plan ....................................................................... 4.1-30
4.1-4 Comparison of the EUC SPA Plan to the Requirements of the P-C Zone
(CVMC Section 19.48) .......................................................................................... 4.1-38
4.1-5 Community Purpose Facilities .............................................................................. 4.1-40
4.2-1 Project Consistency with Applicable General Plan Landform and Visual Policies 4.2-27
4.2-2 Comparison of the Project with the Applicable Policies of the Otay Ranch
General Development Plan .................................................................................. 4.2-31
4.2-3 EUC and Portion of Village Nine Steep Slope Impact Analysis ............................ 4.2-39
4.2-4 Ranch-Wide Steep Slope Surplus Analysis After EUC ........................................ 4.2-40
4.3-1 LOS Criteria for Intersections ............................................................................... ..4.3-6
4.3-2 Roadway Segment Capacity and LOS ................................................................ ..4.3-8
4.3-3 LOS Criteria for Freeway Segment Analysis ........................................................ ..4.3-9
4.3-4 Study Intersections ............................................................................................... 4.3-13
4.3-5 Existing Conditions Roadway Segment Level of Service Summary ..................... 4.3-17
4.3-6 Existing Conditions GMOC LOS Summary .......................................................... 4.3-19
4.3-7 Existing Conditions Peak-Hour Intersection Level of Service Summary .............. 4.3-20
4.3-8 Existing Conditions Freeway Segment Level of Service Summary ...................... 4.3-21
4.3-9 LOS Criteria for Significant Impacts ..................................................................... 4.3-23
4.3-10 Horizon Year 2010 Conditions Peak-Hour Intersection LOS Summary ............... 4.3-33
4.3-11 Horizon Year 2010 Conditions Roadway Segment LOS Summary ...................... 4.3-35
4.3-12 Horizon Year 2010 Conditions Freeway Segment LOS Summary ....................... 4.3-38
4.3-13 Horizon Year 2015 Conditions Peak-Hour Intersection LOS Summary ............... 4.3-43
4.3-14 Horizon Year 2015 Conditions Roadway Segment LOS Summary ...................... 4.3-45
4.3-15 Horizon Year 2015 Conditions Freeway Segment LOS Summary ....................... 4.3-48
4.3-16 Horizon Year 2020 Conditions Peak-Hour Intersection LOS Summary ............... 4.3-53
4.3-17 Horizon Year 2020 Conditions Roadway Segment LOS Summary ...................... 4.3-55
4.3-18 Horizon Year 2020 Conditions Freeway Segment LOS Summary ....................... 4.3-57
4.3-19 Year 2030 Build-Out Conditions Peak-Hour Intersection LOS Summary ............. 4.3-63
4.3-20 Year 2030 Build-Out Conditions Roadway Segment LOS Summary ................... 4.3-65
4.3-21 Year 2030 Build-Out Conditions Freeway Segment LOS Summary .................... 4.3-68
4.3-22 Project Boundary Intersections Year 2030 Conditions Peak-Hour Intersection
LOS Summary ...................................................................................................... 4.3-71
4.3-23 PFFP Thresholds .................................................................................................. 4.3-73
Eastern Urban Center Sectional Planning Area EIR City of Chula Vista
State Clearinghouse No. 2007041074 May 2009
Page v
LIST OF TABLES (CONTINUED)
Table Page
4.3-24 Horizon Year 2010 Conditions GMOC LOS Summary ......................................... 4.3-74
4.3-25 Project Consistency with Applicable General Plan Transportation Policies ......... 4.3-75
4.3-26 Comparison of the Project with Applicable Transportation Policies of the Otay
Ranch GDP .......................................................................................................... 4.3-77
4.3-27 Year 2030 Built-Out Conditions Peak Hour Mitigated LOS Summary (Direct
Impacts) ................................................................................................................ 4.3-81
4.3-28 Summary of Intersection Mitigation by Phase ...................................................... 4.3-84
4.3-29 Year 2030 Build-Out Conditions Roadway Segment Mitigated LOS Summary ... 4.3-89
4.3-30 Project Boundary Intersections Year 2030 Conditions Mitigated Peak-Hour
Intersection LOS Summary .................................................................................. 4.3-92
4.3-31 Summary of GMOC LOS Analysis ....................................................................... 4.3-93
4.4-1 Ambient Air Quality Standards ............................................................................. ..4.4-3
4.4-2 Pollutant Standards and Ambient Air Quality Data .............................................. 4.4-10
4.4-3 San Diego County Air Basin Attainment Status .................................................... 4.4-14
4.4-4 Project Consistency with Applicable General Plan Air Quality Policies ................ 4.4-18
4.4-5 Construction and Operational Emissions Significance Thresholds ...................... 4.4-19
4.4-6 Proposed Project Regional Construction Emissions -Unmitigated ...................... 4.4-20
4.4-7 2010 Unmitigated Proposed Project -Regional Operational Emissions .............. 4.4-21
4.4-8 2015 Unmitigated Proposed Project -Regional Operational Emissions .............. 4.4-22
4.4-9 2020 Unmitigated Proposed Project -Regional Operational Emissions .............. 4.4-23
4.4-10 2030 Unmitigated Proposed Project -Regional Operational Emissions .............. 4.4-24
4.4-11 Local Area Carbon Monoxide Dispersion Analysis for 2010 and 2015 Build-Out
Years .................................................................................................................... 4.4-25
4.4-12 Local Area Carbon Monoxide Dispersion Analysis for 2020 and 2030 Build-Out
Years .................................................................................................................... 4.4-26
4.5-1 City of Chula Vista Exterior Land Use/Noise Compatibility Guidelines ................ ..4.5-3
4.5-2 City of Chula Vista Exterior Noise Limits ............................................................. ..4.5-5
4.5-3 Existing Noise Environment .................................................................................. ..4.5-8
4.5-4 Maximum Noise Levels Generated by Typical Construction Equipment .............. 4.5-11
4.5-5 Construction Average Leq Noise Levels by Distance and Construction Stage ..... 4.5-12
4.5-6 Off-Site Roadway Noise Levels at Project Build-Out (Year 2030) ........................ 4.5-18
4.5-7 On-Site Roadway Noise Levels at Project Build-Out (Year 2030) ........................ 4.5-21
4.5-8 Site Noise Compatibility and Assessment of Noise Level Reduction Required ... 4.5-22
4.5-9 Project Consistency with Applicable General Plan Noise Policies ....................... 4.5-24
4.6-1 Project Consistency with Applicable General Plan Cultural and Paleontological
Resources Policies ............................................................................................... 4.6-19
4.7-1 Vegetation Communities ...................................................................................... 4.7-13
4.7-2 EUC Conveyance Obligation ................................................................................ 4.7-31
4.8-1 Project Consistency with Applicable General Plan Agriculture Policies ............... 4.8-10
4.9-1 Summary of the 2-, 10-, 50-, and 100-Year Storm Events for the North
Drainage Basin (Post-Project Conditions) ............................................................ 4.9-24
Eastern Urban Center Sectional Planning Area EIR City of Ch ula Vista
State Cleari nghouse No. 2007041074 May 2009
Page vi
LIST OF TABLES (CONTINUED)
Table Page
4.9-2 Summary of the 2-, 10-, 50-, and 100-Year Storm Events for the Central
Drainage Basin (Post-Project Conditions) ........................................................ ....4.9-26
4.9-3 Summary of the 2-, 10-, 50-, and 100-Year Storm Events for the Southern
Drainage Basin -Grading Option 1 (Post-Project Conditions) ......................... ....4.9-28
4.9-4 100-Year Detention Results for Grading Option 1 for the Southern Discharge
Locations .......................................................................................................... ....4.9-29
4.9-5 Summary of the 2-, 10-, 50-, and 100-Year Storm Events for the Southern
Drainage Basin -Grading Option 2 (Post-Project Conditions) ......................... ....4.9-30
4.9-6 100-Year Detention Results for Grading Option 2 for the Southern Discharge
Locations ......................................................................................................... ....4.9-31
4.9-7 Project Consistency with Applicable General Plan Drainage and Water Qualit y
Policies ............................................................................................................. ....4.9-35
4.10-1 Estimated Magnitude and Site Acceleration from Active Faults ....................... ....4.10-8
4.10-2 Project Consistency with Applicable General Plan Geology and Soils
Policies ............................................................................................................. ..4.10-20
4.11-1 City of Chula Vista Fire Station Facilities .......................................................... ....4.11-5
4.11-2 Project Consistency with Applicable General Plan Fire Service Policies ......... ..4.11-12
4.11-3 Project Consistency with Applicable General Plan Police Service Policies...... ..4.11-21
4.11-4 Project Consistency with Applicable General Plan School Policies ................. ..4.11-31
4.11-5 Project Consistency with Applicable General Plan Library Policies ................. ..4.11-38
4.11-6 Parkland Dedication Requirements .................................................................. ..4.11-51
4.11-7 Project Consistency with Applicable General Plan Park Policies ..................... ..4.11-52
4.11-8 Proposed Parks and Eligible Credits ................................................................ ..4.11-54
4.11-9 Comparison of the Project with the Applicable Policies of the Otay Ranch
General Development Plan .............................................................................. ..4.11-56
4.11-10 Comparison of the EUC SPA Plan to the Applicable Goals and Policies of the
Greenbelt Master Plan ...................................................................................... ..4.11-58
4.11-11 OWD's Historical and Projected Potable Water Fiscal Year Demands
Incorporating Water Conservation BMP Effort ................................................ ..4.11-68
4.11-12 OWD's Historical and Projected Recycled Water Fiscal Year Demands
Incorporating Water Conservation BMP Efforts ................................................ ..4.11-69
4.11-13 San Diego County Water Authority Projected Normal Year Verifiable Water
Supplies ............................................................................................................ ..4.11-75
4.11-14 OWD's Historic Imported and Local Water Supplies ........................................ ..4.11-76
4.11-15 EUC's Potable Water Demand by Phase ......................................................... ..4.11-84
4.11-16 EUC SPA Projected Recycled Water Annual Average Demands .................... ..4.11-85
4.11-17 Project Consistency with Applicable General Plan Water Service Policies...... ..4.11-90
4.11-18 Wastewater Master Plan Recommended Sewer Design Unit Generation
Rates ............................................................................................................... .. 4.11-95
4.11-19 Project Sewer Generation by Land Use ........................................................... ..4.11-98
4.11-20 Piping Required by Block ................................................................................. 4.11-102
4.11-21 Project Consistency with Applicable General Plan Sewer Service Policies ..... 4.11-110
Eastern Urban Center Sectional Planning Area EIR City of Chula Vista
State Clearin ghouse No. 2007041074 May 2009
Page vii
LIST OF TABLES (CONTINUED)
Table
Page
4.11-22 Solid Waste Generation Factors .......................................................................4.11-117
4.11-23 Target Development Solid Waste Generation Rates ........................................4.11-117
4.12-1 Minimum Values for DDD, DDE, DDT, and Toxaphene .......................................4.12-2
4.12-2 Project Consistency with Applicable General Plan Hazards Policies ..............
4.13-1 Chula Vista Projected Population in 2030 .......................................................
4.13-2 Project Consistency with Applicable General Plan Housing Policies ..............
4.14-1 Summary of Chula Vista CO2 INDEX Modeling Results ..................................
4.14-2 Construction Greenhouse Gas Emissions (2008-2030) ..................................
4.14-3 Operational Greenhouse Gas Emissions (2030) .............................................
4.14-4 Consistency with Applicable California Climate Action Team Report
Strategies ........................................................................................................
4.14-5 Potential Effects of Climate Change on California's Water Resources and
Expected Consequences .................................................................................
8-1 Comparison of Alternative 3 with the Proposed EUC SPA Plan .....................
8-2 Comparison of Alternative 3 Vehicle Trips with the Proposed EUC SPA Plan
Trips .................................................................................................................
8-3 Comparison of Alternatives and Proposed EUC SPA Plan .............................
.4.12-20
...4.13-3
...4.13-9
...4.14-7
.4.14-13
.4.14-18
.4.14-21
..4.14-29
....... 8-22
.......8-25
....... 8-34
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page viii
EXECUTIVE SUMMARY
This Environmental Impact Report (EIR) is an informational document intended for use by the
City of Chula Vista, other public agencies, and members of the general public in evaluating the
potential environmental effects of the proposed Eastern Urban Center (EUC) Sectional
Planning Area (SPA) Plan located in the Otay Ranch subregion of the City. The proposed SPA
Plan is a document that refines and implements the land use plans, goals, and objectives of
the Otay Ranch General Development Plan (GDP) for the development of the EUC.
CEQA Statute Section 21002 requires that an EIR identify the significant effects of a project on
the environment and provide measures or alternatives that can mitigate or avoid these effects.
This Draft EIR evaluates the environmental effects associated with development of the
proposed EUC SPA Plan and discusses the manner in which the SPA Plan's significant effects
can be reduced or avoided through the implementation of mitigation measures or feasible
alternatives to the proposed project. In accordance with Section 15130 of the CEQA
Guidelines, this EIR also includes an examination of the effects of cumulative development.
The Otay Ranch GDP Program Final EIR (EIR 90-01, SCH #89010154) is incorporated by
reference in accordance with CEQA Guidelines Section 15168(d). This Draft EIR addresses
environmental issues associate with the EUC that were not evaluated at a project level in the
Otay Ranch GDP Program Final EIR and updates information in the Otay Ranch GDP EIR
pertaining to the EUC SPA Plan area.
This summary provides a brief synopsis of the project description, project alternatives, and the
results of the environmental analysis presented in this EIR document.
1. PROJECT LOCATION AND SETTING
The Otay Ranch GDP planning area lies within the East Planning Area of the City of Chula
Vista. The EUC is located in the northeastern portion of the approximate 9,500-acre Otay
Valley Parcel of the Otay Ranch GDP project area. Telegraph Canyon Road and the Eastlake
Community bound the Otay Valley parcel on the north; Lower Otay Lake and the Arco Olympic
Training Center from the eastern limits; the Otay River Valley encompasses the southern limits;
and other recent development, including Sunbow I and II, the Otay Landfill, and the Coors
Amphitheater and Water Park, comprise the western limits. The EUC is an approximately 237-
acre parcel located at the east side of State Route 125 (SR-125) between Birch Road and
Hunte Parkway. The proposed EUC SPA Plan site comprises approximately 207 acres, or
approximately 90 percent, of the total EUC land area.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page ES-1
Executive Summary
The EUC parcel consists of fairly flat mesa tops and gently rolling hills within the high point of
the Otay Ranch, with elevations ranging from approximately 520 feet above mean seal level
(MSL) in the southeast corner of the site to a high of approximately 640 feet above MSL in the
center of the property. The EUC area has historically been used for grazing and agriculture
and no development presently occurs on the site. The project site is surrounded by existing
Otay Ranch development, including the Otay Ranch Town Center (Planning Area Twelve) to
the north, north of Birch Road; Village Seven to the west, west of SR-125; and Village Eleven
to the east; east of Eastlake Parkway.
2. PROJECT BACKGROUND
The proposed EUC SPA Plan is part of the designated EUC planning area within the Otay
Ranch GDP. The Otay Ranch GDP was adopted by both the Chula Vista City Council and the
San Diego County Board of Supervisors in October 1993. Both agencies were involved in the
development and approval of the plan because the planning area included land falling within
the jurisdiction of both agencies. The GDP was amended in December 2005. The GDP
establishes land plans, design guidelines, objectives, policies, and implementation measures
that apply to all portions of Otay Ranch while supporting a balance of housing, shops,
workplaces, schools, parks, civic facilities, and open spaces on a total of approximately
23,976.5 acres. The majority of development is intended to be clustered in villages, with
conveniently located features and well-defined edges such as the Chula Vista greenbelt, open
spaces, and wildlife corridors.
Under the implementation program for the Otay Ranch GDP, review and City Council approval
of SPA plans is required before final development entitlements can be considered. The GDP
defines the EUC as a regional center that would contain the most intense development in Otay
Ranch and would serve as the urban heart of the region. Uses and intensities are intended to
create a lively 24-hour environment, with a creative combination of uses, building types and
amenities. These uses include regional retail commercial, hotel, office uses, and medium to
high density residential uses. Retail and office development within the EUC would be of an
intensity compatible with a "downtown" urban center. The most intense development is
concentrated near the transit station, with building heights and sizes gradually decreasing near
the edge of the planning area.
3. PROJECT DESCRIPTION
The proposed project consists of four components, including (1) the EUC SPA Plan, (2) the off-
site Soils Stockpiling Area (SSA); (3) off-site Salt Creek Sewer Lateral Improvement Area
(SCSL); and (4) the off-site Poggi Canyon Sewer Improvement Area (PCSI).
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page ES-2
Executive Summary
A. EUC SPA Plan
The proposed SPA Plan is comprised of the following land uses: a maximum of 2,983 multi-
family residential units; a maximum of 3.487 million square feet of non-residential floor area;
approximately 16 acres of urban parks; a potential approximately 5.5-acre elementary school
site; an approximately one-acre fire station site; and approximately 30 acres of street right-of-
way. Development would occur in ten specific districts, including five residential neighborhood
districts, two gateway districts, a business district, amixed-use civic/office core district, and a
main street district. Although the orientation of specific districts may be more residential or
non-residential in character, mixed use would be permitted within all districts. The EUC SPA
Plan establishes density/intensity ranges for each district, although density/intensity may be
transferred between districts.
The SPA Plan would feature an internal grid street system, with a primary (4-lane major) north-
south street providing uninterrupted access between Birch Road and Hunte Parkway. The
SPA Plan would provide two access points on Birch Road, three access points on Eastlake
Parkway, and two access points on Hunte Parkway. A greenway trail linking with the City's
Greenway Trail system would enter the EUC via Bob Pletcher Way on the west and exit the
EUC via a pedestrian bridge across Eastlake Parkway on the east. The EUC would provide a
transit station and guideways for Bus Rapid Transit (BRT) and Chula Vista Transit (CVT).
Transit stops would be located within '/4 mile of the majority of uses in the EUC.
Site preparation and grading for the EUC would occur under one of two options: Grading
Option 1 and Grading Option 2. The estimated earthwork quantity under Grading Option 1
would be approximately 3.6 million cubic yards of cut and fill. Earthwork would be balanced
between the EUC and off-site locations, with 2.5 million cubic yards of fill to remain in the EUC
and 1.1 million cubic yards to be exported off-site to an approximately 30.3-acre parcel to the
south in the designated Village Nine. Grading Option 2 recognizes that adjacent property
owners may not consent to off-site grading and balances quantities within the project site and a
portion of the remainder of the EUC, including the Hunte Parkway right-of-way. Under this
option, the estimated earthwork quantity under Option 2 would comprise 3.2 million cubic yards
of cut and fill. Under this option, the grading necessary for the construction of the off-site
portions of Streets A, B, C and M, and Hunte Parkway is evaluated.
Development of the EUC SPA Plan would occur non-sequentially to allow flexibility based on
market changes or regulatory constraints and public infrastructure needs/requirements. It is
assumed that construction could begin in late 2009 with buildout of all residential units within
the EUC SPA Plan area by Year 2020, along with approximately two million square feet of non-
residential uses. The remainder of the project is estimated to be built out by Year 2030.
The proposed EUC SPA Plan is consistent with the maximum residential development and non-
residential floor area set forth in the Otay Ranch GDP and no amendments of the General Plan
or GDP are required.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page ES-3
Executive Summary
B. Off-site Soils Stockpilin~(SSA~
Under Grading Option 1, the approximately 59-acre off-site SSA to the south would be
affected. Therefore, stockpiling on the SSA is evaluated in the EIR as a potential component
of the proposed project. Stockpiling activities include grading and compaction of fill soils.
Grading would be completed in one or two phases. Under the single phase, stockpiling and
grading would be completed in approximately 12-18 months and under the two-phase, the first
phase would be completed in 9 months and second phase would be completed in 12 months.
C. Off-site Salt Creek Sewer Lateral Improvement Area (SCSL
The SCSL would involve the addition of a 173-foot, 15-inch diameter sewer line to the Salt
Creek trunk sewer within an approximate 1.44-acre area. The proposed sewer pipeline would
be installed using a combination of conventional open trench excavation and boring and
jacking. The SCSL will also include modification of an upstream manhole. This project would
be short-term in nature.
D. Off-site Poggi Canyon Sewer Improvement Area (PCSI)
The PCSI involves the replacement of a section of 18-inch line with a section of 21-inch line
within the Olympic Parkway and Brandywine Avenue intersection. The PCSI project would
require an approximately 8-foot-wide, 14-foot-deep excavation trench. This project would be
short-term in nature.
E. Discretionary Actions
A discretionary action is an action taken by an agency that calls for the exercise of judgment in
deciding whether to approve or how to carry out a project. The following discretionary actions
are associated with the proposed EUC project and would be considered by the Chula Vista
Planning Commission and City Council:
(1) Adoption of the SPA plan and associated documents including, but not limited to:
- SPA Plan,
- Form Based Code (Planned Community District Regulations & Village Design
Plan),
- Public Facilities Financing Plan/Fiscal Impact Analysis,
- Air Quality Improvement Plan,
- Water Conservation Plan,
- Non-renewable Energy Conservation Plan,
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page ES-4
Executive Summary
- Affordable Housing Plan, and
- Urban Parks, Recreation, Open Space & Trails Plan.
(2) Approval of Tentative Subdivision Map to establish the layout of land uses, developable
and open space lots, and infrastructure requirements for the EUC;
(3) Certification of a Final EIR and adoption of a Mitigation Monitoring and Reporting Program
pursuant to the California Environmental Quality Act (CEQA).
Potential future discretionary actions may include approval and adoption for a Parks
Agreement and a Development Agreement. If it is determined that either of the agreements
deviates from the impacts analyzed in this EIR, additional environmental review will be
conducted prior to approval of the Agreement, in accordance with CEQA.
In addition, this EIR may be used by other responsible agencies to implement the proposed
project, including the Regional Water Quality Control Board.
4. ENVIRONMENTAL ANALYSIS
Table ES-1, Summary of Environmental Impacts and Mitigation Measures, on page ES-8
summarizes the project's impacts according to established thresholds under each environmental
issue, proposed mitigation measures, and potential significant and unavoidable impacts after the
implementation of all feasible mitigation measures as analyzed in detail in Section 4.0 of this EIR.
5. PROJECT ALTERNATIVES
Three project alternatives have been evaluated in the Draft EIR. These include: (1) the "No
Project" Alternative;" (2) the "Reduced Density Alternative;" and (3) the "Adjusted Land Use
Mix" Alternative. The No Project Alternative assumes that no SPA Plan would be developed
within the EUC, and the existing land uses within the project site would remain unchanged.
Accordingly, this alternative would be equivalent to the conditions discussed under existing
conditions for each category analyzed in this Draft EIR. The project site would remain in
agricultural use or remain fallow. Since no development would occur, environmental impacts
associated with construction and development would be avoided. The No Project Alternative
would avoid the proposed EUC SPA Plan's significant and unavoidable impacts associated
with the permanent change in visual character of the project site from open space to dense
urban development; construction and operation air emissions; cumulative traffic impacts on
three segments of the I-805 freeway; and permanent loss of Farmland of Local Importance.
However this alternative would be less beneficial than the project in meeting the General Plan
and GDP objectives that call for the Eastern Urban Center to function as the high-density,
mixed use downtown and regional heart of the Otay Ranch Subarea and East Planning Area.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page ES-5
Executive Summary
In addition, the No Project would be less beneficial in that it would not provide a link in the
City's Greenway Trail; it would not remediate existing stockpiled soils that have the potential to
impact downstream habitat; it would not remediate soils containing OPCs associated with the
former use of pesticides in the project site; and it would not provide affordable housing, as
would the proposed project. The No Project Alternative would not achieve any of the project
objectives and would be inconsistent with the General Plan and GDP. As school, fire, and
library sites would not be provided this alternative would result in a significant impact on these
region-serving public services.
The Reduced Density Alternative ("Alternative 2") would reduce overall development by 25
percent, resulting in a total 2,237 residential units and 2.62 million square feet of non-
residential floor area. This alternative assumes that the project's library and fire station would
be respectively reduced commensurate with reduced demand. The Greenway Trail would be
developed as under the proposed EUC SPA Plan. In addition, a 5- to 6-acre school site would
be provided as under the proposed project. However, parkland and in lieu fees would be
proportionately reduced by 25 percent for a total of 11.72 acres of parkland and in lieu fees
equivalent to 5.8 acres, for a total equivalent to 17.5 acres. Alternative 2 would meet the basic
objectives of the projects, but assumes that the EUC would have an overall lower building
profile than anticipated under the Otay Ranch GDP. In contrast to the proposed project, this
alternative would be inconsistent with the General Plan and GDP and would, therefore, require
a General Plan Amendment and GDP Amendment. Alternative 2 would reduce impacts that
are population based and, therefore, would have incrementally less impact on services and
utilities. Due to reduction in daily and peak hour traffic, this alternative would incrementally
reduce impacts associated with mobile air quality, mobile noise, and traffic, including four
previously significantly impacted intersections prior to mitigation. However, this alternative
would not reduce the project's significant and unavoidable impacts associated with the
permanent change from open space to dense urban development, construction and operation
air emissions, cumulative traffic on three segments of I-805, and the permanent loss of
Farmland of Local Importance.
The Adjusted Land Use Mix Alternative ("Alternative 3") would change the project's mix of land
uses, including a 62.5 percent increase in residential units and a 53.5 percent decrease in total
non-residential floor area. Alternative 3 would provide 1.62 million square feet of non-
residential uses (including an elementary school) and 4,850 residential units. Other changes
from the EUC SPA Plan would be a 40 percent reduction in hotel rooms, and an increase in
parkland (20.37 acres of parkland and seven parks, compared to the proposed project which
would provide 15.63 acres of parkland and six parks). Although Alternative 3 would provide 30
percent more parkland than the proposed project, as residential uses would increase 62.5
percent, parkland obligation would respectively increase. High Rise Commercial/Office floor
area and civic/public facilities would be the same as under the proposed project and the
reduction in non-residential floor area would be primarily made with respect to regional and
local retail uses. Alternative 3 would generate 52,097 fewer trips than the proposed project.
There would be a corresponding reduction in A.M. and P.M. peak hour trips. As with the
proposed project, all impacts to the study area intersections and roadway segments would be
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page ES-6
Executive Summary
reduced to less than significant. Significant and unavoidable impacts along three segments of
the I-805 freeway would not be avoided with the alternative.
Alternative 3 would not implement the GDP in providing amixed-use environment in which
residential uses are intermixed with a strong retail component to the same extent as the EUC
SPA Plan. In addition, it would exceed the GDP and General Plan estimated residential units
for the EUC by 62.5 percent. The 53.5 percent reduction in non-residential floor area would be
less in keeping with the objective to establish a flexible and responsive land use and facility
plan which assures project viability in existing and future economic cycles, since Alternative 3
is predominantly residential. Due to the change in the balance of residential and non-
residential uses, Alternative 3 would not implement the goals, objectives, and policies of the
Chula Vista General Plan and the Otay Ranch GDP to achieve amixed-use urban place that
sets itself apart from surrounding suburban villages to the same extent as the proposed
project. Amendments to the General Plan and GDP would be required to implement this
alternative. Alternative 3 would have the same significant and unavoidable impact as the
project regarding the change in the open space character of the project site to dense urban use
and would not avoid the project's significant and unavoidable impact construction and
operation air emissions; permanent loss of Farmland of Local Importance; and cumulatively
significant and unavoidable impacts on three segments of the I-805 freeway. In addition, unlike
the proposed project, Alternative 3 would have a significant and unavoidable impact on
schools. Alternative 3 would have an incrementally greater impact on geology, fire, police,
library, water, wastewater, solid waste, and population.
The No Project Alternative would be the environmentally superior alternative, as it would
entirely avoid the proposed project's significant and unavoidable reduction of open space, air
quality, loss of agricultural lands, and cumulative impacts on the I-805. However, as the No
Project Alternative is determined to be environmentally superior, an environmentally superior
alternative must also be identified among the remaining alternatives. Thus, Alternative 2 is
identified as the environmentally superior alternative as it would incrementally reduce traffic;
mobile and stationary operational air emissions; operational noise; biological resources, water
quality, exposure to geologic hazard; demand for fire and emergency services, police services,
schools, libraries, water supply, wastewater, solid waste services; and impacts affecting global
climate change. However, as with Alternative 3, this alternative would not eliminate any of the
project's significant and unavoidable impacts associated with the change in the open space
character of the project site; construction and operation emissions, and loss of Farmland of
Local Importance.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page ES-7
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1.0 INTRODUCTION
1.1 PURPOSE AND LEGAL AUTHORITY
This document is a Second Tier Environmental Impact Report (EIR) that addresses the
environmental effects of the proposed Eastern Urban Center (EUC) Sectional Planning Area (SPA)
Plan (proposed project) of the Otay Ranch General Development Plan/Subregional Plan (GDP). The
proposed project requires the discretionary approval of the City of Chula Vista City Council. As such,
the project is subject to the requirements of the California Environmental Quality Act (CEQA).
Accordingly, this EIR has been prepared in accordance with CEQA (Public Resources Code Section
21000 et seq.) and the City of Chula Vista's Environmental Review Procedures. Pursuant to Section
21067 of CEQA and Sections 15367 and 15050 through 15053 of the State CEQA Guidelines, the
City of Chula Vista (City) is the Lead Agency under whose authority this EIR has been prepared.
In accordance with Section 15121 of the CEQA Guidelines, the purpose of the EIR is to serve as an
informational document that:
"...will inform public agency decisionmakers and the public generally of the significant
environmental effect of a project, identify possible ways to minimize the significant
effects, and describe reasonable alternatives to the project."
This EIR provides decision-makers, public agencies, and the public with detailed information about
the potential for significant adverse environmental impacts to occur as a result of the proposed
project. Similarly, Responsible Agencies will use this EIR to fulfill their legal authority associated with
permits issued for the proposed project. The analysis and findings in this document reflect the
independent judgment of the City of Chula Vista.
Pursuant to CEQA Section 21093, this EIR tiers from the Otay Ranch GDP Final Program EIR (EIR
90-01/SCH #89010154) and the General Plan Update EIR (EIR 05-01; SCH #2004081066). As
stated in the CEQA Guidelines, Section 15152 (a), the term tiering refers to:
"...using analysis of general matters contained in a broader EIR (such as one
prepared for a general plan or policy document) with later EIRs and negative
declarations on narrower projects; incorporating by reference the general discussions
from the broader EIR; and concentrating the later EIR or negative declaration solely
on the issues specific to the later project. "
As a second tier document, this EIR relies upon EIRs 90-01 and 05-01 to determine whether or not
the proposed project, located within the Otay Ranch, is consistent with previously approved polices
or ordinances. In accordance with CEQA Section 21094, those effects which the Lead Agency
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page I-1
1.0 Introduction
determined were either mitigated or avoided pursuant to the findings of these EIRs, or examined in
sufficient detail to enable those effects to be mitigated or avoided through implementation of
mitigation measures or standard conditions, do not need to be addressed in this second tier EIR
document. Rather, this EIR focuses on the environmental effects associated with development of
the proposed EUC SPA Plan that were not evaluated at a project level in the Otay Ranch GDP
Program EIR. Further, this EIR updates information in the Otay Ranch GDP Program EIR pertaining
to the EUC to reflect changes in the project and its circumstances since approval of the Otay Ranch
GDP Program EIR and adoption of the General Plan Update.
In addition to the Otay Ranch GDP Program EIR, this Second Tier EIR uses the information included
in the environmental documents, prepared in accordance with CEQA, associated with each stage of
the Otay Ranch planning and development process. Each of these prior certified EIRs are herein
incorporated by reference. This EIR contains information summarized from these prior documents to
facilitate the reader's review of this document where necessary. These documents are available for
review at the City of Chula Vista, Planning and Building Department, located at 430 F Street, Chula
Vista, California 91910.
Pursuant to CEQA Guidelines Section 15161, this document has also been prepared as a "Project
EIR" and is "focused primarily on the changes in the environment that would result from the
development" (i.e., the build out of the proposed EUC SPA Plan). Where environmental impacts
have been determined to be potentially significant, this EIR presents mitigation measures directed at
reducing those adverse environmental effects. The development of mitigation measures provides
the Lead Agency with ways to substantially lessen or avoid the significant effects of the project on the
environment, to the degree feasible. Alternatives to the proposed project are presented to evaluate
whether there are alternative development scenarios that can further minimize or avoid significant
impacts associated with the project.
1.2 HIERARCHY OF OTAY RANCH PLANNING DOCUMENTS
A. General Plan
California law requires that each County and City adopt a General Plan "for the physical
development of the County or City, and of any land outside its boundaries which...bears relation to
its planning." (Government Code Section 65300) Each General Plan must be internally consistent,
and all discretionary land use plans and projects must also be consistent with the General Plan.
The City of Chula Vista City Council adopted an updated General Plan on December 13, 2005
(Resolution Nos. 2005-424, 2005-425, 2005-426). The City's General Plan outlines goals, policies
and objectives for land use in the City in response to the community's vision for the City. The
General Plan also guides day-to-day City decision making to ensure that there is continuing progress
toward the attainment of General Plan goals.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
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May 2009
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1.0 Introduction
The General Plan Update revised policies and land uses previously prescribed for the EUC in the
Otay Ranch GDP.
B. Otay Ranch GDP
Otay Ranch is an approximately 23,000-acre master planned community in southern San Diego
County within the limits of the City of Chula Vista. The Otay Ranch GDP includes plans for multiple
urban villages and town centers, a resort village, a university site, a regional technology park, a
regional open space preserve, freeway commercial area, the Eastern Urban Center (proposed
project), industrial areas and two rural estate planning areas. Overall, there are approximately
11,375 acres of open space within the Otay Ranch Preserve.
In addition to establishing community-wide land use policies, the Otay Ranch GDP includes an
Overall Design Plan, which presents a design context for Otay Ranch that serves as a basis for
Village Design Plans prepared as part of the EUC SPA Plan process, as discussed below.
The Otay Ranch GDP groups residential areas into "Villages." The heart of the village is the Village
Core. Pursuant to the guidelines in the Otay Ranch GDP, Village Cores are strategically located
within each village. These are mixed-use areas designed to contain essential facilities and services
such as elementary schools, shops, civic facilities, child-care centers, local parks, and higher-density
housing.
Portions of the Otay Ranch GDP were updated as part of the General Plan Update process. Included
as part of that update were revisions to the policies and land uses prescribed for the EUC.
C. SPA Plans
The Otay Ranch GDP is implemented through additional, more detailed planning processes prior to
the subdivision of land called "Sectional Planning Areas" (SPA) plans. A SPA Plan implements the
plans, policies and objectives of the Otay Ranch GDP, by defining land uses, development
standards, and zoning for a particular portion of the Otay Ranch community. Further, SPA Plans
establish design criteria and define precisely the type and amount of development permitted.
Section E.1.a of the Otay Ranch GDP specifies the contents of a SPA Plan.
D. Subdivisions and Building Permits
Upon the approval of SPA plans, property may be subdivided in accordance with the California
Subdivision Map Act and the applicable Subdivision Ordinances. Thereafter, building permits may
be issued. The proposed project includes a Tentative Map (TM) for development of the EUC. The
action to which this EIR applies is the approval of the SPA and TM. It is anticipated that final maps
and development permits needed for project implementation will be sufficiently similar to the program
described in this report to obviate the need for subsequent environmental review.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page I-3
1.0 Introduction
1.3 ENVIRONMENTAL REVIEW PROCESS
This Draft EIR was prepared following input from the public, responsible, and affected agencies
through the EIR scoping process. In accordance with Section 15082 of the State CEQA Guidelines,
a Notice of Preparation (NOP) was prepared and distributed to responsible and trustee agencies,
affected agencies, and other interested parties on April 12, 2007. Per Section 15381 of the CEQA
Guidelines, the term "responsible agency" includes "all public agencies other than the Lead Agency
which have discretionary approval power over the project." A "trustee agency" is identified in Section
15386 of the CEQA Guidelines as "a state agency having jurisdiction by law over natural resources
affected by a project which are held in trust for the people of the State of California."
The NOP is a required document that must be submitted to the State Clearinghouse to officially
solicit participation in determining the scope of the EIR. The State Clearinghouse distributed the
EUC NOP to involved state agencies, including: Office of Historic Preservation, Department of Fish
and Game, Native American Heritage Commission, Department of Transportation, Air Resources
Board, and Regional Water Quality Control Board. The NOP was also sent directly by the City of
Chula Vista to federal, other state, county, and local agencies, as well as to other persons of interest
(Appendix A). In addition, the NOP was posted at the Office of the San Diego County Clerk for 30
days. A public scoping meeting was held on May 2, 2007 to further solicit public input. A copy of the
NOP is provided in Appendix A of this EIR.
An Initial Study prepared by the City prior to issuance of the NOP indicated that an EIR was required
for the project. This Draft EIR focuses on the environmental impacts identified as potentially
significant during the Initial Study and scoping process (listed in Section 1.4, below). All issues not
evaluated in detail in Chapter 4.0 of this EIR are evaluated as Effects Found Not to be Significant
(Section 7.1 ).
This Draft EIR is being circulated for 45 days for public review and comment in accordance with
Section 15087 of the CEQA Guidelines. Interested parties may provide comments on the Draft EIR
in written form. The EIR and all related technical appendices are available for review at the offices of
the City of Chula Vista, Planning and Building Department, located at 430 F Street, Chula Vista,
California 91910 and the Chula Vista Public Library, 365 F Street, Chula Vista, California 91910.
Upon completion of the public comment period, a Final EIR will be prepared that will provide written
responses to comments received on the Draft EIR. Responses to written comments received from
any public agencies will be made available to those agencies at least ten days prior to the public
hearing during which the certification of the Final EIR will be considered. These comments and their
responses will be included in the Final EIR for consideration by the Chula Vista City Council.
Prior to approval of the project, the City, as the Lead Agency and decision-making entity, is required
to certify that the EIR has been completed in compliance with CEQA, that the proposed project has
been reviewed and the information in this EIR has been considered, and that this EIR reflects the
independent judgment of the City. As defined by Public Resource Code (PRC) Section 21081,
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
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May 2009
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1.0 Introduction
CEQA also requires the City to adopt "findings" with respect to each significant environmental effect
identified in the EIR. For each significant effect, CEQA requires the approving agency to make one
or more of the following findings:
• The project has been altered to avoid or substantially lessen significant impacts identified
in the Final EIR;
• The responsibility to carry out the above is under the jurisdiction of another agency; or
• Specific economic, legal, social, technological, or other considerations, including provision
of employment opportunities for highly trained workers, make infeasible the mitigation
measures or project alternatives identified in the Final EIR.
In addition, when approving a project, public agencies must adopt a Mitigation Monitoring and
Reporting Program (MMRP), describing the changes that were incorporated into the project or made
a condition of project approval in order to mitigate or avoid significant effects on the environment in
compliance with PRC Section 21081.6. The MMRP is adopted at the time of project approval and is
designed to ensure compliance with the measure during project implementation. Upon approval of
the proposed project, the City will be responsible for the implementation of the proposed project's
MMRP.
Environmental impacts may not always be mitigated to aless-than-significant level. When this
occurs, impacts are considered significant and unavoidable. If the City concludes that the proposed
project would result in significant and unavoidable impacts, which are identified in this Draft EIR, the
City must adopt a "statement of overriding considerations" prior to approval of the proposed project in
compliance with PRC Section 21081. Such statements are intended under CEQA to provide a
written means by which the Lead Agency balances the benefits of the proposed project and the
significant and unavoidable environmental impacts. Where the Lead Agency concludes that the
economic, legal, social, technological, or other benefits outweigh the unavoidable environmental
impacts, the Lead Agency may find such impacts "acceptable" and approve the project.
1.4 SCOPE AND CONTENT OF THIS EIR
The content of this EIR was established based on the findings in the Initial Study and public and
agency input. In accordance with CEQA, the analysis in the EIR is focused on issues determined in
the Initial Study to be potentially significant, whereas issues found in the Initial Study to have less
than significant impacts or no impacts do not require further evaluation. This EIR analyzes in detail
the following environmental issues:
• land use, planning and zoning hydrology and water quality
• agricultural resources geology and soils
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
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May 2009
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1.0 Introduction
• biological resources
• landform alteration/aesthetics
• noise
• air quality
• cultural resources (historic, archaeological
and paleontological)
• transportation, circulation and access
• population and housing
• hazards/risk of upset
• public services and utilities (fire, police,
schools, libraries, water, sewer, and
solid waste)
• parks, recreation, trails and open space
• global climate change
The content and format of this EIR are designed to meet the current requirements of CEQA and the
State CEQA Guidelines. The EIR is organized into chapters summarized below:
• Executive Summary, presents a summary of the proposed project and alternatives,
potential impacts and mitigation measures, and impact conclusions regarding significant
unavoidable adverse impacts and effects not found to be significant.
• Chapter 1.0, Introduction, describes the purpose and use of the EIR, provides a brief
overview of the environmental review process, and outlines the organization of the EIR.
• Chapter 2.0, Environmental Settinq_ describes the physical setting for the proposed
project. It describes the existing conditions for the project site at the time of the
distribution of the NOP.
• Chapter 3.0, Project Description, includes a discussion of the project location, the
objectives of the proposed project, details of the proposed project, and a listing of the
discretionary actions and approvals required to implement the proposed project.
• Chapter 4.0, Environmental Impact Analysis, includes an analysis of each of the
environmental issues outlined above and consists of a description of the existing
conditions or setting for each issue area before project implementation, methods and
assumptions used in the impact analysis, thresholds for determining the significance of
impacts, impacts that would result from the proposed project prior to mitigation, applicable
mitigation measures that would eliminate or reduce significant impacts, and the level of
significance after implementation of mitigation measures.
• Chapter 5.0, Cumulative Impacts, discusses the potentially significant cumulative impacts
that may result from the proposed project when taking into account the related or
cumulative impacts resulting from other reasonably foreseeable past, present and future
projects within and surrounding the Otay Ranch GDP area.
• Chapter 6.0, Growth-Inducing Impacts, discusses the potential growth-inducing impacts
of the proposed project, including the potential of the proposed project to foster economic
or population growth or the construction of additional housing, either directly or indirectly,
in the surrounding environment.
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1.0 Introduction
• Chapter 7.0, Mandatory CEQA Sections, provides a discussion of the irreversible
environmental changes to the natural environment resulting from the implementation of
the proposed project. This section also contains a summary of the issue areas that were
determined in the Initial Study for the proposed project to result in less than significant
environmental impacts. Furthermore, the significant unavoidable impacts that would
result from project implementation are summarized in this section.
• Chapter 8.0, Alternatives, evaluates the environmental effects of feasible project
alternatives, including the No Project Alternative. It also identifies the environmentally
superior project.
• Chapter 9.0, Lead Acaency/Project Applicant, Preparers and References, identifies the
documents (printed references) and individuals (personal communications) consulted in
preparing this EIR. This chapter also lists the individuals involved in preparation of this
EIR and organizations and persons consulted to ascertain supporting information to
support the EIR analyses.
• Appendices, present data supporting the analyses or contents of this EIR. The
appendices include the following:
- Appendix A: Notice of Preparation, Comment Letters and Scoping Meeting Materials
- Appendix B: Traffic Impact Analysis
- Appendix C: Air Quality Technical Report
- Appendix D: Noise Impact Study
- Appendix E: Phase 1, Cultural and Paleontological Assessment
Appendix F:
Appendix G:
Appendix H:
Appendix I:
Appendix J:
Appendix K:
Appendix L:
Biological Resources Reports
Hydrology and Water Quality Reports
Geotechnical Reports
Water Supply Reports
Sewer Studies
Hazards/Risk of Upset Reports
Global Climate Change Worksheets.
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2.0 ENVIRONMENTAL SETTING
This chapter presents a general description of the physical environment of the proposed Otay
Ranch Eastern Urban Center (EUC). Amore detailed description of the physical environment is
discussed on an issue-by-issue basis for each topical issue area in Chapter 4.0, Environmental
Impact Analysis. Information related to the environmental setting contained in the Otay Ranch
GDP Program Environmental Impact Report (EIR 90-01/SCH #89010154) is incorporated by
reference in this section and in the following sections, as appropriate.
2.1 PROJECT LOCATION AND REGIONAL SETTING
Regionally, the City of Chula Vista is an incorporated City located approximately 12 miles south
and southeast of the downtown area of the City of San Diego and four miles north of the Otay
Mesa border crossing via the SR-125 toll road. Chula Vista is approximately 50 square miles in
extent. The regional setting is depicted in Figure 2-1, Regional Location Map, on page 2-2.
Otay Ranch is located within the East Planning area of the City, which predominantly consists of
master planned communities in various stages of development, and of open space. The East
Planning Area is generally bounded on the west by Interstate 805; on the north by State Route 54
and the Sweetwater River Valley, where the City's corporate and Sphere of Influence boundaries
lie; on the northeast and east by Highway 94, within unincorporated San Diego County, in the San
Miguel Mountain/Proctor Valley area; and on the south within and adjacent to the boundaries
designated by the Otay Ranch GDP. Land within the unincorporated portion of the County of San
Diego is also located east of the site outside of the East Planning Area, and land within the
jurisdiction of the City of San Diego is located south of the project site along the banks of the Otay
River and the Otay River Valley.
The approximately 237-acre EUC is located in the northeastern portion of the approximate
9,500-acre Otay Valley Parcel of the Otay Ranch GDP project area. The Otay Valley Parcel is the
largest of the three parcels that comprise Otay Ranch. The other two Otay Ranch development
areas are the Proctor Valley Parcel and the San Ysidro Mountain Parcel. Telegraph Canyon Road
and the Eastlake Community bound the Otay Valley Parcel on the north; Lower Otay Lake and the
Arco Olympic Training Center are the eastern limits; the Otay River Valley encompasses the
southern limits; and other recent development, including Sunbow I and II, the Otay Landfill, and the
Coors Amphitheater and Water Park, comprise the western limits of the Otay Valley Parcel.
The EUC is divided into three land ownerships. The proposed project covers the majority
(approximately 207-acres) of the EUC and is owned by the Corky McMillin Companies. The
remaining ownerships will be entitled separately from the proposed project. Amore detailed
discussion of land ownership is provided in Chapter 3.0, Project Description.
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2.0 Environmental Setting.
2.2 SURROUNDING LAND USES
The project site and surrounding uses are illustrated in Figure 2-2, Surrounding Land Uses, on
page 2-4. As shown in Figure 2-2, the EUC is bordered by Birch Road on the north, Hunte
Parkway on the south, Eastlake Parkway on the east and SR-125 on the west.
Existing and proposed land uses surrounding the EUC include planned single- and multi-family
residential neighborhoods, commercial uses, institutional, and research and development uses.
The surrounding Villages all feature school sites, public parks and open space, as well as a range
of residential densities.
Specifically, the Otay Ranch Town Center (part of Planning Area Twelve), an approximately
865,000-square-foot commercial center, is located directly to the north of the project site across
Birch Road.
Otay Ranch Village Eleven is located to the east and northeast across Eastlake Parkway. Village
Eleven is in the process of being built out with suburban residences, a commercial center, a public
park, and public school sites, including an elementary school, and a combined middle and high
school. To the southeast and south of Hunte Parkway is Village Ten. While the majority of Village
Ten is currently undeveloped, a charter middle school is currently being constructed on
approximately 26 acres (including the school and offsite borrow area) in the northern portion of the
Village. To the south of the project site across Hunte Parkway, and just west of the Village Ten, is
Otay Ranch Village Nine. Village Nine is currently undeveloped. To the west of the EUC and west
of the SR-125 is Village Seven, which is currently under construction and consists of single- and
multi- family residential neighborhoods, a site for a public park, Olympian High School and a site for
a future elementary school. Village Six, which is substantially developed, is located to the
northwest of the EUC, also west of SR-125. Village Six contains a mix of residential uses, a public
park, an elementary school, and a private high school and religious facility. Of the immediately
surrounding Otay Ranch Villages, Village Six is the most complete at the current time.
Region-serving recreational uses that would serve the entire Otay Ranch, including the EUC,
include a future 70-acre community park less than one mile to the west, west of Village Seven, and
the larger Otay Valley Regional Park approximately 1.25 miles to the south.
2.3 EXISTING ON-SITE CONDITIONS
The Otay Ranch is former agricultural ranch land historically used for ranching, grazing and dry
farming. The EUC SPA Plan area is currently vacant and is generally comprised of gently sloping
terrain covered with primarily non-native grasslands crossed by a series of dirt roads and old cattle
trails. Additional information regarding on-site biological resources is provided in Section 4.7 of this
EIR.
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2.0 Environmental Setting.
Natural on-site drainages trend east-west and flow into Wolf Canyon. The upper portion of Wolf
Canyon within the EUC (herein referred to as the Wolf Canyon Fill Site) was used to dispose of
excess fill generated during mass grading operations for the Planning Area Twelve Otay Ranch
Town Center. The Wolf Canyon Fill site is currently covered with various stockpiles of construction
material and debris. Two drainages in the southern portion of the site drain south toward the Otay
River Valley. A portion of the southwestern drainage was previously filled during adjacent grading
operations associated with the construction of Eastlake Parkway. Manufactured slopes exist
along the northern side of the property along Birch Road. Portions of the northern part of the site
were also used as borrow/fill site for construction of the Otay Ranch Town Center. On-site
elevations range from approximately 520 feet above mean seal level (MSL) in the southeast corner
of the EUC site to a high of approximately 640 feet above MSL in the center of the property. The
existing topography of the site is shown in Figure 2-3, Existing Site Topography, on page 2-6.
Additional information regarding the topographic character of the EUC is provided in Section 4.2,
Landform Alteration/Aesthetics, of this EIR.
2.4 EXISTING OFF-SITE CONDITIONS
In addition to development within the proposed EUC SPA Plan boundaries, the proposed project
involves construction related activities in three separate off-site areas located within the City of
Chula Vista. The location of these three off-site improvements is shown in Figure 2-4, Location of
Off-Site Improvement Areas, on page 2-7. The location, surrounding uses, and existing conditions
at each of these sites are described below.
A. Off-site Soils Stockpiling Area
As discussed in Chapter 3.0, Project Description, the proposed project includes off-site stockpiling
of soils. The SSA is located directly south of the EUC SPA Plan area on a portion of the vacant
Village Nine. It is dominated by agricultural land that has been subjected to annual tilling. This
area is located on a large, flat mesa that is bisected by one ephemeral drainage swale and is
approximately 200 feet above MSL. Surrounding land uses include agricultural lands to the north,
east, and south and SR-125 to the west.
B. Off-site Salt Creek Sewer Lateral Improvement Area
As discussed in Section 3.0, the proposed project includes an upgrade to an existing 173-foot
section of the Salt Creek Trunk Sewer. The off-site Salt Creek Sewer Lateral (SCSL) Improvement
Area includes existing paved and dirt access roads, dirt staging areas, underground sewer and
water lines, manholes, and a small portion of Salt Creek. Surrounding land uses include open
rolling hills supporting non-native grassland, Diegan coastal sage scrub, and riparian habitat within
Salt Creek. The study area has historically been used for ranching and grazing; however portions
have been revegetated with native coastal sage scrub. The elevation within the SCSL
Improvement Area is approximately 360 feet above MSL. Salt Creek flows in a southwesterly
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2.0 Environmental Setting.
direction through the study area and into the Otay River. The Applicant is proposing to construct
this improvement via apipe-jacking method to minimize surface impacts.
C. Off-site Pog ig Canyon Sewer Improvement Area
As discussed in Section 3.0, the proposed project includes an upgrade to an existing 110-foot
section of the Poggi Canyon Trunk Line Sewer. The Poggi Canyon Sewer Improvement (PCSI)
Area occurs within an existing paved roadway at the intersection of Olympic Parkway and
Brandywine Avenue. The construction area for this improvement is approximately 0.02 acres (880
square feet) within Lane #1 of the westbound side of Olympic Parkway. The surrounding land use
is predominantly residential.
2.5 ACCESS
In addition to Birch Road, Eastlake Parkway and Hunte Parkway, the EUC area is regionally
served by the I-805 freeway and specifically served by the SR-125 toll road. A freeway
interchange is constructed at SR-125 and Birch Road, and a future interchange is planned at
SR-125 at Hunte Parkway. Both Birch Road and Hunte Parkway are designated major arterials.
Bob Pletcher Way, located between Birch Road and Hunte Parkway, will connect Village Seven to
the EUC via an existing underpass under SR-125. Additional information regarding adjacent
circulation and freeways is provided in Section 4.3, Transportation, of this EIR.
In addition, the Metropolitan Transit Development Board's regional public transit system and local
transit are planned to traverse the Otay Valley Parcel's urban villages, with an existing transit stop
and Park and Ride facility located in the Otay Ranch Town Center and a future transit stop in the
EUC.
2.6 CLIMATE
The climate of the region is characterized by warm, dry summers and mild, wet winters. Clear
skies predominate much of the year due to asemi-permanent high-pressure cell located over the
Pacific Ocean. This high-pressure cell also drives the dominant on-shore circulation and helps to
create subsidence and radiation temperature inversions. Subsidence inversions occur during the
warmer months when descending air associated with the high-pressure cell comes into contact
with cool marine air. Radiation inversions typically occur on winter nights when air near the ground
cools by radiation and the air aloft remains warm. Additional information about regional and local
climate is provided in Section 4.4, Air Quality of this EIR.
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3.0 PROJECT DESCRIPTION
3.1 INTRODUCTION
McMillin Otay Ranch, LLC (the Project Applicant) proposes to develop its 206.6-acre
(approximately 207-acre) ownership within the 237-acre Otay Ranch Eastern Urban Center
(EUC) in Chula Vista, California. The EUC represents the planned extension of development
within the Otay Ranch General Development Plan (GDP) area. Located along the State Route
125 South Tollway (SR-125) between Birch Road and Hunte Parkway, the EUC would be
accessible to the residents of Chula Vista, San Diego and border region.
As envisioned by the GDP, the EUC Sectional Planning Area (SPA) Plan would refine and
implement the land use plans, goals, objectives, and policies of the City of Chula Vista General
Plan and Otay Ranch GDP, as amended in 2005, for the EUC. The EUC SPA Plan defines in
more detailed terms, the development parameters for the EUC, including land use mix, design
criteria, primary circulation pattern, and infrastructure requirements. The character and form of
the proposed project would be implemented through a series of guidelines and development
standards prescribed in the Otay Ranch Eastern Urban Center SPA Planned Community (PC)
District Regulations and Village Design Plan, which is a "form-based" code prescribing design
standards as well as land use standards. The PC District Regulations and Village Design Plan
is part of the proposed SPA, and it would serve as an important tool to guide the City in its
review and evaluation of schematic, preliminary, and final plans for each individual project to
be built within the EUC. The proposed project including elements of the SPA and Tentative
Map (TM) are described in this section.
The development proposed by the Project Applicant pursuant to the proposed SPA Plan is
referred to as the "proposed project," and is the focus of this EIR.
3.2 PROJECT LOCATION AND OWNERSHIP
A. Proiect Location
The EUC SPA Plan site and surrounding Otay Ranch villages are illustrated in Figure 3-1,
Location/SPA Boundary, on page 3-2. The project site is bounded by SR-125 on the west,
Birch Road on the north, Eastlake Parkway on the east and the ownership boundary of the
EUC, just north of the future location of Hunte Parkway on the south. Adjacent to the project
site are the Otay Ranch Village Seven, to the west across the SR-125 right-of-way, and the
Freeway Commercial development (Otay Ranch Town Center) to the north. Both the EUC and
the Otay Ranch Town Center are located within Planning Area Twelve. Suburban
development is located on the adjacent Village Eleven to the northeast. The undeveloped
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3.0 Project Description
university site and Village Nine are located to the southeast and south of the project site. As
previously shown in the aerial photo depicted in Figure 3-1, the surrounding Otay Ranch
villages are at various stages of development, including some finished areas, areas under
construction, and currently vacant land. Land uses surrounding the EUC are more fully
described in Chapter 2.0, Environmental Setting.
B. Ownership
The EUC is comprised of three ownerships, shown as Ownerships A, B, and C, in Figure 3-2,
EUC Ownership Map, on page 3-4. The SPA Plan addresses only land uses proposed for
Ownership A, which is owned by the Project Applicant. The adoption of the SPA would grant
entitlements to the land owned by the Project Applicant only. The remaining acreage within the
EUC (comprising two parcels totaling approximately 23.0 acres) is not part of the proposed
project, but is addressed to some degree in the context of total planning for the EUC, including
consistency with other adopted plans, community structure, and community infrastructure.
Hence, the SPA Plan and this EIR 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 at a conceptual level to
demonstrate how a coherent urban center as a whole could be implemented. At such point
that application(s) for development of the remainder of the EUC are filed, approval of the
proposal(s) would require either amendments to the SPA or the approval of another SPA Plan
and independent environmental review.
The allocated uses for the three ownerships in the EUC are summarized in Table 3-1,
Ownership and GDP Land Use Allocation, on page 3-5. The development allocations have
been divided among the three ownerships based on acreage. As shown in Table 3-1, the
Project Applicant's ownership comprises 90.04 percent of the total developed acreage within
the approximately 237-acre EUC. Therefore, 90.4 percent of the corresponding amounts of
residential units and non-residential development potential allowed by the GDP has been
allocated to the Applicant's ownership. The development statistics set forth for Ownership A
correspond to the allocations represented in Table 3-1 to the nearest 1/10th acre. However,
development statistics may change based on more precise engineering calculations. Any
minor adjustments in the SPA Plan's future subdivisions and site plans, must comply with the
Subdivision Map Act, as determined by the City of Chula Vista.
3.3 BACKGROUND
A. Regional Context
Otay Ranch includes a full range of land uses including residential, commercial, and retail with
supporting civic and public uses such as libraries, parks, schools, and approximately
11,375 acres of supporting open space. Due to the size and complexity of Otay Ranch, both
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3.0 Project Description
Table 3-1
Ownership
Ownership A (Applicant)
Ownership B
Ownership C
Total
Ownership and GDP Land Use Allocation
Development
Area Owned
(Acres)
206.6
22.2
0.7
229.5
Percent of Total
90.04
9.66
0.30
100
Share of Non-
Residential (SF)
3,487,000
374,000
12,000
3,872,000
Share of
Residential (DU)
Note: The Development Areas exclude arterial highways.
Source: Eastern Urban Center SPA Plan, Table 8 (July 2008).
2,983
320
10
3,313
the planning and environmental documentation for the specific planning areas or villages within
the Otay Ranch have been tiered. The first tier of planning and environmental analysis
included the Otay Ranch General Development Plan (GDP)lSubregional Plan (SRP) and a
Final Program Environmental Impact Report (EIR 90-01/SCH #89010154), which was adopted
by the Chula Vista City Council and the San Diego County Board of Supervisors on
October 28, 1993. The EUC is located entirely within the GDP, an element of the Chula Vista
General Plan. The Otay Ranch GDP was most recently updated on December 5, 2005
concurrently with the City's General Plan Update and associated General Plan Update EIR
(EIR 05-01; GPA 01-03). The proposed SPA Plan and this EIR are second-tier documents that
tier off the Otay Ranch GDP EIR (EIR 90-01) and General Plan Update EIR (EIR 05-01).
The EUC and Freeway Commercial sites are described in the Otay Ranch GDP as Planning
Area Twelve. The following excerpt from the Otay Ranch GDP describes the vision for
Planning Area Twelve (Chapter 1 Section F.12.a):
Planning Area Twelve is approximately 368 acres in size and is located in the
center of the Otay Valley Parcel. It contains both the Eastern Urban Center (EUC)
and the Freeway Commercial (FC) areas. The topography in this area consists of
several broad knolls. Planning Area Twelve is positioned at the center of the Otay
Ranch community, where the three major circulation systems converge. These
three systems include open space network, the proposed SR-125 highway and the
proposed bus rapid transit system.
Because of differences in character and development timing factors, the GDP allows the EUC
and the designated Freeway Commercial area to prepare separate SPA plans and to enter
separate approval processes. As such, development of the Freeway Commercial area was
approved as a separate SPA from the EUC and is currently known as the Otay Ranch Town
Center.
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3.0 Project Description
The boundaries and acreage of the proposed EUC are consistent with the Otay Ranch GDP
description above. The total EUC SPA Plan area is approximately 207 acres of the 237-acre
EUC described in the GDP.
B. EUC Vision
The GDP provides a basic description of the development to be located within the EUC, a list
of components, development statistics, and a generalized map of land use locations.
Consistency of a SPA with the GDP and subsequent discretionary applications is evaluated
according to allocated total land area, which may not vary by more than 15 percent for each
individual village. Acres of mixed-use and medium-high and high-density residential uses for a
village may not exceed the GDP/SRP specified acres. The EUC is shown in the context of the
surrounding GDP in Figure 3-3, Otay Ranch Adopted General Development Plan, on page 3-7.
Chapter 1 of the GDP describes the EUC as follows:
The EUC is an urban center, serving regional commercial, financial, residential,
professional, entertainment, and cultural needs. This prime location is designated
as the Eastern Urban Center to announce its role as the heart of the eastern
territories in South San Diego County. The center will be a viable and intense
mixture of uses that will act as a magnetic downtown, drawing residents, visitors
and businesses. Surrounding land uses in the adjacent Village Nine, particularly its
town center; the University Campus; Regional Technology Park; and the Freeway
Commercial area are expected to relate closely to the EUC.
The center will be composed of buildings of varying orientations. It will contain
specialty land uses, as well as shopping and entertainment uses, and uses
supportive of the university campus. Landmark architecture will be encouraged to
create a pronounced identity. An internal circulation system will provide for
pedestrians, bus and bus rapid transit connections. This system will provide
efficient access throughout the Eastern Urban Center and to the ultimate bus rapid
transit line through this region.
Designated uses and density at the buildout of the Eastern Urban Center is as follows:
• 3,313 multi-family high density residential units;
• Build-out population of approximately 8,548;
• Regional and specialty shopping;
• Multi-Use Cultural Arts Facility (including civic arts/theaters and museums) Regional Purpose
Facilities;
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~' Figure 3-.3
ty c
0 2000 4000 Feet Ada to eer
eveo et
Source: Cinti Land Planning, 2009.
Chula Vista EUC
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3.0 Project Description
• Local Parks;
• Business Parks;
• Visitor Commercial;
• Transit Station;
• An Elementary School and a High School as required by the applicable districts;
• Urban Open Space Corridor;
• Library and Civic Facilities;
• Fire Station;
• Affordable Housing.
The total EUC development under the GDP is summarized in Table 3-2, GDP Land Use Table
for the EUC, on page 3-9. The mix of uses shown in Table 3-2 is subject to the following GDP
policy:
The mix of uses is representative of the expectations and intended character of 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
Table 3-2 maybe approved subject the following findings:
The intended character and purpose of the Eastern Urban Center is maintained;
The distribution of uses is compatible with the adopted uses in adjacent villages;
and
The viability of the Eastern Urban Center is maintained or enhanced.
3.4 STATEMENT OF PROJECT OBJECTIVES
Section 15124(b) of the California Environmental Quality Act (CEQA) Guidelines (14 Cal. Code
Regs. 15000 et. seq.) states that the Project Description shall contain "a statement of the
objectives sought by the proposed project." Section 15124(b) of the CEQA Guidelines further
states, "the statement of the objectives should include the underlying purpose of the project."
The SPA Plan identifies project objectives that implement the aforementioned GDP land use
description and guidelines for the EUC, as indicated below:
• Implement the goals, objectives, and policies of the Chula Vista General Plan, particularly the
Otay Ranch General Development Plan.
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3.0 Project Description
Table 3-2
GDP Land Use Table for the EUC
(As adopted in 2005)
EUC Component of Planning Area Twelve
Dwellin g Units Acreage
SF MF Total Res. Park CPF Sch. C'ml Open Approx
Use Units Units Units Dens Ac. Ac. Ac. ~ Ac. ~ Ac. ~ Sp. Art. Tot. Pop+
EUC 3,313 3,313 41.2 80.4 25.6 11.9 35.0 8.0 106.9 8,548
Regional
Commercial 29.4 29.4
Visitor
Commercial 11.0 11.0
Cultural 5.0 5.0
Off.: Low
Rise/Bus. 19.0 19.0
Off.:
Med/High
Rise 11.5 11.5
OTHER:" 1.5 1.5
EUC Total
0 3,313 3,313 41.2 80.4 25.6 11.9 35.0 75.9 1.5 8.0 238.3 8,548
Actual Park Size to be determined by Parks Master Plan at the SPA Plan level, park acreage based on ratio of 3.0-
acres per 1000 persons.
** CPF acreage based on ratio of 1.39 acres per 1, 000 persons. Square footage equivalent maybe considered at SPA
Plan level.
*** School acres will divert to residential if not needed for schools.
**** May include mixed and multi-use.
*****The maximum permitted non-residential areas may alternatively be measured in square-feet up to the maximum
projected yield of 5,179, 000 square-feet.
Population coefficient is at 3.3 persons per single-family unit and 2.58 persons per multi-family unit.
" Fire Station
Source: Exhibit 60, Otay Ranch General Development Plan, as amended (December 2005).
• Implement Chula Vista's Growth Management Program to ensure that public facilities are
provided in a timely manner and financed by the parties creating the demand for, and
benefiting from, the improvements.
• Foster development patterns which promote orderly growth and prevent urban sprawl.
• Maintain and enhance a sense of community identity within the City of Chula Vista and
surrounding neighborhoods of Otay Ranch.
• Establish unique urban standards for administration, streets, parking, parks, lighting, on-site
signing, setbacks, heights, and other development requirements to achieve an urban place that
sets itself apart from surrounding suburban villages.
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3.0 Project Description
• Establish a high density, mixed-use regional urban center which also reserves a public transit
right-of-way (ROW or easement), and transit stops for extension of the San Diego regional
public transit system to reduce reliance on the automobile to access uses within the center and
destinations served by the transit system.
• Promote synergistic uses both within the urban center and between uses in adjacent
development areas to balance activities, services and facilities.
• Contribute to the unique Otay Ranch image and identity which differentiates Otay Ranch from
other communities.
• Implement development consistent with the provisions of the Otay Ranch resource
conservation and management plans.
• Establish a flexible and responsive land use and facility plan which assures project viability in
consideration of existing and future economic cycles.
3.5 DESCRIPTION OF THE PROPOSED PROJECT
The proposed project is comprised of a proposed SPA Plan and Tentative Map (TM) for the
EUC. The components of the SPA Plan and TM are described below. In addition,
discretionary actions and other approvals required to implement the SPA and TM are identified.
A. SPA Plan
(1) Development Concept
Various factors influence the ultimate design of the EUC. The primary design influence is the
intended role as a regional commercial and social activity center. Other influences include the
existing and planned adjacent development patterns, Chula Vista General Plan policies, and
GDP provisions governing adjoining undeveloped land, including the regional open space
system, off-site circulation, the proximity to the future community park in Village Four, public
facility connections and planned land uses for adjacent properties.
Based on design influences, the SPA proposes a complex land use pattern. The SPA provides
land use guidance but is not intended to establish specific types and densities of development at the
neighborhood level. Since the entire EUC would have a mix of land uses, both horizontally and
vertically, a typical land use pattern of discrete uses is not applicable. However, various areas within
the proposed project would have different characteristics associated with a predominant land use and
urban design motif.
Development statistics for the proposed project are illustrated in Figure 3-4, Site Utilization Plan,
on page 3-11. Although conceptual in nature, the Site Utilization Plan establishes ten specific
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!~
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0 300 600 Feet
Source: Cinti Land Planning, 2009.
Figure 3-
Site Utilization
Chula Vista EUC
Page 3-11
3.0 Project Description
districts totaling approximately 207 acres of developed area, including 154 acres of residential
and non-residential uses, approximately 16 acres of urban parks, an elementary school site of
five to six acres, a fire station site of approximately one acre, and approximately 30 acres of
street right-of-way. The districts and their internal and external relationships are depicted in
Figure 3-5, Community Structure, on page 3-13.
As illustrated in Figure 3-5, the EUC would comprise a variety of defined neighborhoods and
districts, and an internal street grid and a circulation system that would provide a variety of
access points to the EUC from surrounding streets. The "Main Street District" would be central
to the EUC, with the "Mixed Use Civic/Office Core District" and "Business District" to the west,
"Gateway Mixed Use Commercial District" to the north. All of these areas would be primarily
non-residential in character, although residential uses would be permitted within the land use
mix. The residential neighborhoods, located primarily east and south of the "Main Street
District", would each have their own park and a residential character, as residential uses would
predominate. However, non-residential uses would also be allowed. Public uses would be
integrated in appropriate locations, and the transportation system would accommodate a
variety of transportation modes, including public transit. The individual districts and other key
components of the SPA Plan are described below.
(a) EUC Districts
(i) Residential Districts
The proposed EUC SPA Plan would allow development of up to 2,983 multi-family residential
units in a variety of urban residential products. While the greatest residential densities would
surround Main Street, the EUC also incorporates a series of residential neighborhoods organized
around neighborhood parks. Residents within these neighborhoods would have access to a
variety of services, such as a community and neighborhood retail and office, market,
neighborhood shops and restaurants, and active recreation areas within walking distance.
The Planned Community (PC) District Regulations and Village Design Plan comprise the EUC
Form Based Code (FBC). The FBC describes the Urban Design Vision for the residential
districts as follows:
• Variety of housing products and forms;
• Street oriented urban format housing with shared public spaces;
• Located within strolling distance to the main street hub and urban parks;
• A safe and clean urban lifestyle choice;
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Figure 3-5
o unity Structure
Chula Vista EUC
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• A leisurely walk to work, shopping, transit, restaurants, and evening entertainment;
• Lifestyle based on the street oriented activities instead of backyard patios;
• A place to live distinct yet intertwined lives;
• A place for social interaction instead of home/yard maintenance; and
• A high speed connected lifestyle.
The FBC also describes the overall site planning guidelines, architecture and landscape
guidelines for development within the residential districts.
(ii) Business District
The Business District would provide a major office complex within the South County region,
including up to two million square feet of offices. Occupants would benefit from proximity and
visibility from SR-125. The Business District is envisioned as a complement to other uses in
the EUC, bringing expanded employment opportunities to the community, energizing Main
Street, introducing a significant daytime population, and providing riders for area transit. A
system of internal vehicular and pedestrian connections linking plazas and public spaces would
link development parcels, which would vary in size to accommodate different sized businesses.
The FBC describes the Urban Design Vision for the Business District as follows:
• Clean, simple, high quality corporate and multi tenant offices;
• High quality "urban campus" setting with distinctive landscape features;
• Prominent building entries off primary streets and/or internal plazas;
• Orientation to attract high tech and service tenants;
• Buildings near the street; parking areas tucked behind the typical condition. Exceptions to be
permitted, particularly where interim solutions for phased intensity may allow parking along the
street; and
• Within convenient walking distance of amenities, i.e., restaurant, hotels, entertainment, etc.
The FBC also describes the overall site planning guidelines, architecture and landscape
guidelines for development within the Business District.
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(iii) Main Street District
The Main Street District, which would be the most active and urban component of the proposed
project, would provide a mixed-use, pedestrian environment that combines office and
residential uses over ground floor retail. The key component of the Main Street District would
be entertainment, including retail uses, restaurants, bars, and cafes generating daytime and
nighttime activity. Public spaces accommodating street fairs, community events, and farmers
markets, would further support Main Street as the "place to be." The urban character of this
district would be enhanced with interior plazas, paths, and jogging trails and a central town
square. As such, this district will have a "downtown" commercial character.
The FBC describes the Urban Design Vision for the Main Street District as follows:
• Continuous 3-4 story mixed-use buildings, i.e., office, residential, hotel (uses include ground
level retail);
• Vibrant, high energy, eclectic mixed-use pedestrian-oriented precinct;
• "Around-the-clock" activity;
• Visually interesting secondary entry gateway (portal) from Birch Road;
• Special lighting & signage to provide drama and upscale elegance; and
• High quality pedestrian connections to districts beyond as well as parking with shared parking
preferred.
The FBC describes the overall site planning guidelines, architecture and landscape guidelines
for development within the Main Street District.
(iv) Mixed Use Civic/Office Core District
The EUC's role as an important urban core would be reinforced by the presence of a Civic
Core. This district would function as the symbolic and ceremonial focus of community
government and culture. Cultural activities such as a public library, museum, multi-purpose
venue and/or concert hall would attract broad community interest, augment the public life of
Chula Vista, and enliven the EUC. The larger parcels proposed are appropriate to
accommodate major uses.
The FBC describes the Urban Design Vision for the Mixed-Use Civic/Office Core District as
follows:
• "Heart of the EUC"; and
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• Civic Plaza provides the key place-making feature and focus for public events with connections
to surrounding activities.
The FBC also describes the overall site planning guidelines, architecture and landscape
guidelines for development within the Mixed-Use Civic/Office Core District.
(v) Gateway Districts
Two Gateway Districts are included in the Site Utilization Plan, the "Gateway Mixed Use
Commercial District" and the "Eastern Gateway District". The Gateway Districts would serve as
the portals that serve as a transition from surrounding areas into the core of the EUC.
Landmark buildings announcing the EUC as a special place would distinguish these districts.
The Gateway Mixed Use Commercial District along Birch Road would provide a retail transition
from the Otay Ranch Town Center to the north, while announcing arrival with landmark
architecture into the EUC. Landmark buildings may include hospitality and hotel uses. This
district will emphasize horizontal mixed-use but vertical mixed-use may be present.
The FBC describes the Urban Design Vision for the Gateway Mixed Use Commercial District
as follows:
• Northern Landmark and anchor project of the EUC;
• Early phase, urban mixed-use "gateway" to the EUC; and
• Prominent locale across from the Otay Ranch Town Center (regional lifestyle retail center).
The FBC of the SPA Plan describes the Urban Design Vision for the Eastern Gateway District
as follows:
• Creates a unique distinguishable entrance for the eastern gateway;
• Located within strolling distance of shopping, transit, restaurants and entertainment;
• Shared courtyards promote social interaction and a sense of community; and
• Street oriented housing promotes a unique urban lifestyle.
The FBC also describes the overall site planning guidelines, architecture and landscape
guidelines for development within these Gateway Districts.
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(b) Development Intensity and Transfer
The SPA Plan would provide guidance for future development at the subdivision and
improvement plan level, and is the basic reference for determining permitted land uses,
densities, total units, and required public facilities. Even though the SPA contains specific
guidance and reflects the City's intent for determining the density and desired character of the
EUC, it is not intended to be used in a manner that predetermines the development solution for
each District or Neighborhood. There may be development proposals where the intended
character and purpose of the EUC can be maintained yet result in inconsistencies with the total
intensity established for a particular district, or for the total intensity of all districts. To provide
for these instances, the following regulations are provided in the FBC to permit and regulate
the transfer of intensity. Every project other than those at the target intensity shall require an
intensity transfer to insure that the maximum intensity is achieved at full maturity. Any
reduction in intensity in any district must be met with a corresponding increase in another
district and vice versa.
Transfers Within Intensity Range of a District. Unless a proposed project is exactly consistent
with the target intensity shown on the Site Utilization Plan, an intensity transfer is required. If it
is within the intensity range shown on the Site Utilization Plan, then it will be assumed to be
consistent with intended EUC character. The Zoning Administrator shall approve the proposed
intensity transfer as an administrative matter, subject to the following findings:
a. That the transfer maintains the intended mixed use character of the EUC;
b. That a corresponding increase or decrease in another district is included in the
proposed transfer so that overall SPA intensities will not be exceeded or reduced;
c. That the project applicant has received a recommendation for approval of the intensity
transfer from the Master Developer; and
d. That the project applicant has received a recommendation for approval of the intensity
transfer from the Master Developer (as defined in the Form Based Code) and from all
property owners that would have a change in their intensity due to the proposed
intensity transfer.
Transfers of Intensity Between Districts. Transfers of intensity between districts above the high
end of any district's intensity range may also be approved by the Zoning Administrator as an
administrative matter, subject to the following findings. The findings would require that the
transfer would not result in the overall EUC SPA Plan intensity for both the 2,983 residential
units and non-residential 3.487 million square feet to be exceeded.
a. That the transfer maintains the intended mixed use character of the EUC;
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b. That the transfer is consistent with the urban design concepts and the district principles
outlined in the FBC;
c. That a corresponding increase or decrease in another district is included in the proposed
transfer so that overall SPA intensities will not be exceeded or reduced;
d. That the project applicant has provided supporting technical studies, to the satisfaction of
the Zoning Administrator, that indicate adequate infrastructure will exist to support the
intensity transfer;
e. That the project applicant has agreed to provide any necessary amended documents
reflecting the intensity transfer for the public record;
f. That the project applicant has received a recommendation for approval of the intensity
transfer from the Master Developer, and written approval from all property owners that
would have a change in their intensity.
(c) Development Phasing
The development of the EUC SPA would be completed in four primary phases as shown on
Figure 3-6, Construction Phasing SPA, on page 3-19. Each phase consists of all or portions of
one or more districts. The Conceptual Phasing Plan is based on anticipated market demand
for development and is consistent with the EUC SPA Public Facilities Financing Plan (PEEP).
The Phasing Plan is non-sequential in order to allow flexibility based on market changes or
regulatory constraints and public infrastructure needs/requirements. It imposes specific
facilities requirements, per the PFFP, for each development increment, regardless of the phase
it is located within. Construction of the major on-site streets that serve the multiple phases
would be phased according to the provisions of the PFFP.
Although the actual level of development over time is difficult to predict given uncertainties
associated with future market and regulatory conditions, it is assumed, based on input from the
Project Applicant, that construction would begin in late 2009 with buildout of all residential units
within the EUC SPA Plan area by Year 2020 (approximately aten-year buildout), along with
approximately two million square feet of non-residential uses. The remainder of the project is
estimated to be completed by Year 2030.
Development would begin at the edges of the EUC off the existing arterials (Birch Road and
Eastlake Parkway). Initial phases of residential development would be lower density product
consistent with multifamily development in adjacent villages, as anticipated in the Otay Ranch
GDP. Residential densities, and building mass and scale would increase from the edges into
the center and western portions (employment district) of the project.
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The first phase of development associated with the EUC SPA Plan is expected to be along
Birch Road and would include a mix of land uses with residential, retail, hospitality, mixed use
and office development. Subsequent phases would be developed from the southern boundary
of the EUC north and west, depending on market conditions and product acceptance.
(2) PC District Regulations & Village Design Plan (Form Based Code)
The EUC FBC blends the regulations typically found in Planned Community District
Regulations with the guidelines typically found in a village design plan. The specific provisions
of the SPA Plan set forth in the FBC and related SPA documents would supersede the
applicable sections of the Chula Vista Municipal Code (CVMC) Title 19, Zoning Ordinance.
The FBC includes extensive site-specific design standards, definitions, and implementation
processes for development and use within the planning area. If an issue is not addressed in
the SPA Plan or FBC, then applicable City-wide regulations would apply in accordance with
Title 19, Zoning, of the Chula Vista Municipal Code for the PC Zone.
The FBC is predicated on the belief that activities within the buildings are less important than
the form and relationships between buildings and public spaces. The FBC describes the
physical character and arrangement of dominant land use of the project.
The FBC, which would be adopted as part of the proposed SPA Plan, would serve as an
important tool that would guide the City in its future review and evaluation of schematic,
preliminary and final plans for each individual project to be built in the EUC. Throughout these
regulations, the label "land use" has been replaced by "building type" (e.g., "land use districts
become "building type" districts) reflecting the expanded scope of these regulations. The
design and character of a building is more established by the type of building rather than the
list of uses that are permitted within it.
The fundamental regulatory design component is the public realm, which is the area
experienced by residents and visitors as they move within the project area along any
circulation or public space. The streetscape is the primary determinant of the design character
of the project and variations in streetscapes would help define various districts within the EUC.
The streetscapes are not limited to the vehicular component, but include the design of the
street, sidewalks, landscape planting and character of the adjacent building facade or
structure. streetscape standards are combined with urban form districts (building height,
massing and relationships) and other design elements (landscape, parks and plazas, lighting
parking and signing) to define the physical design environment. When these designed
elements are combined with the more traditional use and development regulations, the
regulatory scheme for the EUC is complete. These regulations include an overall design
concept, which is described in Chapter 2 of the FBC. This overall perspective provides the
context for the more detailed regulations.
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The EUC is intended to be a mixed-use area including some mid- to high-rise buildings with
diverse architecture and a highly urban character, providing social, civic, and activity areas
such as pedestrian plazas, cultural arts facilities, a library, etc. The entire EUC SPA Plan area
would allow mixed land uses, both horizontally and vertically, to a certain degree so a typical
land use pattern of discrete uses is not applicable. However, various portions within the EUC
would have different characteristics associated with a predominant land use and a specific
urban design motif.
The EUC SPA Plan would implement a flexible regulatory approach to land planning that would
allow for maximum creativity in mixing land uses to achieve a high quality mix of land uses.
The EUC's flexible regulatory approach based on the FBC would allow a range of design and
land use options. In addition, the majority of landscape design and treatments for the EUC
would be developed or refined at the review/site plan stage of design. The landscape would
have a distinctively urban character, integrating planting with hardscape. The overall
landscape design for the EUC focuses on pedestrian streetscapes and trail alignments. The
street system would also contribute to the community structure and street-landscaping
treatments would be used as community design elements. The peripheral arterials would have
a distinctively different dominant tree species and/or planting pattern to create a specific
appearance for each street category. The EUC SPA Plan has been divided into Landscape
Zones to differentiate the varying locations. Each zone, including Main Street (Zone A); Entry
Streets (Zone B); Residential Neighborhoods (Zones C, D, E, F, and G); Civic (Zone H); Mixed
Use/Office (Zone I and J) and SR-125 Edge (Zone K), would feature a different landscape
character defined by the careful selection of street trees, planting, signage, street furniture and,
in some cases, paving. These zones would help in wayfinding and defining the identity of each
neighborhood district.
In addition, the FBC defines the administrative procedures and requirements to provide clear
direction to property owners and developers within the EUC regarding permit and plan
approvals. A key element of the administration of the FBC is design review. The FBC requires
the pre-application review of a future project by the Master Developer and the City.
Subsequently, the actual Design Review submittal together with related permit applications
would be reviewed by the City. Design Review shall be in accordance with the City of Chula
Vista Municipal Code except that the Zoning Administrator shall have the authority for review
and approval of any application that includes anon-residential building less than 30,000 SF, or
residential uses not exceeding 200 DU. However, the Zoning Administrator shall have, at his
sole discretion, the right to refer such Design Review application to the Design Review Board
for their action.
Design review is intended to provide sufficient detail in site planning, architectural design, and
landscape architectural design to enable specific project design to be reviewed with respect to
compliance with the FBC and related SPA documents. Whether a future project is comprised
of an individual building or a group of buildings, Design Review submittals will be required to
address the entire block at a conceptual level. This will emphasize the importance of design
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context and continuity of streetscapes within the EUC. Subsequent to design review, site plan
and architectural review will be an administrative process that will be completed as part of the
building permit process to ensure that construction is in compliance with prior design review
approvals.
(3) Mobility
The EUC Mobility Plan provides for a transportation system that extends existing routes and
constructs planned facilities for a variety of transportation modes. The Plan incorporates
vehicular and non-vehicular modes of transportation, but emphasizes pedestrian circulation
and a walkable environment.
(a) Access
Regionally, vehicular access to the site is provided by I-805 via Olympic Parkway and SR-125
at Birch Road. The General Plan provides for the eventual extension of the regional transit
system into Otay Ranch, extending south from the Freeway Commercial areas through the
EUC and continuing south into Village Nine and ultimately to the International Border. The
EUC is considered a transit village and is required to locate transit alignments and transit
stations within its boundaries. Future final maps within the EUC will be conditioned to dedicate
right-of-way or easements for the transit system.
Locally, Olympic Parkway via Eastlake Parkway and Birch Road provide access to the site.
Once constructed by others, Hunte Parkway will provide project access from the south.
(b) On-site Circulation
The roadway pattern through the EUC is illustrated in Figure 3-7, EUC Circulation Plan, on
page 3-23. As shown in Figure 3-7, access would be provided via multiple entries on Birch
Road and Eastlake Parkway. Internal circulation, which would consist of a street grid of four
lane, modified three-lane, collector and two-lane roadways, would provide multiple routes to
any internal location. Wider streets, including four-lane major streets (Streets A and C), are
planned for the two northern entries off Birch Road, the southern entry from Hunte Parkway.
These street segments would be larger to accommodate the greater traffic volumes expected
in these areas. A modified 4-lane Village entry street design on Street C would accommodate
the 2-way Bus Rapid Transit alignment. The internal core streets provide two-lanes of travel
with on-street parking consistent with the pedestrian-oriented urban character of the EUC.
(c) Regional Trails and Pedestrian Corridors
The EUC would provide a link in the Regional Urban Open Space Corridor via a varying width
Regional "Greenway" Trail that would lead from Village Seven under SR-125 and through the
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EUC to a pedestrian bridge over Eastlake Parkway. The Greenway Trail, which would be
located adjacent to streets or within parks, would connect activity centers within the EUC,
including public plazas, urban parks, the Main Street District and the Civic Core. The regional
trail would be designed with a continuity of width and alignment, special paving materials,
distinctive signage, banners, and lighting, and coordinated street furniture, so that it would be
recognized as a major pedestrian route connecting to destinations throughout the Otay Ranch
Community and beyond. Design standards and guidelines for the Regional Trail are set forth
in the FBC. A second regional corridor, the Village Pathway, would cross the north edge of the
EUC along the Birch Road frontage. These two trails are depicted in Figure 3-8, Regional
Trails and Bike Lanes, on page 3-25. Figure 3-8 also illustrates the EUC's internal bike lanes
and the regional bike lanes around the EUC periphery.
A system of pedestrian corridors would be provided throughout the EUC to enhance and support
pedestrian activity. Pedestrian routes and pedestrian oriented features would be a major
component of the EUC's circulation system and urban design. The FBC requires the
development of a system that would connect public places to encourage social interaction
among residential and to promote a "park once" objective for vehicles. Pedestrian elements
also include pedestrian routes, such as paseos or mew streets that are not located along a
public street right-of-way. The EUC's pedestrian routes are depicted in Figure 3-9, Pedestrian
Corridors, on page 3-26.
(d) Transit
Bus transit, including the Bus Rapid Transit (BRT) and Chula Vista Transit (CVT), would traverse
the EUC via guideways in a portion of the EUC. The two-way transit guideway would extend
south from the Otay Ranch Town Center along the western limits of Eastlake Parkway and
would enter the EUC at Street G. The transit would continue in dedicated lanes westbound on
Street G to a transit station located along Street G between and Streets C and D. The proposed
BRT route and transit stop is shown on the previously referenced Figure 3-7. North- and
southbound dedicated transit lanes would be provided in Street C. Transit stops would be
located within '/4 mile of the majority of uses in the EUC.
(4) Public Facilities and Services
The Otay Ranch GDP establishes the following goal regarding the provision of public facilities:
• Assure the efficient and timely provision of public services and facilities to developable areas of
Otay Ranch concurrent with need.
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1~[ _
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Source: Cinti Land Planning, 2009.
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Source: Cinti Land Planning, 2009.
Chula Vista EUC
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(a) Potable Water System
The Otay Water District's Water Supply Assessment and Verification Report (approved
July 2007) confirms the availability of a long-term water supply to meet the demands of the
proposed EUC in conjunction with other planned and future uses over a 20-year planning
horizon and in single and multiple dry years. The projected water demand for the proposed
project is 908,381 gpd. This projection is based on an expected mix of uses, but could vary as
the project matures. However, as land uses may vary, the overall project demand will not be
increased and is considered aworst-case projection.
As discussed in Section 4.11.6, the EUC's demand projection is included in the water demand
and supply forecasts within the Urban Water Management Plans and other water resource
planning documents of the Otay Water District (OWD), San Diego County Water Authority and
Metropolitan Water District of Southern California. These documents also demonstrate that
sufficient water supplies or the actions necessary to develop these supplies have been
identified to meet the projected demand of the proposed project. In addition, the SPA's
Sustainability Element includes a Water Conservation Plan that presents measures to respond
to the long-term need to conserve water in new development. The EUC lies within OWD's
Central Area System 980 Pressure Zone (PZ), which primarily includes new developments
west of the Lower Otay Lakes Reservoir. The 980 PZ is currently served by two 5-million
gallon storage tanks, although OWD's current planning includes an additional 20 million-gallon
tank. An existing 20-inch main along Eastlake Parkway and a 12-inch main in Birch Road
would provide water to the EUC.
Based on preliminary land use data and information provided by OWD, the construction of off-
site water storage or distribution piping will not be required to serve the proposed EUC project.
The OWD's proposed 20-mpd water tank, which is required to serve growth west of the Lower
Otay Reservoir, is currently incorporated into the OWD's Capital Improvements Program (CIP)
for PZ 980. In addition, current treatment facilities, including recycled water treatment, are
adequate to meet projected demand.
On-site potable water facilities will include 8- to 16-inch diameter pipes in a network of looped
distribution mains. Current planning for the EUC takes into account high-rise buildings up to
15 stories. Additional information about the on-and off-site water system is provided in
Section 4.11.6.
(b) Recycled Water System
The EUC would use recycled water for landscape irrigation. Recycled water supply is currently
available to the Otay Ranch area from both the 1.3 million gallons per day (mgd) capacity
Ralph W. Chapman Water Recycling Facility and from the City of San Diego's 15.0 mgd South
Bay Water Reclamation Plant. Recycled water demand is projected to be 63,861 gallons per
day (gpd). It is anticipated that the proposed project will receive recycled water via
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connections to OWD's 944 Recycled Water Pressure Zone. Existing recycled water
distribution mains include a 12-inch main in Birch road and an existing 12-inch main in
Eastlake Parkway. Under the OWD's Capital Improvement Program (CIP), a future 8-inch
main in Hunte Parkway and a connection in Bob Pletcher Way, under SR-125 to an existing
8-inch recycled water main, are planned. The project would not require the construction of any
additional recycled water facilities. Additional information about the proposed recycled water
system is provided in Section 4.11.6.
(c) Sewer Service
Sewage generation from the proposed project is estimated to be 851,504 gpd. This projection
is based on an expected mix of uses, but could vary as the project matures. However, as land
uses may vary, the overall project demand will not be increased and is considered aworst-
case projection.
On-site and off-site sewage improvements would be required to serve the proposed project.
An existing 10-inch sewer main in Birch Road will serve the northern lots of the EUC. This
pipeline will ultimately convey sewer flows to the Poggi Canyon Trunk Sewer. A majority of the
remaining portion of the EUC will flow by gravity to a proposed diversion structure along Bob
Pletcher Way at the westerly end of the project. This structure will temporarily divert sewer
flows back toward Eastlake Parkway where it will flow in a recently constructed 12-inch sewer
in Eastlake and Hunte Parkways and connect to and existing 12-inch sewer at the intersection
of Hunte Parkway and Exploration Falls Drive. This sewer ultimately connects to the Salt
Creek Interceptor. This interim diversion will continue until such time that the Rock Mountain
Trunk Sewer can be constructed and placed into service. The remaining portion of the site
would be graded such that it could not flow by gravity to the diversion structure along Bob
Pletcher Way. These lots will permanently sewer east into Eastlake Parkway, then south into
Hunte Parkway where it will continue to the connection to the Salt Creek Interceptor.
Two off-site sewer line improvements are evaluated in this Draft EIR. Improvements to off-site
sewer facilities, including the Poggi Canyon Trunk Sewer and the Salt Creek Sewer Lateral
would be required prior to issuance of the first building permits related to any uses within the
portion of the EUC served by these respective systems. The Poggi Canyon Sewer
Improvement (PCSI) Area is located within the Olympic Parkway right-of-way near Brandywine
Avenue in the City of Chula Vista, approximately 3.5 miles west of the proposed project. The
Salt Creek Sewer Lateral (SCSL) Improvement Area is an approximately 1.44-acre site,
located in an unnamed southeast flowing drainage. This site is located just north of the
confluence of the drainage with Salt Creek, approximately 1.1 miles west of the project site.
In order to serve future uses within the north portion of the EUC, the first area proposed for
development, the Poggi Canyon Trunk Sewer Reach P265/P270 would need to be replaced.
Construction to increase capacity of this pipeline would require the installation of approximately
110 linear feet of 21-inch diameter pipe located within the paved roadway at the intersection of
Eastern Urban Center Sectional Planning Area EIR
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3.0 Project Description
Olympic Parkway and Brandywine Avenue. To remove the existing pipeline, this alternative
would require an approximately 8-foot-wide, 14-foot-deep excavation trench. Staging and
stockpiling would be located within the paved roadway and proper erosion protection would be
implemented to prevent surface runoff.
The majority (west, central, and south portions) of the EUC would be served by the Rock
Mountain Trunk Sewer (RMTS), which ties into the Salt Creek Interceptor to the southwest of
the EUC. This sewer main may not be completed prior to the development of the EUC. The
Project Applicant proposes to install a 173-foot, 15-inch diameter sewer line to the Salt Creek
trunk sewer to serve the fully developed tributary area. The 15-inch pipeline would be
constructed adjacent to the existing 12-inch sewer installed to serve the Otay Ranch Village
Eleven subdivision. Upon completion of the 15-inch sewer and connection to the Salt Creek
trunk sewer, the existing 12-inch sewer will serve to provide emergency backup in case of
blockage within the 15-inch sewer. The proposed sewer pipeline will be installed using
conventional open trench excavation for portions of the length of the pipeline, and will use a
boring and jacking method of construction for the portions of the pipeline traversing sensitive
wetland resources to avoid impacts to these areas. The SCSL project will include the
installation of two additional manholes and tie-ins to the existing manholes along the existing
12-inch line and at the SCSL. Modification to the upstream manhole will include the capability
to split the sewer flows between the 12-inch and 15-inch parallel pipelines, thus providing
redundancy in the event of blockage within the 15-inch sewer. Modification to the Salt Creek
manhole will also be necessary to connect the new 15-inch pipeline to the existing 24-inch Salt
Creek line. Additional information about the on-and off-site sewage system is provided in
Section 4.11.7.
(d) Storm Water Drainage System
Drainage facilities will be provided for the collection of urban runoff on-site and connections to
the existing storm drain systems. The northerly 20.4 acres of the site drains northerly then
westerly to Poggi Canyon. This portion of the site will be served by an on-site storm drain
system that will convey runoff to an existing storm drain in Birch Road. As discussed in more
detail in Section 4.9, on-site runoff from the northern portion of the site will co-mingle with
runoff from off-site areas of Otay Ranch Villages Six, Seven and Planning Area Twelve and
discharge into the existing Poggi Canyon Regional Detention Facility. The storm drain system
and the existing Poggi Canyon Regional Detention Facility were designed assuming the area
of the EUC contributing to the basin would be 20.4 developed acres. The proposed grading
and drainage design will not exceed 20.4 acres draining into this system.
The central portion of the site will be served by an on-site storm drain system that will convey
runoff westerly under SR-125 to Otay Ranch Village Seven. The runoff from the central portion
of the EUC will commingle with runoff from SR-125 and Otay Ranch Village Seven. This runoff
will be discharged into the existing Wolf Canyon Water Quality and Extended Detention Basins,
which ultimately discharge into Wolf Canyon. The storm drain system and the existing Wolf
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
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3.0 Project Description
Canyon Water Quality and Extended Detention Basins were designed assuming the area of
the EUC contributing to the system would be approximately 164 acres. The proposed grading
and drainage design will not exceed approximately 164 acres draining into this system.
The southern portion of the site drains southerly to the Otay River via two distinct unnamed
drainages. While anticipated by the General Plan and GDP, presently there is no downstream
development along these drainages. On-site measures will be used to manage discharged
rates and durations for runoff discharging southerly from the EUC project site for protection
from downstream erosion. In addition, on-site measures for 10-, 50- and 100-year detention
for flood control purposes will be implemented. The on-site measure will consist of one or a
combination of the following, to be determined during design: Low Impact Development (LID)
measures sized for decentralized flow control throughout the southerly draining portion of the
EUC and/or underground detention facilities located on-site. Additional information about the
proposed drainage facilities is provided in Section 4.9.
(e) Roads
Roads and other public circulation facilities of the EUC are discussed above in the Mobility
section.
(~ Schools
The proposed EUC would generate approximately 624 elementary school, 188 middle school and
283 high school aged children at full buildout. The SPA Plan incorporates an elementary school
site of five to six acres into the Central Southern Neighborhood (District 9). The General Plan
indicates the potential for a combined high school/middle school to be constructed by the
Sweetwater Union High School District adjacent to the EUC in Village Eleven. An additional high
school is located west of the EUC in Village Seven. Therefore, amiddle/high school site is not
required within the EUC. Additional information regarding schools is provided in Section 4.11.3.
(g) Police
The Chula Vista Police Department currently provides police services to the project area from
its existing police facility in downtown Chula Vista. The proposed EUC would increase the
demand for police protection services; however no police sub-stations are required for the
EUC. It should be noted that should a station or storefront be desired by the City in the future,
such a use would be compatible with the Mixed Use Civic/Office District or Business District in
the EUC.
The principles of "Crime Prevention through Environmental Design (OPTED)" will be
recognized during the design and implementation of the EUC to reduce the opportunity for
criminal activity and to help foster social interaction among residents and visitors. These
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 3-30
3.0 Project Description
principles include but are not limited to: controlling access points to public and private spaces,
maximizing visibility of public areas, and using building and structure features, orientation and
design to reinforce and define boundaries between public and private spaces. Additional
information regarding police services is provided in Section 4.11.2.
(h) Fire
The City of Chula Vista Fire Department will serve the proposed EUC. American Medical
Response provides emergency medical services on a contract basis. The proposed EUC
would increase the demand on fire and emergency medical services. The EUC SPA Plan and
Site Utilization Plan provides a site for a full service fire station (see Figure 3-4, Site Utilization
Plan). The station will have an "urban" design with two stories and located close to the street,
consistent with the EUC urban character goals. A conceptual site plan for the fire station is
shown in Figure 3-10, Conceptual Fire Station Site Plan, on page 3-32. Additional information
regarding fire and emergency medical services is provided in Section 4.11.1.
(i) Library
The Otay Ranch Facility Implementation Plan calls for the location of an approximately
36,750 SF "main" library in the EUC and/or one or more village libraries, thereby reducing the
size of the main library within the EUC. The proposed EUC SPA Plan and Site Utilization Plan
includes a library site within the civic core that will provide the opportunity for library sponsored
or supported cultural events (see Figure 3-4, Site Utilization Plan).
(j) Community Purpose Facilities
The EUC projected population would generate the demand for 10.7 acres of Community
Purpose Facilities (CPF). This demand has been partially fulfilled with CPF credit from the
Applicant's previous projects. Approximately 1.36 acres of CPF acreage or equivalent square
footage is required to meet the project's CPF obligation. Compliance with the CPF provision
requirements will be monitored at each stage of the Design Review process as provided in the
EUC PC District Regulations administrative monitoring requirements.
(k) Other Public Facilities
The Mixed Use Civic/Office District provides a location for other civic facilities, which may
include a cultural arts facility.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 3-31
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3.0 Project Description
(5) Grading Concept
Grading of the project site may be conducted under either of two alternative programs.
Variations within these programs may also occur. Grading Concept -Option 1 recognizes
anticipated development to the south of the Project Applicant's property and balances grading
quantities through the export of material to approximately 59 acres of the adjacent land owner's
property. This land is located south of and adjacent to the SPA Plan area, including the
remainder of the EUC and a portion of the designated Village Nine. The estimated earthwork
quantity under Option 1 would be approximately 3.6 million cubic yards of cut and fill.
Earthwork would be balanced between the EUC and off-site locations, with 2.5 million cubic
yards of fill to remain in the EUC and 1.1 million cubic yards to be exported off-site to the
adjoining property to the south referred to herein as the Off-site Soils Stockpiling Area (SSA).
Grading Concept -Option 2 recognizes that adjacent property owners may not consent to off-
site grading and balances quantities within the project site and a portion of the remainder of the
EUC including the Hunte Parkway right-of-way. The estimated earthwork quantity under
Option 2 would comprise 3.2 million cubic yards of cut and fill. Under this option, the grading
necessary for construction of the portions of Streets A, B, C, and M, and Hunte Parkway that
are located off-site is evaluated. Figure 3-11, Grading Concepts (Options 1 & 2), on page 3-34
illustrates Grading Options 1 and 2.
(6) Parks Master Plan
The Parks Master Plan for the EUC encompasses an overall program of urban parks,
recreation, open space and trail facilities. The EUC Park Master Plan strives for consistency
with the Chula Vista General Plan and Otay Ranch GDP, and identifies the types, quantities,
and locations of facilities provided at each EUC park site. The goal of the Park Master Plan is
to describe the elements necessary to ensure a rich variety of recreation opportunities, while
satisfying recreation needs of the project residents.
The SPA Plan would incorporate a variety of public parks, as listed in Table 3-3, EUC Park
Summary, on page 3-35, and shown on Figure 3-12, Parks Plan, on page 3-36. As shown in
Table 3-3, EUC Park Summary, the SPA Plan provides a total of 15.63 acres of parkland,
consisting of the Civic Park, a Town Square Park with its 40-foot wide connection to Street K,
four urban scale neighborhood parks, office plazas, and dedicated jogging/walking promenade.
The current Park Land Dedication Ordinance (CVMC Section 17.10.040) requires 3 acres of
parkland per 1,000 population, based on amulti-family occupancy factor of 2.61 persons
(CVMC Section 17.10.110) per household. Based on the CVMC defined coefficient factor, the
project's 2,983 units would generate a demand for 23.36 acres of parkland. In addition to the
15.63 acres of parkland described above, remaining park obligation would be provided for
through the payment of in lieu fees to the City.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 3-33
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Pane 3-34
3.0 Project Description
Table 3-3
EUC Park Summary
Park Acres
P-1 (Northeast Park) 1.97
P-2 (Civic Plaza) 1.62
P-3 (Town Square) 2.28
P-4 (Southeast Park) 1.51
P-5 (South Central Park) 1.90
P-6 (Southwest Park) 3.60
Office Plaza, jogging path, promenades 2.75
Subtotal 15.63
In Lieu Fees Reinvested
On-site a 5.88
Off-site b 1.85
Total 23.36
a In lieu fees representing 5.88 acres of park obligation to be reinvested on-site.
b In lieu fees representing 1.85 acres of park obligation to be utilized off-site.
Source: Eastern Urban SPA Plan, Urban Parks, Recreation, Open Space, and
Trails Plan, Table 2, Apri12009.
It is anticipated that a portion of in lieu fees would be invested in the 15.63 acres of parks,
resulting in enhanced park amenities consistent with the character and purpose of the EUC,
which would allow the parks to achieve a higher level of improvements not typically associated
with public parks. CVMC 17.10.070 allows the City to deem that a combination of dedication of
parkland and the payment of in lieu fees would better serve the public and the park and
recreation needs of future residents of the project if in the judgment of the City, suitable land
does not exist. Furthermore CVMC states that the amount and location of the land or in lieu
fees, or combination thereof, shall bear a reasonable relationship to the use of the park and
recreational facilities by the future inhabitants of the subdivision.
The combination of the dedication of parkland, payment of in lieu fees and provision of
improvements would serve to meet the recreational needs of the more urban resident profile
expected in the EUC. Trails that are integral or contiguous to a park would be included as park
acreage for determination of parkland credit.
All parks would be designed according to a theme that complements the specific neighborhood
in which each is located. This could include architectural styles, colors, materials, paving
details, signage, and lighting. Banners and graphics are also planned to support the visual
connection between park and neighborhood. Under the proposed SPA Plan, specific themes
include "Interaction" in the northeast neighborhood park; "Light" in the southeast neighborhood
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 3-35
Chula Vista EUC
Pane 3-36
3.0 Project Description
park, "Cycles" in the south-central neighborhood park; and "Motion" in the southwest
neighborhood park. The energy theme for the Civic Park would be "Kinetic," and the theme for
the Town Square Park would be "Performance." Design concepts for each of these parks
would incorporate features that are associated with the respective theme.
(7) Affordable Housing
Pursuant to state law, Chula Vista's General Plan contains a Housing Element that addresses
the housing needs of the community. Consistent with those needs, the Housing Element
identifies objectives, policies and related action programs pertaining to the provision of
affordable housing. The EUC is subject to the requirements of the City's "Affordable Housing
Program".
The EUC would provide a minimum of 10 percent of the total residential units as low- and
moderate-income housing. Under the proposed SPA Plan's Comprehensive Affordable
Housing Program, the proposed project would provide 298 affordable units (10 percent of
2,983 units) plus 78 affordable units will be transferred to the EUC under an approved
Affordable Housing Transfer Agreement, for a total of 376 affordable units. Of these, 189 units
would be provided for low-income households and 187 would be provided for moderate-income
households. This distribution would meet the requirement for one-half of the affordable
housing units to be provided for low-income housing and one-half to be provided as moderate-
income housing.
The entire EUC would be suitable for the provision of affordable housing due to proximity to
transit, community facilities and services, and employment opportunities. Affordable housing
would be designed to be compatible with the market rate units in the use of appearance,
materials, and finish quality, although the developer would have the option to reduce interior
amenities, levels, and floor area of the affordable units. The affordable housing obligation may
be satisfied as restricted for-sale or rental units. Also, the City may authorize the obligation to
be satisfied through other mechanisms consistent with the General Plan, Housing Element and
the Otay Ranch GDP. To the extent the developer satisfies the low, and/or moderate housing
obligations on one or more of the candidate sites, the selections of sites shall be entirely at the
developer's discretion. In the event that the provision of low and/or moderate income housing
units in the EUC results in the provision of more units than required, the City may consent to
allow the developer to transfer excess credits elsewhere within the boundaries of the GDP or to
meet affordable housing obligations within the City of Chula Vista.
(8) Sustainability Element
The EUC Sustainability Element contains information pertaining to the concept of "Smart
Growth", a protocol for the delivery of development in a compact, efficient, and environmentally
sensitive manner. Smart Growth development is characterized as being compact (higher
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 3-37
3.0 Project Description
density development than traditional suburban development), transit friendly (within proximity
to public transit) and walkable.
The Sustainability Element includes a discussion of how the EUC project represents an
environmentally sensitive development in the context of how the project minimizes impacts to
air quality (Air Quality Improvement Plan), provides for energy conservation and reduces
energy consumption (Energy Conservation Plan), and conserves water (Water Conservation
Plan).
(9) PFFP
The EUC SPA Plan Public Facilities Financing Plan (PFFP) addresses the public facility needs
of the project. As required by Chula Vista Municipal Code (CVMC 19.09.050), the preparation
of the PFFP is required in conjunction with the processing of a SPA Plan to ensure that the
development of the project is consistent with the overall goals and policies of the City's General
Plan, Growth Management Program, and the Otay Ranch GDP. The PFFP analyzes project
public facility needs in the context of the City's Growth Management Program defined "quality
of life thresholds". In order to provide that public facilities and services, government and other
utility services, and improvements are adequate to meet present and future needs, the PFFP
document analyzes threshold compliance. When specific thresholds are projected to be
reached or exceeded based upon an analysis of project implementation, the PFFP provides
recommended mitigation necessary for continued compliance with the City's Growth
Management Program and Quality of Life Standards.
B. Tentative Ma
A Tentative Map is proposed in combination with the SPA Plan. The TM would establish
subdivision of the site, street standards, and infrastructure requirements. Subdivision of the
site would establish the various districts and the individual blocks and lots within the districts.
The Tentative Map is shown on Figure 3-13, Tentative Map, on page 3-39.
3.6 DISCRETIONARY ACTIONS
A discretionary action is an action taken by an agency that calls for the exercise of judgment in
deciding whether to approve or how to carry out a project. The following discretionary actions
are associated with the proposed EUC project and would be considered by the Chula Vista
Planning Commission and City Council:
• Adoption of the SPA plan and associated documents including, but not limited to:
o SPA Plan,
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 3-38
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3.0 Project Description
o Form Based Code (Planned Community District Regulations & Village Design Plan),
o Public Facilities Financing Plan/Fiscal Impact Analysis,
o Air Quality Improvement Plan,
o Water Conservation Plan,
o Non-renewable Energy Conservation Plan,
o Affordable Housing Plan, and
o Urban Parks, Recreation, Open Space & Trails Plan.
• Approval of Tentative Subdivision Map to establish the layout of land uses, developable and
open space lots, and infrastructure requirements for the EUC; and
• Certification of a Final EIR and adoption of a Mitigation Monitoring and Reporting Program
pursuant to the California Environmental Quality Act (CEQA).
Potential future discretionary actions may include approval and adoption of a Parks Agreement
and a Development Agreement. If it is determined that either of the Agreements deviates from
the impacts analyzed in this EIR, additional environmental review will be conducted prior to
approval of the Agreement, in accordance with CEQA. In addition, this EIR may be used by
other responsible agencies to implement the proposed project, including the Regional Water
Quality Control Board.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 3-40
4.0 ENVIRONMENTAL IMPACT ANALYSIS
4.1 LAND USE, PLANNING AND ZONING
Section 3.1, Land Use, of the Final Otay Ranch GDP Program EIR (EIR 90-01) analyzed the
existing conditions, potential impacts, and mitigation measures related to the existing and proposed
land uses for the entire Otay Ranch. The Otay Ranch GDP Program EIR identified significant
unavoidable impacts to land use due to the change in the character of the site from undeveloped to
developed land. The analysis and discussion of land use contained in the Otay Ranch GDP
Program EIR are incorporated by reference.
Land use effects fall into two main areas: (1) conformance to, or conflict with, adopted plans,
policies, and regulations; and (2) effects on established communities. This section will address
impacts of the proposed EUC SPA Plan in these two categories. Other issues associated with
land use decisions include aesthetics, noise, and resource conservation. These issues are
addressed in their respective sections of this EIR.
4.1.1 EXISTING CONDITIONS
A. Re,uq latory Framework
(1) Regional Comprehensive Plan
The San Diego Association of Governments (SANDAL) is a council of governments that provides
a forum and decision-making body for regional planning issues including population growth,
transportation, and land use in San Diego County. SANDAG's Regional Comprehensive Plan
(RCP) serves as a framework for decision-making with respect to anticipated regional growth, and
the effect of regional growth on housing, economics, transportation, environmental planning, and
overall quality of life needs. The goals of the RCP are to establish a planning framework and
implementation actions that increase the region's sustainability and encourage "smart growth"
while preserving natural resources and limiting urban sprawl. SANDAL'S Smart Growth Concept
Map identifies the EUC as an Urban Center to provide subregional businesses, civic, and
commercial uses in mid- to high-rise buildings. Urban Centers provide medium to high levels of
employment and draw from throughout the region. Transit lines and local bus services serve the
many employees from the immediate area. Basic "smart growth" principles from the RCP that are
applicable to the EUC and intended to strengthen land use and transportation integration are
summarized as follows:
• Mix compatible land uses;
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City of Chula Vista
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4.1 Land Use, Planning & Zoning
• Take advantage of compact building design;
• Create a range of housing opportunities and choices;
• Create walkable neighborhoods;
• Foster distinctive, attractive communities with a strong sense of place;
• Preserve open space, natural beauty, and critical environmental areas;
• Strengthen and direct development toward existing communities;
• Provide a variety of transportation choices;
• Make development decisions predictable, fair, and cost-effective; and,
• Encourage community and stakeholder collaboration in development decisions.
An evaluation of the consistency of the proposed project with the RCP's "Smart Growth" principles
is provided later in this section, in Subsection 4.1.3, Impact Analysis.
(2) City of Chula Vista General Plan
The City of Chula Vista General Plan, known as Vision 2020, was adopted by the City on
December 13, 2005. The adopted General Plan Land Use Plan for the EUC is shown in Figure
4.1-1, Adopted General Plan Land Use Map, on page 4.1-3. At that time, the Chula Vista City
Council deferred final action, per Resolution No. 2005-424, on provisions relating to a portion of
Villages Four and Seven as well as the entirety of Villages Eight, Nine, and Ten in Otay Ranch for
an interim period. The deferral was only with respect to land uses; it did not affect the circulation
plan, roadway classifications or locations. This section analyzes the proposed project against the
General Plan's adopted land use plan.
The General Plan provides a long term strategy to address planning issues for the growth and
development of the community and is comprised of the following six elements which are described
below: Land Use and Transportation, Economic Development, Public Facilities and Services,
Growth Management, Environmental, and Housing.
(a) Land Use and Transportation Element
The Land Use and Transportation (LUT) Element establishes the City's land use categories,
roadway classifications, and generalized land use patterns for the City's development, while
focusing on themes that (1) support strong community character and image; (2) support strong and
safe neighborhoods; and (3) improve mobility. The LUT Element establishes plans and policies to
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identify the general distribution of housing, businesses, industry, open space (including parks),
education facilities, and public buildings. Standards for population density and building intensity in
each land use classification are also provided. Relevant Objectives and Policies of the GP are
summarized below but are incorporated by reference in their entirety. Other Objectives and
Policies related to specific environmental issues are included in applicable analyses throughout
Chapter 4.0 of this EIR:
LUT 1 - Balance residential and non-residential development (Policy 1.1 ).
LUT 2 - Limit locations of highest development intensities and tallest building forms to
key urban centers (Policies 2.1, 2.2, 2.4, 2.5).
LUT 5 - Designate opportunities for mixed use areas higher density housing near
shopping, jobs and transit (Policy 5.13).
LUT 6 - Ensure adjacent land uses are compatible with one another (Policies 6.1, 6.2,
6.3, 6.6, 6.7).
LUT 7 - Provide appropriate transitions between land uses (Policies 7.1, 7.2, 7.3, 7.4).
LUT 8 - Strengthen Chula Vista's image by maintaining, enhancing, and creating
physical features that distinguish Chula Vista's neighborhoods, communities,
and public spaces, and enhance its image as apedestrian-oriented and livable
community (Policies 8.2, 8.3, 8.4, 8.5).
LUT 11 - Ensure that buildings and site improvements are well designed and compatible
with surrounding properties and districts (Policies 11.1,11.5).
LUT 16 - Integrate land use and transportation planning and related facilities (Policies
16.3,16.4).
LUT 17 - Plan and coordinate development to be compatible and supportive of planned
transit (Policies 17.1, 17.3, 17.4).
LUT 61 - Create balanced communities that can provide a high quality of life for residents
(Policies 61.1, 61.2, 61.3).
LUT 62 - Consider and plan for careful use of natural and man-made resources and
services; maximize opportunities for conservation while minimizing waste
(Policies 62.1).
LUT 64 - Establish an urban center, referred to as the Eastern Urban Center (EUC),
adjacent to State Route 125 and the planned University Village and University
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Campus, to function as the high-density, mixed-use downtown and regional
heart of the Otay Ranch Subarea and East Planning Area (Policies 64.1, 64.2,
64.3, 64.4, 64.5).
LUT 84 - 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 (Policies 84.1, 84.2, 84.3).
LUT 85 - Establish a identifiable corridor that creates a unique sense of place through:
integration of diverse uses and land use Focus Areas into a cohesive
development pattern; and linkages between the District's Focus Areas,
adjoining communities, open spaces and the sub-region (Policies 85.1, 85.2,
85.3, 85.4, 85.5).
LUT 94 - Provide a centralized urban area to support the East Chula Vista/Otay Ranch
and south San Diego County population, providing regional goods and services
that cannot be accommodated in the residential Village Cores of Otay Ranch
(Policies 94.1, 94.2, 94.3, 94.4, 94.5, 94.6, 94.8).
LUT 95 - Establish a retail commercial, services, and office node providing an intense,
pedestrian-oriented urban activity center linked by land use, design, and
circulation, and including a Bus Rapid Transit system (BRT) to the region, other
villages of the Otay Ranch, and the University Village, University Campus,
Regional Technology Park, and Freeway Commercial Focus Areas (Policies
95.1, 95.2, 95.3, 95.4, 95.5, 95.6, 95.7, 95.8).
The LUT Element separately addresses the City's geographic areas, including the project site
which is located in the EUC focus area. According to the LUT Element, the EUC is intended as a
high-intensity, mixed-use urban center that would serve eastern Chula Vista and the broader south
county area, while also functioning as the urban core of Otay Ranch. The EUC is to include a
range of integrated mixed-use development, including retail and office commercial, cultural,
entertainment, and public uses, with residential uses designated for Medium-High to Urban Core
densities. Standards unique to the EUC, for both public and private uses, will be implemented to
allow the EUC to create its own urban character.
(b) Economic Development Element
The Economic Development Element establishes policies to ensure the long-term vitality of the
local economy and to help develop, guide, and encourage appropriate employment and business
ownership in Chula Vista. The Economic Development Element identifies the EUC as an
employment land use area. Relevant Objectives and Policies of the GPU are summarized below
but are incorporated by reference in their entirety. Other Objectives and Policies related to specific
environmental issues are included in applicable analyses throughout Chapter 4.0 of this EIR:
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ED 2 - Maintain a variety of job and housing opportunities to improve Chula Vista's
jobs/housing balance (Policies 2.2, 2.3, 2.5).
ED 3 - Retain and grow a mix of economically sustainable small and mid-sized
industries and businesses (Policy 3.5).
ED 7- Develop a strong land use and transportation link between the downtown urban
core, bay-front, southwestern, and eastern areas of the City to support
economic development throughout (Policies 7.2, 7.5).
ED 8 - Develop and maintain a Citywide image that promotes the City's assets (Policy
8.3).
ED 9 - Develop community-serving and neighborhood uses to serve residents and
visitors, alike (Policies 9.1, 9.2).
ED 10 - Provide infrastructure to support the local economy and attract new business
and industry clusters (Policy 10.5).
(c) Public Facilities and Se-vices Element
The Public Facilities and Services Element (PFS) establishes the City's plan to provide and
maintain infrastructure and public services for future growth, without diminishing services to existing
development. The overall goal of the Public Facilities and Services Element is to provide and
maintain public facilities and services within Chula Vista through abundant public infrastructure and
community services that support and enhance the well being of the City and its residents.
Relevant Objectives and Policies of the GPU are summarized below but are incorporated by
reference in their entirety. Other Objectives and Policies related to specific environmental issues
are included in applicable analyses throughout Chapter 4.0 of this EIR:
PFS 18 - Allow the appropriate joint use of school and park facilities (Policy 18.3).
PFS 19 - Provide art and culture programs, childcare facilities and health and human
services that enhance the quality of life in the City of Chula Vista (Policies 19.1,
19.3, 19.9, 19.10).
PFS 20 - Develop a cultural arts center in the City of Chula Vista (Policy 20.3).
PFS 21 - Provide civic services to Chula Vista residents and those doing business in the
City in a friendly, efficient and effective manner (Policy 21.1, 21.3).
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(d) Growth Management Element
The purpose of the Growth Management Element is to guide future development in the City based
on the principles that (1) rapid population growth and development have the potential to cause a
variety of problems and impact the well being of a City and its residents and (2) impacts can be
mitigated by balancing competing demands for growth and development through the adoption of
comprehensive objectives and policies. Relevant Objectives and Policies of the GPU are
summarized below, but are incorporated by reference in their entirety. Other Objectives and
Policies related to specific environmental issues are included in applicable analyses throughout
Chapter 4.0 of this EIR:
GM 1 - Concurrent public facilities and services (Policy 1.9).
GM 2 - Provide adequate and sustainable fiscal base (Policy 2.2).
(e) Environmental Element
The Environmental Element establishes the policy framework for improving sustainability through
the stewardship of the City's natural and cultural resources, promotion of environmental health, and
protection of persons and property from environmental hazards and noise. Sustainable
development is identified as a means of balancing current growth and economic progress with
protection of future resources. Relevant Objectives and Policies of the GPU are summarized
below but are incorporated by reference in their entirety. Other Objectives and Policies related to
specific environmental issues are included in applicable analyses throughout Chapter 4.0 of this
EIR:
EE 11 - Improve Chula Vista's open space and trails network, including the provision of
additional internal connections between the various elements of the network
(Policies 11.2, 11.5).
(tJ Housing Element
The Housing Element details afive-year strategy for enhancement and preservation of the
community's character, identifies strategies for expanding housing opportunities for the City's
various economic segments, and provides policy guidance for local decision-making related to
housing. The focus of the Housing Element is to (1) maintain and enhance the quality of housing
and residential neighborhoods in the City; (2) support housing opportunities to meet the City's
Diverse Needs; and (3) fund and implement services that provide vital community resources for
lower income residents. Inclusionary policies of the Housing Element require 10 percent affordable
("inclusionary") housing, including five percent low-income and five percent moderate-income, for
projects consisting of 50 or more dwelling units. Relevant Objectives and Policies of the GPU are
summarized below but are incorporated by reference in their entirety. Other Objectives and
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Policies related to specific environmental issues are included in applicable analyses throughout
Chapter 4.0 of this EIR:
H2 - Promote efficient use of water and energy through adopted standards and
incentive-based policies to conserve limited resources and reduce long-term
operational costs of housing (Policies 2.1, 2.2).
(3) Otay Ranch General Development Plan
The Otay Ranch GDP was approved jointly by the City of Chula Vista and County of San Diego in
1993 for the future development of Otay Ranch. The Otay Ranch GDP was amended in
December 2005. The GDP establishes land plans, design guidelines, objectives, policies, and
implementation measures that apply to all portions of Otay Ranch while supporting a balance of
housing, shops, workplaces, schools, parks, civic facilities, and open spaces on a total of 23,976.5
acres.' The majority of development is intended to be clustered in villages, with conveniently
located "core" features and well-defined edges such as the Chula Vista greenbelt, open spaces,
and wildlife corridors. The goals of the Otay Ranch GDP are to (1)create swell-integrated,
balanced land use; (2) reduce reliance on the automobile and promotion of alternative modes of
transportation; and, (3) diversify the economic base within Otay Ranch.
The Otay Ranch GDP defines the EUC as a Regional Center that is to contain the most intense
development in Otay Ranch and would serve as the urban heart of the region. Uses and
intensities are intended to create a lively 24-hour environment, with a creative combination of uses,
building types and amenities. These uses include regional retail commercial, hotel, office uses,
and medium to high-density residential uses. Retail and office development within the Eastern
Urban Center would be of intensity compatible with a "downtown" urban center. The most intense
development within the EUC is to be concentrated near transit facilities, with building heights and
sizes gradually decreasing near the edge of the planning area.2
The designated zoning within the Otay Ranch GDP is Planned Community (P-C) community
zoning, which requires the preparation of a SPA plan. A SPA plan provides more detailed design
and development criteria for the SPA area and must be consistent with the Otay Ranch GDP which
it implements. The Otay Ranch GDP designates both the EUC and the Otay Ranch Town Center
(referred to in the Otay Ranch GDP as Freeway Commercial Center) developments as the "central
commercial and office node for the entire ranch." Combined these areas comprise the 367-acre
Planning Area Twelve. Because of differences in character and development timing factors, the
Otay Ranch GDP allows the EUC and the Otay Ranch Town Center developments to prepare
separate SPA plans and to enter separate approval processes. Pursuant to an approved SPA
plan, the Otay Ranch Town Center portion of Area Twelve has been developed.
Otay Ranch General Development Plan (GDP)/Subregional Plan, Exhibit 18a, Overall Project Summary
Table (Amended December 2004, reprinted September 2005).
z Op. Cit., page 11-46.
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In addition, Part II, Chapter 1, Land Use Plan, Section F.12.b of the GDP requires the
development of a Framework Strategy prior to or concurrently with the SPA level planning for
the EUC focus area. On May 1, 2007 the City Council accepted a report analyzing the EUC's
compliance with the Framework Strategy., The City Council determined that the EUC is
consistent with the objectives and policies of the General Plan Framework Strategy and
applicable policies of the General Plan, including densities, flexibility and the fostering of a
cohesive pattern of development, integration of schools, parklands, cultural facilities,
community purpose facilities, roadway and pedestrian way design, and other services and
amenities for the EUC.
The designated land uses for the EUC under the Otay Ranch GDP are summarized in Table 3-2,
GDP Land Use for the EUC, Chapter 3.0, Project Description, of this EIR.
(4) Zoning Code
Title 19 of the City of Chula Vista Municipal Code (CVMC) is the City's zoning title, which is
intended to implement the City of Chula Vista General Plan. The Eastern Planning Area, which
include the Otay Ranch area, is zoned P-C, as defined in Chapter 19.48 of the CVMC. The
purposes of the P-C zone are to:
• Provide for the orderly preplanning and long term development of large tracts of land.
These tracts may contain a variety of land uses, but are under unified ownership or
development control, so that the entire tract will provide an environment of stable and
desirable character;
• Give the developer reasonable assurance that sectional development plans in
accordance with the approved general development plan will be acceptable to the City.
Sectional development plans may include subdivision plans and/or planned unit
development plans as provided in this title; and
• Enable the City to adopt measures for the development of the surrounding area
compatible with the planned community zone.
According to Chapter 19.48.020 of the zoning title, P-C zoning may be established on lands that
are suitable for, and of sufficient size to be planned and developed in a manner consistent with the
purpose of the zone and shall not include any area of less than 50 acres of contiguous land.
Section 19.48.025 establishes a requirement for community purpose facility sites to be provided
within the P-C zone at the rate of 1.39 acres per 1,000 population.
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(5) City of Chula Vista Multiple Species Conservation Program Subarea Plan
The Multiple Species Conservation Program (MSCP) (August 1998) is a subregional plan under
the California Natural Community Conservation Planning (NCCP) Act of 1991 covering an area
encompassing twelve jurisdictions and 582,243 acres. The MSCP addresses the potential impacts
of urban growth, loss of natural habitat and species endangerment, and creates a plan to mitigate
for the potential loss of Covered Species and their habitat due to the direct, indirect and cumulative
impacts of future development of both public and private lands within the MSCP area. The MSCP
subregional Plan is implemented through local Subarea Plans prepared by participating
jurisdictions. The City's MSCP Subarea Plan was approved in February 2003 and provides for
conservation of upland habitats and species through Preserve design, regulation of impacts and
uses, and management of the Preserve.
For development projects located within Otay Ranch, the City's MSCP Subarea Plan relies on the
preserve design and policies contained in the Otay Ranch Resource Management Plan (RMP) as
the framework for conservation and management of biological resources within Otay Ranch
Preserve. The proposed EUC SPA Plan and associated Off-site SSA are considered "Covered
Projects" under the City's MSCP Subarea Plan. This means that the areas proposed to be
preserved (100 percent Conservation Areas) are either already in public ownership or will be
dedicated to the Preserve as part of the development approval process for Covered Projects. As it
pertains to proposed project, lands shall be conveyed to the Preserve in accordance with the RMP.
The SCSL Improvement Area is located within the City's MSCP Preserve. The City's MSCP
Subarea Plan includes Planned Facilities that allows major road and infrastructure to be
constructed, operated, and maintained within the Preserve. The proposed SCSL Improvement
Area Improvement is considered an off-site modification to the City's existing Salt Creek Interceptor
facility, a Planned Facility under the City's Subarea Plan. Minor modifications to the Salt Creek
Interceptor are necessary to provide emergency backup in case of blockage within the existing
sewer lateral, thereby significantly reducing the possibility of sewer overflow and spillage into the
Preserve. Consistent with the City's MSCP Subarea Plan, modifications to this existing Planned
Facility are subject to compliance with the siting criteria identified in Section 6.3.3.4 and Table 6-1
of the City's MSCP Subarea Plan.
(6) Otay Ranch Resource Management Plan
The Otay Ranch Resource Management Plan (RMP) was adopted in 1993 with the approval of the
Otay Ranch General Development Plan in order to establish a permanent preserve within Otay
Ranch. The purpose of the Otay Ranch Preserve is to protect and enhance biological,
paleontological, cultural, and scenic resources. Plan objectives include biological diversity and
promotion of the survival and recovery of native species and habitats. The RMP identifies an open
space system of 11,375 acres dedicated within the Otay Ranch. The Otay Ranch Preserve would
also connect large areas of open space through a series of wildlife corridors. The preserve would
cover portions of Salt Creek Canyon to Otay Valley. The preserve boundaries from the RMP have
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been incorporated into the adopted Otay Ranch GDP. The preserve/development boundary of the
GDP is consistent with the objectives, policies, and criteria established in the RMP.
The RMP incorporates a preserve conveyance plan as a transfer mechanism for land with high-
quality resources. The RMP identifies vernal pools, coastal sage scrub habitat, coastal California
gnatcatcher populations, and potential wetlands restoration areas as important target lands for the
preserve. The RMP includes conveyance procedures for dedicating parcels of land to the resource
preserve and for determining the proportionate share for each village. The Otay Ranch GDP
identified that the entire Otay Ranch area contained 9,575 developable acres. The estimated
conveyance obligation of 11,375 acres to the Otay Ranch Preserve would be met on a village-by-
village basis. The conveyance ratio for all development is 1.188 acres for each acre of project area.
Conveyance is required prior to the approval of final maps.
(7) Growth Management Ordinance
The purpose and intent of the City of Chula Vista Growth Management Ordinance (GMO)
(CVMC Sec. 19.09) is to provide quality housing opportunities for all economic sections of the
community; to balance the community with adequate commercial, industrial, recreational and
open space areas to support the residential areas of the City; to provide that public facilities,
services and improvements meeting City standards exist or become available concurrent with
the need created by new development; to control the timing and location of development by
tying the pace of development to the provision of public facilities and improvements to conform
to the City's Threshold Standards and to meet the goals and objectives of the growth
management program, and other programs associated with quality of life. The GMO prohibits
new development unless adequate public facilities are provided in advance of or concurrently
with the demands created by new development.
The GMO sets forth growth management oversight commission (GMOC) "quality of life" threshold
standards for police, fire and emergency response times; anticipated demand for schools
according to a 12- to 18-month development forecast and evaluation of school funding;
establishment of a library service ratio of 500 square feet of equipped and staffed library facility per
1,000 population; a service ratio of three acres of neighborhood and community park land with
appropriate facilities per 1,000 residents; water service availability; compliance with City
engineering sewage flow and other standards (subdivision manual); compliance with City
engineering storm water drainage standards (subdivision manual); maintenance of acceptable
City-wide traffic flows; and air quality and pollution overview and evaluation to foster air quality
improvement pursuant to relevant regional and local air quality improvement strategies.
The GMO also requires PFFPs, Air Quality Improvement Plans (AOIP), and Water Conservation
Plans (WCP) for every SPA plan, or, if an SPA plan is not required, for every tentative map
application. The PFFP must provide a complete description of the proposed development project
and a complete description of all public facilities included within the boundaries of the plan as
defined by the Development Services Director. The plan must contain an analysis of the individual
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and cumulative impacts of the proposed development on the community as it relates to the growth
management program, the specific facility master plans and the threshold standards.
(8) Park Land Dedication Ordinance
Chapter 17.10 of the CVMC establishes requirements for parklands and public facilities, including:
regulations for the dedication of land and development of improvements for park and recreational
purposes (Section 17.10.010); determination of park and recreational requirements
(Section 17.10.020); area to be dedicated (Section 17.10.040), specifications for park
improvements (Section 17.10.050); criteria for area to be dedicated (Section 17.10.060); and
procedures for lieu fees for land dedication and/or park development improvements
(Section 17.10.070), and other regulations regarding park development and collection and
distribution of fees.
(9) Tentative Map
Title 18 of the CVMC3 requires the adoption of a TM for division and development of land into five
or more parcels. ATM is made for the purpose of showing the design of a project, including the
locations and layouts of streets and parcels. Under CVMC Section 18.04.050, provisions shall be
made in a TM to assure adequate access, light, air, and privacy on all parcels of property,
regardless of the land use. CVMC Section 18.05.060 provides for necessary land for community
facilities, including schools, parks, open space, playgrounds, and other required public facilities.
The TM shall be reviewed by the Director of Public Works to assure compliance with regulations
applicable to public and private utilities, streets, and respective rights-of-way and easements. The
TM shall also be reviewed by the Development Services Director to assure compliance with regard
to the number, size, and configuration of lots to be created and the alignment and width of streets
and easements. TMs may be adopted at the time of project approval and shall expire in 36 months
in accordance with the Subdivision Map Act, although extensions may be requested.
(10) Parks and Recreation Master Plan
The City of Chula Vista Parks and Recreation Master Plan (PRMP) (adopted November 12, 2002)
is the blueprint for the City's park system. The PRMP identifies existing park and recreation
facilities; provides guidance for future park sites, as well as locations for specific types of additional
recreational facilities. The PRMP envisions a comprehensive and interrelated package of
Community and Neighborhood parks and presents each park within the context of the whole park
system to ensure that it provides a balance of recreational opportunities. The PRMP defines parks
in the Otay Ranch in a hierarchy of facilities ranging from common usable open spaces
(Homeowner Association (HOA) operated) in residential neighborhoods, to public neighborhood
parks, community parks, and a large portion of the planned Otay Valley Regional Park.
s Title 18 of the CVMC establishes policies and procedures, definitions, design requirements, dedications,
improvements, deposits and fees and other elements and requirements of the subdivision process.
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According to the PRMP (page 1-16), regional park trails and interconnecting sub-regional trails,
planned as part of the City's Greenbelt Master Plan, are also found in Otay Ranch, within Salt
Creek Canyon, Wolf Canyon, and the Otay River Valley. These trails are expected to traverse a
planned open space preserve that extends throughout the entire Otay Ranch property. The Otay
Valley Regional Park is a planned 8,700-acre multi-jurisdictional regional open space that will
contain preserve acres as well as active and passive park opportunities, including equestrian,
hiking, and biking trails. This park will extend throughout the Otay River Valley, from San Diego
Bay to Upper and Lower Otay Lakes.
(11) Greenbelt Master Plan
The City of Chula Vista Greenbelt Master Plan provides guidance and continuity for the planning of
open space and construction and maintenance of trails. The Plan's primary purpose is to provide
goals and policies, trail design standards, and implementation tools. The EUC is included in the
Otay Ranch Village Greenway as identified in the Otay Ranch GDP. The Village Greenway
presents opportunities for amulti-use trail that will provide mobility for residents between several
villages and provide connectivity between recreation areas in the EUC and future park(s) along the
greenway. The Village Greenway is proposed to pass through portions of Village Seven, the
EUC, and Village Eleven, connecting Wolf Canyon in Village Seven to the Salt Creek Greenbelt in
Village Eleven. As described in the Greenbelt Master Plan, the Village Greenway begins with
urban areas on the east, and then continues through the Wolf Canyon natural drainage corridor
beginning at La Media Road. From there it continues west and south to the Otay Valley Regional
Park at Rock Mountain. In the vicinity of the EUC, the Village Greenway would pass under SR-125
via Bob Pletcher Parkway. Passing through the EUC, the Village Greenway is intended as a major
trail connection that enhances mobility and provides a recreational opportunity in the EUC for
residents, employees, and visitors. The Village Greenway is intended to allow both active and
passive users with the opportunity to stop and enjoy the experience through an enhanced open
space paseo. The compliance of the proposed project with the applicable policies and standards
of the Greenbelt Master Plan is discussed in Section 4.11.5, Parks, Recreation, Open Space and
Trails, of this EIR.
B. Existing Land Use Conditions
(1) On-site Conditions
The project site consists of an approximately 207-acre parcel that represents approximately
90 percent of the designated 237-acre EUC area, a component of the GDP. The Otay Ranch GDP
geographically organizes the Otay Ranch into 20 villages or planning areas, including the EUC and
Otay Ranch Town Center, which are located in Planning Area Twelve. Rising approximately 660
feet above MSL, the EUC property comprises the highest portion of the Otay Ranch. Although
portions of the project site have been disturbed and/or covered with fill in conjunction with grading
permits for Village Seven, SR-125, and the Otay Ranch Town Center, the site historically served as
crop farmland within the Otay Valley Ranch.
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(2) Surrounding Land Use
The project site is surrounded by the Otay Ranch Town Center to the north, Village Eleven to the
east, approximately 21.6 acres of additional vacant EUC land (not within the current SPA Plan) and
a portion of future Village Nine to the south, and SR-125 and Village Seven to the west. The EUC
and surrounding Otay Ranch Villages are illustrated in the aerial photograph/map presented in
Chapter 3.0, Project Description, Figure 3-1, Location /SPA Boundary.
The Otay Ranch Town Center to the north is developed with an 865,000 square-foot regional
shopping mall, which is proposed to include a BRT station with regional connection to the H Street
Trolley, to downtown San Diego, the California/Mexican border, as well as a local connection to the
EUC via Eastlake Parkway.
Village Eleven to the east is a partially developed urban village that will ultimately contain
1,005 single-family residences, 1,385 multi-family residences, a middle school, open space
corridor, village core with a transit stop, town square, neighborhood park, and golf course. Village
Eleven's higher density housing and the village core are located in the western side of Village
Eleven, along its interface with the EUC. Also, in November 2007, the location of a combined
middle school/high-school in Village Eleven was approved by the Sweetwater Union High School
(BURS) District. Construction of the approved school, to be located adjacent to the EUC east of
Eastlake Parkway, has not been initiated. The District has indicated that a start date for
construction of the school has not been set and will be established based on need. A pedestrian
overpass from the EUC across Eastlake Parkway to this school site is included in the proposed
EUC SPA Plan.
Village Nine to the south is an undeveloped 364-acre area that has a primary use of University and
a secondary use of residential as identified in the adopted Otay Ranch GDP.
Village Seven is located to the west of SR-125, west of the EUC and is currently under
development. Village Seven incorporates a trail connection to Wolf Canyon to the west as part of
the City's regional Greenway Trail and is the location of Olympian High School, a newly
constructed, state-of-the-art public high school, as well as the recently completed Wolf Canyon
Elementary School. Maximum development within Village Seven will include 1,028 single- family
homes and 448 multi-family residences.
4.1.2 THRESHOLDS OF SIGNIFICANCE
According to Appendix G of the CEQA Guidelines, the proposed project would have a significant
impact on land use if it would:
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Threshold 1: Physically divide an established community (incompatibility with adjacent and
surrounding uses);
Threshold 2: Conflict with any applicable land use plan, policy, or regulation of an agency with
jurisdiction over the project, adopted for the purpose of avoiding or mitigating an
environmental effect; and
Threshold 3: Conflict with any applicable habitat conservation plan or natural community habitat
conservation plan.
4.1.3 IMPACT ANALYSIS
Threshold 1: Physically divide an established community (incompatibility with adjacent and
surrounding uses).
A. EUC SPA Plan Area
(1) Construction of the EUC
Under Grading Option 1, mass grading of the project site would involve the removal and placement
of excavated soil on approximately 59 acres of undeveloped property adjacent and to the south of
the project site. Under Grading Option 2, project grading would primarily occur onsite with the
exception of the export of material to approximately 28.5 acres adjacent and south of the site that
comprises the majority (except 0.7 acres) of the remainder of the EUC. Neither grading option
would directly impact any existing land uses nor roadways in the area since the export sites are
undeveloped.
Construction of the project would primarily require site grading, road building, installation of utilities,
and building construction. Development would begin at the edges of the EUC, adjacent to existing
arterials, Birch and Eastlake Parkway. Initial phases of development would include lower density
uses, consistent with multi-family uses in adjacent villages, as anticipated by the Otay Ranch GDP.
Residential densities and building mass and scale would increase from the edges into the center
and western portions (employment district) of the proposed project.
Construction activities at the project site would not encroach upon surrounding villages or local
streets outside of the EUC. Construction activities would be separated from existing off-site uses
to the north, east, and west by major arterials, including Birch Road, Eastlake Parkway, and SR-
125, respectively. Hauling and delivery of materials to and from the EUC would be directed to
adjacent major arterials.
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Therefore, the impact of the proposed project's construction activities with respect to land use
compatibility would be less-than-significant.
(2) Surrounding Land Uses
The intention of the Otay Ranch GDP and the General Plan LUT Element is to create a regional
urban center in the EUC that would exceed the scale and intensity of surrounding uses (villages).
Under the Otay Ranch GDP, residential densities on the interfacing edges of adjacent urban
villages are planned at a generally greater intensity of development than land uses more removed
from the EUC. The development of higher intensity uses along the interfacing edges as envisioned
in the Otay Ranch GDP is intended to provide a transition from lower density single-family uses to
the higher intensity uses of the EUC and the following surrounding areas.
(a) Otay Ranch Town Center
The EUC's districts that would interface with the Otay Ranch Town Center to the north would be
the Gateway Mixed-Use Commercial Center and the Northeastern Neighborhood Districts. These
two districts would consist of high intensity commercial (including hotel) and high-density residential
uses which would provide a compatible interface with the high intensity retail and entertainment
uses in the Otay Ranch Town Center. Land use compatibility between the EUC and the Otay
Ranch Town Center would also be supported by the similar regional draw of both the Town Center
and the EUC, each providing a range and variety of commercial services and shopping
opportunities provided in the two adjoining areas. The entrances into the Town Center and EUC
from Birch Road would be aligned to facilitate mutual access and activity between the two sites.
The high-density nature of the EUC would also support the Town Center by increasing its local
customer base. Transit between the EUC and the Town Center would be compatible and in
keeping with GDP concepts. The transit entry point in the northeast corner of the EUC would be
directly accessed from the Town Center's stations and multi-modal park and ride along Eastlake
Parkway. With the coordination of transit and the mutual high-intensity and visitor-serving land
uses in the Town Center and the EUC, these adjoining areas would be complimentary and would
also be consistent with the land use patterns established in the Otay Ranch GDP. Therefore, the
proposed project would have aless-than-significant impact with respect to compatibility with the
adjacent Otay Ranch Town Center.
(b) Village Seven
Village Seven to the west of the EUC is a designated urban village that is partially developed and
proposed to be predominantly residential in character. The Otay Ranch GDP establishes transition
densities in Village Seven that change from higher intensity/density at Village Seven's interface
with the EUC/SR-125 to lower density in its western sector. Village Seven's designated land uses
along SR-125 in the vicinity of the EUC include multi-family residences and a school (the existing
Olympian High School). Along its edge with SR-125 and Village Seven, land uses in the EUC
include the proposed business district with groups of multi-story office buildings that may reach
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15 stories in height. The SR-125 freeway and landscaping along both sides of the freeway would
provide a wide separation and buffer between Village Seven and the higher intensity EUC. The
only direct physical connection into Village Seven from the EUC's business district would be via
Bob Pletcher Parkway and the Village Greenway Trail that pass under SR-125. Village Seven will
incorporate a transit stop along Rock Mountain Road that would be served by the outbound transit
line from the EUC. The buffering between the differing intensities of development in Village Seven
and the EUC by SR-125, the limited interconnectivity via the Bob Pletcher Parkway and
coordination of transit between Village Seven and the EUC preclude any significant land use
compatibility impacts between the EUC and Village Seven. Therefore, the proposed project would
have aless-than-significant impact with respect to compatibility with Village Seven.
(c) Village Eleven
Village Eleven to the east of the EUC is a designated urban village that is predominantly residential
in character and separated from the EUC by Eastlake Parkway, a major arterial. The Otay Ranch
GDP establishes higher residential densities in the west portion of Village Eleven along its interface
with Eastlake Parkway and the EUC. In addition, a combined middle school/high-school has been
approved by the SUHS District fora site within Village Eleven along Eastlake Parkway.
Interfacing uses in the EUC include the Northeastern Neighborhood, Eastern Gateway
Neighborhood, Southeastern Neighborhood, and Eastern Gateway Districts. With the exception of
the Eastern Gateway District, these districts would be predominantly residential in character. The
Eastern Gateway District would be predominantly mixed-use. Although distinguished by iconic
buildings characterizing it as a gateway district, it would feature less intense development and
building heights than the higher intensity uses to the west. Much of the development area along
the eastern edge of the EUC is well above the height of Eastlake Parkway and the EUC would
incorporate landscaping and appropriate building setbacks along Eastlake Parkway to create an
appropriate interface with the lower density Village Eleven to the east, although an urban edge for
the EUC is contemplated to differentiate it from the surrounding lower intensity villages. With the
EUC's predominantly residential character along its east edge, less intense land uses, and
distance/separation created by Eastlake Parkway, the east edge of the EUC would appropriately
interface with Village Eleven's residential uses and the proposed school along Eastlake Parkway.
Connectivity created by the Village Greenway Trail pedestrian bridge across Eastlake Parkway
near Hunte Parkway, and interfacing transit in Village Eleven along Eastlake Parkway would also
enhance compatibility and provide an appropriate connection between the EUC and Village
Eleven. Therefore, the proposed project would have aless-than-significant impact with respect to
compatibility with the adjacent Village Eleven.
(d) Land Use to the South
A vacant area designated "EUC" by the Otay Ranch GDP, comprising approximately 23 acres
under separate ownerships, adjoins the south edge of the proposed EUC SPA Plan. As this area
is designated "EUC" and is connected to the EUC SPA Plan via proposed Streets A, B, C and M, it
is anticipated that development of this area would occur in accordance with the mixed-use
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character of the EUC. The interconnectivity provided by the EUC SPA Plan's street grid and 4-lane
major street (Street A) enhances access and promotes compatibility between this area and the
EUC SPA Plan. The development of the proposed project will not preclude the adjacent
ownerships in the EUC from developing in a manner consistent with the adopted General Plan or
Otay Ranch GDP. As such, no significant impacts with respect to land use compatibility are
anticipated.
(3) Land Uses within the EUC
The EUC SPA Plan is designed to facilitate a high level of compatibility between adjoining land
uses within the EUC SPA Plan. Throughout the EUC SPA's Form Based Code (FBC), the label
"land use" has been replaced by "building type" to reflect the modified focus of these regulations.
Under the FBC, activities within buildings are less important than the form and relationships
between building types, which include: (a) Mixed-Use, (b) Business/Retail Dominant; (c) Mixed-
use/Civic Dominant; and (d) Residential Dominant. The "building type" categories support land use
compatibility through the designation of dominant use districts with designated building types,
which tends to cluster higher intensity uses and designates areas of less activity and density
generally around the perimeter of the site adjacent to the surrounding lower density villages.
Land use compatibility is also supported by a high level of public open space and street fronting
commercial uses to enhance pedestrian activity and interaction among the districts. However, the
range of building types and potential uses, including high-rise office buildings; civic buildings;
parking structures; horizontal and vertical mixed retail, restaurant, office, and residential uses,
could have the potential to create conflicts between land uses within the EUC SPA Plan. For
example, residential uses located above or adjacent to restaurant uses have a greater potential for
late evening noise, demand for the same parking spaces during the evening hours, and other
incompatibilities. Internal compatibility issues within the EUC SPA Plan could result from the
incompatible design of adjacent buildings; excessive shading of sensitive residential uses, patios,
and parks; excessive noise; air quality emissions; access conflicts; the use of hazardous materials
in close proximity to residential uses (e.g., potential interfacing of residences with dry cleaners or
high tech uses), and/or other conflicts. Internal land use incompatibility could also occur during the
proposed project's construction phases, prior to the build-out of the proposed project, in which
vacant land areas adjoin established high density housing or commercial uses However, mitigation
measures to address these potential temporary construction effects are provided in Section 4.4, Air
Quality and Section 4.5, Noise of this EIR.
To address potential internal land use consistency issues, the FBC prohibits certain uses (e.g.,
large format retail, towing storage yards, industrial warehousing, heavy manufacturing and
assembly, outdoor storage, and uses that create offensive odors). The FBC also requires a
determination of consistency and design review by the Zoning Administrator (ZA) for any
application that includes anon-residential building less than 30,000 square feet or residential uses
not exceeding 200 dwelling units; although, the ZA shall have, at his sole discretion, the right to
refer any application to the Design Review Board (DRB). Any development application in excess
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of those numbers shall automatically be reviewed by the DRB. The FBC also incorporates
performance standards in building design and activities, such as:
• Compliance of commercial uses and interior noise levels with CVMC noise standards;
• Location and screening of exterior equipment (air conditioners, satellite dishes, solar panels,
ventilating equipment, etc.) from surrounding streets;
• Maximum concealment of large ground mounted mechanical equipment and trash receptacles
from public view at street level or enclosed within a building;
• Shielding of all roof appurtenances from view from on-site parking areas, internal circulation
routes, and adjacent public streets; reciprocal ingress/egress between adjoining properties;
• Shielding of light sources in a manner to be directed away from residential windows;
• Screening of utility connections from public view, except where visibility is required by the
service provider;
• Control of uses that create offensive odors;
• Sting buildings to maximize solar access, as practical;
• Requirement for a wind and sun/shadow analysis be conducted for buildings eight stories and
above; and
• Requirements for late night businesses such as restaurants and bars that are open between
10:00 P.M. t0 6:00 A.M. t0 control their customers to prevent excessive outdoor loitering,
unusual trash, drug activities, outdoor consumption of alcohol, and loud noises.
Potential land use incompatibility could occur within the EUC through the juxtaposition of high
density and lower density land uses without appropriate transition. The EUC's Site Utilization
Plan (See Chapter 3.0, Figure 3-4) provides for a range of densities/intensities throughout the
EUC's 10 districts. The EUC SPA Plan provides for intense land uses, including mid-rise
structures and potential locations for high-rise development. The GDP calls for a fire station in
the EUC. The mixed-use Civic/Office Core District is an appropriate location for this facility as
the predominant uses in this district are government and cultural uses. The Conceptual Fire
Station Site Plan has been designed to facilitate ingress and egress for emergency vehicles
(See Chapter 3.0, Figure 3-10). As such, the proposed fire station would be consistent with
adopted plans and would be a compatible land use within the Civic/Office Core District. For
additional analysis of the fire station, see Sections 4.11.1 Fire and Emergency Medical
Services, 4.5, Noise, and 4.12, Hazards/Risk of Upset.
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The issue of internal compatibility is addressed in the EUC SPA Plan's FBC, which establishes
design guidelines and development regulations on height, intensity, and guidelines for
development transfers standards to ensure an acceptable collective design character of the
EUC. A Design Review process, including site plan and Architectural Review, to ensure
consistency with the design standards and guidelines set forth in the FBC, ensures that high
quality and logical development occur at build-out in the EUC. With the implementation of the
design guidelines and Design Review set forth in the FBC, potential internal land use
compatibility impacts would be less-than-significant.
B. Off-site Soils Stockpiling Area
Grading Option 1 involves the export of 1.1 million cubic yards of soil to the SSA. Stockpiled soils
would be graded and compacted for erosion and drainage control. With the single-phase option,
the stockpiling and grading would be completed in approximately 12-18 months. Under the two-
phase grading option, the first phase would be completed in 9 months and second phase
completed in 12 months. The nearest land uses to the SSA are residential uses and Olympian
High School located in Village Seven to the west of SR-125. Subsequent to grading, the SSA site
would remain unoccupied. As the SSA would remain vacant, no permanent buildings or other uses
that would conflict with the EUC SPA Plan or surrounding villages would occur. Therefore, land
use compatibility impacts from the SSA would be less-than-significant.
C. Off-site Salt Creek Sewer Lateral Improvement Area
The Applicant proposes to install a 173-foot, 15-inch diameter sewer line to the Salt Creek trunk
sewer to serve the fully developed tributary area. The 15-inch pipeline would be constructed
adjacent to the existing 12-inch sewer installed to serve the Otay Ranch Village Eleven subdivision.
Upon completion of the 15-inch sewer and connection to the Salt Creek trunk sewer, the existing
12-inch sewer would serve to provide emergency backup in case of blockage within the 15-inch
sewer. The SCSL Improvement would also include the installation of two additional manholes and
tie-ins to the existing manholes along the existing 12-inch line and at the SCSL Improvement Area.
Due to the temporary nature of construction and the non-encroachment of construction activities or
sewer lines into adjacent lands, this interim option would have no impact with respect to the
character of or compatibility with adjacent or surrounding land uses. No significant impacts with
respect to internal land use compatibility are anticipated.
D. Off-site Pog ig Canyon Sewer Improvement Area
Improvements on the Poggi Canyon Trunk Sewer would involve the replacement of the Poggi
Canyon Trunk Sewer Reach P265/P270. Construction to increase capacity of this pipeline would
require the installation of approximately 110 linear feet of 21-inch diameter pipe located within the
paved roadway at the intersection of Olympic Parkway and Brandywine Avenue. To remove the
existing pipeline, this alternative would require an approximately 8-foot-wide, 14-foot-deep trench.
As with the SCSL Improvement, staging and stockpiling would be located within the paved
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roadway and proper erosion protection would be implemented to prevent surface runoff. Other
characteristics of construction would also be similar. Construction activities would not encroach
into any other public or private lands and would be short-term (five to seven days). As a temporary
activity, the construction of the pipeline would not create a significant contrast to existing and
designated land uses in the area, and the sewer line would be buried for the duration of its
operation. Due to the temporary nature of construction and the non-encroachment of construction
activities or sewer lines into adjacent lands, this short-term construction activity would have no
impact with respect to compatibility with adjacent or surrounding land uses.
Threshold 2: Conflict with any applicable land use plan, policy or regulation of an agency with
jurisdiction over the project, adopted for the purpose of avoiding or mitigating an
environmental effect.
A. EUC SPA Plan
The proposed project's grading activities and four construction phases would be carried out in
accordance with the Chula Vista Building Code and other established regulations, including local
noise regulations and regional water and air quality regulations. Respective water and air quality
regulations include equipment maintenance, dust control, and control of surface water runoff. As
the proposed project would be required to adhere to existing construction regulations and codes,
no significant construction impacts with respect to regulatory plans and policies are anticipated.
Consistency of the EUC SPA Plan with the SANDAG Regional Comprehensive Plan, City of Chula
Vista General Plan, Otay Ranch General Development Plan, Zoning Code, Park Land Dedication
Ordinance, Greenbelt Master Plan, and the Tentative Tract requirements of the CVMC is evaluated
below.
(1) Regional Comprehensive Plan
SANDAG's Regional Comprehensive Plan (RCP) establishes a planning framework to increase the
region's sustainability and encourage "smart growth" while preserving natural resources and
limiting urban sprawl. The proposed project is compared to the RCP's basic "smart growth"
principles, which are designed to strengthen land use and transportation integration, in Table 4.1-1,
Comparison of the EUC SPA Plan with the Applicable Smart Growth Principles of SANDAG's
Regional Comprehensive Plan, on page 4.1-22. As further detailed in Table 4.1-1, the proposed
project would support the smart growth principles of the RCP with features such as compact land
uses, vertical mixed-use (compact building design), a range of housing choices, walkability, a
strong sense of place, preservation of open space through clustered development, strengthening
the existing Otay Ranch community, and by providing a variety of transportation choices.
Therefore, the EUC SPA Plan would not conflict with the applicable growth policies of the RCP.
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Table 4.1-1
Comparison of the EUC SPA Plan with the Applicable
Smart Growth Principles of SANDAG's Regional Comprehensive Plan
Principle Comparison
Mix compatible land uses. Consistent. The proposed project would provide a variety of land uses,
including mixed-use. The features of the FBC and the mitigation measures
provided in this EIR to reduce transfer of noise, or proximity of hazardous
uses to residential uses would assure compatibility between uses. Further,
the design review controls within the FBC will avoid potential conflicts.
Take advantage of Consistent. The development of mixed multi-family/commercial uses,
compact building design. particularly vertical mixed-use would support compact building design.
Create a range of housing Consistent. The proposed project would provide multi-family, mixed-use
opportunities and choices. housing, including 10 percent affordable units, in a variety of sizes and types
and, thus, would contribute to the region's range of housing opportunities and
choices.
Create walkable Consistent. A basic priority of the EUC SPA Plan is to create a walkable
neighborhoods. environment. In addition to a wide variety of residential, retail, entertainment,
restaurant, office, civic uses, and parks within walking distance, the EUC
SPA Plan would provide a network of broad pedestrian corridors enhanced
with shade trees and other landscaping, public art, landscaped paseos,
decorative paving, way-finding markers, distinctive pedestrian lighting,
coordinated street furniture, storefronts in proximity to the sidewalks, and
other features that promote walkable neighborhoods.
Foster distinctive, Consistent. The EUC SPA Plan would create a distinctive community with
attractive communities a strong sense of place, supported by the focal theme of the civic center and
with a strong sense of the main street district, with associated public plaza, paesos, town square,
place. public art and other amenities. In addition, public parks will be designed
according to specific themes to create a "sense of place" and continuity with
respective districts within the EUC.
Preserve open space, Consistent. The project site, previously in agricultural use, is not a critical
natural beauty, and critical environmental area. Concentrated development within the EUC would
environmental areas. reduce urban sprawl and development of the EUC SPA Plan would require
the conveyance to the City of Chula Vista and San Diego County
approximately 211 acres of sensitive habitat within the Otay Ranch Resource
Management Plan (RMP) area
Strengthen and direct Consistent. As envisioned in the Otay Ranch GDP, the EUC SPA Plan
development toward would serve as the urban center for the Otay Ranch community and, as such,
existing communities. would strengthen this existing community.
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Table 4.1-1 (Continued)
Comparison of the Proposed Project with the Applicable
Smart Growth Principles of SANDAG's Regional Comprehensive Plan
Principle Comparison
Provide a variety of Consistent. The proposed project would support a variety of transportation
transportation choices. choices, including motor vehicles, public transit, bicycling, and walking. The
proposed project would provide BRT guideways and dedicated lanes within
the EUC for the South Bay BRT and CVT, and a transit stop along Street G.
The proposed project would also incorporate a regional trail and bike lanes,
which would facilitate cycling within the EUC and between the EUC and
surrounding areas. Regional bike lanes would be developed in the major
streets forming the north, east, and south boundaries of the EUC. Cycling
would also be supported by publicly available racks throughout the EUC.
The proposed project would also support pedestrian mobility through a
network of pedestrian sidewalks, pathways and paseos.
(2) City of Chula Vista General Plan
Table 4.1-2, Project Consistency with Applicable General Plan Land Use Policies, on page 4.1-24
compares the EUC SPA Plan to the policies of the General Plan. As detailed in Table 4.1-2, the
EUC SPA Plan would be consistent with applicable objectives and policies of the General Plan.
(3) Otay Ranch General Development Plan
A comparison of the proposed project with applicable land use and urban design policies of the
Otay Ranch GDP is presented in Table 4.1-3, Comparison of the EUC SPA Plan with the
Applicable Policies of the Otay Ranch General Development Plan, on page 4.1-30. As detailed in
Table 4.1-3, the proposed project would be consistent with the urban design, land use, and urban
character policies of the Otay Ranch GDP.
(4) Zoning Code (Zoning Desi np ation)
The proposed project is compared to existing P-C zoning regulations (CVMC Section 19.48.010 A)
in Table 4.1-4, Comparison of the EUC SPA Plan to the Requirements of the P-C Zone, on page
4.1-38. As shown in Table 4.1-4, the proposed project would comply with the purpose of the P-C
zone, orderly preplanning and long term development of large tracts of land for P-C zoned
properties through the implementation of an approved FBC instead of the typical PC District
Regulations adopted for other areas within the Otay Ranch GDP. The FBC would establish land
use according to building type districts, including Mixed-Use, Business/Retail Dominant, Mixed-
use/Civic Dominant, and Residential Dominant Districts. The FBC also establishes urban form
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Table 4.1-2
Project Consistency with Applicable General Plan Land Use Policies
Applicable
Policies Evaluation of Consistency
LUT: 1.1 The EUC SPA Plan is consistent with Policy 1.1. The SPA includes a land use diagram for
the EUC that provides for a variety of uses both residential and commercial to meet the
current and future needs of residents.
LUT: 2.1, The EUC SPA Plan is consistent with Policy 2.1 as it provides a planned regional transit
2.2, 2.4, stop and transit route, including a conceptual local transit route and bus stops.
2.5 The EUC SPA plan is consistent with Policy 2.4 regarding high-rise development because
it includes provisions that require design review for all projects in the EUC; requirements for
placemaking elements and enhanced streetscape improvements; and provisions for
appropriate transitions to surrounding areas for high-rise buildings.
The EUC SPA Plan is consistent with Policy 2.5.because it requires that studies be
conducted to assess the effects on light and solar access, and shadowing and wind
patterns on adjacent areas and buildings for high-rise buildings. As the EUC could build out
over 20 years, the exact location and orientation of each tall building will be determined
based on Design Review. All future buildings exceeding eight stories and above in height
shall submit asun-shadow analysis and a wind pattern analysis during the Design Review
Committee (DRC) process.
In addition, the EUC SPA Plan is consistent with the General Plan because the SPA Plan
provides land uses that are intense and the plan includes land use designations that include
mid-rise structures and potential locations for high-rise development. The FBC implements
that land use plan by providing development regulations on height, intensity, and guidelines
for development transfers.
LUT: 5.13 The EUC SPA Plan is consistent with Policy 5.13 because convenience services for the
mixed-use residential areas can be provided within each district and therefore within a
walkable distance from all residences. The EUC SPA Plan also ensures that transit usage
is maximized within the EUC in that all areas will be within a '/4 mile of the regional transit
stop or a local bus stop.
LUT: 6.1, The EUC SPA Plan is consistent with all of these relevant policies. The FBC provides
6.2,6.3, design guidance and regulations for development within the EUC. The project review
6.6, 6.7 process would ensure that excellence in design will take place. The FBC and project review
process would include evaluation of building design and elevations facing public views (from
Town Center to the north, Village Seven to the west, and Village Eleven to the east) to
ensure impacts are minimized. Performance standards are provided within the FBC that
regulate outdoor storage to ensure screening of outdoor storage areas from any public right-
of-way.
LUT: 7.1, The EUC SPA Plan is consistent with these relevant policies. See analysis above for LUT
7.2, 7.3, 6.2 and 6.3. In addition, the EUC contains distinct land use districts with appropriate buffers
7.4 via setbacks, building articulation and landscaping to ensure avoidance of potential adverse
impacts. The EUC provides landscaping and/or open space buffers where appropriate
between private and public spaces.
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Table 4.1-2 (Continued)
Project Consistency with Applicable General Plan Land Use Policies
Applicable
Policies Evaluation of Consistency
LUT: 8.2, The EUC SPA Plan is consistent with these policies because it contains provisions for
8.3, 8.4, cultural arts, entertainment, specialty retail and commercial recreation uses. The FBC
8.5 provides design guidance and regulations for each of the Districts to ensure that buildings
are appropriate to their context, as well as relationship to the other districts within the EUC.
The EUC Parks Master Plan contains regulations that address the design, location and size
of publicly accessible urban open spaces. It includes placemaking elements with parks,
promenades, pedestrian connections, and other amenities.
The EUC SPA Plan is consistent with Policy 8.5 because provisions have been included in
the SPA for use of clear glass, and other architectural features to ensure a pleasant
pedestrian experience throughout the EUC. All elevations exposed to the pedestrian view
are required to be enhanced to ensure no "blank walls" face pedestrian corridors.
LUT: 11.1, The EUC SPA Plan is consistent with these policies because the FBC contains regulations
11.5 and requirements for the project review process, including administrative procedures for all
design review applications.
The EUC SPA Plan is consistent with Policy 11.1 because the SPA contains an exhibit
that identifies important sightlines and view corridors that will be enhanced and protected by
the "grid" development pattern within the EUC.
LUT: 16.3, The EUC SPA Plan is consistent with Policy 16.4 because it provides transit, vehicular,
16.4 non-motorized and pedestrian connections by way of the village pathway to Village Seven
at Birch Road and SR-125, and it implements the recommendations made in the Land Use
and Transportation Element of the General Plan.
The EUC SPA Plan is consistent with Policy 16.3 by providing direct and convenient
access to public transit within a'/4 mile of all uses within the EUC.
LUT: 17.1, The EUC SPA Plan is consistent with these relevant policies. The EUC land uses are
17.3, 17.4 arranged in such a way as to be supportive of public transit and at intensities consistent with
the General Plan. A BRT route and transit stop is located within the EUC. SANDAG has
approved the location and design of the BRT transit route and transit stop. A finer grained
system of local transit routes is also anticipated that will provide convenient transit service to
the entire EUC project area
LUT: 61.1, The EUC SPA Plan is consistent with Policies 61.1 and 61.2 because the EUC will adhere
61.2, 61.3 to the requirements of the Otay Ranch GDP, and the SPA contains a FBC that will be
strictly enforced. The EUC SPA contains 10 Mixed-use Districts that are unique, will provide
a vibrant sense of community and contribute to a vigorous economy, and a healthy
environment.
The EUC SPA Plan is consistent with Policy 61.3 because the proposed "Gateway"
community identification sign is consistent with the requirement to include "City of Chula
Vista" on all community identification signs.
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Table 4.1-2 (Continued)
Project Consistency with Applicable General Plan Land Use Policies
Applicable
Policies Evaluation of Consistency
LUT: 62.1 The EUC SPA Plan is consistent with Policy 62.1 because the Sustainability Element
addresses water, air quality and energy resource management. The City has a Solid Waste
Management Plan that also addresses recycling, with which the EUC will be required to
comply.
LUT: 64.1, The EUC SPA Plan is consistent with Policies 64.2, 64.3 and 64.5. The EUC contains the
64.2, 64.3, highest housing density in the Otay Ranch, with a strong pedestrian- oriented environment.
64.4, 64.5 The affordable housing program was prepared in accordance with the City's affordable
housing criteria, and will provide for moderate and low-income housing. The EUC will
provide parks, and sites for an elementary school, a fire station, and a library that will be
constructed in accordance with the PFFP. See also the analysis of Policy LUT 17.3
The EUC SPA Plan is consistent with Policies 64.1 and 64.4 by providing for financial,
professional, entertainment and cultural arts uses that will attract residents and visitors from
a wider region. The EUC BRT, local transit route, bicycle network and pedestrian pathways
are linked to the surrounding Village Seven and Eleven to the east and west, and the Otay
Town Center to the north and future University/Village Nine to the south.
LUT: 84.1, The EUC SPA Plan is consistent with these relevant policies. The EUC land plan supports
84.2, 84.3 and provides a "region-serving urban center with the highest residential densities and an
office/commercial focus". Each of the 10 districts within the EUC has themes that support
the high residential densities and mixed-use office/commercial focus for the EUC. The
EUC's northern boundary recognizes the adjoining relationship of the EUC with the Otay
Ranch Town Center, the "sub-regional retail/lifestyle center" that has been constructed to
the north. The EUC land use plan promotes the intermixing of uses that support and
complement those existing in adjoining Districts and sub-areas, account for changing
market conditions and economic development objectives, and foster the development of a
cohesive pattern of urban development and built form. The EUC allows for transfer of land
uses between districts to allow for flexibility, yet achieves the full build-out intensity
envisioned in the General Plan and the GDP.
LUT: 85.1, The EUC SPA Plan is consistent with Policies 85.1, 85.2, 85.4, and 85.5. The EUC's
85.2, 85.3, overall land plan provides for the integration of public schools, parklands, cultural and
85.4, 85.5 community facilities, libraries, and compatible uses that support the other primary land uses.
The EUC's SPA and FBC provide design guidance and criteria for building placement,
public spaces, landscaping that create distinct character amongst the 10 Districts, with
connecting paseos, promenades, parks and plazas that foster pedestrian activity and
enhance community livability. The FBC does not locate buildings but instead provides
building design features, orientation to public spaces, and landscaping techniques that
create a distinct character for each of the 10 districts, emphasizing pedestrian activity and
community livability. The EUC SPA and FBC land plan addresses a coordinated system of
physical elements that interconnect with the adjoining focus areas. The McMillin EUC land
plan would not diminish or prevent establishment of uses consistent with the adopted
General Plan or General Development plan which are intended for the other areas and
ownerships of the EUC.
The EUC SPA Plan is consistent with Policy 85.3 because the SPA and FBC incorporates
a coordinated Regional Trail sign program to create consistency with the balance of the
Chula Vista Greenbelt signing.
Eastern Urban Center Sectional Planning Area EIR City of Chula Vista
State Clearinghouse No. 2007041074 May 2009
Page 4.1-26
4.1 Land Use, Planning & Zoning
Table 4.1-2 (Continued)
Project Consistency with Applicable General Plan Land Use Policies
Applicable
Policies Evaluation of Consistency
LUT: 94.1, The EUC SPA Plan is consistent with Policies 94.1, 94.2, 94.3, 94.5, and 94.6. The EUC
94.2, 94.3, civic uses are supported within the Mixed-use Civic District. The integration of recreation
94.4, 94.5, activities is provided through its plans of parks and interconnecting pedestrian paths. Joint
94.6, 94.8 use of public and private facilities is encouraged through the siting and design criteria as
described in the FBC. The EUC contains the highest land use intensities within the Otay
Ranch, as reflected and specified through the SPA Site Utilization Plan. The FBC specifies
that buildings fronting on pedestrian spaces are designed to support and enhance dining,
entertainment and art and cultural activities. EUC provides paseos and plazas within each
District, as described in the Urban Parks, Recreation, Open Space and Trails Plan of the
SPA. A conceptual phasing plan is provided for EUC, as depicted in Exhibit VI-1 of the
SPA.
In addition, the EUC SPA Plan is consistent with the General Plan because the SPA Plan
provides land uses that are intense and includes land use designations for mid-rise
structures and potential locations for high-rise development. The FBC implements that land
use plan by providing development regulations on height, intensity, and guidelines for land
use transfers.
LUT: 95.1, The EUC SPA Plan is consistent with Policies 95.1, 95.3, 95.4, 95.5 and 95.6. The EUC
95.2, 95.3, land plan provides an employment base by providing office, retail, visitor serving
95.4, 95.5, commercial, cultural and entertainment uses. The FBC allows for residential uses to be
95.6, 95.7, developed as single uses or integrated with retail and office in mixed-use buildings. The
95.8 EUC organizes development through the use of a combination of building height and
building setback standards as described in each district's table of standards. The Regional
Transit stop and BRT route is centrally located in the EUC, at a location agreeable to the
City, SANDAG, and Applicant. The transit station and BRT system through the EUC are
conveniently located for residents, workers and visitors to the EUC. The EUC SPA
includes a Parks Master Plan that identifies the various urban park locations, functions and
designs. The Town Center Arterial has been established and serves as the boundary
between the EUC and the University Village.
The EUC SPA Plan is consistent with Policies 95.2, 95.7 and 95.8. The SPA allows for
uses that directly support or complement the university via mixed-use residential, office and
business, civic, commercial, and parks that would be synergistic. The mix of uses is
consistent with the Framework Strategy accepted by the City Council for areas near the
University site. The FBC contains regulations for surface parking lots, including screening
to ensure the pedestrian character of the EUC is considered and not adversely impacted.
Further, the parking program encourages the shared use of parking structures. All
conceptual block-planning exercises shall evaluate structured parking where future
intensification of a site could be expected to occur in the future.
ED: 2.2, The EUC SPA Plan is consistent with these relevant policies. Employment densities and
2.3, 2.5 residential are located within walking distance of transit routes and stops (ED 2.2). In
addition, the EUC will include a wide range of housing types and a variety of employment
opportunities within close proximity to residential land uses (ED 2.3). The FBC also
contains provisions that allows for mixed-use development to occur on the same lot (i.e.
retail, commercial, office and residential) (ED 2.5).
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 4.1-27
4.1 Land Use, Planning & Zoning
Table 4.1-2 (Continued)
Project Consistency with Applicable General Plan Land Use Policies
Applicable
Policies Evaluation of Consistency
ED: 3.5 The EUC SPA Plan is consistent with Policy 3.5 because the project allows for retail and
business support services including small and mid-sized businesses.
ED: 7.2, The EUC SPA Plan is consistent with Policy 7.2 because activity centers in the City are
7.5 linked by a Regional Transit route. The Regional Transit route traverses the EUC and
connects the Otay Ranch Center to the north with the University area to the south.
The EUC SPA Plan is consistent with Policy 7.5 by containing provision for civic and
cultural uses to be located within the Mixed-use Civic/Office District. The plan proposes a
library, a fire station, a school, and parks, all of which serve residents beyond the EUC
boundaries.
ED: 8.3 The EUC SPA Plan is consistent with Policy 8.3. The EUC Signage Concept provides
sufficient information regarding the location, function and characteristics of primary City
gateways (SR-125 and Birch Road) and key corridors, similar to the Otay Ranch Town
Center to the north. See also analysis of LUT 9.1.
ED: 9.1, The EUC SPA Plan is consistent with Policy 9.2. The Mixed-use Civic/Office District and
9.2 Business District are adjacent districts that comprise the business, cultural and civic hub for
the EUC. They are within walking distance to the Main Street District and Gateway
Commercial District to the north and to the residential neighborhoods. The location of these
districts and their proximity to each other will expand the business mix and increase
economic viability as destination points for shopping, work, dining, and entertainment.
The EUC SPA Plan is consistent with Policy 9.1 because essential services are located
convenient to residents and to the transit stop. See also analysis of LUT 5.13.
ED: 10.5 The EUC SPA Plan is consistent with Policy 10.5. A Fiscal Impact Analysis (FIA) has
been prepared for the EUC in conjunction with the PFFP. The FIA concludes that higher
assessed values and property tax revenues will be generated by the proposed project. The
FIA finds that fiscal impacts are positive from year one. At Build-Out, property taxes are the
greatest source of revenue generated by the EUC. Property taxes and property transfer
taxes make up approximately 30 percent of revenues followed by VLF revenues
(approximately 20 percent of revenues), and sales tax receipts (approximately 20 percent of
revenues). Transient occupancy taxes makeup 18 percent of revenues.
PFS: 18.3 The EUC SPA Plan is consistent with Policy 18.3. The proposed elementary school is
located adjacent to a park within District 9. The EUC Parks Master Plan contains provision
that would allow for joint usage of the park and school through improvements and
programming.
PFS: 19.1, The EUC SPA Plan is consistent with Policies 19.1, 19.9 and 19.10. The SPA addresses
19.3, 19.9, the CPF designation within the EUC, which can accommodate uses such as childcare
19.10 facilities and other health and human services. The CPF designation is distributed amongst
the 10 districts, as described within the table on Exhibit V-3 of the FBC. The Mixed-use
Civic/Office Core District provides opportunities for a variety of art and cultural programs.
The design framework plan for the district shows the conceptual siting of library and open
civic plaza that provide accessibility to art and cultural venues for the EUC.
The EUC SPA Plan is consistent with Policy 19.3. The SPA provides sufficient provisions
to encourage incentives for child care facilities within all districts with an emphasis on the
Eastern Urban Center Sectional Planning Area EIR City of Chula Vista
State Clearinghouse No. 2007041074 May 2009
Page 4.1-28
4.1 Land Use, Planning & Zoning
Table 4.1-2 (Continued)
Project Consistency with Applicable General Plan Land Use Policies
Applicable
Policies Evaluation of Consistency
Business and Mixed-use Civic/Office Districts. The required CPF dedication is also
intended to encourage childcare facility implementation.
PFS: 20.3 The EUC SPA Plan is consistent with Policy 20.3. The SPA contains provisions to
promote public art and includes conceptual illustrations of public art. The FBC provides
potential locations for the placement of public art, and the parks amenity program
specifically references public art as a component of the parks program.
PFS: 21.1, The EUC SPA Plan is consistent with Policies 21.1 and 21.3. The Mixed-use Civic/Office
21.3 District is conveniently located within the EUC and will provide civic services to the Eastern
Territories. The Mixed-use Civic/Office District is located adjacent to the Business District
that will facilitate ease of access, economic contribution and overall synergy to the local
business and community. The developer will also pay impact fees to fund civic services
and facilities.
EE 11.2, The EUC SPA Plan is consistent with Policies 11.2 and 11.5. The EUC provides for the
11.5 connection of the Chula Vista Greenbelt from Village Seven to the west to Village Eleven to
the east as shown in the EUC Parks Master Plan. According to the Green Belt Master Plan,
the Regional Trail should provide for hiking and bicycling. The EUC provides
interconnecting paseos and trails that link internally, as well as to Village Seven and Village
Eleven. Open space will be improved and dedicated to the City by the developer
GM: 1.9 The EUC SPA Plan is consistent with Policy 1.9. The PFFP prepared for the EUC
addresses required infrastructure and public facilities, and provides costs and funding
mechanisms to ensure that these facilities are provided commensurate with need.
GM: 2.2 The EUC SPA Plan is consistent with Policy 2.2. See analysis for Objective ED 10.
H: 2.1, 2.2 The EUC SPA Plan is consistent with these policies. The EUC SPA Plan contains a
Sustainability Element which includes a WCP that addresses water efficiency, and an
Energy Conservation Plan that addresses energy efficiency.
districts with provisions addressing architecture and performance standards for districts and
gateway areas. The FBC also provides design standards for landscape zones, open space and
recreational areas, lighting, parking areas, and signage. Other topics of the FBC include the
establishment of general conditions, administrative procedures, enforcement procedures, and
monitoring for anticipated multi-family, civic, business offices, mixed-use, retail, community purpose
facility, and park uses. The proposed project is also consistent with General Regulations
applicable to the P-C zone in that the project site exceeds 50 acres in size and is held under a
single ownership.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 4.1-29
4.1 Land Use, Planning & Zoning
Table 4.1-3
Comparison of the EUC SPA Plan with the Applicable Policies of the
Otay Ranch General Development Plan
Policy Project Comparison
Part II, Chapter 1, Section C, Overall Land Use Plan
EUC Land Use Designation
(a) This designation indicates a
regional center comprised of
local and regional shopping
opportunities and office and
employment uses configured up
to 15 stories. Visitor Commercial
such as transit lodging, hotels,
motels, commercial recreation
and other retail are allowed.
(b) High density residential,
including high-rise residential is
also an essential part of the
EUC.
Consistent. The proposed project supports a range of local and regional
shopping opportunities and office and employment uses up to 15 stories,
and residential uses at the density ranges identified in the GP and GDP.
The FBC (Section 03.02.000) identifies the various land use districts
(Business/Retail Dominant District and Mixed-use/Civic Dominant District)
that support the regional shopping opportunities and office and
employment uses. Total building height ranges are identified within FBC
Section 03.09.003.
Part II, Chapter 1, Land Use Plan, Section E.2, Implementation Mechanisms
Total land acreage for each individual
village may not vary by greater than 15
percent of the designated acres as
indicated on the Overall Project
Summary Table, except for reasons of
environment/wildlife corridor
reservations.
Consistent. Land area and uses have been allocated based on the
ownership percentage of the EUC SPA compared with the overall GDP-
designated EUC area. The total EUC SPA Plan acreage of 230 acres
compares to 238 acres stated in the Otay Ranch GDP (see Table 3-2).
That variance is 3.5 percent and is well within the 15 percent allowance.
The SPA Plan Introduction section describes compliance with the GDP
Land Use Allocation Table.
The total number of units within a Consistent. The proposed project would result in the development of a
village shall not exceed the total maximum of 2,983 units, as allowed by the GDP for the Project
number of units as indicated on the Applicant's EUC SPA Plan area.
Overall Project Summary Table.
4. Design Plans shall be prepared for Consistent. Design standards in the FBC (FBC Chapter 02), delineate
Industrial, Freeway Commercial areas design concepts for each of the EUC SPA Plan's districts, including
and the EUC. These design plans streetscapes and street character, prescribed dominant uses in the
shall delineate the intended character districts, urban form, building types, architectural design principals,
and design guidelines for these land landscape standards, design elements for parks, plazas, open space, and
use components. public art, and other design features.
Part II, Chapter 1, Land Use Plan, Section F.12.b, Planning Area Twelve, EUC Description
The Eastern Urban Center contains: Consistent.
• 3,313 multi-family high density As described in the FBC SPA Introduction, the proposed project would
residential units, result in the development of a maximum of 2,983 units (90 percent of
GDP defined total EUC dwelling units) within the 90 percent ownership of
• Build-out population of the project proponent, as allowed by the GDP. The proposed project
approximately 8,548, would include over three million square feet of non-residential use that
• Regional and specialty could include regional and specialty shopping.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 4.1-30
4.1 Land Use, Planning & Zoning
Table 4.1-3 (Continued)
Comparison of the EUC SPA Plan with the Applicable Policies of the
Otay Ranch General Development Plan
Policy Project Comparison
Shopping, Consistent. Build-out population (as detailed on Table B, Page I-
Multi-Use Cultural Arts Facility 21 of SPA Plan) for the proposed project would be consistent with
• (including civic arts/theaters and projections for the proposed project based on total dwelling units
anticipated and a standard application of an average persons per
museums, household for multi-family dwelling unit product type.
• Regional Purpose Facilities,
• Local parks,
• Business parks,
• Visitor Commercial,
• Transit station,
• An Elementary School and a
High School as required by the
applicable districts,
• Consistent. The proposed project would include regional and
specialty shopping such as restaurant, hotels, entertainment, and
retail uses in the Gateway Mixed-use Commercial District and
retail shops, within the Main Street District as described in FBC
district character descriptions in sections 02.01.000 and
02.04.000, respectively.
• Consistent. The proposed project anticipates amulti-use cultural
arts or similar facility within the Mixed-Use Civic/Office Core
District as identified in the FBC districts character description
(02.03.001).
• Urban Open Space Corridor, Consistent. The proposed project would include regional
• Library and Civic Facilities, purpose facilities, such as financial institutions, medical offices,
and other uses within the Business District, the Mixed-Use
• Fire Station, and Civic/Office Core District, and Main Street District as described in
Affordable Housing. FBC district character descriptions in sections 02.02.000,
02.03.000, and 02.04.000, respectively.
The mix of uses is representative of
the expectations and intended
character of 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 may be
approved subject to the following
findings:
The intended character and
purpose of the Eastern Urban
Center is maintained,
The distribution of uses is
compatible with the adopted
uses in adjacent villages, and
The viability of the EUC is
maintained or enhanced.
• Consistent. As described in the Urban Parks, Recreation, Open
Space, and Trails chapter of the SPA Plan, the proposed project
would include five local parks, a public plaza, paseos, and town
square park and in lieu fees.
• Consistent. The proposed project would include a business park
area as described in FBC section 02.02.000 (Business District).
• Consistent. The proposed project would include visitor
commercial uses, such as hotels, restaurants and entertainment
as articulated in FBC section 02.03.000 (Mixed-Use Civic /Office
Core District and Section 02.04.000 Main Street District.
• Consistent. The proposed project would reserve land for a
transit stop for the BRT within the Eastern Neighborhood District
as described in FBC section 02.05.000.
• Consistent. The proposed project would provide an elementary
school site, as required by the applicable district. The anticipated
high school site has been re-located by the SUHS District to
Village Eleven, east of the EUC.
• Consistent. The proposed project would provide, as articulated
in the Urban Parks, Recreation, Open Space, and Trails chapter
of the SPA Plan, an east-west, urban-based pedestrian corridor
linking the City's Greenway Trail System connecting Village
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 4.1-31
4.1 Land Use, Planning & Zoning
Table 4.1-3 (Continued)
Comparison of the EUC SPA Plan with the Applicable Policies of the
Otay Ranch General Development Plan
Policy Project Comparison
Seven on the west, and with Village Eleven to the east via a
pedestrian bridge over Eastlake Parkway.
• Consistent. The proposed project would include a library and
civic facilities as identified in FBC Section 02.03.000 Mixed-Use
Civic/Office Core District.
• Consistent. The proposed project would include a fire station as
identified in FBC section 02.03.000 Mixed-Use Civic/Office Core
District.
• Consistent. The proposed project would include 10 percent
affordable housing as identified in the Affordable Housing
Program section of the SPA Plan.
• Consistent. The adoption of the FBC (in lieu of standard
zoning) assures that the intended character and purpose of the
EUC will be maintained as development progresses. The FBC
prioritizes physical form to achieve the intended urban
development character while providing for the maximum intensity
of residential and other designated land uses and
accommodating market forces which determine the viability of the
EUC.
Part II. Chapter 1. Land Use Plan. Section F.12.c. EUC Character Policies
The character of the EUC should be
guided by the following elements:
• Location at a high point on the
Otay Valley Parcel;
• Synergism with adjacent
villages, especially Village Nine
and the University;
• 360 degree views to Point Loma
and the mountains;
• Location along transit right-of-
Consistent. The EUC SPA Plan under the Project Applicant's ownership
is located at the topographically high point of the Otay Valley Parcel.
Consistent. The EUC (as described in the Introduction Chapter,
`Community Structure' narrative on Page 1-10 of the SPA Plan) would
have physical and functional connections to adjacent villages, including
Village Nine and the University via connecting roads, BRT, pathways,
high-density residential areas, civic uses, office space, and a library that
would support the university and the university community.
The EUC is located in the topographical high point of the Otay Ranch.
The proposed east-west and north-south system of streets will preserve
views from the EUC site in all directions.
way; and The South Bay BRT) would enter the EUC via a guide way along
• Centrally located transit station. Eastlake Parkway. The EUC would be located along, and incorporate,
transit rights of way.
The EUC would reserve land for a transit stop. The location of the transit
stop was determined in consultation with SANDAG and would be within'/4
mile of the majority of the EUC. Local bus route stops would be provided
throughout the EUC, which would serve to connect all districts.
Locate civic and regional purpose Consistent. The proposed project (as described in the Introduction
facilities in accordance with the siting Chapter of the SPA Plan and the FBC Section 02.03.00 Mixed-Use
criteria in the Facility Implementation Civic/Office Core District) would incorporate civic and regional purpose
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 4.1-32
4.1 Land Use, Planning & Zoning
Table 4.1-3 (Continued)
Comparison of the EUC SPA Plan with the Applicable Policies of the
Otay Ranch General Development Plan
Policy Project Comparison
Plan. The amount and size will be facilities, including library and fire station, in a central location within the
determined at the SPA level. EUC, in accordance with the siting criterion in the Facility Implementation
Plan. The Otay Ranch Facility Implementation Plan for Arts and Cultural
Facilities states that "Cultural facilities located in the Otay Ranch should
be easily accessible to the public and be designed for the presentation of
both educational and cultural programs". The Facility Implementation
Plan recommends locating a central library and a cultural arts center
within the EUC. The location and proposed design features of the
proposed library and adjacent civic plaza would support accessibility to
the public and educational and cultural programs.
The FAR shall permit multi-story Consistent. The land use intensities and development regulations
buildings, high-rise buildings and proposed under the FBC will require the development of multi-story
parking structures. The exact ratio will buildings. The FBC includes controls other than FAR for height and
be established at the SPA level. building massing to achieve the equivalent of FAR. The FBC's District
Regulations and Design Guidelines (Chapter 02) contain district specific
height and setback standards.
Locate less intense land uses around Consistent. The proposed project includes the placement of residential
the edges of the EUC and utilize districts along the northeast, east and south edges (Site Utilization Plan
landscaped buffers of varying widths to Exhibit, Page I-22 of SPA Plan). These residential districts serve as a
create a transition to surrounding transition from the proposed project's centrally located mixed-use district
villages. to the surrounding villages (Village Eleven). Along the project's western
edge, SR-125 would provide a buffer between the high-density residential
uses and high-rise business district from less intensive uses in Village
Seven to the west. Landscape buffers of varying widths would be
provided along SR-125, Birch Road, Hunte Parkway and Eastlake
Parkway while at the same time promoting the urban character of the
EUC.
Integrate commercial and residential Consistent. The proposed project would incorporate mixed-uses and a
uses to support a 24-hour variety of commercial and multi-family uses that would support a 24-hour
environment. environment. The FBC identifies the project area as being a place where
dining, entertainment, and recreational activities are not limited to daylight
hours (Section 01.01.000 -Purpose & Scope). The FBC contains a
section on "Organizing Principles and Urban Design Vision" (FBC Section
02.04.002) for the Main Street District that articulates the area's character
as being vibrant, high energy, eclectic, mixed-use, and around the clock
activity.
Provide for neighborhood, regional, Consistent. The proposed project anticipates a variety of neighborhood
and specialty shopping. and regional retail businesses. The proposed project would include
regional and specialty shopping such as restaurant, hotels, entertainment,
and retail uses in the Gateway Mixed-use Commercial District and, retail
shops, within the Main Street District as described in FBC district
character descriptions in Sections 02.01.000 and 02.04.000 respectively.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
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4.1 Land Use, Planning & Zoning
Table 4.1-3 (Continued)
Comparison of the EUC SPA Plan with the Applicable Policies of the
Otay Ranch General Development Plan
Policy Project Comparison
Provide for an array of services such Consistent. The proposed project would include regional purpose
as financial, medical, and research- facilities, such as financial institutions, medical offices, and other uses
oriented facilities in office areas. within the Business District and the Mixed-Use Civic/Office Core District
as described in FBC district character descriptions in Sections 02.02.000,
02.03.000, and 02.04.000 respectively.
Locate theaters and museums in
prominent locations, to broaden the
appeal of the EUC as a viable regional
hub of cultural activity.
Prepare a framework strategy for the
"University Study Area" as depicted on
the General Plan Land Use Map prior
to or concurrently with the SPA level
planning for the EUC. The framework
strategy should examine what are the
appropriate size, character and
function of parks, cultural facilities,
community purpose facilities, roadway
and pedestrian way design, and other
services and amenities for the EUC.
Results of the framework strategy shall
be considered for the EUC SPA Plan.
The framework strategy should identify
important facilities, land use, and
services that should be provided in the
EUC that support or complement the
University and other areas within the
University Study Area. Such uses may
include specialty retail, bookstores,
research and business institutes,
hotels, entertainment and visitor uses,
and cultural and arts facilities.
Consistent. The proposed project would provide a regional library
adjacent to the civic plaza within the Mixed-use Civic/Office Core District.
The FBC (Section 02.03.000) describes the character of the Mixed-Use
Civic/Office Core District as containing cultural elements and activities.
The synergy created by these civic elements broadens the appeal of the
EUC as a regional hub of cultural activity. Performance space within the
civic plaza amphitheater would support theater activities. The space could
also serve as an open-air museum through the integration of civic plaza
design features.
Consistent. The EUC SPA Plan was determined to be consistent with
the General Plan Eastern District Framework Strategy objectives and
policies, expressed through the proposed project's compatibility with
General Plan Policies 84.1 through 95.8 (City Council Action, May 1,
2007). The analysis examines the EUC's size, character and function of
parks, cultural facilities, community purpose facilities, roadway and
pedestrian way design, and other services and amenities for the EUC, as
shown in the SPA's FBC. The SPA Plan notes the City Council action on
the Framework Strategy).
Consistent. See above.
The circulation system should minimize Consistent. Pedestrian features of the EUC as described in Chapter III
conflict with the pedestrian system. (Mobility) of the SPA Plan, and the FBC (Section 03.08.000). Features
described include neck downs, pedestrian crossings, and variation in
paving between pedestrian and vehicular zones.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 4.1-34
4.1 Land Use, Planning & Zoning
Table 4.1-3 (Continued)
Comparison of the EUC SPA Plan with the Applicable Policies of the
Otay Ranch General Development Plan
Policy Project Comparison
Part II, Chapter 1, Land Use Plan, Section F.12.b, EUC Parks and Open Space Policies
Parks and Open Space Policy: Consistent. As described in the SPA Plan (Urban Parks, Recreation,
Application of the 3 acres per 1,000 Open Space, and Trails Plan Chapter) the current Park Land Dedication
residents standard would result in the Ordinance (CVMC Section 17.10.040) requires three acres of parkland
development of approximately 29.3 per 1,000 persons, based on amulti-family occupancy factor of 2.61
acres of local parks in the EUC. The persons (CVMC Section 17.10.110) per household. Based on the CVMC
EUC would provide sufficient area for defined coefficient factor, the project's 2,983 units would generate a
local parks/town squares and plazas, demand for 23.36 acres of parkland. In addition to the 15.63 acres of
or other park facilities to meet its needs parkland described above, remaining park obligation would be provided
on-site, as required by the EUC Parks for through the payment of in lieu fees. A portion of the in lieu fees would
Master Plan prepared as part of the be reinvested on-site and a portion would be utilized off-site to go toward
SPA Plan. The SPA-level Parks the delivery of recreational facilities at an off-site location.
Master Plan shall consider the needs The portion of in lieu fees to be utilized on-site
would be re-invested into
and standards identified in the
framework strategy prepared for the ,
the 15.63 acres of parks, resulting in enhanced park amenities consistent
"University Study Area," which may with the character and purpose of the EUC, which would allow the parks
include variations from conventional to achieve a higher level of improvements not typically associated with
parkland requirements. public parks. CVMC 17.10.070 allows the City to deem that a combination
of dedication of parkland and the payment of in lieu fees would better
serve the public and the park and recreation needs of future residents of
the project if in the judgment of the City, suitable land does not exist.
Furthermore CVMC states that the amount and location of the land or in
lieu fees, or combination thereof, shall bear a reasonable relationship to
the use of the park and recreational facilities by the future inhabitants of
the subdivision. The combination of the dedication of parkland, payment
of in lieu fees and providing improvements would serve to meet the
recreational needs of the EUC residents. Trails that are integral or
continuous to a park would be included as park acres for determination of
parkland credit.
The following policies shall guide the Consistent. The proposed project, as described in the EUC SPA Plan
design of parks and open spaces in the (Urban Parks, Recreation, Open Space, and Trails Plan Chapter), would
EUC and shall be further refined by the provide an east-west pedestrian trail through the EUC that would create a
SPA-level Parks Master Plan: link in the City's Greenway Trail system. From Wolf Creek in Village Two,
the corridor would pass through Village Seven to the EUC. From the
• Incorporate a pedestrian open EUC, the corridor would pass along the south and east edge of Village
space /trail corridor across the Eleven (following Hunte Parkway) to Salt Creek. Within the EUC, the
EUC which connects to Wolf corridor would connect activity centers and tie plazas, parks, and other
Canyon and Salt Creek. The urban functions, and provide urban relief and recreation, as well as trail
corridor will create a strong east- connectivity to the east and west. Since the EUC would be a highly
west open space system and urbanized, regional destination area, activities along the trail would also be
reflect differing characteristics as urbanized with vendors, civic functions, a possible farmer's market, art
it moves through the Otay fairs, street theater, and similar activities. The trail would be developed as
Ranch. This corridor has been an identifiable trail system with broad paved walkways and landscaping
defined by the overall Ranch with widths ranging from 15 feet to a double path of 20 feet each. .
Design Plan, but will more
specifically defined in the EUC
SPA Design Plan. Within the
Eastern Urban Center Sectional Planning Area EIR City of Chula Vista
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4.1 Land Use, Planning & Zoning
Table 4.1-3 (Continued)
Comparison of the EUC SPA Plan with the Applicable Policies of the
Otay Ranch General Development Plan
Policy
EUC, this corridor shall serve as
an identifiable pedestrian
corridor and element that ties
plazas, parks, and other urban
features together to fulfill multiple
functions, including urban relief,
recreation, and trail connectivity,
while maintaining its primary role
as a key segment of the City's
Greenbelt and trail system.
Provide a network of pedestrian
spaces, plazas, malls,
promenades, and squares to
create a pedestrian oriented
environment. The amount of
credit toward satisfying park area
requirements for these amenities
shall be determined in the EUC
Parks Master Plan.
Individual building and building
clusters should integrate
pedestrian plazas with the
overall pedestrian system.
Pedestrian plazas should incorporate
fountains or artistic features as visual
focus.
Project Comparison
The proposed project would provide a network of pedestrian spaces,
including a public plaza in the Civic Core, a town square and promenade
in the Main Street District, and paseos leading between streets.
The urban design policy requiring individual buildings and building clusters
to integrate pedestrian plazas with the overall pedestrian system would be
implemented as a design feature of the proposed project in compliance
with the FBC (see Section 4.2, Landform Alteration/Aesthetics, of this
EIR).
The urban design policy to incorporate fountains or artistic features as
visual focus of parks and pedestrian plazas would be implemented as a
design feature of the proposed project in compliance with the FBC (see
Section 4.2, Landform Alteration/Aesthetics, of this EIR).
Other EUC Policies
Transit line rights-of-way and BRT Consistent. The proposed project (as described in Chapter III -Mobility
stops/stations shall be approximately of the SPA Plan) would incorporate BRT, including a transit station on
located at the SPA level and will be Street "G,"just east of Street "C."
conditions for dedication at the
Tentative Map level within the EUC
Transportation, Circulation, Access. Consistent. Internal street service levels must meet thresholds
(1) A traffic analysis shall be established by the PFFP. As discussed in Section 4.3 of this EIR,
conducted within the study area of the Mitigation Measures 4.3-14 through 4.3-16 would ensure consistency with
proposed Specific Plan to identify PFFP thresholds for internal streets. A traffic study was prepared for the
additional transportation mitigation project and is analyzed in detail in the project Environmental Impact
measures for the construction of new Report. Mitigation measures are identified to mitigate impacts to the City's
roads, bridges and roadway circulation system consistent with existing standards and thresholds. The
improvements, and shall implement project features a mixed use setting and strong transit focus which will
transportation demand/system reduce vehicle trips on the City's circulation system. In addition the plan
management programs and/or facilities includes provisions for large employers to participate in TDM measures,
or other measures necessary to including carpools, ridesharing and other measures included in
mitigate traffic impacts on circulation SANDAG's Ridelink program. While the GDP does not identify any
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
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4.1 Land Use, Planning & Zoning
Table 4.1-3 (Continued)
Comparison of the EUC SPA Plan with the Applicable Policies of the
Otay Ranch General Development Plan
Policy
element roads. The standard to be
achieved requires the proposed project
to avoid reduction in the existing LOS
"C" with the exception that LOS "D"
may occur on signalized arterial
segments for a period not to exceed a
total of two hours per day. If the
existing LOS is below "C" (with the
exception of the allowable "D"),
mitigation measures must be imposed
as conditions of approval for the
Specific Plan. Internal village
streets/roads are not expected to meet
these standards (GDP, page IV-21).
Project Comparison
thresholds for internal village streets, the proposed grid system has been
designed to allow maximum buildout of land uses consistent with the
General Plan and General Development Plan and the PFFP identifies
triggers to ensure the internal street system is constructed prior to, or
concurrent with need.
Part II, Chapter 5, Capital Facilities, Section E.6.d, Law Enforcement Facilities
One "central" police station located in
the Eastern Urban Center is necessary
to serve the Otay Ranch Project Area
at build-out, in conformance with the
goals, objectives and policies.
Source:
Consistent. Even though the GDP suggests that a police station be
included in the EUC, the City's adopted Public Facilities Developer Impact
Fee Plan identifies recognizes a single police station that is intended to
serve the entire City. Consistent with a single station concept, the police
department provides law enforcement services throughout all areas of the
City through in the field staffing strategies and the use of police patrol beat
system. Should a station or storefront be needed in the future, the use
would be appropriate in the Business District or Mixed Use Civic Core
district in the EUC.
As discussed in Table 4.1-4, CVMC Section 19.48.025 B requires 10.7 acres of Community
Purpose Facilities (CPF). The proposed project has the transfer rights from the development of
Otay Ranch Village Six for 9.34 acres. If 10.7 acres are required under the EUC's future estimated
population, an additional 1.36 acres of Community Purpose Facilities would be required to meet
the total 10.7-acre obligation. This difference is shown below in Table 4.1-5, Community Purpose
Facilities, on page 4.1-40. The CPF provision requirements would be monitored at each stage of
the Design Review process as provided in the EUC FBC administrative monitoring requirements.
The FBC provides acompliance-monitoring program for CPF up to 1.36 acres. In addition, CVMC
Section 19.48.025 B allows the reduction in the total CPF requirements, according to City Council
discretion and the determination that adequate public services facilities, such as shared parking,
would be provided. As no physical impacts have been identified as a result of any potential
shortfall in CPF land, the impact of the proposed project with respect to this zoning policy would be
less-than-significant and the proposed project would not conflict with the applicable policies of the
CVMC Section 19.48.025.
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4.1 Land Use, Planning & Zoning
Table 4.1-4
Comparison of the EUC SPA Plan to the Requirements of the P-C Zone (CVMC Section 19.48)
Code Reauirement
Pu
Section 19.48.010 A. Provide for the orderly
preplanning and long-term development of large
tracts of land which may contain a variety of land
uses, but are under a unified ownership or
development control, so that the entire tract will
provide an environment of stable and desirable
character.
Section 19.48.010 B. Give the developer reasonable
assurance that sectional development plans
prepared by him in accordance with an approved
general development plan will be acceptable to the
City. Sectional development plans may include
subdivision plans and/or unit development plans.
Proposed Project
Consistent: Preplanning and proposed long-term
development of the proposed project would be
implemented in accordance with an approved FBC. The
FBC would assure that long-term development results in
an environment of stable and desirable character. The
Form-Based Code would establish building type districts,
urban form districts, design standards, general
conditions, administrative procedures, enforcement
procedures, and monitoring for anticipated multi-family,
civic, business offices, mixed-use, retail, community
purpose facility, and park uses. Provisions of the FBC
include architectural design, performance standards,
parking standards, landscaping, and prohibited uses.
The proposed project would be developed in accordance
with an approved Sectional Planning Area (SPA) for the
EUC in accordance with the approved Otay Ranch
General Development Plan (revised September 2005).
General
Section 19.48.020 A. P-C zones may be established
on parcels of land which are suitable for, and of
sufficient size to be planned and developed in a
manner consistent with the purpose of this title. No
P-C zone shall include less than 50 acres of
contiguous land.
regulations
Consistent: The project site, which contains
approximately 207 acres of contiguous land, exceeds the
minimum area for the P-C development.
Section 19.48.020 B. All land in each P-C zone, or Consistent: The project site, which is held under the
approved section thereof, shall be held in one single ownership of McMillin Companies, meets the
ownership or other unified control unless otherwise ownership requirement.
authorized by the planning commission.
Community Purpose Facilities
Section 19.48.025 A. All land in the P-C zone, or any Consistent. The EUC projected population would
section thereof, shall provide adequate land generate the demand for 10.7 acres of Community
designated as "community purpose facilities" (CPF). Purpose Facilities (CPF). This obligation has been
partially fulfilled with CPF credit from previous projects.
An additional 1.36 acres of CPF acreage or equivalent
square footage is required to meet the remainder of the
project's CPF obligation. Compliance with the CPF
provision requirements will be monitored at each stage of
the Design Review process as provided in the FBC
administrative monitoring requirements for the EUC. A
comparison of required community purpose facilities is
presented in Table 4.1-5 below.
Eastern Urban Center Sectional Planning Area EIR
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4.1 Land Use, Planning & Zoning
Table 4.1-4 (Continued)
Comparison of the Proposed Project to Existing P-C Zoning Regulations
(CVMC Section 19.48)
Code Requirement
Section 19.48.025 B. A total of 1.39 acres of net
usable land (including setbacks) per 1,000 population
shall be designated for such facilities in any planned
community, and shall be so designated in the SPA
and planned community district regulations of each
planned community. The total acreage requirement
may be reduced only if the City Council determines,
in conjunction, with its adoption of an SPA plan, that
a lesser amount of land is needed, based on the
availability of shared parking with other facilities, or
other community purpose facilities that are
guaranteed to be made available to the community.
Any shared parking arrangements shall be
guaranteed regardless of any future changes in
occupancy of facilities.
Proposed Project
Consistent. Please refer to the response to
Section 19.48.025 A, above.
Section 19.48.040 B.6.d. Recreational facility land
uses shall not utilize more than 35 percent of the
overall CPF acreage required for CPF master plan
area. Sites identified for recreational facilities in CPF
land districts shall be a minimum one-half acre, and
shall meet the minimum development criteria outlined
in CVMC 19.48.025(H). Recreational facilities
proposed for CPF credit will not receive park or open
space credit.
Park Land Dedication Ordinance
Consistent. Any recreational acreage proposed by the
applicant for CPF credit would be required to meet this
standard.
The Park Land Dedication Ordinance (PLDO), CVMC Section 17.10.040, requires the
dedication of three acres of parkland per 1,000 population, based on a coefficient factor of
2.61 persons per multi-family household. Under this existing coefficient, the proposed project's
2,983 multi-family units would generate a population of 7,786, and at the ratio of three acres per
1,000 population, a need for 23.36 acres of parkland. The SPA Plan would provide 15.63 acres
of parkland, consisting of the Civic Park, a Town Square Park with its 40-foot wide connection to
Street K, four urban scale neighborhood parks, office plazas, and a dedicated jogging/walking
promenade.
The difference between 15.63 and 23.36 acres (7.73 acres) would be provided through the
payment of in lieu fees. A portion of the in lieu fees would be reinvested into the previously
mentioned 15.63 acres of parkland; this amount would represent 5.88 acres of developed parkland
(or 25 percent of overall park obligation). Another portion of the in lieu fees would go toward the
Eastern Urban Center Sectional Planning Area EIR
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Table 4.1-5
Community Purpose Facilities
Public
Population Code Coefficient: Facilities
per 2,983 1.39 acres/1,000 Transfer Credit Difference
Units population Total Acres from Village 6 (acres)
GDP: 2.58 persons/ 7,696 1.39 x 7,696/1,000 10.697 acres 9.34 1.36 acres
household needed
Source:
delivery of recreational facilities at an off-site location, in an amount representing 1.85 acres of
developed parkland. CVMC 17.10.070 allows the City to deem that a combination of dedication of
parkland and the payment of in lieu fees would better serve the public and the park and recreation
needs of future residents of the project if, in the judgment of the City, suitable land does not exist.
Furthermore, CVMC states that the amount and location of the land or in lieu fees, or combination
thereof, shall bear a reasonable relationship to the use of the park and recreational facilities by the
future inhabitants of the subdivision.
The portion of in lieu fees which would be re-invested into the 15.63 acres of parks would result in
enhanced park amenities, which would allow the parks to achieve a higher level of improvements
not typically associated with public parks to achieve the urban vision contemplated for the EUC in
the Otay Ranch GDP (see Section 4.11.5, Parks, Recreation, Open Space, and Trails, of this EIR).
Consistent with CVMC Chapter 17.10 (Parklands and Public Facilities) parkland obligation for the
project would be met through a combination of the delivery of developed parkland and payment of
in lieu fees. Therefore, the proposed project would be consistent with the applicable policies of the
PLDO.
(6) Parks and Recreation Master Plan
The provision of linkages identified in the City's Greenbelt Master Plan, and the dedication of
parkland would be consistent with policies of the Parks and Recreation Master Plan (PRMP).
Policy 1.2 of the PRMP requires that new subdivision developers comply with the Parklands and
Public Facilities Ordinances, requiring the level of service standard of a minimum ratio of three
acres of public parkland per 1,000 population so that new development will meet the demands
created by these proposed projects. The proposed project would be consistent with Policy 1.2 in
that it would meet the PLDO's three acres per 1,000 population under the Ordinance's existing
coefficient factor of 2.61 persons per household.
As the proposed project would meet the requirement of the PLDO, impacts with respect to the
PLDO would be less-than-significant.
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(7) Growth Management Ordinance
The Growth Management Ordinance (GMO) requires the provision of a PFFP, AQIP, and WCP for
every SPA plan to ensure that existing public services or financing for new public facilities would
keep pace with new development, that adequate water supply would be available to serve new
development, and that a project would meet local and state air quality standards. The proposed
EUC SPA Plan includes a PFFP and a Sustainability Element which includes an AQIP and a WCP.
The Sustainability Element is part of the SPA and will be considered for approval along with the
remainder of the SPA. As the proposed project could not move forward without an approved SPA,
the project would be consistent with this requirement of the GMO.
In addition, the GMO requires that a project meet GMOC "quality of life" threshold standards
related to traffic, police and fire services, parks, schools, libraries, sewers, storm drainage, air
quality, and water. As described in Chapter 4.0 of this EIR, the proposed project would be
consistent with GMOC threshold standards with respect to each of these facilities (see
Sections 4.3, Transportation; 4.4, Air Quality; 4.9 Hydrology and Drainage; 4.11.1, Fire Service;
4.11.2, Police Service; 4.11.3, Schools; 4.11.4, Libraries; 4.11.5, Parks, Recreation, Open Space,
and Trails; 4.11.6, Water; and 4.11.7, Wastewater, of this EIR). As the proposed project would be
consistent with the requirement of the GMO, impacts with respect to this ordinance would be less-
than-significant.
(8) Tentative Map
A Tentative Map is proposed in combination and concurrently with the EUC SPA Plan. The
Tentative Map for the EUC provides detailed boundaries, lot lines, street cross sections and layout,
location of utilities and storm drains, and preliminary grading that will serve as the base for the
EUC's final maps and grading and improvement plans. Subdivision of the project site would
establish the various districts and the individual blocks and lots within the districts. The Tentative
Map is based on the conceptual street network and City block lay out depicted in the SPA Plan's
Community Structure Plan. Final maps would establish final lot lines for public and private facilities,
in addition to the location of land for community facilities including schools, parks, open space,
playgrounds, and other required public facilities. The map has been reviewed by the Director of
Public Works to assure compliance with regulations applicable to public and private utilities, streets,
and respective rights-of-way and easements, and by the Development Services Director to assure
compliance with the number, size, and configuration of lots to be created and the alignment and
width of streets and easements. As the proposed project would comply with the tentative map
requirements of Title 18 of the Municipal Code, the proposed project would not conflict with the
City's Tentative Map regulations.
(9) Greenbelt Master Plan
Under the EUC SPA Plan, a section of the Village Greenway would be developed through the
EUC. The Greenway trail, which would provide a segment in the City's Greenbelt Master Plan,
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would provide a linkage to the Greenway trail in Village Seven via Bob Pletcher Parkway under
SR-125 and to the Greenway trail in Village Eleven via a pedestrian bridge over Eastlake
Parkway. The EUC will be highly urbanized and, as such, the Village Greenway trail would take on
the EUC's urban character. In the EUC, the Greenway trail would follow a curved path through the
Civic Park, leading to the Main Street District. Turning south from Street H, the Greenbelt trail
would pass through the 40 foot-wide paseo framing the Main Street district. Along its route through
the EUC, the Greenbelt trail would connect four parks (Civic Center, Town Square, South Central,
and Southeast). At the southwest sector of the project site, the trail would cross the Eastlake
Parkway via a pedestrian bridge. The trail would be distinguished by way-finding elements,
banners, or signage, and distinctive pavement treatments, so that it would be clearly identified as a
path within the regional Greenbelt system. As the Greenway would provide connection to
recreational uses within the EUC, as well as connection to off-site segments of the Village
Greenway, it would be consistent with the Greenbelt Master Plan definition of the trail as a "multi-
use trail that would provide connectivity between recreation areas in the EUC and future park(s)
along the Greenway" and a use that would "connect significant park and open space uses in the
EUC and provide both active and passive users opportunities to stop and enjoy the experience
through an open space paseo."4 Although the Greenway would not be used as a bicycle path, it
would be multi-use in that it would serve a variety of functions in a variety of forms, including use as
a public promenade through the civic mall and town square/ cafe district, paseo, recreational
jogging and walking path, and link between several of the EUC's parks and neighborhoods. An
analysis of compatibility with goals and policies of the Greenbelt Master Plan is included in Section
4.11-5, Parks, Recreation, Open Space, and Trails, of this EIR.
B. Off-site Soils Stockpilinca Area
The stockpiling and compaction of soils within the SSA would be carried out in accordance with the
City's construction and engineering standards and in accordance with the recommendations in the
Geotechnical Recommendation for Proposed Import Soils Second Revision, Otay Ranch Parcel
"C', dated July 10, 2007, and the Preliminary Geotechnical Investigation Parcel "C" Portion of Otay
Ranch (see mitigation measure 4.10-2). No land uses are proposed. The stockpiling and
compaction of material in the SSA would not conflict with the City's applicable land use policies or
regulations.
C. Off-site Salt Creek Sewer Lateral Improvement Area
No land uses are proposed with the construction if the SCSL Improvement. This short-term
construction activity would be carried out in accordance with the Chula Vista Building Code and
engineering standards, including local noise regulations and regional water and air quality
regulations. Respective water and air quality regulations include equipment maintenance, dust
control, and control of surface water runoff. In addition, the proposed SCSL Improvement would be
consistent with the applicable public service policies and growth management policies of the
a City of Chula Vista Greenbelt Master Plan, page 56 (September 16, 2003).
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4.1 Land Use, Planning & Zoning
General Plan. Specifically, General Plan policy PFS 1 ensures adequate and reliable water, sewer,
and drainage service and facilities and this facility would serve the EUC until the ultimate
development of the Rock Mountain sewer trunk line. The construction of the off-site SCSL would
also support General Plan policy PFS-2 as it would increase efficiencies in the conveyance of
wastewater. The SCSL Improvement would support General Plan policy GM 1 for the concurrent
development of public facilities in that this facility would be developed concurrently or in advance of
need. As the proposed SCSL Improvement would be required to comply with existing construction
regulations and codes and it would implement applicable General Plan policies, it would not conflict
with the City's applicable land use policies or regulations.
D. Off-site Poggi Canyon Sewer Improvement Area
No land uses are proposed with the off-site PCSI Area. This short-term construction project would
be carried out in accordance with the Chula Vista Building Code and engineering standards,
including local noise regulations and regional water and air quality regulations. Respective water
and air quality regulations include equipment maintenance, dust control, and control of surface
water runoff. In addition, the PCSI would be consistent with the applicable public service policies
and growth management policies of the General Plan including General Plan policy PFS 1 to
ensure adequate and reliable water, sewer, and drainage service and facilities. The PCSI would
support General Plan policy PFS 2 to increase efficiencies in wastewater management and would
support General Plan policy GM 1 for the concurrent development of public facilities in that this
improvement would be developed prior to or concurrent with need. As the PCSI would be required
to comply with existing construction regulations and codes, it would not conflict with the City's
applicable land use policies or regulations.
Threshold 3: Conflict with any applicable habitat conservation plan or natural community habitat
conservation plan.
A. EUC SPA Plan Area
(1) City of Chula Vista Multiple Species Conservation Program Subarea Plan
For development projects located within Otay Ranch, the City's MSCP Subarea Plan relies on the
preserve design and policies contained in the Otay Ranch RMP as the framework for conservation
and management of biological resources within Otay Ranch Preserve. The proposed EUC SPA
Plan is considered a "Covered Project" under the City's MSCP Subarea Plan. This means that the
areas proposed to be preserved (100 percent Conservation Areas) will be dedicated to the City as
"Preserve," as part of the development approval process for Covered Projects. As it pertains to
proposed project, lands shall be conveyed to the Preserve in accordance with the RMP.
The proposed project would be consistent with the performance standards referenced in the
MSCP. As discussed below, the proposed project would be consistent with the policies of the
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RMP in that it would convey 1.188 acres of preserve for each acre of development. In addition, the
proposed project would provide mitigation, including sensitive resource studies (see Section 4.7,
Biological Resources, of this EIR) and control of water runoff (see Section 4.9, Hydrology and
Drainage, of this EIR) consistent with the provisions of the MSCP. As mitigation measures cited in
Sections 4.7, Biological Resources, and 4.9, Hydrology and Drainage would be incorporated as
components of the proposed project approval, the proposed project would be consistent with the
requirements of the MSCP. A detailed analysis of the proposed project impacts and compliance
with the MSCP is contained in Section 4.7 of the EIR.
(2) Otay Ranch Resource Management Plan
The Otay Ranch RMP established performance standards for achieving an 11,375-acre Otay
Ranch open space Preserve. Compliance relies on progressive acquisition, or funding for
acquisition, of the designated Otay Ranch Preserve areas with each development approval. The
proposed project would have an indirect, long-term, potentially significant impact related to
biological resources management unless the Otay Ranch regional open space is preserved
proportionally and concurrently with development. Future final maps will be required to convey
open space in accordance with the RMP at a rate of 1.188 acres for each acre of development
area. As discussed in more detail in Section 4.7, Biological Resources, the Applicant will dedicate
approximately 211 acres of land within the Otay Ranch Preserve prior to approval of final maps.
Therefore, the proposed project would be consistent with the requirements of the RMP and would
not conflict with the policies of this habitat conservation plan.
B. Off-site Soils Stockpiling Area
The proposed stockpiling would occur outside of the Preserve in a development area of a Covered
Project. Construction mitigation measures described in Sections 4.6, Cultural Resources, and 4.7,
Biological Resources, would reduce impacts to any undiscovered cultural resources, existing
wetland habitat, or nesting areas to less-than-significant levels. Construction activities would be
consistent with the performance standards referenced in the MSCP, which include consistency
with the policies of the RMP and mitigation, including sensitive resource studies (see Section 4.7,
Biological Resources, of this EIR) and control of water runoff through a Standard Urban
Stormwater Mitigation Plan (SUSMP) (see Section 4.9, Hydrology and Drainage, of this EIR). The
RMP requires conveyance of preserve land as a condition of a final map for development, so no
dedication of open space pursuant to the RMP is required for the off-site grading and stockpiling
activities. As the SSA would be consistent with the cited performance standards regarding
preservation standards and wildlife, it would be consistent with the goals and policies of the Otay
Ranch RMP and MSCP. A detailed analysis of the proposed project impacts and compliance with
the MSCP is contained in Section 4.7 of the EIR.
Eastern Urban Center Sectional Planning Area EIR
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C. Off-site Salt Creek Sewer Lateral Improvement Area
The proposed SCSL Improvement is considered a modification to the City's existing Salt Creek
Interceptor facility, a Planned Facility under the City's Subarea Plan. Minor modifications to the Salt
Creek Interceptor are necessary to provide emergency backup in case of blockage within the
existing sewer lateral, thereby significantly reducing the possibility of sewer overflow and spillage
into the Preserve. Consistent with the City's MSCP Subarea Plan, modifications to the Salt Creek
Interceptor are subject to compliance with the siting criteria identified for that Planned Facility as
described in Section 6.3.3.4 and Table 6-1 of the City's MSCP Subarea Plan. A detailed analysis
of the proposed project impacts and compliance with the MSCP is contained in Section 4.7 of the
EIR.
Construction activities would be consistent with performance standards referenced in the MSCP,
which include the policies of the RMP for sensitive resource studies (see Section 4.7, Biological
Resources, of this EIR) and control of water runoff through a SUSMP (see Section 4.9, Hydrology
and Drainage, of this EIR). As the SCSL Improvement would be consistent with the cited
performance standards regarding preservation standards and wildlife, it would be consistent with
the goals and policies of the Otay Ranch RMP and MSCP.
D. Off-site Pog ig Canyon Sewer Improvement Area
The PCSI would occur entirely within the existing Olympic Parkway/Brandywine Avenue
intersection and, therefore, would not cause the loss of natural habitat or species endangerment.
However, this project would be subject to mitigation measures described in Sections 4.6, Cultural
Resources, to reduce impacts to any undiscovered cultural resources to less-than-significant
levels. Construction activities would be consistent with the performance standards referenced in
the MSCP, which include consistency with the policies of the RMP and control of water runoff (see
Section 4.9, Hydrology and Drainage, of this EIR). As the PCSI would occur entirely within an
existing paved area and would meet water quality runoff standards through a SUSMP, it would not
conflict with the goals and policies of the Otay Ranch RMP and MSCP.
4.1.4 LEVEL OF SIGNIFICANCE PRIOR TO MITIGATION
Construction and operational impacts of the proposed project on the character of the surrounding
community and internally within the EUC, as well as conformance with existing land use plans and
policies, would be less-than-significant. With respect to other elements of land use compatibility,
including noise and aesthetics, please see those respective sections of the EIR.
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4.1 Land Use, Planning & Zoning
4.1.5 MITIGATION MEASURES
No significant impacts with regard to land use compatibility or conflicts with applicable plans and
policies, as set forth in Thresholds of Significance 1, 2, and 3, have been identified, and no
mitigation measures are necessary.
4.1.6 LEVEL OF SIGNIFICANCE AFTER MITIGATION
No significant and unavoidable impacts with regard to land use compatibility or conflicts with
applicable plans and policies, as set forth in Thresholds of Significance 1, 2, and 3, have been
identified or are expected to occur.
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4.2 LANDFORM ALTERATION/AESTHETICS
Landform alteration and aesthetics issues were analyzed in Section 3.2, Landform
Alteration/Aesthetics, of the Otay Ranch GDP Program EIR (90-01) for the entire Otay Ranch
GDP development. The Otay Ranch GDP Program EIR identified significant impacts to landform
alteration and aesthetics caused by the change in land use from undeveloped to urban, and due
to the alteration of significant or sensitive landforms. The Landform and Aesthetics section from
the Otay Ranch GDP Program EIR is applicable to the proposed EUC SPA Plan because the
proposed project would implement the Otay Ranch GDP by converting undeveloped land to
urban uses and altering the landform to achieve the overall plan. The adopted mitigation
measures incorporated landform alteration standards into the Otay Ranch GDP and required
implementation of measures to be implemented at the SPA Plan level to reduce grading and
visual resource impacts. However, even with mitigation, the Otay Ranch GDP Program EIR
concluded that the conversion of undeveloped land to urban uses is a significant and
unavoidable impact of implementing the GDP.
In addition, the proposed EUC SPA Plan would also introduce new sources of lighting into the
proposed project area. The Otay Ranch GDP Program EIR concluded that the effect of increased
light and glare as a result of night lighting is considered adverse, but not significant, due to the
proximity of other developed or developing urban land that is or will be illuminated at night. As
stated in the Otay Ranch GDP Program EIR, effects on future views within the EUC project site
and from future adjacent developments shall be evaluated at the SPA level. The analysis and
discussion of aesthetics and landform alterations contained in the Otay Ranch GDP Program EIR
are incorporated by reference. The following discussion specifically addresses landform alteration
and aesthetic impacts associated with the implementation of the proposed EUC SPA Plan.
4.2.1 EXISTING CONDITIONS
A. Regulatory Framework
(1) City of Chula Vista
(a) General Plan
The City of Chula Vista General Plan contains objectives and policies to preserve and enhance
aesthetic resources. Specifically, the Land Use and Transportation Element includes policies that
strive to continue to protect the open space network and design policies for features such as views,
entryways, gateways, streetscapes, buildings, parks and plazas. Relevant General Plan objectives
and policies related to aesthetics include the following:
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4.2 Landform Alteration/Aesthetics
Objective LUT 6 -Ensure adjacent land uses are compatible with one another.
Policies
LUT 6.1 -Ensure, through adherence to design guidelines and zoning standards, that
the design review process guarantees excellence in design and that new
construction and alterations to existing buildings are compatible with the best
character elements of the area.
LUT 6.2 -Require that proposed development plans and projects consider and minimize
project impacts upon surrounding neighbors.
LUT 6.3 -Require that the design of new residential, commercial or public developments
is sensitive to the character of existing neighborhoods through consideration
of access, compatible building design and massing, and building height
transitions, while maintaining the goals and values set forth in the General
Plan. Within TFAs, design provisions should include requirements for a
minimum building step back of 15 feet for every 35 feet in height for edges
abutting residential uses.
LUT 6.6 -Establish design guidelines and development standards for commercial and
mixed-use development that respect and complement the character of
surrounding neighborhoods and uses.
LUT 6.7 -Require that outdoor storage areas or salvage yards be screened from any
public right-of-way.
Objective LUT 7 -Appropriate transitions should be provided between land uses.
Policies
LUT 7.1 -Protect adjacent stable residential neighborhoods by establishing guidelines
that reduce the potential impacts of higher intensity mixed use, commercial,
and urban residential developments (i.e., transitional areas).
LUT 7.2 -Require new or expanded uses to provide mitigation or buffers between
existing uses where significant adverse impacts could occur.
LUT 7.3 -Require that commercial and industrial development adjacent to residential or
educational uses be adequately screened and buffered to minimize noise,
light, glare, and any other adverse impacts upon these uses.
LUT 7.4 -Require landscape and/or open space buffers to maintain a naturalized or
softer edge for proposed private development directly adjacent to natural and
public open space areas.
Objective LUT 8 -Strengthen and sustain Chula Vista's image as a unique place by
maintaining, enhancing and creating physical features that distinguish Chula Vista's
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4.2 Landform Alteration/Aesthetics
neighborhoods, communities, and public spaces, and enhance its image as a
pedestrian-oriented and livable community.
Policies
LUT 8.2 - Emphasize certain land uses and activities, such as cultural arts,
entertainment, specialty retail, or commercial recreation, to enhance or create
the identity of specialized districts or Focus Areas in the City.
LUT 8.3 -Ensure that buildings are appropriate to their context and designed to be
compatible with surrounding uses and enhance the desired character of their
District.
LUT 8.4 - Encourage and require where feasible, the incorporation of publicly
accessible urban open spaces, including parks, courtyards, water features,
gardens, passageways, paseos, and plazas, into public improvements and
private projects.
LUT 8.5 - Prepare urban design guidelines that help to create pedestrian-oriented
development by providing:
^ Pedestrian circulation among parcels; uses; transit stops; an public or
publicly accessible spaces;
^ Human scale elements;
^ Varied and articulated building facades;
^ Visual (first floor clear glass windows) and physical access for
pedestrians;
^ Ground floor residential and commercial entries that face and engage the
street, and;
^ Pedestrian-oriented streetscape amenities.
Objective LUT 9 -Create enhanced gateway features for City entry points and other important
areas, such as special districts.
Policy
LUT 9.1 -Create consistent entry features for City entryways and gateways so people
recognize that they are entering Chula Vista.
Objective LUT 10 -Create attractive street environments that complement private and public
properties, create attractive public rights-of-way, and provide visual interest for
residents and visitors.
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4.2 Landform Alteration/Aesthetics
Policies
LUT 10.2 -Landscape designs and standards shall include a coordinated street
furniture palette, including waste containers and benches, to be implemented
throughout the community at appropriate locations.
LUT 10.6 -Study the locational requirements of utility, traffic control, and other cabinets
and hardware located in the public rights-of-way to determine alternative
locations for these items in less obtrusive areas of the street environment.
LUT 10.7 -Work with utility providers to coordinate the design of utility facilities (e.g.,
substations, pump stations, switching buildings, etc.) to ensure that the
facilities fit within the context of their surroundings and do not cause negative
visual impacts.
Objective LUT 11 -Ensure that buildings and related site improvements for public and private
development are well-designed and compatible with surrounding properties and
districts.
Policies
LUT 11.1 -Promote development that creates and enhances the positive spatial
attributes of major public streets, open spaces, cityscape, mountain and bay
sight lines, and important gateways into the City.
LUT 11.5 - Require a design review process fo
projects (which includes architectural,
design) to review and evaluate projects
to determine their compliance with the
of the City's Design Manual, General
Development Plans.
r all public and private discretionary
site plan, landscape and signage
prior to issuance of building permits
objectives and specific requirements
Plan, and appropriate zone or Area
Objective LUT 13 -Preserve scenic resources in Chula Vista, maintain the City's open space
network and promote beautification of the City.
Policies
LUT 13.1 -Identify and protect important public viewpoints and viewsheds throughout
the Planning Area, including features within and outside the planning area,
such as mountain, native habitat areas, San Diego Bay, and historic
resources.
LUT 13.4 -Any discretionary projects proposed adjacent to scenic routes, with the
exception of individual single-family dwellings, shall be subject to design
review to ensure that the design of the development proposal will enhance
the scenic quality of the route. Review should include site design,
architectural design, height, landscaping, signage and utilities. Development
adjacent to designated scenic routes should be designed to:
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4.2 Landform Alteration/Aesthetics
• Create substantial open areas adjacent to scenic routes through
clustering development;
• Create a pleasing streetscape through landscaping and varied building
setbacks; and
• Coordinate signage, graphics and/or signage requirements, and
standards.
Objective LUT 94 - Provide a centralized urban area to support the East Chula Vista/Otay
Ranch and south San Diego County population, providing regional goods and
services that cannot be accommodated in the residential Village Cores of Otay
Ranch.
Policies
LUT 94.4 -Develop the EUC as an intense urban form with mid- and high-rise buildings
typically located in the central core and near transit.
LUT 94.5 -Apply the Design Review process for discretionary projects to ensure that
building facades are designed and oriented to accentuate and enhance the
pedestrian experience and urban street scene. Buildings fronting on
pedestrian spaces shall be designed to support and enhance dining,
entertainment, and art and cultural activities.
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 buildings, which shall generally be built to the sidewalk's edge.
The Chula Vista General Plan identifies primary gateway locations throughout the City. Of these,
two gateways are located in the SR-125/EUC area, including the Birch Road Gateway and the
Rock Mountain Gateway. The Birch Road Gateway provides access into the EUC focus area and
will extend from SR-125 to Eastlake Parkway. The Rock Mountain Road Gateway, which will
extend from SR-125 to Eastlake Parkway, would provide access to the EUC and the University
Campus Focus Area. Of these two designated gateways, the Birch Road Gateway adjoins the
proposed EUC SPA Plan, while the Rock Mountain Road Gateway is located to the south of the
EUC SPA Plan area. Gateway areas are intended to be well-designed, attractive, and to exhibit a
special character to enhance the City's image and pride.
The Chula Vista General Plan also identifies designated Scenic Roadways, where views of unique
natural features and roadway characteristics, including enhanced landscaping, adjoining natural
slopes, or special design features make traveling a pleasant visual experience. Hunte Parkway, in
the vicinity of the project site, is designated as a City of Chula Vista Scenic Roadway. An
approximately 89-foot section along the south boundary of the project site, adjoins Hunte Parkway.
As listed above, General Plan Policy LUT 13.4 provides guidance for projects located adjacent to
scenic routes such as the proposed project. The EUC's gateways, major view corridors, and
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4.2 Landform Alteration/Aesthetics
designated Scenic Roadways are illustrated in Figure 4.2-1, EUC Gateways, Major View Corridors,
and Scenic Roadways, on page 4.2-7.
(b) Otay Ranch General Development Plan
Several policies of the GDP address the aesthetic character of the EUC, including the potential
for views. According to the GDP, the EUC is located at a high point on the Otay Ranch parcel
and has 360-degree views to Point Loma and the mountains. GDP policies also mirror
aesthetic policies of the General Plan and require that activities should flow out from buildings
onto public spaces to create vitality and excitement along the street front. In addition, GDP
policies encourage the incorporation of public art into individual buildings or building clusters.
(c) Resource Management Plan
The GDP and RMP establish aranch-wide standard that requires preservation of at least 83
percent of the steep slopes (slopes with gradients of 25 percent or greater) throughout Otay
Ranch. As an implementing action of the GDP and RMP, a steep slope allocation table was
provided as part of the Phase 2 RMP. This steep slope tabulation assumed 17 percent of Otay
Ranch's steep slopes (1,301 acres) would be impacted by proposed development of Otay
Ranch. With regard to the proposed EUC SPA Plan, the GDP and RMP allocated zero acres of
natural steep slope impacts for the EUC and 66.1 acres of natural steep slope impacts for
Village Nine.
The Phase 2 RMP requires that the ranch-wide preservation standard must be reviewed and
monitored as additional Otay Ranch villages are processed to ensure that the ranch-wide goal
of steep slope preservation is maintained. Based on tabulations for completed or approved and
developing SPA Plans (Villages One, Two, portions of Four, Five, Six, Seven, Eleven and the
Freeway Commercial), it has been estimated that there is a surplus of 18.9 acres of steep
slopes that can be disturbed while maintaining the 83 percent slope preservation standard of the
Otay Ranch GDP and Phase 2 RMP. The Phase 2 RMP further allows some flexibility on steep
slope encroachment outside of the acreages allocated for each village if a justification is
provided that explains why the excess encroachment would not jeopardize the ability to achieve
the overall 83 percent slope preservation standard.
(2) State of California
The State of California has established a Scenic Highway program, which was enacted in 1963 to
protect and enhance California's natural beauty and to protect the social and economic values
provided by the state's scenic resources. Per Caltrans Scenic Highway Mapping System, there are
no officially designated state scenic routes within the project area.
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,~llaunta~~~'
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Source: Cinti Land Planning, 2009.
Figure ,2-1
EUC Gate ays, ..ajar Vie
arridrs, and Scenic as ways
Chula Vista EUC
Page .2-7
4.2 Landform Alteration/Aesthetics
B. Visual Resources Components
The characterization of existing visual resources and available scenic vistas on the project site and
the surrounding areas form the basis of this aesthetics and views analysis. Aesthetics refers to
visual qualities within a given field of view and may include such considerations as size, shape,
color, texture, and general composition as well as the relationships between these elements.
Aesthetic features often consist of unique or prominent natural or man-made attributes or several
small features that, when viewed together, create a whole that is visually interesting or appealing.
Views refer to visual access to aesthetic features. Viewsheds, or the extent of a given view, are
typically defined by landscape elements and building locations. Existing views may be partially
obstructed or entirely blocked by modification of the environment. Conversely, modifications to the
natural or man-made landscape of an area may create or enhance view opportunities.
Light impacts are typically associated with the use of artificial light during the evening and nighttime
hours. Artificial light may be generated from point sources as well as from indirect sources of
reflected light. Uses such as residences, hospitals, and hotels are considered light sensitive since
they are typically occupied by persons who have expectations for privacy during evening hours and
who are subject to disturbance by bright light sources. Wildlife habitat areas may also be
considered light sensitive if the introduction of light sources would compromise the quality and
function of a habitat area.
Glare is primarily a daytime occurrence caused by the reflection of sunlight or artificial light by
highly polished surfaces such as window glass or reflective materials and, to a lesser degree, from
broad expanses oflight-colored surfaces. Daytime glare generation is common in urban areas and
is typically associated with mid- to high-rise buildings with exterior facades largely or entirely
comprised of highly reflective glass or mirror-like material from which the sun can reflect at a low
angle in the periods following sunrise and prior to sunset. Glare can also be produced during
evening and nighttime hours by the reflection of artificial light sources such as automobile
headlights. Glare generation is typically related to either moving vehicles or sun angles, although
glare resulting from reflected sunlight can occur regularly at certain times of the year. Glare-
sensitive uses generally include residences and transportation corridors.
C. Existing Conditions
(1) On-site
The EUC project site is generally comprised of fairly flat mesa tops and gently rolling hills.
Elevations range from approximately 520 feet above mean sea level (MSL) in the southeast corner
of the EUC site to a height of approximately 640 feet above MSL in the center of the property. No
development presently occurs on the project site. The project area has historically been used for
ranching, grazing and dry farming. Currently, no agricultural production or cattle grazing occurs on
the project site. Some areas of the site are completely devoid of vegetation while other areas
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4.2 Landform Alteration/Aesthetics
support vegetation characteristic of disturbed communities, such as low-lying weedy vegetation
and moderate growths of brush. The site conveys a sense of rural agricultural and open space,
marked only by cattle trails, a system of dirt roads, fence lines and dirt stockpiles created as a
result of the construction of SR-125 and other nearby development. The stockpiles are generally
located within the west-central portion of the site. Existing views to and from the site are included
in the discussion of key views, below.
Several natural drainages occur on the site that trend east-west and flow into Wolf Canyon. The
upper portion of Wolf Canyon within the EUC (herein referred to as the Wolf Canyon Fill Site) was
used to dispose of excess fill generated during mass grading operations for the Planning Area
Twelve Freeway Commercial Center (currently known as the Otay Ranch Town Center). The Wolf
Canyon Fill site is currently covered with various stockpiles of construction material and debris.
Two canyons in the southern portion of the site drain south toward the Otay River Valley. A portion
of the southwestern drainage was previously filled during adjacent grading operations associated
with Eastlake Parkway.
The GDP and Program EIR consider steep slope areas visual resources. The Otay Ranch GDP
and Phase 2 RMP establish a ranch-wide standard that requires preservation of at least 83 percent
of the steep slopes (slopes with gradients of 25 percent or greater) throughout Otay Ranch. Figure
4.2-2, Steep Slopes Map, on page 4.2-10 illustrates the steep slopes on the project site and in the
SSA. The EUC SPA Plan area contains 0.5 acres of steep slopes in the south central portion of
the site. The proposed off-site SSA south of Hunte Parkway includes 5.8 acres of slopes greater
than 25 percent.
(2) Surrounding Land Uses
The predominately open space and agricultural character of the project site contrasts with the
active development to the north, east and west of the site. In accordance with the Otay Ranch
GDP, development has occurred or is occurring to the north (Otay Ranch Town Center), east (Otay
Ranch Village 11) and west (Otay Ranch Village Seven) of the EUC, while development is
planned, but has not yet occurred, in the remaining portion of the EUC and in areas to the south of
the EUC (see Chapter 2, Setting, Figures 2-1 and 2-2, of this EIR). As such, the project site and
lands to the south, southwest and southeast are currently vacant.
Planned development areas adjacent to the site include the University Site to the southeast across
Hunte Parkway, Village Nine to the south across Hunte Parkway, and Otay Ranch Village Eight to
the southwest across Hunte Parkway and SR-125 are proposed development sites. It is
anticipated that that these projects will be developed in the near future. Also, SR-125 comprises
the eastern border of the project site. Additional information regarding surrounding land uses is
provided in Section 2.0, Environmental Setting, and Section 4.1, Land Use, Planning and Zoning,
of this Draft EIR.
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4.2 Landform Alteration/Aesthetics
D. Key Views
Available views to a site are affected by distance, viewing angle and the number and type of visual
obstacles, both natural and man-made. Views can be from stationary sources, such as homes or
businesses, or from mobile sources, predominately from vehicles. The visibility of an object or area
mainly depends on the distance from the viewer. The further the object or area is from the viewer,
the less distinct the object/area becomes, and there is greater possibility of intervening objects
blocking some or all of the view of that particular view of that site.
Figure 4.2-3, View Locations Map, on page 4.2-12 illustrates the locations of views from and to the
project site. Views 1 to 4 are from the project site and illustrate the existing on-site conditions.
Views 5 to 9 are from surrounding areas and illustrate key views to the project site. The following
presents a discussion of the views of the nine vantage points illustrated in Figure 4.2-3.
(1) On-site Views
(a) Key View No. 1: Northerly View from the Central Portion of the Project Site
Key View No. 1 shown in Figure 4.2-4, On-site Photographs -Views 1 and 2, on page 4.2-13
presents a northerly view from the central portion of the site. Foreground views are characterized
by a landscape predominately consisting of gently sloping grassland, weedy vegetation and
moderate growths of brush. Background views include rolling hills with areas of disturbed and
sporadic non-native grassland in addition to disturbed, exposed soils as part of roadways and
stockpile areas. This view illustrates the southerly sloping topography beginning at the northern
portion of the site to the central portion of the site. No trees, rock outcrops or other unique visual
features are present in either the foreground or background from this viewpoint. While not visible in
this view (figure), beyond the rolling hills to the north of the EUC project site is the Otay Ranch
Town Center.
(b) Key View No. 2: Easterly View from the Central Portion of the Project Site
Key View No. 2, previously shown in Figure 4.2-4, presents an easterly view from the central
portion of the project site. Foreground views are characterized by a landscape predominately
consisting of gently weedy vegetation and moderate growths of brush, exposed soils as part of
roadways and stockpile areas. Background views of the project site include rolling hills with areas
of disturbed and sporadic non-native grassland. Beyond the project site in the distant background
are views of the local mountains. While this view does not contain valuable views of on-site
features such as trees or rock outcrops, the distant background views of the local mountains are
visually interesting features from this viewpoint. However, views of the local mountains are highly
limited due to intervening topography.
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Figure .2-4
-Site ht ra s
View 1 and 2
Chula Vista EUC
Page 4.2-13
View 1: orthern view from central portion of project site.
View : Easterly view from central portion of project site.
4.2 Landform Alteration/Aesthetics
(c) Key View No. 3: Southerly View from the Northern Portion of the Project Site
Key View No. 3 shown in Figure 4.2-5, On-site Photographs -Views 3 and 4, on page 4.2-15
presents a southerly view from the northern portion of the site. Foreground views are
characterized by relatively flat, disturbed open space areas that have been occupied by
construction staging and/or miscellaneous storage uses.
Background views of the site include rolling hills covered by non-native grassland. No trees, rock
outcrops or other unique visual features are present in either the foreground or background from
this viewpoint.
(d) Key View No. 4: Westerly View from the Central Portion of the Project Site
Key View No. 4, previously shown in Figure 4.2-5, presents a westerly view from the central portion
of the site. This viewpoint provides a view of the construction activities associated with the SR-125
toll highway. Dirt roadways and construction stockpile areas characterize this view. Besides the
limited view of the development within Village Seven below the SR-125 overpass, no significant
long-range views of surrounding uses are available from this vantage. No trees, rock outcrops or
other visually interesting features are present in either the foreground or background from this
viewpoint.
In addition to the on-site views represented in Key Views No. 1 through 4, the project site is
situated along the higher elevations of the SR-125 corridor and supports views of prominent,
distant features. Background views include views of the mountains to the north and east and
panoramic views of the Otay River Valley to the south. The highest elevations in the EUC may
also have views of Pt. Loma to the north. These distant views are considered a scenic resource.
(2) Views to the Project Site
(a) Key View No. 5: Southeasterly View of the Project Site from Birch Road
Key View No. 5 shown in Figure 4.2-6, Views to Site -Views 5 and 6, on page 4.2-16 presents a
southeasterly view of the project site from Birch Road. This view is representative from Otay
Ranch Town Center and vehicular travelers along Birch Road. Available foreground views consist
of disturbed open space areas. Due to the rise in topography of the site along portions of the
northernmost boundary of the project site, background views beyond the site are highly limited
along Birch Road for vehicular travelers. Minimal background views consist of include rolling hills
covered by non-native grassland. No trees, rock outcrops or other unique visual features are
present in either the foreground or background from this viewpoint.
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Figure .2-5
-Site t ra hs
View and
Chula Vista EUC
Page 4.2-15
View 3: Southerly view from northern portion of project site.
View : Westerly view from central portion of project site.
Chula Vista EUC
4.2 Landform Alteration/Aesthetics
(b) Key View No. 6: Southwesterly View of the Project Site from East of the Intersection of Birch
Road and Eastlake Parkway
Key View No. 6, previously shown in Figure 4.2-6, presents a southwesterly view of the project site
from the Intersection of Birch Road and Eastlake Parkway. This view is representative of views
from existing residences within Village Eleven along the street frontage of Birch Road, as well as
for vehicular travelers along Birch Road. Views of the project site include undeveloped, disturbed
areas of hillside comprising the eastern boundary of the site. However, as can be seen from this
photograph, development as part of Village Eleven is currently underway on the southeast corner
of Birch Road and Eastlake Parkway. Once completed, this development would substantially, if
not completely, block available views to the project site. No trees, rock outcrops or other unique
visual features are present in either the foreground or background from this viewpoint.
(c) Key View No. 7: Westerly View of the Eastern Edge of the Project Site from Village Eleven
East of the Intersection of Eastlake Parkway and Crossroads Street.
Key View No. 7 shown in Figure 4.2-7, Views to Site -Views 7 and 8, on page 4.2-18 presents a
westerly view of the eastern edge of project site from Village Eleven from the intersection of
Eastlake Parkway and Crossroads Street. This view is representative of views from future
residences and the future school site along Eastlake Parkway within Village Eleven, as well as
pedestrian and vehicular travelers along Eastlake Parkway. Views of the project site are limited to
foreground views of undeveloped, disturbed areas of hillside comprising the eastern boundary of
the site. No trees, rock outcrops or other unique visual features are present in either the
foreground or background views from this viewpoint.
(d) Key View No. 8: Westerly View of the Project Site from Hunte Parkway
Key View No. 8, previously shown in Figure 4.2-7 presents a westerly view of the eastern edge of
the project site from Hunte Parkway near its intersection with Eastlake Parkway. This view is
representative of views of pedestrian and vehicular travelers along Hunte Parkway. Views of the
project site are limited to foreground views of undeveloped, disturbed areas of hillside comprising
the eastern boundary of the site. The east edge of the project site was previously graded to allow
for development of Eastlake Parkway. No trees, rock outcrops or other unique visual features are
present in either the foreground or background from this viewpoint.
(e) Key View No. 9: Easterly View Toward the Project Site from Village Seven
Key View No. 9 shown in Figure 4.2-8, Views to Site View 9, on page 4.2-19 presents an easterly
view towards the project site from Village Seven. As shown in View No. 9, views of the EUC would
be limited to those facilities or structures on the easternmost edge of Village Seven. Available
views of the project site would be highly limited due to the lower topography of Village Seven and
the higher elevation of SR-125. The intervening SR-125 and topographical variations also
substantially obstruct views of the local mountains beyond the EUC site in the distant background.
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No trees, rock outcrops or other unique visual features are present in either the foreground or
background from this viewpoint.
In addition, vehicular travelers along SR-125 have easterly views across the site, which generally
consist of the site's fairly flat mesa tops and gently rolling hills, beyond which is the developing
Village Eleven. In the distant background are views of the local mountains. While views from
SR-125 do not contain valuable views of on-site features such as trees or rock outcrops, the distant
background views of the local mountains are visually interesting features from this viewpoint.
However, views of the local mountains from the freeway are limited due to intervening topography
and development.
E. Lighting/Astronomical Dark Sky
Two major observatories are located within 50 miles of the project area: Mount Laguna
Observatory, located approximately 20 miles from the EUC SPA Plan area and Palomar Mountain
Observatory, located approximately 37 miles from the EUC SPA Plan area. Both of these
observatories use large telescopes and conduct astronomical and other related research. Light
pollution within a 50-mile radius of these observatories is controlled through implementation of the
County of San Diego's Light Pollution Code (Title 5, Division 9). The Light Pollution Code covers
the installation and use of outdoor light fixtures within the unincorporated areas of the county.
Areas within a 15-mile radius of both observatories are more strictly regulated than the rest of the
unincorporated areas. The EUC SPA Plan is outside the jurisdiction of the County. The City does
not have a dark sky ordinance.
Currently, the project site is undeveloped and not lit at night. However, the Otay Ranch Town
Center to the north and Village Seven to the east are currently developed with urban uses and are
lit at night. In addition, Village Eleven to the east is currently under construction and the University
site to the southeast and Village Nine to the south have been approved for development as part of
the Otay Ranch Master Plan. Given that the surrounding areas either are developed, are
developing or have been approved for development, the proposed project is considered to be part
of an urban-lighted area, particularly when viewed from a distance of 50 miles.
4.2.2 THRESHOLDS OF SIGNIFICANCE
According to Appendix G of the CEQA Guidelines, impacts regarding aesthetics would be
significant if the proposed project would:
Threshold 1: Have a substantial adverse effect on a scenic vista;
Threshold 2: Substantially damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a State Scenic highway;
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Threshold 3: Substantially degrade the existing visual character or quality of the site and its
surroundings;
Threshold 4: Be inconsistent with General Plan, GDP or other objectives and policies regarding
visual character thereby resulting in a significant physical impact.
Threshold 5: Create a new source of substantial light or glare which would adversely affect day
or nighttime views in the area.
In addition, the Otay Ranch GDP Program EIR found that implementation of the Otay Ranch GDP
would result in significant ummitigable impacts to landform/visual resources. As this EIR tiers from
the Otay Ranch GDP Program EIR, significant impacts may result if the proposed SPA Plan would:
Threshold 6: Alter areas of sensitive landforms and grade steep slopes that maybe visible from
future development and roadways that negatively detract from the prevailing
aesthetic character of the site or surrounding area.
4.2.3 IMPACT ANALYSIS
As discussed in Section 3.0, two alternative grading options are being considered for the proposed
project. The analysis of aesthetics/landform impacts applies to both grading options, unless
otherwise noted.
Threshold 1: Have a substantial adverse effect on a scenic vista; and
Threshold 2: Substantially damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a state scenic highway.
A. EUC SPA Plan Area
No designated scenic vistas are located within the project site. In addition, while there are several
partially elevated views across the project site, those views are characterized as undulating rolling
hills covered by non-native grasslands and disturbed areas with no distinct on-site visual features.
The EUC site, however, is situated along the higher elevations of the SR-125 corridor and supports
views of prominent, distant features. Background views may include the mountains to the north
and east, Pt. Loma to the northwest and panoramic views of the Otay River Valley to the south.
The analysis of the proposed project's potential impacts on views considers the changes in key
views to and from the project site. Figure 4.2-3 (previously shown) illustrates the locations of views
to and from the project site. Anticipated changes to key views are discussed below.
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(1) On-site Views
(a) Key View Nos. 1, 2, 3 and 4
Key View Nos. 1 to 4 (previously shown in Figures 4.2-4 and 4.2-5) are located within the EUC
interior. With the build-out of the EUC SPA Plan, interior views would be urban in character.
Under the design provisions of the EUC SPA Plan's FBC and permitted building types, public
views along the streets and open space areas interior to the SPA Plan would encompass an urban
public realm including landscaped open spaces such as the civic plaza, parks, paseos, and trails;
enhanced sidewalk and streetscape features, including coordinated pedestrian lighting, street
furniture, public art, canopy trees, and pavement treatment; landmark buildings with high quality
architecture and prominent building entrance areas; and mixed-use frontages with sidewalk cafes
and storefront or permeable edges.
Distant views of the mountains, Pt. Loma and Otay River Valley from the EUC site are considered
scenic and are currently available on the site. Public access to these views however is limited
given the undeveloped condition of the site. With implementation of the proposed project, these
views would remain available in an urban context with greater public access to the views. Views
would be supported by the EUC SPA Plan's "grid" development pattern, including the linear, east-
west Civic park, and views would also be facilitated from the upper floor of buildings in various
locations within the EUC. In addition, the FBC and mandatory design review process would
require evaluation of building design and elevations facing public views (from Town Center to the
north, Village Seven to the west, and Village Eleven to the east) to ensure that impacts on scenic
vistas are minimized. Figure 4.2-1 (previously shown) illustrates important sightlines and view
corridors that would be protected by the EUC's "grid" development pattern. As viewed within the
EUC interior, the EUC SPA Plan would provide ahigh-quality urban environment. In addition, the
proposed street grid system and views from the upper floors of buildings would preserve distant
views from the EUC, which would become more available to the public. Thus, view impacts as a
result of development of the EUC SPA Plan would be less than significant.
(2) Views to the Project Site
(a) Key View Nos. 5, 6, 7 and 8
Key View Nos. 5 to 8 (previously shown in Figures 4.2-6 to 4.2-7) present views of the project site
from surrounding land uses and vehicular travelers along adjacent arterial roadways. Generally,
existing foreground views within these key view locations are characterized by a landscape
predominately consisting of gently sloping grassland, weedy vegetation and moderate growths of
brush. Existing east-facing views across the project site include views of distant local mountains,
depending on intervening topography and development. As the EUC SPA Plan area would be
developed, the character of views from perimeter locations would change from a rural open space
to a highly urbanized mix of buildings, landscaping, signage, and other uses. With respect to Key
View locations the following changes would occur:
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Key View No. 5 is from the north edge of the project site near Birch Road, west of the future
Street C. At buildout of the EUC, the southeasterly view from this vantage point would encompass
the future Northeast Neighborhood District (District 2). According to the FBC, the Northeast
Neighborhood District is residential, with buildings having a minimum average height of three
stories, or 40 feet, and ranging from one to seven stories along Street C and three to seven stories
along Birch Road. As such, future views from this vantage point would consist primarily of multi-
story, multi-family buildings and landscaping along the EUC's north edge consistent with the urban
vision of the project. Views directly south of this vantage point would include the Gateway Mixed-
Use Commercial District with buildings ranging from one to seven stories in height. Views south
through the site would be accommodated by the Streets A and C corridors. Eastern views "down"
Birch Road of the distant mountains would not be obstructed by the proposed project.
Key View No. 6 is from the northeast corner of the project site east of Eastlake Parkway, south of
Birch Road. The southwesterly direction of the view would encompass the future Northeast
Neighborhood District (District 2). According to the FBC, the Northeast Neighborhood District is
residential, with buildings having a minimum average height of three stories, or 40 feet, and ranging
from three to seven stories along Eastlake Parkway and Birch Road. Future views from this
vantage point would encompass a highly urban development consisting primarily of multi-story,
multi-family buildings along the EUC's east edge.
Key View No. 7 is from the east side of the EUC, east of Eastlake Parkway in the approximate
location of the future Street H. The west-facing direction of the view would encompass the Eastern
Gateway District (District 7). According to the FBC, the Eastern Gateway District is mixed use with
buildings having a minimum average height of three stories, or 40 feet, and ranging from three to
twelve stories along Eastlake Parkway and Street H. As this is a gateway area for the EUC, future
views from this vantage point would consist of landmark buildings that frame the entry to Street H
(Main Street) and other gateway features such as special landscaping. While the development
area is above the height of Eastlake Parkway in this area, the unobstructed Street "H" corridor
may provide views of taller buildings in the Mixed-Use Civic/Office district at its westerly terminus.
Key View No. 8 is looking towards the southeast corner of the project site east of Eastlake
Parkway, on Hunte Parkway. At buildout of the EUC, the west-facing view would encompass the
future Southeast Neighborhood District (District 10) in the foreground and Districts 9 and 8 in the
distance. According to the FBC, the Southeastern Neighborhood District is residential, with
buildings having a minimum average height of three stories, or 40 feet, and ranging from three to
seven stories along Eastlake Parkway. The EUC's future pedestrian bridge across Eastlake
Parkway would also be visible from this vantage point. Future views from this vantage point would
encompass a highly urban development consisting primarily of multi-story, multi-family buildings
and landscaping along the EUC's east edge. Future development of the remainder of the EUC
south of the project site would likely limit future views of this portion of the project site.
The EUC SPA Plan would ensure that future views of the project site encompass high quality
development, coordinated landscaping, distinctive gateway features, and iconic, landmark
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buildings. Public uses in the surrounding area having existing views across the project site,
including any distant ocean views from areas to the east of Eastlake Parkway and mountain views
from areas to the west of SR-125, would be located a sufficient distance from the EUC so that the
proposed project would not substantially block existing scenic horizon views. Areas of Village
Eleven in the vicinity of Eastlake Parkway are not currently developed and do not have any
existing panoramic views beyond the project site. Therefore, the EUC SPA Plan would have a
less-than-significant impact with respect to views from surrounding locations.
(3) Scenic Highways
As stated in Section 4.2.1, Existing Conditions, on page 4.2-1, the City of Chula Vista General Plan
identifies designated Scenic Roadways in the City. Hunte Parkway is designated a Scenic
Roadway. With the exception of Hunte Parkway, which is not yet developed in the project vicinity,
views of the project site are substantially limited, or even non-existent, from these roadways due to
distance, intervening development and/or topography. This designated Scenic Roadways is
illustrated in Figure 4.2-1. The intent of the scenic designation for Hunte Parkway is based on the
availability of panoramic scenic views to the south consisting of the Otay River Valley and views to
the east of the mountains. As Hunte Parkway is elevated in comparison to the valley, scenic views
of the valley are prominently available and represent a valued scenic vista.
Currently, the alignment of Hunte Parkway terminates at its intersection with Eastlake Parkway,
located at the southeastern corner of the EUC site. As shown in Key View No. 8 on Figure 4.2-6,
existing views of the project site from existing Hunte Parkway are limited to foreground views of
undeveloped, disturbed areas of hillside comprising the southern and eastern boundaries of the
site.
Hunte Parkway is proposed to continue west from its existing terminus at Eastlake Parkway in a
northeast-southwest direction to the SR-125 toll road facility. Only an 89-foot segment of Hunte
Parkway in the southeast corner of the project site would be adjacent to the proposed EUC SPA
Plan (see Section 3, Project Description, Figure 3-5). The off-site soils stockpiling area (SSA)
would be graded as part of the proposed project (see Section 3, Project Description, Figure 3-10),
but would not include any land uses that would block views to the south. Development would
occur adjacent to the 89-foot portion Hunte Parkway, but the structures would be on top of an
approximately 42-foot landscaped slope. As such, development within the EUC would not block
views to the east and south through the Hunte Parkway corridor. Therefore, no impact on views
from Hunte Parkway would occur.
Upon completion of the future Hunte Parkway roadway, views to the north of the southern portion
of the site would be available to pedestrian and vehicular travelers, although future development of
the remaining development areas in the EUC south of the project site would likely limit future views
into the site from this vantage point. A direct, north-facing view across the project site from Hunte
Parkway would occur along an 89-foot segment of Hunte Parkway in the southeast corner of the
project site. As the 89-foot segment would be developed under the SPA Plan, it would be subject
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to the requirements of the City's Scenic Roadway standards. Despite the lack of visual resources
or scenic vistas to the north of the future Hunte Parkway, any development that would occur to the
north would need to be consistent with General Plan Policy LUT 13.4. Policy LUT 13.4 requires
that development in the potential "future SPA expansion" area be subject to design review to
ensure that the design of uses within the portion of the project adjacent to Hunte Parkway would
enhance the scenic quality of the route. In accordance with the requirements of Policy LUT 13.4,
and to address a potentially significant impact on this scenic route, mitigation has been prescribed
that requires the 89-foot portion at the southeast edge of the EUC SPA Plan's District 10 abutting
Hunte Parkway to be designed in a manner that ensures future development will enhance the
scenic quality of the route, including creating a pleasing streetscape through landscaping and
coordinated signage and utilities. The proposed project's Form Based Code indicates a 0-15-foot
setback along the adjoining Hunte Parkway (Exhibit II-36b) and indicates building heights
averaging 40 feet in this area (FBC, Exhibit III-49); however, building heights greater than 40 feet
would be allowable.
B. Off-Site Soils Stockpilinca Area
No officially designated scenic vistas or resources are contained within the SSA although views are
available to the Otay River Valley to the south from this location. Stockpiling activities would
include filling of low areas and would not substantially raise the site. Furthermore, soils placed on
the site would be graded in a manner that would not block views across the SSA. Therefore, the
SSA would have no significant impact with respect to scenic vistas.
C. Off-Site Salt Creek Sewer Lateral Improvement Area
The SCSL Improvement Area is primarily undeveloped open space. Although no officially
designated scenic vistas or resources are contained within the SCSL Improvement Area, riparian
habitat occurs within the Salt Creek in the SCSL area. The SCSL Improvement would use ajack-
and-boring technique to drill under the riparian habitat and, therefore, conserve this potential visual
resource. Therefore, no scenic resources would be removed as a result of the pipeline installation.
The SCSL Improvement would involve short-term construction of an underground pipeline and
appurtenant structures and, as such, would not result in any permanent surface structures that
would impact views across the SCSL Improvement site. Therefore, activities within the SCSL
Improvement Area would have no significant impact with respect to scenic vistas.
D. Off-Site Pog ig Canyon Sewer Improvement Area
The PCSI Area is located within the existing Olympic Parkway/Brandywine Avenue intersection.
No designated scenic vistas or resources are contained within this site. The PCSI would involve
the short-term construction of an underground pipeline and, as such, would not result in any
permanent surface structures that would impact views in this area. Therefore, the PCSI would
have no significant impact with respect to scenic vistas.
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Threshold 3: Substantially degrade the existing visual character or quality of the site and its
surroundings; and
A. EUC SPA Plan Area
The presence and use of heavy machinery (e.g., large trucks, cranes, bulldozers, etc.) during
construction of the project is considered ashort-term visual impact. As visual impacts during
construction are temporary by their nature, short-term construction impacts are deemed less than
significant. The focus of this analysis is on the long-term physical changes that are permanent in
nature. The following discussion analyzes the change in the visual character of the site based on
key views to and from the site, the nature and extent of the overall proposed development in
relation to surrounding land uses, and consistency with applicable regulatory policies.
Analysis of the project's impacts on visual quality and character considers the changes in key
views from and to the project site.
As discussed under Thresholds 1 and 2 above, Key View Nos. 1 to 4 present views within the
project site. The development of the site would change the undeveloped, open and somewhat
natural character of the on-site rolling hills to one of high-density urbanized uses. Although the
EUC SPA Plan would result in urban character consistent with the GP and GDP, the change from
the existing broad open space to ahigh-density urban environment would represent a significant
change and impact on the existing visual character and quality of the site.
Also, as discussed under Thresholds 1 and 2 above, Key View Nos. 5 to 8 present views of the site
from surrounding land uses and vehicular travelers along adjacent arterial roadways. The change
in the visual character of the site would affect a limited existing population. Nonetheless, as
development of the site would change the undeveloped, open and somewhat natural character of
the on-site rolling hills to one of high-density urbanized uses consistent with the GP and GDP, this
change in the visual character and quality of the site is considered significant.
The design and visual strategy is discussed in Section 3.0, Project Description, of this EIR. The
EUC SPA Plan sets forth a flexible land use pattern of highly diverse architecture and a highly
urban character based on the urban design policies of the Otay Ranch GDP. See analysis under
Threshold 4 below.
Threshold 4: Be inconsistent with General Plan, GDP or other objectives and policies regarding
visual character thereby resulting in a significant physical impact.
A consistency analysis of the proposed EUC SPA with applicable General Plan visual and
landform policies is provided in Table 4.2-1, Project Consistency with Adopted General Plan
Landform and Visual Policies, on page 4.2-27. As shown in the table, the project would be
consistent with the applicable landform and visual policies in the General Plan.
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Table 4.2-1
Project Consistency with Applicable General Plan Landform and Visual Policies
Applicable
Policies Evaluation of Consistency
LUT 6.1, The proposed SPA is consistent with these relevant policies.
6.2, 6.3,
6.6 ,6.7 The proposed building types within amulti-use pedestrian setting would be oriented to
complement the Otay Ranch Town Center to the north, which is intended to serve as a
more traditional automobile-oriented regional shopping center for the Otay Ranch
Community. The EUC's location adjacent to the SR-125 freeway and surrounded by
arterial roads, allows it to provide a unique mix of regionally oriented uses that would
complement surrounding land uses in the existing and proposed Villages surrounding the
site. Compliance with the design requirements and guidelines in the FBC and
implementation of the Design Review process would ensure that high quality development
occurs within the EUC.
Section 4.1, Land Use, Planning and Zoning, 4.3, Transportation, 4.4, Air Quality, 4.5,
Noise and 4.7, Biological Resources of this EIR address potential impacts to significant
natural and environmental resources which may affect surrounding neighbors. Visual
quality and aesthetic concerns (described in this section) may also impact surrounding
neighbors. Proposed buildings and land uses would be designed to complement adjacent
uses through the use of setbacks, landscaping, massing, building materials, etc, to help
the development blend with the character and architecture of surrounding land uses.
The proposed EUC SPA Plan would be comprised of various districts that have been
designed to be compatible with existing neighboring uses. For example, the
"Neighborhood District" located on the eastern and southern perimeters of the site would
be consistent with the adjacent uses proposed in Village Eleven, Village Nine and the
University Site. Building height transitions would occur throughout the site, with generally
taller mid- and high-rise buildings located within the central and western portions of the
site, as not to conflict with adjacent sensitive uses to the east and south.
The proposed EUC SPA Plan establishes design guidelines and standards through an
FBC to ensure the collective design character of buildings. Commercial building design
guidelines that require architectural character appropriate to the setting, including vertical
and horizontal offsets to reduce visual bulk, step back and horizontal banding where
buildings exceed three stories, deep shadow lines to provide relief from sun and glare,
treatment of all sides of a building with compatible colors and materials would complement
and respect the character of surrounding neighborhoods and uses.
The proposed EUC SPA Plan includes performance standards in the FBC that would
ensure that storage areas be screened from any public right-of-way. No salvage yards are
anticipated within the EUC.
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Table 4.2-1 (Continued)
Project Consistency with Applicable General Plan Landform and Visual Policies
Applicable
Policies Evaluation of Consistency
LUT 7.1, The proposed SPA is consistent with these relevant policies. See analysis above for LUT
7.2, 7.3, 6.2 and 6.3. The proposed EUC SPA Plan is consistent with this policy because existing
7.4 and future residential uses to the east and south of the project site have been accounted
for in the design of the EUC site. While the entire site would contain a mix of land uses,
the "Neighborhood District" located on the eastern and southern perimeters of the site
would provide an appropriate transition from the adjacent uses to the higher density
commercial, business and civic uses within the central portion of the EUC site. In addition,
the EUC contains distinct land use districts with appropriate buffers via setbacks, building
articulation and landscaping to ensure avoidance of potential adverse impacts. The EUC
provides landscaping and/or open space buffers between private and public spaces.
Performance standards are provided within the FBC that regulate outdoor storage to
ensure screening of outdoor storage areas from any public right-of-way.
The project site and adjacent Villages/Planning Areas are planned for development as part
of the Otay Ranch GDP. The GDP, as well as the EUC SPA Plan include street, sidewalk,
trail, setback and landscape standards that would provide appropriate buffers between the
project site and adjacent land uses. Such standards would be ensured through the Design
Review process.
All areas surrounding the EUC are either developed or planned for development as part of
the Otay Ranch Master Plan. However, landscaped areas, as necessary, would be
provided around the perimeter of the project site to enhance the aesthetic character of the
site from off-site vantages.
LUT 8.2, The proposed SPA is consistent with these policies because it contains provisions for
8.3,8.4, cultural arts, entertainment, specialty retail and commercial recreation uses within the
8.5 Mixed Use Civic/Office Core District. The FBC provides design guidance and regulations
for each of the Districts to ensure that buildings are appropriate to their context, as well as
relationship to the other districts within the EUC. The EUC Parks Master Plan contains
regulations that address the design, location and size of publicly accessible urban open
spaces. It includes place-making elements with parks, promenades, pedestrian
connections, and other amenities. The proposed SPA includes provisions that require
clear glass, penetrable street frontages, and other architectural and enhanced pedestrian
features that ensure a pleasant pedestrian experience throughout the EUC. All elevations
exposed to the pedestrian view shall be enhanced to ensure no "blank walls" face
pedestrian corridors.
The SPA Plan would provide a combination of in lieu fees and sufficient area for local
parks/town squares and plazas, or other park facilities to meet its needs on-site and some
off-site, as required by the EUC Parks Master Plan prepared as part of the SPA Plan. The
parks plan would implement a series of interconnecting trails and corridors to link together
parks and open space facilities on-site and the surrounding recreational facilities. Most of
the park and open space design policies would be implemented at the site design level of
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Table 4.2-1 (Continued)
Project Consistency with Applicable General Plan Landform and Visual Policies
Applicable
Policies Evaluation of Consistency
planning which would occur at the Design Review process subsequent to SPA Plan
approval. Please refer to Section 4.11.5, Parks Recreation, Open Space, and Trails, in this
EIR for further discussion of parks and recreational facilities.
LUT 9.1 The EUC SPA Plan is consistent with this policy in that it incorporates Gateway Districts
including the Gateway Mixed Use Commercial District at Birch Road, and the Eastern
Gateway District, located at Eastlake Parkway. The Gateway Mixed Use District would
serve as a transition portal to the EUC from the surrounding area through early phase
landmark buildings and prominent corner treatment. "Iconic" architecture and "urban
inspired" signage would announce the district from SR-125, and active uses on the
corners would attract customers and create excitement. Also serving as a transition portal,
the Eastern Gateway District would include a unique distinguishable entrance with
landmark buildings that frame the entry to Main Street. These areas, including the SPA
Plan entrance at Hunte Parkway are designated as "Special Planning Areas," in which
landscaping would be designed to further distinguish the gateway character of these
streets. In addition, a City Gateway sign will be placed in the median of Birch Road, just
east of SR125 as called for in the GP.
LUT 10.1, The proposed SPA is consistent with these policies in that the FBC contains
10.2, 10.6, landscaping standards and guidelines that also address street furniture for the EUC,
10.7 and complement the EUC Parks Master Plan. The FBC provides public parks, plazas
and other open space. Improvements under the EUC's Urban Parks, Recreation,
Open Space, and Trails include six public parks situated throughout the EUC, jogging
paths, Main Street Promenade and a circuit walk. The FBC also requires a distinctive
dominant, contemporary style street furniture design theme for each District. Street
furniture includes benches and other seating, bike racks, and trash receptacles. In
addition, the SPA contains language that would guarantee "well-designed, comfortable
bus stops", including illustratives for transit facilities such as bus shelters, benches and
trash receptacles. The SPA contains guidelines for a Utility Plan that locates utility,
traffic control and other cabinets and hardware to be located in the public right-of-way
in an unobtrusive manner, including screening. The applicant will also work with utility
providers to ensure that utility facilities fit within the context of their surroundings and do
not cause negative visual impacts.
LUT 11.1, The proposed SPA plan is consistent with these policies because it identifies important
11.5 sightlines and view corridors that will be enhanced and protected by the "grid"
development pattern within the EUC. In addition, as projects are proposed in the EUC,
they would be required to go through a Design Review process, including site plan and
architectural review, to ensure consistency with the design standards and guidelines set
forth in the FBC. This would ensure that high quality and logical development occur at
build-out in the EUC. For matters relevant to proper development and use of property
within the EUC, where standards conflict with the CVMC, the SPA regulations would
apply.
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Table 4.2-1 (Continued)
Project Consistency with Applicable General Plan Landform and Visual Policies
Applicable
Policies Evaluation of Consistency
LUT 13.1, The proposed SPA plan is consistent with these policies because the grid street system
13.4 would provide unobstructed views in all cardinal directions throughout the EUC, including
existing views of the mountains to the east and Otay River Valley to the south. Taller
development in the EUC would also take advantage of distant views to Pt. Loma to the
northwest and other panoramic views.
The 89-foot portion of District 10 abutting Hunte Parkway, a designated scenic roadway,
would be designed to ensure that future development will enhance the scenic quality of the
route, including creating a pleasing streetscape through landscaping and varied building
setbacks, low-rise development, and coordinated signage and utilities.
LUT 94.4, The proposed EUC SPA plan is consistent with these policies because it is proposed
94.5, 94.6 to be developed with mid- and high-rise buildings to front public streets and designed
with a distinctive urban character. The FBC would provide design guidelines to
implement this policy. The BRT lines and transit stop would be centrally located and
within'/4 mile of most areas within the EUC.
A detailed implementation process would be incorporated into the FBC, including design
review of subsequent development projects. Buildings and spaces would be designed to
support and enhance dining and entertainment, especially along Main Street. As
previously stated, space would be provided within the Civic Core for arts and cultural
activities.
Plazas and paseos would be provided through the plan, including within the employment
park. The development of the public spaces and place making within the EUC is a critical
element for achieving the goal of creating an urban environment with well-integrated parks
and other public places. See also Table 4.1-2.
An analysis of compatibility with GDP Urban Design policies is presented in Table 4.2-2,
Comparison of the Project with the Applicable Policies of the Otay Ranch General Development
Plan, on page 4.2-31. As discussed in the analysis in Table 4.2-2, the EUC SPA Plan is
responsive to all of these character/urban design policies, particularly in the design concepts for the
"public realm." The proposed project would be consistent with GDP policies that address the
aesthetic character of the EUC, including the potential for views.
As previously discussed, the project's east-west and north-south grid street system would allow
views from some of the SPA Plan's public streets and buildings. In addition, the EUC SPA Plan
would comply with GDP policies to establish view corridors that focus on and connect key visual
landmarks in that the FBC provides identification of important sightlines and view corridors and
describes how view corridors will be enhanced. The project would be consistent with GDP policies
that require that activities to flow out from buildings onto public spaces to create vitality and
excitement along the street front. The FBC incorporates design guidelines that encourage public
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 4.2-30
4.2 Landform Alteration/Aesthetics
Table 4.2-2
Comparison of the Project with the Applicable Policies of the
Otay Ranch General Development Plan
Applicable Policies Evaluation of Consistency
Part II, Chapter 1, Land Use Plan, Section F.12.c EUC Urban Design Policies
Urban Design Policy. Along main Consistent. The proposed project would allow for off-street parking
thoroughfares and primary pedestrian behind buildings or within parking structures. The design of interim
ways, off-street parking shall be parking facilities is addressed within the FBC. Additional provisions
provided primarily behind buildings or for addressing the duration and design treatment of interim/temporary
within parking structures. Exceptions parking are also provided. The FBC describes off-street parking in
that allow parking on an interim basis Section 03.15.000.
adjacent to such thoroughfares and
pedestrian ways (to accommodate
build-out of development) may be
permitted when the interim status of
the parking can be justified.
Orient buildings to create a
continuous facade to primary
pedestrian spaces and primary
pedestrian ways. Define the primary
pedestrian areas and ways to provide
a continuous pedestrian experience.
Consistent. The proposed FBC provides standards (Section
03.08.000 Standards for Pedestrian Corridors, Sidewalks and Trails
and Section 03.11.000 Building Placement & Orientation Guidelines)
to achieve and create a continuous facade of buildings, structures
and/or landscaping along primary pedestrian ways and spaces.
Emphasize an urban street scene by Consistent. The proposed EUC urban design policy requiring the
locating buildings at the sidewalk location of buildings generally at the sidewalk edge, as a design
edge, except where creating feature of the proposed project, in compliance with the FBC, Section
pedestrian-oriented spaces such as 03.08.000 Standards for Pedestrian Corridors, Sidewalks and Trails
patios, plazas, malls and squares. and Section 03.11.000 Building Placement & Orientation Guidelines).
Buildings fronting on primary
pedestrian spaces should contain
uses that support pedestrian activities
such as dining, retail sites and
entertainment, and cultural
experiences.
Individual buildings or building
clusters should incorporate elements
of art, which can be viewed and
experienced from adjacent public
space.
To create vitality and excitement,
activities should flow out from
buildings onto public spaces (e.g.,
sidewalk cafes, street vendors,
sidewalk entertainment or other
inviting pedestrian features).
Consistent. The proposed EUC urban design policy requires
buildings on primary pedestrian spaces to support pedestrian
activities, such as dining, retail, entertainment, and cultural
experiences, would be implemented as a design feature of the
proposed project in compliance with the FBC, Chapter 2, District
Regulations and Design Guidelines and the district specific Design
Framework Plans.
Consistent. The proposed EUC urban design policy requiring
individual buildings or building clusters to incorporate elements of art
that can be viewed and experienced from adjacent public space
would be implemented as a design feature of the proposed project as
articulated within the Design Framework Plan Exhibits for each
district (FBC Chapter 2).
Consistent. The proposed EUC urban design policy requiring
activities that flow out from buildings onto public spaces (e.g.,
sidewalk cafes, street vendors, sidewalk entertainment or other
inviting pedestrian features, such as a farmers market) would be
implemented as a design feature of the proposed project in
accordance with the FBC in compliance with the FBC, Chapter 2,
District Regulations and Design Guidelines and the District Specific
Design Framework Plans.
Eastern Urban Center Sectional Planning Area EIR
State Clearinghouse No. 2007041074
City of Chula Vista
May 2009
Page 4.2-31