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January 18, 2022
ITEM TITLE
Park Master Plan Approval: Approval of the Park Master Plan for the 2.8-acre Town Square Park (Lots B and C) in Otay Ranch Village 8 West and the name “Central Square Park”
Report Number: 22-0016
Location: Town Square Park (Lots B & C) located between La Media Parkway North and La Media Parkway South
Department: Development Services
Environmental Notice: The Project was adequately covered in previously certified Final Environmental Impact Report (FEIR 10-03) - SCH #2010062093 for the Otay Ranch Village 8 West Sectional Planning Area (“SPA”) Plan.
Recommended Action
Adopt a resolution approving the Park Master Plan for the 2.8-acre Town Square Park in Otay Ranch Village 8 West and the name “Central Square Park.”
SUMMARY
This item presents the first Otay Ranch Village 8 West park and seeks approval of the Park Master Plan and the park name “Central Square Park.”
ENVIRONMENTAL REVIEW
The Director of Development Services has reviewed the proposed project for compliance with the California Environmental Quality Act ( “CEQA”) and has determined that the Project was adequately covered in previously certified Final Environmental Impact Report (FEIR 10-03) - SCH #2010062093 for the Otay Ranch Village 8 West SPA Plan. Thus, no further environmental review or documentation is required.
BOARD/COMMISSION/COMMITTEE RECOMMENDATION
On November 18, 2020, the Parks and Recreation Commission voted to recommend approval of the Park Master Plan for Town Square Park (Lots B & C) in Village 8 West and the name, “Central Square Park,” by a vote of 5-0.
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DISCUSSION
Background
The SPA plan for Otay Ranch Village 8 West was adopted by City Council on December 17, 2013, via Resolution No. 2013-270. On May 13, 2019, a duly verified application requesting approval of an amendment to the SPA Plan (MPA19 -0011) and a new Tentative Subdivision Map (PCS19 -0003) was filed with the City of Chula Vista Development Services Department by HomeFed Village 8, LLC (the “Developer”). The SPA Plan amendment and Tentative Subdivision Map were adopted by City Council on February 18, 2020 (Resolution Nos. 2020 -033 and 2020 -034, respectively). On November 3, 2020, Map No. 16428 was recorded by the County Recorder, File No. 2020-7000372. Map No. 16428 reflects Lots B and C for the Town Square Park (Attachment One – Location Map).
Otay Ranch Village 8 West includes an active mixed-use Town Center comprised of a mixture of commercial, office, and residential uses, including the Town Square Park. Other adjacent land uses include a Community Purpose Facility site, a Public Elementary School site, a Neighborhood Park, a Portion of the Otay Ranch Community Park North, Residential Neighborhoods, Open Space, and a community-wide trails system. The
2.8-acre Town Square Park site consists of a 2.3 -acre active park and a 0.5 -acre dog park, which is located within the heart of the Town Center.
Otay Ranch Village 8 West Parks Agreement
Park obligations for development projects are found in Chapter 17.10 of the Chula Vista Municipal Code (“CVMC”). This chapter is also known as the Parkland Dedication Ordinance (“PLDO”). An Agreement regarding construction of parks in Otay Ranch Village Eight West was entered into by the City and the Developer, dated October 20, 2020 and recorded in the Official Records of the County of San Diego on November 5, 2020 as Document No. 2020-0691764 (the “Parks Agreement”).
The Otay Ranch Village 8 West project (“Project”) satisfies the land dedication requirements of the PLDO by granting a public access easement over the Town Square Park and the Neighborhood Park (Lot D) accepted by the City on Final Subdivision Map No. 1642 8 recorded at the County Recorder’s Office on November 3, 2020. Additionally, the Developer has offered to dedicate an irrevocable fee interest to the City (“IOD”) for
12.3 useable acres within the Community Park (Lot A) (Attachment 1). The Project will s atisfy the park development requirements of the PLDO by constructing the Town Square Park and the Neighborhood Park and by paying in -lieu fees for the Project’s proportionate share of the Community Park development improvements.
The Parks Agreement acknowledges that the Town Square Park shall be owned and maintained by the Otay Ranch Village 8 West Homeowners’ Association and, as such, park improvements may deviate from standard park improvements typically required in City parks. In accordance with the Pa rks Agreement, if such additional amenities are provided, the cost and associated park development fee credits shall be subject to approval by the Director of Development Services, or their designee.
The Developer has agreed to provide a mechanism to fund the perpetual maintenance of the 2.8-acre Town Square Park and the future 5.5-acre Neighborhood Park planned within the Project.
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Town Square Park (Lots B & C)
The overall theme for the park is “Deviation – Innovation - Integration” with the intent to discover ways to accommodate the traditional community park program for venues, amenities, and active sport areas, with innovation and fresh solutions. The Town Square Park incorporates a contemporary European influence using playful art, vibrant colors, unorthodox amenities, and innovative lighting techniques which will bring life and interest to the park from morning through early evening. The master plan for the park includes the following elements (Attachment 2, pages L-3 through L-10):
• Pedestrian connections to developments to the North, South, East & West of the park • Event staging areas
• Comfort station with maintenance/storage room
• Shade structures
• Picnic areas
• Play structures and equipment
• Amenities such as benches, tables, and chairs, and drinking fountains • Site and specialty park lighting
• Dog park
• Entry Monument project signage/Landmark
• Accentuated paving areas
• Town Square pop-up for concessions and community events, with café seating and pedestrian plaza • Open lawn play areas and gently sloping lawn area to create an informal community amphitheater • On-street parking surrounding all 4 sides of the park
Town Square Park Cost and Budget Analysis
The total budget for the Town Square Park is approximately $2.3 million ($1.7 million construction costs and $600,000 soft costs including contingency), based on the current Parkland Acquisition and Development (“PAD”) Fee rates (October 2021). The Parks Agreement allows up to 10% of the proposed Neighborhood Park budget ($4.6 million) to be allocated to help supplement the Town Square Park budget. The Developer has elected to use these funds which would provide an additional $460,000 to the Town Square Park’s budget ($335,000 construction cost and $125,000 soft costs including contingency). This supplemental allocation increases the budget for the Town Square Park to $2.76 million ($2,035,000 construction costs and $725,000 soft costs including contingency).
It is the Developer’s commitment to provide the park as proposed with the understanding that additional funds or modifications to the park design may be necessary when the final Town Square Park Budget is prepared.
DECISION-MAKER CONFLICT
Staff has reviewed the property holdings of the City Council members and has found no property holdings within 1,000 feet of the boundaries of the property which is the subject of this action. Consequently, this item does not present a disqualifying real property -related financial conflict of interest under California Code of P a g e | 4
Regulations Title 2, section 18702.2(a)(7) or (8), for purposes of the Political Reform Act (Cal. Gov’t Code §87100, et seq.).
Staff is not independently aware and has not been informed by any City Council member, of any other fact that may constitute a basis for a decision maker conflict of interest in this matter.
CURRENT-YEAR FISCAL IMPACT
There is no net fiscal impact to the General Fund or the Development Services Fund as a result of this action.
ONGOING FISCAL IMPACT
There is no ongoing fiscal impact to the General Fund associated with this action.
The developer will construct the park on behalf of the City to meet their pa rk obligations. There will be no capital cost to the City for the construction or maintenance of this park.
ATTACHMENTS
1. Location Map
2. Town Square Master Plan (Proposed name: Central Square Park)
Staff Contact: Bethany McDonnell, Landscape Planner, Development Services Patricia Ferman, Principal Landscape Architect, Development Services Tiffany Allen, Director of Development Services