Title
CONSIDERATION OF AMENDING THE GENERAL PLAN, THE OTAY RANCH GENERAL DEVELOPMENT PLAN, VARIOUS OTAY RANCH VILLAGE SECTIONAL PLANNING AREA PLANS, AND APPROVING VILLAGE THREE NORTH AND A PORTION OF FOUR, EIGHT EAST, AND TEN SECTIONAL PLANNING AREA PLANS AND RELATED TENTATIVE MAPS
A. RESOLUTION NO. 2014-233 OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING AMENDMENTS TO THE CITY'S GENERAL PLAN AND THE OTAY RANCH GENERAL DEVELOPMENT PLAN TO REFLECT LAND USE, CIRCULATION AND POLICY CHANGES FOR APPROXIMATELY 1,375 ACRES WITHIN THE OTAY RANCH PLANNED COMMUNITY, INCLUDING ASSOCIATED TEXT, MAPS AND TABLES
B. RESOLUTION NO. 2014-234 OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING THE OTAY RANCH VILLAGE THREE NORTH AND A PORTION OF FOUR SECTIONAL PLANNING AREA (SPA) PLAN PROPOSING 1,002 SINGLE-FAMILY DWELLING UNITS, 595 MULTI-FAMILY DWELLING UNITS, APPROXIMATELY 40 GROSS ACRES OF INDUSTRIAL AND OFFICE USES, AND A MINIMUM OF 20,000 SQUARE FEET OF RETAIL USES FOR AN APPROXIMATELY 436.0 ACRE SITE LOCATED PRIMARILY NORTH OF MAIN STREET AND NORTHWEST AND SOUTHEAST OF HERITAGE ROAD
C. RESOLUTION NO. 2014-235 OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING THE OTAY RANCH VILLAGE EIGHT EAST SECTIONAL PLANNING AREA (SPA) PLAN PROPOSING 943 SINGLE-FAMILY DWELLING UNITS, 2,617 MULTI-FAMILY DWELLING UNITS, AND A MINIMUM OF 20,000 SQUARE FEET OF RETAIL COMMERCIAL USES FOR AN APPROXIMATELY 575.3 ACRE SITE LOCATED PRIMARILY SOUTH OF MAIN STREET AND WEST OF SR-125
D. RESOLUTION NO. 2014-236 OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING THE OTAY RANCH VILLAGE TEN SECTIONAL PLANNING AREA (SPA) PLAN PROPOSING 695 SINGLE-FAMILY DWELLING UNITS, AND 1,045 MULTI-FAMILY DWELLING UNITS FOR AN APPROXIMATELY 363.4 ACRE SITE LOCATED SOUTH OF HUNTE PARKWAY AND THE FUTURE UNIVERSITY SITE
E. ORDINANCE OF THE CITY OF CHULA VISTA APPROVING THE SECTIONAL PLANNING AREA (SPA) PLANNED COMMUNITY DISTRICT REGULATIONS FOR OTAY RANCH VILLAGE THREE NORTH AND A PORTION OF FOUR (FIRST READING)
F. ORDINANCE OF THE CITY OF CHULA VISTA APPROVING THE SECTIONAL PLANNING AREA (SPA) PLANNED COMMUNITY DISTRICT REGULATIONS FOR OTAY RANCH VILLAGE EIGHT EAST (FIRST READING)
G. ORDINANCE OF THE CITY OF CHULA VISTA APPROVING THE SECTIONAL PLANNING AREA (SPA) PLANNED COMMUNITY DISTRICT REGULATIONS FOR OTAY RANCH VILLAGE TEN (FIRST READING)
H. RESOLUTION NO. 2014-237 OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING TENTATIVE MAP CVT-13-02 (PCS-13-02) FOR THE OTAY RANCH VILLAGE THREE NORTH AND A PORTION OF FOUR PROJECT SUBJECT TO THE CONDITIONS CONTAINED HEREIN
I. RESOLUTION NO. 2014-238 OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING TENTATIVE MAP CVT-13-03 (PCS-13-03) FOR THE OTAY RANCH VILLAGE EIGHT EAST PROJECT SUBJECT TO THE CONDITIONS CONTAINED HEREIN
J. RESOLUTION NO. 2014-239 OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING TENTATIVE MAP CVT-13-04 (PCS-13-04) FOR THE OTAY RANCH VILLAGE TEN PROJECT SUBJECT TO THE CONDITIONS CONTAINED HEREIN
Body
RECOMMENDED ACTION
Recommended Action
Council conduct the public hearing, adopt the resolutions and place the ordinances on first reading.
Body
SUMMARY
The applicant, SSBT LCRE V, LLC (SSBT), filed an application for the University Villages Project which includes amendments to the General Plan (GPA-10-02), Otay Ranch General Development Plan Amendments (GDPA-09-28), and Sectional Planning Area (SPA) Plans and Tentative Maps for Villages Three North and a Portion of Four (PCM-12-06/PCS-13-03), Eight East (PCM-12-04/PCS-13-03), and Ten (PCM-12-01/PCS-13-04). The Project implements the terms of the Land Offer Agreement for Villages Three North and a Portion of Four, Eight East and Ten approved in 2014 between the City of Chula Vista and SSBT.
ENVIRONMENTAL REVIEW
The Otay Ranch University Villages Final 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 Section 15367 and Sections 15050 through 15053 of the CEQA Guidelines, the City of Chula Vista is the Lead Agency under whose authority this EIR has been prepared.
In accordance with the requirements of the California Environmental Quality Act (CEQA), a second-tier Environmental Impact Report (EIR-13-01) has been prepared to analyze the environmental impacts of the proposed University Villages GPA, GDPA, SPAs and TMs. EIR-13-01 is discussed in detail in a companion agenda statement and must be addressed and acted upon prior to City Council consideration of the University Villages GPA, GDPA, SPAs and TMs.
BOARD/COMMISSION RECOMMENDATION
The Planning Commission, at their November 12, 2014 meeting, held a public hearing to review the project. The Planning Commission unanimously voted in favor of recommending approval of the project and asked staff to also provide a fiscal analysis of currently approved land uses.
DISCUSSION
The Project relates to three primary geographic areas (Villages Three North and a Portion of Four, Eight East and Ten) within Otay Ranch area of the City of Chula Vista. One of the areas, Village Ten, is located adjacent to the future university site. (Attachment 1 - Locator Map)
As envisioned in the City's General Plan (GP) and the Otay Ranch General Development Plan (GDP) the City of Chula Vista has maintained a vision of locating a university within the Otay Ranch. The GP and GDP assign the designation of University within the southeastern area of the Otay Ranch. While the properties have been designated "University" many of the parcels that comprise the university area have been held in private, rather than public, ownership. In 2001, progress in assembling the land necessary to locate the University was made with the acquisition of approximately 140 acres of developable land for university purposes. It was understood that additional acreage was required to realize the land mass envisioned for the University by the GP and GDP. In 2007, the City began negotiating with area landowners on a land plan that would be beneficial to the City and carry out the goals of the GP and GDP.
On July 8, 2014 the City of Chula Vista entered into a Restated and Amended Land Offer Agreement (LOA) with landowner SSBT that would allow the City of Chula Vista to accept Irrevocable Offers of Dedication (IODs) for an additional 130.7 acres of developable University/Regional Technology Park land (as well as an adjacent 40 acres of Preserve land that could be potentially converted to university purposes land) and 22.6 acres of active recreation land, if certain entitlements are approved within the required timeframes.
The proposed project is consistent with the LOA between the Applicant and the City, which consists of up to 6,897 homes and associated village land uses within three geographic areas within the Otay Valley Parcel of the Otay Ranch GDP. The LOA supports the vision expressed in the GP and GDP for a University in Eastern Chula Vista.
The GP/GDP amendments (Project) will result in land use changes for project areas, reconfigure existing Otay Ranch village boundaries, increase residential densities, and amend the General Plan Circulation Element in eastern Chula Vista. The General Plan amendment (GPA), and Otay Ranch General Development Plan (GDP) amendment, will result in policy, circulation, and land use changes affecting lands within the Project area. All amendments are intended to facilitate and support a university site, and establish appropriate land uses adjacent to the university. The GP/GDPA will establish the land use patterns and development intensities necessary for a successful university.
The SPA Plans and Tentative Subdivision Maps related to the three project areas further implement the vision for Otay Ranch Area Urban Villages in the context of established and planned communities along the University site
Project Area Descriptions
Village Three North and a Portion of Four
Village Three North and a Portion of Four (approximately 436.0 acres of the proposed project area) is located at the southwest edge of the Otay Valley Parcel of Otay Ranch, just north of the Otay Valley Regional Park (OVRP), north and south of the future extension of Main Street and east of existing industrial development. The Village Three North component of the proposed project encompasses a Portion of Village Three as identified in the Otay Ranch GDP. The portion of Village Four included in the proposed project area is within the Otay Ranch GDP boundaries of Village Four; however, it is limited to 29.7 acres. Village Three North is visible from the OVRP and the Chula Vista Greenbelt trail systems. The Portion of Village Four is located west of the southern terminus of La Media Road, east of Wolf Canyon and north of the Otay Valley rock quarry. The Portion of Village Four is visible from the southern edge of Village Two and from the eastern Portion of Village Three North. (Refer to Attachment 2a).
Village Eight East
Village Eight East (approximately 575.3 acres) is located at the southern edge of the Otay Valley Parcel of Otay Ranch, just north of the Otay River Valley, primarily south of Main Street, and west of SR-125. Situated above the bottom of the river valley, Village Eight East is visible from the OVRP and Chula Vista Greenbelt trail systems. Village Eight East encompasses the eastern part of Village Eight, adjacent to SR-125, as identified in the Otay Ranch GDP, as well as a portion of Village Seven. The project includes a boundary adjustment for that portion of Village Seven to be encompassed in Village Eight East. The Village Eight East project area also includes active recreation and open space designated lands within the Otay Ranch General Development Plan Planning Area 20. (Refer to Attachment 3a).
Village Ten
Village Ten (approximately 363.4 acres) is located south of Hunte Parkway and the future University site, west of Salt Creek Canyon and north of the Otay River Valley. Village Ten is visible from the OVRP and Chula Vista Greenbelt trail systems, as well as the County of San Diego Lower Otay Regional Park. The Village Ten component of the proposed project includes the eastern portion parcel of Village Nine and the southern portion of Village Ten as identified in the Otay Ranch GDP. (Refer to Attachment 4a).
GP Amendments
The proposed GP amendments would result in the following changes in land use in each village. Enclosure 1 contains details of proposed GP Amendments. The existing and proposed GP Plans are contained respectively in Attachments 5 and 6. The proposed project also seeks to change portions of the adopted Chula Vista GP Circulation Plan-East in order to support the project's design. These amendments would allow the Circulation Plan to be consistent with proposed land use changes.
Village Three North and a Portion of Village Four
Village Three North land use changes would convert the existing Limited Industrial land uses to the following: Residential Low-Medium, Residential Medium, Mixed-Use Residential, Parks and Recreation, Public and Quasi Public, Open Space (OS), Open Space Preserve (OS/P), and Mixed-Use Commercial. The proposed land use changes for the Portion of Village Four would convert a portion of the area designated as OS to OS/P. The amendment would allow for residential land uses to be located within the 1,000 foot nuisance easement area however, not within 1,000 feet of the active landfill area.
Village Eight East
Village Eight East land use changes would convert the Residential Low-Medium to Residential Medium as well as rearrange the uses. Uses proposed for Village Eight East include: Mixed-Use Residential, Residential Medium, Public and Quasi Public, Parks and Recreation, Open Space - Active Recreation and OS.
Village Ten
Village Ten land use changes would convert the existing designated uses of Public and Quasi Public to Residential Medium, Mixed-Use Residential, Parks and Recreation, and OS. Areas remaining north of the proposed Village Ten boundary would be available to accommodate the future university site. A parcel of approximately 8 acres would be detached from Village Nine and be re-assigned to Village Ten.
Otay Ranch GDP Amendments
The following provides an overview of proposed amendments to the Otay Ranch GDP (Refer to Enclosure 2 for full document of changes). These amendments are required to implement the land plans of the proposed project.
Land Use Changes
The existing Otay Ranch GDP Land Use Plan for the project area is shown on Attachment 7. The proposed project seeks to amend the land uses identified on the Otay Ranch GDP Land Use Map in Villages Three North and a Portion of Village Four, Village Eight East, and Village Ten. The proposed Otay Ranch GDP Land Use Plan for the project area is shown on Attachment 8. The tables that follow provide the existing Otay Ranch GDP land uses as currently approved and the proposed land uses. Overall, residential dwelling unit yields would increase under the project from 1,263 (existing) to 6,897 (proposed) representing a net increase of 5,634 dwelling units. Project population would increase from 4,707 to 19,775 persons. Developed park land would increase from 13.2 to 92.1 gross acres. Industrial lands would decrease from 176.5 to 39.9 gross acres. Commercial lands would increase from 8.9 to 22.1 gross acres. Additionally, the location of Village Ten supports the creation and configuration of the future university site.
Village Three North and a Portion of Village Four
Village Three North land use changes are proposed to convert a portion of existing Industrial use designations to the following: Low-Medium Village Residential, Medium Residential, Mixed Use, Mixed Use Commercial (MU-C), Community Park/Park (P-2/P), and OS. The Otay Ranch GDP land use changes for the Portion of Village Four would adjust a portion of the area designated as OS to OS/P. The amendment would locate residential uses within the 1,000 foot nuisance easement area however, not within 1,000 feet of the active landfill area. Tables 1, 2, 3 and 4 below describe the existing and proposed land uses.
Table 1
Existing Village Three Land Uses
Use |
Dwelling Units |
Acreage |
Approx. Pop. |
|
SF |
MF |
Total |
Dens |
Res |
Park |
CPF |
Sch |
C'ml |
Ind. |
OS |
Art |
Total |
|
Industrial |
|
|
|
|
|
|
10.2 |
|
|
176.5 |
|
|
176.5 |
|
Other |
|
|
|
|
|
|
10.2 |
|
|
|
146.9 |
34.8 |
191.9 |
|
Total |
|
|
|
|
|
|
|
|
|
176.5 |
146.9 |
34.8 |
368.4 |
0 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Table 2
Proposed Village Three Land Uses
Use |
Dwelling Units |
Acreage |
Approx. Pop. |
|
SF |
MF |
Total |
Dens |
Res |
Park |
CPF |
Sch |
C'ml |
Ind. |
OS |
Art |
Total |
|
LMV |
51 |
|
51 |
4.9 |
10.5 |
|
.5 |
|
|
|
|
|
11.0 |
169 |
M |
951 |
|
951 |
7.8 |
122.4 |
|
1.1 |
8.3 |
|
|
|
|
123.5 |
3,169 |
MU |
|
595 |
595 |
40.8 |
14.6 |
7.9 |
2.6 |
|
|
|
|
|
33.4 |
1,535 |
MUC |
|
|
|
|
|
|
|
|
11.3* |
|
|
|
11.3 |
|
I |
|
|
|
|
|
|
|
|
|
39.9 |
|
|
39.9 |
|
Other |
|
|
|
|
|
|
|
|
|
|
129.5 |
19.8 |
164.3 |
|
Total |
1002 |
|
1597 |
10.8 |
147.5 |
7.9 |
4.2 |
8.3 |
|
|
129.5 |
19.8 |
368.4 |
4,873 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
+ 20,000 Square feet of commercial may occur vertically or horizontally; therefore, actual acreage may vary.
* Part of park acreage requirement has been allocated to community parks. Actual park size to be determined at the SPA level. Park
acreage based on ratio of 3.0 acres per 1000 persons.
** Includes 5.2 acres of Office and 6.1 acres of Mixed Use.
Population estimate based on 3.3 persons per single family household and 2.55 persons per multi-family household.
Table 3
Existing Portion of Village Four Land Uses
Use |
Dwelling Units |
Acreage |
Approx. Pop. |
|
SF |
MF |
Total |
Dens |
Res |
Park |
CPF |
Sch |
C'ml |
Ind. |
OS |
Art |
Total |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Other |
|
|
|
|
|
17.8 |
|
|
|
|
167.1 |
|
184.9 |
|
Total |
|
|
0 |
|
|
|
|
|
|
|
|
|
|
0 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Table 4
Proposed Portion of Village Four Land Uses
Use |
Dwelling Units |
Acreage |
Approx. Pop. |
|
SF |
MF |
Total |
Dens |
Res |
Park |
CPF |
Sch |
C'ml |
Ind. |
OS |
Art |
Total |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Other |
|
|
|
|
|
17.8 |
|
|
|
|
167.1 |
|
184.9 |
|
Total |
|
|
0 |
|
|
|
|
|
|
|
|
|
|
0 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Village Eight East
Land uses proposed for Village Eight East would be consistent with the existing Otay Ranch GDP land use designations-Mixed Use, Community Park/Park, and OS-and would convert Medium-High Residential to Medium Residential. Tables 5 and 6 below describe the existing and proposed land uses.
Table 5
Existing Village Eight Land Uses
Use |
Dwelling Units |
Acreage |
Approx. Pop. |
|
SF |
MF |
Total |
Dens |
Res |
Park |
CPF+ |
Sch |
C'ml |
|
OS |
Art |
Total |
|
LMV |
635 |
|
635 |
4.3 |
148.5 |
|
|
|
|
|
|
|
148.5 |
2,115 |
MU |
|
|
|
|
|
5.9** |
2.9 |
|
8.9 |
|
|
|
17.7 |
|
MH |
|
293 |
293 |
14.5 |
20.2 |
|
|
10.0 |
|
|
|
|
30.2 |
756 |
Other |
|
|
|
|
|
|
|
|
|
|
15.1 |
9.5 |
24.6 |
|
Total |
635 |
293 |
928 |
5.5 |
168.7 |
5.9 |
2.9 |
10.0 |
8.9 |
|
15.1 |
9.5 |
221.0 |
2,871 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
** Part of park acreage requirement has been allocated to community parks. Actual park size to be determined at the SPA level. Park
acreage based on ratio of 3.0 acres per 1000 persons.
Population estimate based on 3.3 persons per single family household and 2.55 persons per multi-family household.
Table 6
Proposed Village Eight Land Uses
Use |
Dwelling Units |
Acreage |
Approx. Pop. |
|
SF |
MF |
Total |
Dens |
Res |
Park |
CPF |
Sch |
C'ml |
|
OS |
Art |
Total |
|
M |
943 |
|
943 |
7.2 |
130.5 |
|
1.6 |
|
|
|
|
|
132.1 |
3,140 |
MU |
|
2617 |
2617 |
42.2 |
62.1 |
7.3 |
2.9 |
10.8 |
10.8 |
|
|
|
82.8 |
6,752 |
Other |
|
|
|
|
|
|
|
|
|
|
11.2 |
9.9 |
21.1 |
|
Total |
943 |
2617 |
3560 |
18.5 |
192.6 |
7.3 |
4.5 |
10.8 |
10.8 |
|
11.2 |
9.9 |
236.0 |
9,892 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
* 20,000 Square feet of commercial may occur vertically or horizontally; therefore, actual acreage may vary.
** Part of park acreage requirement has been allocated to community parks. Actual park size to be determined at the SPA level. Park
acreage based on ratio of 3.0 acres per 1000 persons.
Village Ten
Village Ten proposed land use changes would convert the existing land designated as University to the following: Medium Residential, Mixed-Use Residential, Park, and OS. Refer to Tables 7 and 8.
Table 7
Existing Planning Area Ten Land Uses
Use |
Dwelling Units |
Acreage |
Approx. Pop. |
|
SF |
MF |
Total |
Dens |
Res |
Park |
CPF+ |
Sch |
C'ml |
|
OS |
Art |
Total |
|
L |
35 |
|
35 |
2.0 |
17.8 |
|
|
|
|
|
|
|
17.8 |
112 |
LMV |
242 |
|
242 |
4.5 |
53.9 |
|
|
|
|
|
|
|
53.9 |
774 |
M |
30 |
|
30 |
6.0 |
5.1 |
|
|
|
|
|
|
|
5.1 |
96 |
MU |
|
|
|
|
|
4.0 |
2.5 |
|
3.1 |
|
|
|
9.6 |
|
MH |
|
335 |
335 |
17.5 |
18.8 |
|
|
4.6 |
|
|
|
|
23.4 |
854 |
CP |
|
|
|
|
|
3.3 |
|
|
|
|
|
|
3.3 |
|
Other |
|
|
|
|
|
|
|
|
|
|
24.9 |
12.7 |
37.6 |
|
Total |
307 |
293 |
335 |
5.5 |
168.7 |
7.3 |
2.5 |
4.6 |
3.1 |
|
24.9 |
12.7 |
150.7 |
1,836 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Table 8
Proposed Village Ten Land Uses
Use |
Dwelling Units |
Acreage |
Approx. Pop. |
|
SF |
MF |
Total |
Dens |
Res |
Park |
CPF+ |
Sch |
C'ml |
|
OS |
Art |
Total |
|
M |
695 |
|
695 |
7.9 |
88.0 |
|
1.7 |
|
|
|
|
|
89.7 |
2,314 |
MU |
|
1045 |
1045 |
41.6 |
25.1 |
7.6 |
2.6 |
9.2 |
|
|
|
|
44.5 |
2,696 |
Other |
|
|
|
|
|
|
|
|
|
|
16.5 |
|
16.5 |
|
Total |
695 |
1045 |
1740 |
15.4 |
113.1 |
7.6 |
4.3 |
9.2 |
|
|
16.5 |
|
150.7 |
5,010 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Circulation Plan Changes
The proposed project seeks to change portions of the adopted Otay Ranch GDP Circulation Plan. These amendments are essential the same as those circulation plan changes described in the GP amendments and would allow the Circulation Plan to be consistent with proposed land use changes.
Other amendments to the Otay Ranch GDP include establishing revised village/planning area boundaries for Village Three North, Village Eight East, Village Nine, Village Ten, and the University/Research Technology Park Planning Area. Also included is the elimination of the requirement to provide an average 75-foot landscape buffer along Otay Valley Road through Village Ten due to the change in character of the road and surrounding village development.
Chula Vista MSCP Subarea Plan and Otay Ranch Boundary Adjustment
The proposed project would result in an adjustment to the boundaries of the Chula Vista MSCP Preserve as identified in the MSCP Subarea Plan and would also result in a Boundary Modification to the Otay Ranch Preserve as identified in the Otay Ranch RMP. Specifically, the project proposes to develop approximately 5.1 acres adjacent to Village Three North, 1.3 acres adjacent to Village Ten, and roughly 40.9 acres adjacent to the University site previously identified as Preserve. The project proposes to designate 4.3 acres in Village Three North and a Portion of Village Four and 50.7 acres on the east side of Salt Creek, previously identified for development by the MSCP, as Preserve. The result is an overall increase of approximately 7.7 acres of MSCP Preserve land.
Sectional Planning Area Plans
Village Three North and a Portion of Four
The Village Three North portion of the SPA Plan Area was originally included within the planning boundaries of Village Three and the Villages Two, Three, and a Portion of Village Four SPA Plan approved by the Chula Vista City Council in 2006. Proposed amendments to the 2006 SPA Plan will exclude the Village Three North area from the SPA boundary to coincide with current ownership boundaries. This SPA Plan includes a Portion of Village Three (Village Three North). The balance of Village Three (Village Three South) remains in the Villages Two, Three and a Portion of Village Four SPA Plan, is not a part of the SPA Plan area and is under separate ownership. Enclosure 3 contains the proposed SPA Plan.
Village Three North is designed as an urban village with pedestrian orientation and a multi-modal transportation focus. The design is consistent with the goals of the Otay Ranch GDP which guide the creation of a distinct, residential community including a village core. The community is designed to attract village residents to the core for social, public service, neighborhood shopping and recreation and community activities.
A variety of residential neighborhoods are planned south of the village core connected by an internal circulation network that emphasizes pedestrian comfort and safety. The City of Chula Vista Regional Trail continues south from Village Two along Heritage Road through Village Three North, ultimately connecting to the Greenbelt Trail planned in the Otay River Valley. The Regional Trail along Main Street provides an east-west pedestrian connection between Village Three North and villages to the east. The Village Pathway connects the village core to the Regional Trail.
The northern portion of Village Four included within the SPA Plan area includes a community park. Access is provided via the extension of Santa Luna Road west of La Media Road. A regional trail along La Media is extended along Santa Luna, providing a continuous pedestrian link into the community park and the residential neighborhood.
A "Main Street" village identity is created along the central north/south street through Village Three North. Two additional Secondary Village Entry Streets enter Village Three North from Heritage Road. The extension of Main Street forms the southern boundary of the village. This community structure establishes key pedestrian connections along Heritage Road to and through the Business Park and between village serving land uses in the core and the surrounding residential neighborhoods. The village core includes an elementary school, a neighborhood park, higher density residential a CPF Site and commercial/mixed use land uses. A Rapid Bus route is planned along Main Street. A Local Bus stop may be provided along Heritage Road, within walking distance of the village core and business park uses. The location of mixed use commercial/retail land uses within the village core provides neighborhood serving land uses within walking distance of a majority of Village 3 North residents.
Consistent with the village planning concept, higher density residential development is located in the village core with decreasing densities and single family detached homes located towards the perimeter of the village. Private recreational facilities (designated "CPF" or "P-OS" on the plan), approximately one-half to one-acre in size, are located in the residential neighborhoods and are connected to the core along a network of Promenade streets. Village serving land uses including the private recreational facilities, a neighborhood park and elementary school are located to create a series of open space focal points within the village. The residential neighborhoods of the village are connected by a grid street system to create multiple pedestrian and vehicular travel options throughout the village. Village Three North includes one segment of the Chula Vista Greenbelt Trail (approximately 289'). This segment will be implemented according to the Greenbelt Master Plan and OVRP Design Standards and Guidelines.
The southern portion of the Otay Ranch Business Park is located in the northern portion of the SPA Plan area south of the Otay Landfill. The land use plan for this area provides for large-pad developments suitable for industrial and business park uses. Multiple points of access to the Business Park are provided from Heritage Road. This circulation design facilitates access and movement throughout the site. Office and commercial uses are support on a parcel south of Heritage Road, at the north east corner of the Village Three.
A Site Utilization Plan (Attachment 2a) and Site Utilization Table (Attachment 2b) depict the location and acreage of the land uses and the densities.
The SPA Park Master Plan includes one Neighborhood Park (6.6 net acres). The location is within walking distance of the most densely populated portion of the village and its proximity to the elementary school provides opportunities for shared facilities, access and programs. Also included in the overall plan is a 15.6 net acre portion of the future Otay Ranch Community Park. Project area trails along with area parks and open space are depicted on Attachment 2e.
Public Facilities Financing Plan (PFFP) and Fiscal Impact Analysis (FIA)
The SPA Plan includes a PFFP and FIA. The PFFP, prepared for the city by Burkett & Wong Engineers (B&W), addresses all of the public facility needs associated with Village Three North and a Portion of Four. The PFFP has been prepared under the requirements of the City of Chula Vista's Growth Management Program (GMP), Growth Management Ordinance (GMO) (CVMC 19.09) and Chapter 9 - Growth Management of the Otay Ranch GDP. The PFFP provides an analysis of threshold requirements and a set of recommendations for public facility needs associated with traffic, police, fire and emergency services, schools, libraries, parks, water, sewer, drainage, air quality, civic center, corporation yard, and other city administrative facilities.
The PFFP also includes a FIA of the Village Three North and a Portion of Four plan and phasing program that was prepared by HR&A Advisors. The Village Three North and a Portion of Four FIA has been prepared using the City's Fiscal Impact Framework to provide a consistent evaluation of all of the Chula Vista SPAs. The Framework utilizes the City of Chula Vista budget to identify and allocate variable revenues and costs that grow proportionally with incremental development, and sets up a consistent method to calculate revenue and cost impacts that may change according to the specific development program. Such variables include property taxes, vehicle license fees, sales tax receipts, and transient occupancy tax receipts.
Based on the FIA and the assumptions contained therein, the village is expected to generate a positive annual net fiscal impact of $401,000 in 2030 (Year 17). Annual fiscal impacts are negative from Year 1 through Year 3 primarily due to the lag in property tax receipts. During this period, the project will generate a net fiscal cost to the City of -$164,000. The project generates a net fiscal revenue staring in the fourth project year (2017). There is a one-time surge in annual fiscal impacts in year 6 (2019) due to property transfer tax from the last year of residential absorption. Thereafter, net fiscal revenues gradually increase as industrial acres and commercial acres are absorbed between 2018 and 2028 (Year 5 and Year 15).
(CVMC Section 19.09.060(J) states that "projects shall be conditioned to provide funding for periods where expenditures exceed projected revenues." A condition has been added to the Tentative Map conditions requiring that the applicant enter into an agreement to provide such funding. Please refer to the PFFP, which includes the fiscal impact analysis, for additional details (SPA Plan).
Village Three Alternative Plan
The project also includes an alternative land use plan that maintains the same quantity of dwelling units and similar non-residential land acreages but with a reconfigured mixed use core area. The alternative land plan precludes the construction of residential units within 1,000 feet of the active landfill area (Consistent with the Amended and Restated Otay Landfill expansion Agreement (August 12, 2014), Paragraph 2.5 Residential Setback of the Otay Landfill Expansion Agreement, requires the City to not allow the construction of residential units on properties within 1,000 feet of the active area of the Otay Landfill). The Village Three Alternative Plan would locate residential parcels within about 700 feet of the landfill's southern boundary. While the current landfill nuisance easement boundary (established in 1997) is 1,000 feet from the landfill's southern property boundary, the 1,000 foot buffer (Active Landfill) is approximately 700 feet from the southern Otay Landfill. The Alternative Land Plan relocates the neighborhood park where a few residential neighborhoods (R-1, R-4, R-6) reside in the non-alternative land plan. Additionally, the boundary between the O-1 parcel and adjacent residential is reconfigured to coincide with the 1,000 foot buffer boundary. The Alternative Plan (Enclosures 4a, b, and c) maintains the mix of village core land uses thereby maintaining consistency with the design parameters of Otay Ranch Village Cores.
The applicant's preferred plan is the "non-alternative". Public comments received by the City during the Project's EIR public review comment period included a comment from the San Diego County Solid Waste Local Enforcement Agency (LEA) pertaining to the Village Three Alternative Plan. The LEA indicated a preference for the Alternative since "Per the Draft EIR, this alternative is consistent with the City of Chula Vista's General Plan Policy E 6.4 which avoids placement of sensitive receptors (residential properties, schools, etc.) within 1,000 feet of a "toxic emitter" and the landfill is identified as a major toxic emitter" in the Draft EIR". The preferred plan ("non-alternative") is also consistent with General Plan Policy E 6.4. Policy 6.4 states: "Do not site new or re-powered fossil-fueled baseload or peaking-type Electrical Generating Facilities and other major toxic air emitters within 1,000 feet of sensitive receptors or site sensitive receptors within 1,000 feet of such facilities." The operative phrase that applies to Village Three North is "
and other major toxic air emitters within 1,000 feet
" With the application of and implementation of a Tentative Map condition of approval that prohibits the construction of residential structures within 1,000 feet of the active landfill area; the project will be in compliance with the General Plan Policy 6.4. The Planning Commission reviewed the merits of each of the two land plans for Village 3 North and indicated a preference for the preferred plan following testimony from the public. Should the Council choose the Alternative Land Plan (Enclosure items 4a, b, c and d) staff will be able to, along with the Applicant, create a conformed copy of the SPA Plan document.
Conversion of Industrial Lands
The subject of job-housing balance and the adequacy of Chula Vista's employment lands inventory to meet projected local jobs demand was prevalent part of the General Plan Update (GPU) process. The consulting firm AECOM was retained during the GPU to prepare an Employment Lands Analysis (ELA) evaluating both the regional context for employment demands, and in particular the amount of employment land capacity that Chula Vista should be retaining/building into the GPU. Three scenarios were developed (Low, Moderate and High), with the "low" scenario reflecting Chula Vista's historic capture rate of regional employment growth, and the "moderate and high" scenarios assuming increasing capture rates for Chula Vista given our increasing attractiveness as other employment opportunities in the region are consumed. The conclusions presented with the GPU (adopted in December 2005) were positive, and supported by the expansion of office capacity within the Urban Core area, future Bayfront development, the University, as well as through the addition of the Regional Technology Park (RTP) use in eastern Chula Vista. To be conservative, and recognizing Chula Vista's growing role in regional employment attraction, the ELA suggested that Chula Vista plan for the moderate or high demand scenario, and consider providing for some residual capacity beyond the year 2030 which was the horizon for the ELAs.
Given that the 2010 Land Offer Agreements proposed changes to employment lands over those analyzed and adopted as part of the GPU, the City of Chula Vista (City) retained AECOM to review the assumptions and projections considered in the 2005 GPU analyses, investigate any significant changes in regional market conditions,
and considering those changes, identify the resulting effects of the proposed projects on the adequacy of the City's employment lands base.
AECOM prepared a series of updated ELAs evaluating LOA land use changes for both the OLC and JPB properties. As presented in those updated ELAs, after evaluating revised demand assumptions to reflect 2010 market conditions, and a fairly significant adjustment in SANDAG's regional employment forecast due largely to the Great Recession, AECOM concluded that the proposed land use changes will not have a negative effect on the sufficiency of the City's remaining employments lands to meet revised demands under either the moderate or high demand scenarios.
The below table summarizes those outcomes, and shows the revised, current moderate and high demand scenario amounts for Chula Vista in comparison to the original GPU work. As can be seen, the demand projections have dropped from those of the GPU due primarily to SANDAG's revised regional employment demand projections. It should be noted that these figures do not include the retail sector as the focus of the ELAs was on the creation of "higher value" jobs which are predominantly associated with the office and industrial land use sectors.
Employment Lands Demand Summary
Using the "high" demand sceario, Chula Vista should be retaining capacity for approximately 4.1 million square feet of industrial job space. Under an assumed Floor Area Ratio (FAR) of approximately .4 (meaning only 40% of any site is considered when calculating capacity), that equates to approximately 253 acreas of land. For Office capacity, the revised figure for the high demand scenario is 2.2 million square feet. Acre conversions are not shown for Office capacity as FARs on office sites vary greatly, including mid- to high-rise bulding configurations that could be present in both the Urban Core and Eatern Urban Center (Millenia) where FARs can be much higher.
Below is a summary table prepared by staff illustrating the current estimated supply/capacity of remaining major Office and Industrial land inventories throughout Chula Vista. For the Industrial category, the acreages were taken from both vacant parcels in our land use inventory, and from adopted land plans. As reflected in the footnotes, potential building square footage capacity was estimated by applying "net land" discounts to the acres, and then assuming development at a .3 FAR which is average for industrial development. For the Office category, square footages were taken from associated land planning documents, and as previously noted, acreas are not provided given the highly variant FARs, and that some of these capacities occur in a mixed use settings. With regard to proposed Village 3 land plan, it is important to note that the below information reflects the proposed reduction of industrial land, and the addition of office capacity.
As can be seen, the remaining supplies/capacities for both Industrial and Office lands are more than sufficient to meet the revised ELA's high demand projections of 4.1 millon square feet (253 acreas) for Industrial, and the 2.2 million square feet for Office. This is not to suggest that we are somehow now "overplanned", but rather indicates that the City would have remining capacity beyond the year 2030 which was the horizon year for the ELAs. It's also wothwhile to note that some of this total available capacity may not ultimatley be built based on market conditions.
Employment Land Supply Overview
Tentative Subdivision Map (PCS-13-02)
The Village Three North and a Portion of Four Tentative Map covers 436.0 acres of land. The proposed subdivision includes 1,002 single family lots, three multi-family development parcels and nine mixed use lots. There are three Community Purpose Facility (CPF) sites, an Elementary School site, and two park sites. There will be approximately 192.8 acres of Open Space, and approximately 34.6 acres of land devoted to major roads. The multi-family parcels may be re-subdivided as development projects are submitted. The SPA Plan and the design process described in the PCD Regulations will control the dwelling unit counts within each of these larger parcels and ensure that development occurs in an orderly manner.
The overall grading concept results in a development site that is sloped from the north to the south. The grading proposes a balanced grading program with approximately 5.4 million cubic yards of cut and fill. In compliance with the requirements of the City's General Plan and the Otay Ranch GDP, contour grading techniques along with landscaping will be utilized on all manmade slopes.
The Alternative Village Three North and a Portion of Four Tentative Map (PCS-13-02A) represents 950 single-family lots, six multi-family lots, 27.5 acres of mixed use/office/industrial, three CPF sites, an elementary school, two parks and 192.9 acres of open space. Major Roads account for 32.9 acres.
Village 8 East
The Village Eight East SPA Plan area represents the second eastern half of the former (Pre- February 2013) GDP titled Village Eight. Village Eight East will be self-contained in terms of having its own unique Village Core with an elementary school, public park, and mixed use areas yet will fit cohesively within the larger context of the community of Otay Ranch. Vehicular and pedestrian maintain connections with adjoining Otay Ranch Villages.
Village Eight East is designed as an urban village with pedestrian orientation and a multi-modal transportation focus. The design is consistent with the goals of the Otay Ranch GDP which guide the creation of a distinct, residential community including a village core. The community is designed to attract village residents to the core for social, public service, neighborhood shopping and recreation and community activities. The Village Eight East Site Utilization Plan is provided in Attachment 3a. The Site Utilization Table is provided in Attachment 3b.
The Village Eight East village core area is centrally located, placing the highest activity land uses within walking distance of a majority of homes. The village core includes an elementary school, a neighborhood park, community purpose facility sites, higher density residential and commercial/mixed use land uses. The location of mixed use commercial/retail land uses within the village core provides neighborhood serving land uses within walking distance of a majority of Village Eight East residents. A local bus stop may also be provided within the village core. A "Main Street" village identity is created along the Mixed Use frontage. As described in greater detail in the Village Eight East Design Plan, the Main Street theme is created through special paving, landscaping and architectural treatment at the mixed use and commercial area.
The land use pattern establishes key pedestrian connections along Main Street and Otay Valley Road between village serving land uses in the core and the surrounding residential neighborhoods. The extension of Main Street forms the northern boundary of the Village. Otay Valley Road provides secondary access to Village Eight East as it links through Village Eight West and crosses SR-125 to connect with the University Planning Area (Villages Nine and Ten and the University and RTP). Regional Trails are provided on Main Street and Otay Valley Road. Village Eight East is connected to Village Nine via a future off-site pedestrian bridge which spans SR-125 and creates a pedestrian linkage from the Village Eight West Town Center through Village Eight East and to the University Planning Area as depicted in the Otay Ranch Overall Design Plan. A village paseo is provided within the northeast portion of the Village to provide a strong pedestrian linkage through single family neighborhoods to the village core. Village Eight East includes a ¾ mile segment of the Chula Vista Greenbelt/OVRP Trail. Two pedestrian connections from Village Eight East to the Chula Vista Greenbelt/OVRP trail are provided along the Community Park Entry Drive and Community Park Paseo. Three points of pedestrian access are provided between the Community Park and the Greenbelt/OVRP trail along the parks, southern edge.
Consistent with the village planning concept, higher density residential development is located in the village core with decreasing densities and single family detached homes located towards the perimeter of the village. A mixed-use area is designated within the village core to provide neighborhood serving retail/commercial uses within the village core. The single-family residential neighborhoods of the village are connected by a grid street system to create multiple pedestrian and vehicular travel options throughout the village. Densities generally decrease west to east and north to south, with the less dense single family homes located in the southern village portion of the village.
The southern portion of the SPA Plan area includes the active recreation community park site. The site is essentially an island of developed parkland surrounded by open space Preserve lands. Vehicular and pedestrian access is provided to the west side of the site and pedestrian and emergency access is available on the east side of the site. Its proximity to the Otay Valley affords trail connections from the park to the City's greenbelt trail system.
Village Eight East - Land Use Alternative
The Village Eight East SPA Plan contains a Land Use Alternative for Neighborhoods R-11a and R-12. The Tentative Map provides a layout for single family homes within both of these neighborhoods. However, in order to provide greater flexibility to respond to changing market conditions through build-out of the village, a multi-family Land Use Alternative is included in this SPA. Under the Land Use Alternative, the two neighborhoods would be combined and developed as one multi-family neighborhood. Under the single family scenario a total of 103 dwelling units could be accommodated. If the Multi-family alternative were implemented, a transfer of units from another development area could yield up to a maximum of 449 dwelling units. In order to implement the multi-family option within Neighborhoods R-11a and R-12a, units would be transferred from other multi-family neighborhoods within Village Eight East and/or other multi-family neighborhoods in Villages Three North or Ten, subject to the Density Transfer discussion below. A maximum of 346 multi-family units may be transferred to the combined R-11a / R-12a parcel, resulting in a maximum of 449 DUs.
Public Facilities Finance Plan (PFFP) and Fiscal Impact Analysis (FIA)
The PFFP, prepared for the city by Burkett & Wong Engineers (B&W), addresses all of the public facility needs associated with Village Eight East. The PFFP has been prepared under the requirements of the City of Chula Vista's Growth Management Program (GMP), Growth Management Ordinance (GMO) (CVMC 19.09) and Chapter 9 - Growth Management of the Otay Ranch GDP. The preparation of the PFFP is required in conjunction with the preparation of the SPA Plan to ensure that the development is consistent with the goals and policies of the City's General Plan, GMP, GMO and the Otay Ranch GDP.
The PFFP also includes a Fiscal Impact Analysis (FIA) of the Village Eight East plan and phasing program that was prepared by HR&A Advisors.
Based on the FIA and the assumptions contained therein, the village is expected to generate a positive annual net fiscal impact of $123,000 in 2030 (Year 17). However, the project scenario is projected to generate net annual fiscal costs for 10 out of 15 years of absorption, totaling -1.6 million. Net fiscal costs decrease after 2022 (Year 9) with gradual property tax revenue increases. Residential, parks, CPF, and other acres are fully absorbed in 2014 (Year 11). Annual net impacts become positive for the first time in 2025 (Year 12) and remain positive after 2026, as property revenues gradually increase relative to the stabilized costs of the fully absorbed residential and other acres. Based on the SPA Fiscal Framework's property growth factors, annual fiscal revenues grow from $23,000 in 2027 (Year 14) to $ 123,000 in 2039 (Year 17).
Village Eight East also includes an alternative land plan related to neighborhoods R-11a and R-12a. As described previously, the alternative would permit replacing single family with multi-family. The fiscal results of the alternative plan scenario differ slightly from the base project scenario. The alternative scenario is expected to generate a positive annual net fiscal impact of $70,000 in 2030 (Year 17). The alternative scenario has similar annual impacts relative to the project base scenario, but the net fiscal costs are projected for 12 out of 15 years of absorption, totaling -$1.7 million.
While both scenarios generate annual net costs for several years, the alternative scenario generates two additional years of net costs. The base scenario generates cumulative total costs of -$1.6 million (versus -$1.7 million for the alternative. In 2030, the base scenario is expected to generate $123,000 in annual net fiscal revenues (versus $70,000 for the alternative scenario).
(CVMC Section 19.09.060(J) states that "projects shall be conditioned to provide funding for periods where expenditures exceed projected revenues." A condition has been added to the Tentative Map conditions requiring that the applicant enter into an agreement to provide such funding. Please refer to the PFFP, which includes the fiscal impact analysis, for additional details (SPA Plan).
Tentative Subdivision Map (PCS-13-03)
The Village Eight East Tentative Map covers 575.3 acres of land. The proposed subdivision includes 943 single family lots, ten multi-family development parcels and three mixed use lots. There are four Community Purpose Facility (CPF) sites, an Elementary School site, and two park sites. There will be approximately 264.8 acres of Open Space, and approximately 8.1 acres of land devoted to major roads. The multi-family parcels may be re-subdivided as development projects are submitted. The SPA Plan and the design process described in the PCD Regulations will control the dwelling unit counts within each of these larger parcels and ensure that development occurs in an orderly manner.
The overall grading concept results in a development site that is sloped from the north to the south. The grading proposes a balanced grading program with approximately 4.85 million cubic yards of cut and fill. In compliance with the requirements of the City's General Plan and the Otay Ranch GDP, contour grading techniques along with landscaping will be utilized on all manmade slopes.
Village 10
The SPA Plan for Village Ten refines and implements the land use goals, objectives and policies of the Otay Ranch GDP and the City of Chula Vista General Plan (CVGP). GDP and CVGP amendments are necessary to implement the vision for villages located within the City's University Planning Area, including increasing units, village circulation, village boundary adjustments and other land use refinements.
The Chula Vista General Plan established the University Planning Area comprised of Villages Nine and Ten of the Otay Valley Parcel. The Village Ten SPA refines the boundaries of Village Ten and future University/Regional Technology Park within the boundaries of the University Planning Area.
With its proximity to the future University and Village Nine, Village Ten is part of a broader community that provides a balance of land uses.
The Village Ten land use plan strives to create a pedestrian-oriented urban village, as described by the GDP. The urban village is composed of mix of uses including higher density residential development, a community purpose facility site, a neighborhood park and elementary school site, forming a village core. The Village Ten core area is located along the northern village edge, providing a transition area between University land uses and the Village Ten residential land uses to the south. Because Village Ten neighborhoods are within an approximate one-half mile walking distance of the adjacent Village Nine Town Center with approximately 500,000 square feet of town center uses, the commercial/retail needs of Village Ten residents will be met within the Village 9 Town Center. In addition to Village Nine, neighboring Village 11 and the Eastern Urban Center provide additional commercial development to serve Village Ten residents. Densities will generally decrease north to south, with the less dense single family homes located along the southern village edge adjacent to the Otay River Valley. A Site Utilization Plan (Attachment 4a) and Table (Attachment 4b) depict the location and acreages of the land uses and the densities for Village Ten.
The extension of off-site Discovery Falls Drive and University Drive are needed to implement the project. University Drive transitions from a 4-lane major road to a 2-lane secondary village entry street as it crosses the University/Regional Technology Park Planning Area. Attachment 4c depicts project vehicular circulation network.
A hierarchical pedestrian circulation system within Village Ten includes the Chula Vista Regional Trail, Chula Vista Greenbelt Trail, Rural Trail, Village Pathway, Promenade Trails and Village Trail/Maintenance Access Road linkages (Attachment 4d). Bicycle circulation is accommodated along Hunte Parkway, University Drive, Discovery Falls Road and Otay Valley Road, as well as the internal street network. Access to the regional transportation network includes a potential Bus Rapid Transit station within Village 9 to the west and potential local bus stop at Discovery Falls and University Drive.
Deferral Alternative- Village Ten
With consideration for the recently approved land plan changes for Village Nine, Village Ten's western boundary extends west toward Village Nine's Street "B" and occupies the former Village Nine Lot "CC" and a parcel north of Lot "CC." The concept was supported by the landowner of Village Nine, through presentation of a letter (June 6, 2014) authorizing Village Ten's boundary moving westward onto soon to be former Village Nine area. The boundary modification is consistent with the LOA approved by City Council on July 8, 2014. Vehicular and pedestrian connections with the adjacent Village Nine and the university site support connectivity and pedestrian friendly principles expressed in the GP and GDP.
Notwithstanding the authorization letter (June 6, 2014) from adjacent landowner (Otay Land Company-(OLC)), OLC prepared a comment letter during the public review circulation of the University Villages EIR citing concerns about the project boundary and ownership issues. In response to the OLC comment letter, the Final EIR "Response to Comments" states in part "
the boundary between Villages Nine, Ten, and the University site were negotiated at great length between the Applicant, the City, and Otay Land Company. The ultimate configuration was based on a proposal made by, and agreed to by, Otay Land Company. This configuration allowed the Village Ten SPA Plan Area to overlap Village Nine and was subject to a future land exchange agreement swap
" After submitting the EIR comment letter, OLC stopped processing the land exchange agreement. Accordingly, the project Applicant (SSBT) has developed a revised land plan for Village Ten which does not rely on the need for the land exchange agreement. The revised land plan is generally referred to as "Village Ten Deferral Plan".
The Deferral Plan (Enclosure 11) involves 9.3 acres, 6.4 acres of residential land uses, 0.7 acres of land designated for CPF land uses, 0,2 acres of internal circulation, and 2.0 acres of manufactured open space. The single family neighborhoods south of Otay Valley Road identified on the proposed Village Ten land plan as a portion of neighborhoods R-8, R-13 and R-14 would be deferred until that time a property owner agreement addressing the boundary adjustment was completed. The Deferral Plan would decrease the single family residential unit count by 67. The Deferral Plan includes a reconfigured R-13 residential neighborhood comprised of 13 single family lots. The 0.7 acre CPF-4 site designated on the Village Ten land plan would be deferred. This would decrease the overall Village Ten CPF acreage from 4.0 acres to 3.3 acres.
The Deferral Plan is incorporated into the TM for Village 10. A TM condition addressing the yet to be approved land exchange, is incorporated into the Village Ten TM resolution of approval. The Village Ten Deferral Site Utilization Plan and Table (Enclosure 11) will ultimately be incorporated into a conformed copy of the SPA document following action by the Planning Commission and City Council.
Public Facilities Finance Plan (PFFP) and Fiscal Impact Analysis (FIA)
The PFFP, prepared for the city by Burkett & Wong Engineers (B&W), addresses all of the public facility needs associated with Village Ten. The PFFP has been prepared under the requirements of the City of Chula Vista's Growth Management Program (GMP), Growth Management Ordinance (GMO) (CVMC 19.09) and Chapter 9 - Growth Management of the Otay Ranch GDP. The preparation of the PFFP is required in conjunction with the preparation of the SPA Plan to ensure that the development is consistent with the goals and policies of the City's General Plan, GMP, GMO and the Otay Ranch GDP.
The PFFP also includes a Fiscal Impact Analysis (FIA) of the Village Ten plan and phasing program that was prepared by HR&A Advisors.
Based on the FIA and the assumptions contained therein, the village is expected to generate a positive annual net fiscal impact of $269,000 in 2030 (Year 17). The Village is expected to generate annual fiscal revenues of approximately $2.3 million in 2030. Property taxes are the greatest source of revenues, followed by motor vehicle license fees (MVLF). Together, property taxes and MVLF fees make up approximately 74 percent of anticipated revenues. The project has a net cost of approximately $60,000 in its two initial years of absorption, but then generates net revenues to the city thereafter, with revenues growing from $7,000 in the third year of absorption up to $269,000 in 2030, at build out of project.
(CVMC Section 19.09.060(J) states that "projects shall be conditioned to provide funding for periods where expenditures exceed projected revenues." A condition has been added to the Tentative Map conditions requiring that the applicant enter into an agreement to provide such funding. Please refer to the PFFP, which includes the fiscal impact analysis, for additional details (SPA Plan).
Fire Protection Plan - All Villages
The city requires the preparation and approval of a Fire Protection Plan (FPP) with every new SPA Plan. Each of the project's Villages includes the identification of Fuel Modification Zones (FMZ). Fuel Modification Zones are essentially a brush management area from the perimeter structures extending outwards towards Preserve areas. All brush management zones and related fuel modification activities shall occur outside of the Preserve. The FPP includes a diagrammatic map that identifies physical zones in relationship to proposed structures. Each zone has specific planting and maintenance criteria applied to ensure fire protection goals and standards are maintained. Two zones are generally established at 50 foot intervals, radiating out from planned structures. The two zones combined total 100 feet of managed zones.
The primary focus of the FPP is providing an implementable framework for suitable protection of the planned structures and the people living and utilizing them. Tasks completed in the preparation of this FPP include data review, code review, site fire risk analysis, land use plan review, fire behavior modeling, and site-specific recommendations.
Each of the three FPPs provide details regarding site-specific policies and implementation measures concerning fire protection. Further, the FPP outlines a "systems approach" to fire prevention, protection, suppression, and emergency relocation to ensure proposed improvements and uses will reduce potential risks associated with fire hazard.
For Village Three and a Portion of Four, the FPPF concludes that the Project is located in an area with nearby existing Chula Vista fire stations (Stations 3 and 7) as well as planned stations in Village 8 West and the Eastern Urban Center (EUC) that would enable a 5-minute travel time standard for 90% of the project site (consistent with the approved FFMP) and the 4-minute travel time standard for approximately 65% of the project site, substantially in conformance with the existing goals and NFPA standard.
The Village Eight East PFFP concludes that the Project is located in an area with a nearby existing Chula Vista fire station (Station 7) as well as planned stations in Village Eight West and the Eastern Urban Center (EUC) that would enable a 5-minute travel time standard for all of the project site (consistent with the approved FFMP) and the 4-minute travel time standard for approximately 70% of the project site, substantially in conformance with the existing goals and NFPA standard.
Village Eight East
Village Ten
The Village Ten PFFP concludes that the Project is located in an area with a nearby existing Chula Vista fire station (Station 7) as well as planned stations in Village 8 West and the Eastern Urban Center (EUC) that would enable a 5-minute travel time standard for all of the project site (consistent with the approved FFMP) and the 4-minute travel time standard for approximately 70% of the project site, substantially in conformance with the existing goals and NFPA standard.
Planned Community District (PCD) Regulations/Design Plan - All Villages
Each of the respective SPA Plans contains PCD Regulations unique to each of the three Villages (Villages Three North and a Portion of Village Four, Eight East, and Ten). Planned Community District Regulations are intended to ensure the each SPA Plan is implemented in accordance with the Otay Ranch GDP by promoting the orderly planning and long term phased development of a Village. The PCD Regulations support a thoughtful cohesive community by establishing provisions that regulate, restrict and separate the use of land, buildings and structures, and that regulate and limit the type, height and bulk of buildings and structures in the various districts. Each Village SPA Plan is divided into Zoning Districts. The Zoning District Maps for each Village are contained in Attachments 2f, 3f, and 4.f.
The PCD Regulations include provisions for addressing flexibility in implementation of the land plan as well as the establishment of a monitoring program to ensure overall land plan consistency.
Intensity Transfer is an administrative process, conducted by the Zoning Administrator to ensure that implementation of the SPA Plan does not exceed the maximum number of units authorized while also permitting flexibility in implementation.
The PCD Regulations also includes provisions for permitting potential density transfers between other identified Villages. Pursuant to the LOA, the Applicant may transfer, at its discretion, up to fifteen percent (15%) of the units allocated to a village within the University Villages Project to another village within the Project. The Zoning Administrator may approve, in his or her discretion, any transfer of units more than fifteen percent (15%) or any transfer of units to another village within Otay Ranch but not within the University Villages Project, if all of the following requirements are satisfied.
Village Design Plans
Each of the SPA Plans includes a Village Design Plan unique to each respective Village. The Design Plans guide the site, building and landscape design within the village to ensure the quality of the adopted urban design and architectural concepts established for the overall Otay Ranch community are maintained. A separate set of guidelines are include for the industrial lands. The Village Design Plan identifies a theme for the village and delineates that identity through streetscape and landscape design, architecture, signage programs and lighting guidelines.
DECISION-MAKER CONFLICT
Staff has reviewed the property holdings of City Council and has found no property holdings within 500 feet of the boundaries of the property which is the subject of this action. Staff is not independently aware, and has not been informed by any councilmember, of any other fact that may constitute a basis for a decision maker conflict of interest in this matter.
LINK TO STRATEGIC GOALS
The City's Strategic Plan has five major goals: Operational Excellence, Economic Vitality, Healthy Community, Strong and Secure Neighborhoods and a Connected Community. The University Villages Project supports the Economic Vitality goal, particularly City Initiative 2.1.3 (Promote and support development of quality master-planned communities). The project implementation documents (including the SPA Plans and TMs) support the development of a quality master-planned community (as described above) and allow the City the opportunity to accept lands for the university and regional technology park, as agreed to in the LOA between the City and the SSBT, which will provide access to higher education for the citizens of Chula Vista and south bay.
CURRENT YEAR FISCAL IMPACT
No actual development within the project area will occur in the current fiscal year. The processing of all project entitlements including the SPA Plans, Tentative Maps and all supporting documents are funded by a developer deposit account. This account funds both city staff and consultants representing the City on the project.
ONGOING FISCAL IMPACT
An initial Fiscal Impact Analysis (FIA) was conducted for the City by AECOM in 2012 that analyzed the proposed develop plans at buildout, along with the proposed development plans for the Village 8W and 9 areas owned by Otay Land Company that are also the subject of university Land Offer Agreements (LOAs) with the City. This "cumulative" evaluated the net fiscal impact of the five villages subject to the LOAs. Based on subsequent revisions by the applicant to the land plans for Villages 3, 8E and 10, an updated cumulative FIA was prepared by AECOM in October 2013, and indicated an annual net fiscal surplus to the City of 238,000/yr. at buildout.
In addition to this earlier, cumulative buildout analysis, the proposed projects are also required to prepare more detailed FIAs for each SPA Plan. As presented in more detail in the respective PFFP chapters of each SPA Plan, and based on a set of development phasing assumptions, the combined fiscal impacts of the proposed three projects (Villages 3, 8E, 10) results in a positive annual fiscal impact of $793,061 at their build-out (approximately year 17). Within the scope of the proposed land use changes being considered for approval in this report, is an alternative mix of dwelling units proposed for Village 8. This alternative scenario substitutes 103 more multi-family dwelling units in favor of single family dwelling units. At build-out, the alternative scenario results in a positive annual impact of $739,228 that is $53,833 less than the proposed project. Both of the scenarios reflect an improved, positive fiscal impact over the initial buildout FIA noted above due primarily to more refined information as to product types, associated valuations, sales tax assumptions, and an improvement in market condtions.
A comparison of the fiscal impacts of these proposals over the build-out period is summarized in the following table:
|
17-Year Build-Out |
Period |
|
|
Project |
Annual Fiscal Impact at Build-Out |
Cumulative Fiscal Impact Over Build-Out Period |
# of Deficit Years |
Yearly Deficit Ranges |
Proposed |
$ 793,061 |
$ 2,309,919 |
9 |
$18,850-$151,200 |
Alternative |
$ 739,228 |
$ 2,763,133 |
10 |
$10,178-$150,400 |
Although the projects generate a net positive fiscal impact by their buildout, there are varying projected, annual fiscal deficits during the first 9-10 years of development. In the first year there is a combined (three project areas) net fiscal deficit of approximately $33,500, which spikes in year 3 at $151,199 and turns positive in year 11, with a surplus of approximately $236,309. Residential units are primarily constructed during the early years, with more non-residential (industrial, office, retail) underway beginning in year 6.
The Chula Vista Municipal Code requires that projects shall be conditioned to provide funding for periods where expenditures exceed revenues. As a result, the project has been conditioned to require payment to the City of $120.00 at building permit for each of the 6,897 units, generating $827,640 in revenue to compensate for the early deficit years.
Note: The above fiscal impact is based on the proposed land use entitlement changes and do not reflect the difference between the proposed changes and the net fiscal impact of the currently approved entitlements for these lands if they were developed with no changes to their current entitlement status.
ATTACHMENTS
None
Staff Contact: Joe Gamble