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October 21, 2025
ITEM TITLE
Park Master Plan Approval: Approval of Park Master Plan and Name for the 5.5-acre Neighborhood Park in Otay Ranch Village 8 West
Report Number: 25-0246
Location: Neighborhood Park located at the southeast corner of the intersection of Avenida Caprise and La Media Parkway (Lot D on Final Subdivision Map No. 16428) Department: Development Services
G.C. § 84308 Regulations Apply: Yes
Environmental Notice: The Project was adequately covered in previously certified Environmental Impact Report for the Otay Ranch Village Eight West Sectional Planning Area (SPA) Plan (EIR-10-13; SCH #2010062093; adopted by City Council Resolution No. 2013-269 on December 17, 2013).
Recommended Action
Adopt a resolution approving the Park Master Plan for the 5.5-acre Neighborhood Park in Village 8 West and the park name as either “Bayani Park” or “Filipino American Veterans Park”.
SUMMARY
This report presents the proposed Park Master Plan for the 5.5-acre neighborhood park within Otay Ranch Village 8 West (Cota Vera) and the proposed park name options of “Bayani Park” and “Filipino American Veterans Park”.
ENVIRONMENTAL REVIEW
The Director of Development Services has reviewed the proposed Project for compliance with the California Environmental Quality Act (“CEQA”) and determined that the Project is adequately covered in the previously adopted Environmental Impact Report (EIR) for the Otay Ranch Village Eight West S ectional Planning Area (SPA) Plan (EIR-10-13; SCH #2010062093; adopted by City Council Resolution No. 2013-269 on December 17, 2013). Thus, no further environmental review or documentation is required.
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BOARD/COMMISSION/COMMITTEE RECOMMENDATION
On July 18, 2024, the Parks and Recreation Commission voted to recommend approval of the Park Master Plan and the name “Bayani Park” for the Neighborhood Park in Village 8 West by a vote of 5-0.
DISCUSSION
Background
The SPA plan for Otay Ranch Village 8 West was adopted by City Council on December 17, 2013, by 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 Cit y 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 N ovember 3, 2020, Map No. 16428 was recorded by the County Recorder, File No. 2020-7000372. Map No. 16428 reflects Lot D for the neighborhood park.
Otay Ranch Village 8 West (Cota Vera) includes an active mixed-use Town Center and other complementary land uses, including Community Purpose Facilities, two parks (Central Square Park and neighborhood park), residential neighborhoods, open space and a community-wide trails system. The 5.5-acre neighborhood park located on the eastern side of Village 8 West will increase the recreational opportunities already provided in the newly constructed Central Square Park located in the Town Center (Attachment 1).
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 and Development Ordinance (“PLDO”). The Agreement regarding construction of parks in Otay Ranch Village 8 West (the “Parks Agreement”) approved on October 20, 2020, by City Council Resolution No. 2020 -223 further details the Village’s plan to meet the parkland obligations (Attachment 2).
The Otay Ranch Village 8 West project (“Project”) satisfies the land dedication requirements of the PLDO by granting a Public Access Easement over Central Square Park and the neighborhood park (Lot D) accepted by the City on Final Subdivision Map No. 16428 recorded at the County Recorder’s office on November 3, 2020.
Additionally, the Project has offered to dedicate an irrevocable fee interest to the City (“IOD”) for 12.3 usable acres within the Community Park (Lot A, Attachment 1). The Project will satisfy the remaining park development requirements of the PLDO by constructing the neighborhood park in addition to Central Square 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 neighborhood 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-owned parks. In accordance with the Parks Agreement, if such additional amenities are provided, the cost and associated park development fee cr edits shall be subject to approval by the Director of Development Services, or designee.
The Developer has agreed to provide a mechanism to fund the perpetual maintenance for both the 5.5 -acre neighborhood park and the 2.8 -acre Central Square Park included within the Project. Based on the current P a g e | 3
estimated annual cost of $14,000 per acre to maintain parks, the Developer or their Assignees are responsible for an annual park maintenance cost of approximately $116,200 per year.
Neighborhood Park (FM Lot D)
The neighborhood park in Cota Vera is a 5.5-acre HOA-owned and maintained park that is to be open for use by the public. The park is designed to provide the following features and flexible, non -programmed recreational amenities (Attachment 3).
A two-acre multi-purpose field with lighting
One full-size basketball court with lighting
Two decomposed granite bocce ball courts
Six pickleball courts with lighting
A tot lot with separate play structures for both 2-5 and 5-12 age groups Concrete paths which connect to regional trail system Picnic tables for general and small group gatherings
Benches for seating and sports viewing
Bicycle racks
Drinking fountain with dog bowl
A restroom comfort station with two unisex rooms
On-site 3-bin trash enclosure
Off-street parking lot with sixteen standard stalls and two ADA accessible stalls designated for park use only
Joint use on-street parking for thirteen vehicles adjacent to the park Pedestrian connection to senior housing development bordering south edge of park A park entry monument sign with accent planting
Filipino American Veterans monument and seating area
Park Name and Monument
The park’s theme is inspired by the proposed Filipino American Veterans monument to be located within the park and reflects the broader contributions and cultural influence of the Filipino American community in Chula Vista. The following park names options are being brought forward for City Council consideration and approval:
A) “Bayani Park”; or
B) “Filipino American Veterans Park”
Both names honor the service of Filipino American Veterans to our country. The word “Bayani” means ‘hero’ in Tagalog, or someone who sacrifices for the nation or community.
In accordance with City Council Policy No. 470 -01, Asset Naming and Renaming (Resolution No. 2025-155), proposed names should be neutral and should not duplicate or closely resemble those of existing parks, facilities, or landmarks within the City of Chula Vista, in order to avoid potential confusion of the public and public safety. “Filipino American Veterans Park” could be considered in conflict with this Policy , given the P a g e | 4
existing “Veterans Park” within the City . It should be noted that both park names currently under consideration were proposed prior to the adoption of said City Council policy.
Neighborhood Park Cost and Budget Analysis
The total estimated budget for the neighborhood park is approximately $5.03 million, based on the Parkland Acquisition and Development (PAD) Fees effective October 1, 2024 , or fees applicable at the time the construction contract is awarded in accordance with the Parks Agreement . The current construction cost estimate for the Park Master Plan is approximately $7.8 million including soft costs. The final construction cost estimate will be prepared during the Construction Documents phase and bidding process.
In accordance with the Parks Agreement, the Developer may elect to provide amenities that are different and/or beyond those associated with a typical City park. If Developer provides any such additional amenities, the cost and associated park development fee credits shall be subject to approval by Director of Development Services, or designee.
The Developer is committed to constructing the park as proposed, with the understanding that addi tional funding or modifications to the park design may be required. Prior to incurring any construction costs that exceed the park development fee obligation, the Developer must obtain written approval from the Director of Development Services or their designee. Upon such approval, the Developer may receive credit for eligible park improvements up to the amount of the approved construction costs, at the discretion of the Director of Development Services or designee.
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 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 Cou ncil 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 current-year fiscal impact to the City as a result of this action.
ONGOING FISCAL IMPACT
The Developer will construct the neighborhood park on behalf of the City to partly meet the Village 8 West parkland obligations. There will be no capital cost to the City for the construction of this park.
There will be no ongoing fiscal impact to the City , as the park will be perpetually maintained by the Community Homeowners Association.
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ATTACHMENTS
1. Location Map
2. Parks Agreement
3. Neighborhood Park Master Plan
Staff Contact: Laura Handschumacher, Landscape Architect, Development Services Patricia Ferman, Principal Landscape Architect, Development Services Rebecca Bridgeford, Deputy Director, Development Services Roy Sapa’u, Director of Development Services