Attachment 4 - Specific Plan.pdf — Chula Vista City Council, December 3, 2024

NAKANO SPECIFIC PLAN
Final
October 2024

CivilSense
Civil Engineering
Project Design Consultants
Landscape Architecture
LOS Engineering Inc.

Traffic Engineering
Dexter Wilson Engineering
Water and Sewer Engineering
Dudek
Environmental Consultant
Geocon Inc.

Geotechnical Consultant

In addition to the Specific Plan, the following approvals are required for the processing of a change to the land use designation and zoning of the NSP Area:
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Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-1 Appendix B : Consistency Analysis
The Specific Plan implements the goals and policies of the Cities of Chula Vista and San Diego’s general plans to create a tailored set of policies, regulations, and design guidelines that will apply to the context and vision for the Nakano Project. Appendix B provides thorough responses demonstrating how the Specific Plan is consistent with the objectives and policies of both general plans and the Otay Mesa Community Plan.

B-1 Chula Vista 2005 General Plan Consistency Analysis Report The City of Chula Vista General Plan identifies the NSP Area as within the East Planning Area, where development is designed to support regional transit service, provide neighborhood and regional commercial areas, and offer a variety of housing opportunities. The Specific Plan Land Use designation is Specific Plan - Residential Medium, which establishes development regulations consistent with the Chula Vista General Plan land use designation, Residential Medium. The following table discusses in further detail how the land use and design criteria of the Nakano project will meet the City’s General Plan objectives and policies.

GP Objective/
Policy #
Objective/Policy Text Specific Plan Consistency Comments/Response GENERAL PLAN ELEMENT – LAND USE
Theme 1 Strong Community Character and Image The NSP area is surrounded by residential developments within the Ocean View Hills community, which is comprised of a variety of residential and recreational uses. The Nakano Project will enhance the interface of the community by contributing additional recreational amenities and housing units that mesh with its surrounding community.

Theme 2

Healthy and Sustainable Economy The Nakano Project will accommodate expansion of the local economy by providing workforce housing options and improvement of local facilities through develop fees and infrastructure improvements. Implementation of the Specific Plan represents economic investment in the area which attracts new businesses to enhance the region’s economic vitality.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-2 Theme 3 Strong and Safe Neighborhoods The Nakano Project will create new housing units that mesh with the surrounding Ocean View Hill community. The Nakano Project will include a mobility network that provides sidewalks on all Private Drives and includes paseos to offer safe fluidity throughout the NSP area. The Nakano Project plans for multiple parks that will receive routine maintenance and upkeep which will contribute to the strength and safety of the overall neighborhood.

Theme 4 Improved Mobility The Nakano Project includes new street connections, sidewalks, paseos, trail connections, and bicycle facilities that will serve residents and visitors. These mobility improvements will tie into the existing local and regional mobility network.

Theme 5 Healthy and Sustainable Environment Implementation of the Specific Plan will include protective measures to ensure there are no adverse effect on the adjacent sensitive habitat in the ORVP. Implementation of the Specific Plan will also address stormwater management, transitional vegetation for protection of nearby habitat areas, as well as biofiltration basins for groundwater infiltration. These proactive measures will contribute to a healthy and sustainable environment.

Theme 6 High Quality Community Services The Nakano Project will contribute to development impact funds that are paid at the time of building permit approval. As such, upon annexation of the NSP area, development impact fees shall be paid to the City of San Diego that ensure community services and infrastructure meet the needs of the development project.

Theme 7 Effective Growth Management and Plan Implementation The Nakano Project provides a range of housing opportunities in a compact, efficient manner that is still compatible with the surrounding land uses. The residential development is directed towards the existing residential community along Ocean View Hills Road which eliminates the need for constructing entirely new infrastructure to support the development.

Theme 8 Shaping the Future Through the Present and Past The Nakano Project includes landscaping elements that represent and recognize the agricultural history of the site, to respect and acknowledge the former agricultural heritage in this area. The Specific Plan addresses compatible land uses to existing and future uses, including the OVRP and neighboring residential developments.

Objective – LUT 1 Provide a balance of residential and non-residential development throughout the City that achieves a vibrant development pattern, enhances the character of the City, and meets the present and future needs of all residents and businesses.

The Nakano Project assists the City achieve residential development in proximity to non- residential uses such as healthcare and commercial uses. The Nakano Project enhances the character of the City by contributing additional recreational amenities and housing units to help meet the present and future needs of the City.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-3 LUT 1.1 Ensure that land uses develop in accordance with the Land Use Diagram and Zoning Code in an effort to attain land use compatibility.

While the Nakano Project includes amending the existing City of Chula Vista zoning from Agriculture (A-8) to Specific Plan Residential Medium (SP-RM), the Nakano Project is fully compatible with the surrounding land uses. The SPA is surrounded by residential development to the east, medical offices to the south, Interstate 805 to the west and open space to the north. The residential development to the east is similar in density and scale.

As such, the Specific Plan’s land use and zoning attain land use compatibility.

LUT 1.2 Coordinate planning and redevelopment activities and resources to balance land uses, amenities, and civic facilities in order to sustain or improve the quality of life.

The Nakano Project assists the City and the greater San Diego region attain additional recreational amenities and housing units to help meet the present and future housing needs. Project amenities include pocket parks, trail access to the Otay Valley Regional Park (OVRP), and internal landscaped pathways, or paseos. The Nakano Project contributes to civic facilities through payment of Development Impact Fees (DIFs) that go towards community planned improvements, such as schools, parks and transit facilities. The City shall continue to consider cumulative projects in the region to coordinate development activities and balance land uses, amenities and civic facilities.

LUT 1.4 Seek to achieve an improved balance between jobs and housing in Chula Vista.

SANDAG projects Otay Mesa’s employment to increase from 8,000 in 2000 to 42,000 in 2030.1 Employment uses are adjacent to the SPA, including the medical offices south of the SPA that contribute to the jobs-housing balance in Otay Mesa. The Otay Mesa Community Plan designates the medical and commercial centers south of the SPA as “Regional Commercial” that support the border-related activities which yield a thriving commercial corridor that serves visitors and business of north side of the border.1 The Nakano Project assists the City attain additional housing units that help meet the present and future jobs-housing balance.

LUT 1.5 Endeavor to create a mixture of employment opportunities for citizens’ at all economic levels.

See analysis for Policy LUT 1.4. The Nakano Project provides housing options at varying sizes and price points which may be attainable for citizens at various economic levels, diversifying the workforce and in turn the economic base of the region.

LUT 1.6 Attract and maintain land uses that generate revenue for the City of Chula Vista, while maintaining a balance of other community needs, such as housing, jobs, open space, and public facilities.

The Nakano Project provides housing units that help the City meet their present and future housing needs and allow the City to attract and maintain revenue-generating land uses and jobs. The Nakano Project offers trail access to open space via the OVRP, as well as pocket parks and an overlook area over the OVRP. The applicant for the Nakano Project will provide appropriate DIFs for its fair share of public facilities and services.

1 City of San Diego. Otay Mesa Community Plan Update. March 2014. https://www.sandiego.gov/sites/default/files/otay_mesa_cmmty_plan_update_final-central_village_cpa.pdf.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-4 LUT 1.7 Provide high-quality public facilities, services, and other amenities within close proximity to residents.

The Nakano Project provides high-quality recreational amenities within the SPA, in proximity to its residents as well as the surrounding residents. The applicant for the Nakano Project will provide appropriate DIFs for its fair share of public facilities and services.

LUT 1.8 Pursue higher density residential categories and retail demand that are not being met within the City.

The Nakano Project provides housing options at varying densities and price points, which assists the City in meeting present and future housing needs across a range of housing categories. The Nakano Specific Plan land use designation of Specific Plan – Residential Medium allows for 6.1-11 dwelling units per acre, which is consistent with the surrounding residential neighborhoods to the west and southwest. The Nakano Project proposes an average of 10.8 dwelling units per acre.

LUT 1.9 Provide opportunities for development of housing that respond to diverse community needs in terms of density, size, location, and cost.

The Nakano Project provides housing options at varying densities, sizes and prices points which may be attainable for citizens at various economic levels.

LUT 1.10 Maintain an adequate supply of land designated and zoned for residential use at appropriate densities to meet housing needs, consistent with the objective of maintaining a balance of land uses.

The Nakano Project provides housing options at varying densities, which assists the City in meeting present and future housing needs.

LUT 1.12 Encourage regional-serving, high-volume retail or other uses to locate near freeway access to minimize traffic on City streets.

The Nakano Project does not include retail uses.

LUT 1.13 Maintain neighborhood and community shopping centers of sizes and at locations that offer both choice and convenience for shoppers and residents, while sustaining a strong retail base for the City.

The Nakano Project does not include commercial uses such as neighborhood and community shopping centers.

LUT 1.15 Allow office uses that are associated with complementary commercial service businesses in commercial service areas.

The Nakano Project does not include office uses.

LUT 1.17 Encourage the development of cultural and performing arts nodes in different areas throughout the City, each with a specific non-competing focus, such as viewing performances or works of art, and learning about, creating, or purchasing art.

The Nakano Project does not include commercial uses such as cultural and performing arts.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-5 Objective – LUT 3 Direct the urban design and form of new development and redevelopment in a manner that blends with and enhances Chula Vista’s character and qualities, both physical and social.

The SPA is surrounded by residential developments within the Ocean View Hills community, which is comprised of a variety of residential and recreational uses. The Nakano Project will enhance the interface of the community by contributing additional recreational amenities and housing units that are similar to and thus blend with the character of the surrounding community.

LUT 3.1 Adopt urban design guidelines and/or other development regulations for all Districts or Focused Areas of Change as presented in Sections LUT 8.0 - 10.0 of the Land Use and Transportation Element, as necessary, to ensure that new development or redevelopment recognizes and enhances the character and identity of adjacent areas, consistent with this General Plan’s Vision.

The Specific Plan includes design guidelines, included as Chapter 4, to ensure that new development recognizes enhances the character and identity of adjacent areas. The Nakano Project will enhance the character and identity of the surrounding community by contributing additional recreational amenities and housing units and implementing high- quality design.

LUT 3.2 Any such urban design guidelines and/or other development regulations shall be consistent with other, related policies and provisions in this General Plan, including Sections 7.3 through

7.6. The Specific Plan includes policies, standards, and procedures to maintain the integrity of the surrounding residential neighborhoods. The broader Ocean View Hills community contains residential developments of similar size, scale, and architectural styles. The Specific Plan includes minimum setbacks and buffers from neighboring uses to ensure compatible land uses and edge transitions. The design guidelines are crafted to ensure new development recognizes and enhances the interface of the community by contributing additional recreational amenities and housing units that mesh with its surrounding community.

Objective – LUT 5 Designate opportunities for mixed use areas with higher density housing that is near shopping, jobs, and transit in appropriate locations throughout the City.

The Nakano Project does not include mixed use areas. The Nakano Project includes residential uses in proximity to medical, commercial, open space, and other residential uses.

LUT 5.1 Promote mixed use development, where appropriate, to ensure a pedestrian-friendly environment that has
opportunities for housing; jobs; childcare; shopping;
entertainment; parks; and recreation in close proximity to one another.

The Nakano Project does not include mixed use areas. The Nakano Project includes residential uses in proximity to medical, commercial, open space, and other residential uses.

LUT 5.2 Encourage new development that is organized around compact, walkable, mixed use neighborhoods and districts in order to conserve open space resources, minimize
infrastructure costs, and reduce reliance on the automobile.

The Nakano Project does not include mixed use areas. The Nakano Project includes residential uses in proximity to medical, commercial, open space, and other residential uses.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-6 LUT 5.3 Authorize and encourage mixed use development in focus areas, including high-density residential housing,
neighborhood-serving commercial, and office uses.

The Nakano Project does not include mixed use areas. The Nakano Project includes residential uses in proximity to medical, commercial, open space, and other residential uses.

LUT 5.4 Develop the following areas as mixed use centers: Urban Core; Palomar Trolley Station; EUC; and Otay Ranch Village Cores and Town Centers.

The Nakano Project does not include mixed use areas. The Nakano Project includes residential uses in proximity to medical, commercial, open space, and other residential uses.

LUT 5.7 Encourage new ownership or rental housing in mixed use designations and near major transit services, where
compatible with adjacent neighborhoods. Mixed use housing should minimize impacts on designated single-family
neighborhoods.

The Nakano Project does not include mixed use areas. The Nakano Project includes residential uses in proximity to medical, commercial, open space, and other residential uses.

LUT 5.8 Encourage a wide variety of retail and commercial services, such as restaurants and cultural arts/entertainment, in appropriate locations.

The Nakano Project does not include retail and commercial services.

LUT 5.9 Encourage active and inviting pedestrian-friendly street environments that include a variety of uses within commercial and mixed use areas.

The Nakano Project includes roadways with sidewalks, paseo, and trail connections to promote an inviting pedestrian-friendly street environment.

LUT 5.11 Endeavor to reduce the number of peak hour automobile trips by supporting increased services near workplaces.

The Nakano Project includes residential uses in proximity to workplaces such as medical and commercial uses.

LUT 5.12 Minimize local and regional traffic by concentrating higher density employment near major transit services.

The SPA is within a ½ mile walking distance to four MTS bus stops, thus facilitating transit usership. Two are on Palm Avenue and two are on Dennery Road. Therefore, the Nakano Project increases housing in proximity to the transit and provides mobility recommendations to improve pedestrian connectivity.

LUT 5.13 Higher density residential and mixed use
residential/commercial development should be designed to:
create a pleasant walking environment to encourage
pedestrian activity; maximize transit usage; provide
opportunities for residents to conduct routine errands close to their residence; integrate with surrounding uses to become a part of the neighborhood rather than an isolated project; use architectural elements or themes from the surrounding
neighborhood; and provide appropriate transition between The Nakano Project includes new street connections, sidewalks, paseos, trail connections, and bicycle facilities that will serve residents and visitors. These mobility improvements tie into the existing local and regional mobility network. There are four bus stops within a ½ mile (as the crow flies) of the Nakano Project driveway, thus facilitating transit usership.

The SPA is located in proximity to regional commercial uses just south of the SPA which offer uses for routine errands.

The Specific Plan design guidelines are crafted to ensure new development recognizes meshes with its surrounding community.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-7 land use designations to minimize neighbor compatibility conflicts
Objective- LUT 6 Ensure adjacent land uses are compatible with one another. The SPA is surrounded by residential developments within the Ocean View Hills community, which is comprised of a variety of residential and recreational uses. The design guidelines in the Specific Plan recognize and enhance the interface of the community by contributing additional recreational amenities and housing units that blend with its surrounding community.

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.

The Nakano Project shall be processed through the City’s design review process to ensure compliance with design standards and guidelines.

LUT 6.2 Require that proposed development plans and projects consider and minimize project impacts upon surrounding
neighborhoods.

The Nakano Project will be CEQA compliant so will therefore fully consider and mitigate for any project impacts upon surrounding neighborhoods.

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 transit focus areas, 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.

The Specific Plan includes policies, standards, and procedures to maintain the integrity of the surrounding residential neighborhoods. The broader Ocean View Hills community contains residential development of similar size, scale, and architectural styles. The Specific Plan includes minimum setbacks and buffers from neighboring uses to ensure compatible land uses and edge transitions. The design guidelines are crafted to ensure new development recognizes and enhances the interface of the community by contributing additional recreational amenities and housing units that mesh with its surrounding community.

LUT 6.5 Require, through sensitive and attractive design, that neighborhood retail centers and commercial service buildings are compatible with the surrounding neighborhood.

The Nakano Project does not include neighborhood retail and commercial services.

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.

The Nakano Project does not include commercial or mixed use development.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-8 LUT 6.7 Require that outdoor storage areas or salvage yards be screened from any public right-of-way.

The Specific Plan includes development standards that require all stored items be completely screened by solid fences, walls, buildings, or landscape features, or by a combination of screening elements.

LUT 6.8 Require that any land use that handles, generates and/or transports hazardous substances, will not negatively impact existing or future sensitive receptors/land uses, as defined by state and federal regulations.

The Nakano Project will be CEQA compliant which considers project impacts of transporting hazardous substances. The Nakano Project shall comply with state and federal regulations related to transporting hazardous substances.

LUT 6.10 Coordinate and work closely with the City of San Diego, National City, and San Diego County in the Otay Valley
Regional Park and Sweetwater/Bonita areas to participate in the development review processes of projects proposed in these areas. Work to ensure that such development takes applicable City of Chula Vista standards into consideration, as appropriate.

Responsible agencies that have a particular interest in the Nakano Project have been engaged in the development review process.

Objective- LUT 7 Appropriate transitions should be provided between land uses. The Specific Plan includes minimum setbacks and buffers from neighboring uses to ensure compatible land uses and edge transitions.

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.

The Specific Plan includes minimum setbacks and buffers from neighboring uses to ensure compatible land uses and edge transitions. The Nakano Project will be subject to applicable city brush management requirements that ensure appropriate buffering from the adjacent open space
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.

The Nakano Project does not include commercial or industrial development.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-9 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.

The Nakano Project includes brush management zones that requires landscape and open space buffer that maintain a naturalized or softer edge to the residential development.

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 neighborhoods, communities, and public spaces, and enhance its image as a pedestrian-oriented and livable community.

The Nakano Project enhances Chula Vista’s image by creating a distinguished neighborhood that emphasizes recreational and pedestrian amenities.

LUT 8.1 Develop a program to enhance the identity of special districts and neighborhoods to create variety and interest in the built environment, including such items as signage, monuments, landscaping, and street improvements.

The Nakano Project includes distinct placemaking through monument signage and comprehensive landscaping.

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.

The Nakano Project does not include activity-oriented commercial uses. The Nakano Project does include recreational amenities such as pocket parks and trail access which enhance the identity of the community.

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.

The design guidelines in the Specific Plan recognize and enhance the interface of the community by contributing additional recreational amenities and housing units that mesh with its surrounding community. The broader Ocean View Hills community contains residential development of similar size, scale, and architectural styles.

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.

The Nakano Project does include recreational amenities such as pocket parks, paseos, and trail access which enhance the identity of the community.

LUT 8.5 Prepare urban design guidelines that help to create pedestrian-oriented development by providing:

Varied and articulated building facades;
Visual (first floor clear glass windows) and physical access for pedestrians;
Pedestrian circulation among parcels; uses; transit stops; and public or publicly accessible spaces;
Human scale design elements;
The Specific Plan includes design guidelines that include varied and articulated building facades; visual and physical access for pedestrians; pedestrian circulation via sidewalks, paseos, trails, and private drives; human scale design elements; street-engaging facades via walkways and visible front entries, and alley-loaded products.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-10 Ground floor residential and commercial entries that face and engage the street; and
Pedestrian-oriented streetscape amenities.

LUT 8.6 Develop a master plan for artwork in public places that would identify the types of art desired and establish appropriate settings for the display of art, including within public rights-of- way and landscape medians.

The Nakano Project includes monument signage, comprehensive landscaping along roadways and paseos.

LUT 8.7 Ensure that vacant parcels and parcels with unsightly storage uses, such as auto salvage yards, are appropriately screened from the street to reduce their negative visual effects.

The Specific Plan includes development standards requiring outdoor storage not to exceed 400 square feet in an area or 12 feet in height and must be screened.

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.

The Specific Plan includes design guidelines intended to create attractive development that compliments surrounding developments and provides visual interest for residents and visitors. The design guidelines provide guidance on building massing, materials and colors, architectural styles and product design.

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.

The Specific Plan includes design guidelines on street furniture that shall be implemented throughout the SPA.

LUT 10.3 Provide well-designed, comfortable bus stops throughout the City.

There are four bus stops within a ½ mile (as the crow flies) of the Nakano Project driveway. Two are on Palm Avenue and two are on Dennery Road. As stated in the Nakano Local Mobility Analysis, the bus stop on the north side of Palm Avenue includes a combined bench with open air shelter. The bus stop on the south side of Palm Avenue includes has a bench. The bus stop on the east side of Dennery Road has a bench. The bus stop on the west side of Dennery Road includes a combined bench with open air shelter. The bus stops are in good condition.

LUT 10.4 Prior to the approval of projects that include walls that back onto roadways, the city shall require that the design achieves a uniform appearance from the street. The walls shall be uniform in height, use of materials, and color, but also incorporate elements, such as pilasters, that add visual interest.

The Nakano Project may include block walls along street side units. The design of such walls and the design standards for walls would conform to applicable city code in terms of height, materials and color. The design review process of the Nakano Project would ensure compliance with applicable design standards.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-11 LUT 10.5 Require under grounding of utilities on private property and develop a priority based program of utility under grounding along public rights-of-way.

Utilities for the Nakano Project shall be undergrounded.

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.

The Nakano Project does not include utility hardware in above-ground public rights-of- way, in compliance with city standards.

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.

The Nakano Project provides utility services to the new development. Utility providers shall be engaged throughout the development review process through implementation.

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.

The Specific Plan includes design guidelines intended to create attractive development that compliments surrounding developments and provides visual interest for residents and visitors. The design guidelines are crafted to ensure new development recognizes the broader Ocean View Hills community through similar use of building massing, materials and colors, architectural styles and product designs that mesh the surrounding community.

LUT 11.1 Promote development that creates and enhances positive spatial attributes of major public streets, open spaces, cityscape, mountain and bay sight lines, and important
gateways into the City.

The Nakano Project enhances positive spatial attributes through widespread and intentional landscaping along public streets, paseos, and pocket parks; provides a new trail access point to the OVRP; and incorporation of an overlook area over the OVRP.

LUT 11.2 Promote and place a high priority on quality architecture, landscape, and site design to enhance the image of Chula Vista, and create a vital and attractive environment for businesses, residents, and visitors.

The Specific Plan includes development standards and design guidelines intended to create attractive development that compliments surrounding developments and provides visual interest for residents and visitors. The Specific Plan standards and guidelines inform future development and design elements such as architecture, landscape and site design.

LUT 11.4 Actively promote architectural and design excellence in buildings, open space, and urban design.

LUT 11.5 Require a design review process for all public and private discretionary projects (which includes architectural, site plan, landscape and signage design) to review and evaluate projects The Nakano Project will comply with the City’s Design Review Process.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-12 prior to issuance of building permits to determine their compliance with the objectives and specific requirements of the City's Design Manual, General Plan, and appropriate zone or Area Development Plans.

Objective – LUT 12 Protect Chula Vista’s important historic resources. The SPA does not contain any historic resources. Therefore, this policy is not applicable.

Objective – LUT 14 Coordinate with appropriate regional and local agencies to create an effective regional transportation network that links Chula Vista to the surrounding region and Mexico.

The Nakano Project provides a series of private drives, bicycle facilities, sidewalks and trails that tie into the existing regional transportation network.

LUT 14.1 Support the study, design, expansion, and construction of a regional freeway system that will have the capacity to carry forecasted regional traffic demand in and through the City of Chula Vista.

The Nakano Project does not include expansion or construction of a regional freeway system. The Nakano Project is obligated to pay its fair share towards community planned classification improvements.

LUT 14.2 Support planning for regional freeways and state highways to allow mitigation of anticipated impacts from external trips on the Chula Vista circulation system.

The Nakano Project does not include expansion or construction of a regional freeway system.

LUT 14.3 Plan for high capacity regional freeway and Transit First facilities to adequately serve the regional travel demand resulting from the land uses associated with adjacent areas.

The Nakano Project does not include expansion or construction of any regional freeway or Transit First facilities.

LUT 14.4 Focus regional traffic corridors traversing the General Plan area to I-5, I-805, SR- 54, and SR-125. Major east-west roads should be used to effectively distribute traffic to the freeways and toll ways.

The SPA is located directly east of I-805. The SPA is provided access to I-805 via the major east-west corridor, Palm Avenue.

LUT 14.5 Continue to actively participate in regional organizations and processes to ensure the integration of Chula Vista circulation system facilities with circulation systems planned for by other agencies.

This policy is not relevant to the Nakano Project.

LUT 14.6 Define and evaluate quality of life standards for transportation, and establish an implementation plan for financing needed facilities.

This policy is not relevant to the Nakano Project.

LUT 14.7 Coordinate with regional agencies to ensure adequate transportation links with regional population, employment and activity centers.

The Nakano Project provides a series of private drives, bicycle facilities, sidewalks and trails that tie into the existing regional transportation network.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-13 LUT 14.8 In order to provide direct access to the University/RTP, Village 9 Town Center, and to provide regional transit service across the Otay Valley, support the construction of the Rock
Mountain and Otay Valley Road interchanges with SR-125, as warranted in accordance with the City of Chula Vista Toll Road Agreement with San Diego Expressway Limited
Partnership and Agreement Affecting Real Property, as
amended.

This policy is not relevant to the Nakano Project.

Objective – LUT 16 Integrate land use and transportation planning and related facilities.

The Nakano Project contributes additional recreational amenities and housing units that mesh with its surrounding community. The Nakano Project is organized by new street connections, sidewalks, paseos, trail connections, and bicycle facilities that will serve residents and visitors. These mobility improvements will tie into the existing local and regional mobility network.

LUT 16.1 Promote the development of well-planned communities that will tend to be self-supportive and, thus, reduce the length of vehicular trips, reduce dependency on the automobile, and encourage the use of other modes of travel.

The Nakano Project is organized by new street connections, sidewalks, paseos, trail connections, and bicycle facilities that will serve residents and visitors. These mobility improvements will tie into the existing local and regional mobility network.

LUT 16.2 Ensure that new development and community activity centers have adequate transportation and pedestrian facilities.

LUT 16.3 Provide direct and convenient access to public transit stops within residential, commercial, and industrial areas.

There are four bus stops within a ½ mile (as the crow flies) of the Nakano Project driveway. Two are on Palm Avenue and two are on Dennery Road LUT 16.4 Develop plans, policies, and standards for enhancing interchanges and bridge crossings along (or over/under) the I- 5, I-805, SR-54, and SR-125 corridors to support transit, vehicular, non-motorized, and pedestrian connections.

This policy is not relevant to the Nakano Project.

Objective – LUT 17 Plan and coordinate development to be compatible and supportive of planned transit.

There are currently no planned transit improvements along Dennery Road or Palm Avenue. The Nakano Project is obligated to pay its fair share towards community planned classification improvements.

LUT 17.1 Designate sufficient land at appropriate densities to support planned transit and require that development be transit- oriented, as appropriate to its proximity to transit facilities.

The Nakano Specific Plan land use designation of Specific Plan – Residential Medium allows for 6.1-11 dwelling units per acre, which is consistent with the surrounding residential neighborhoods to the west and southwest. The Nakano Project proposes an average of 10.8 dwelling units per acre. There are four bus stops within a ½ mile (as the Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-14 crow flies) of the Nakano Project driveway. Two are on Palm Avenue and two are on Dennery Road.

LUT 17.2 Direct higher intensity and mixed use developments to areas within walking distance of transit, including San Diego Trolley stations along E, H, and Palomar Streets, and new stations along future transit lines, including BRT.

The Nakano Specific Plan land use designation of Specific Plan – Residential Medium allows for 6.1-11 dwelling units per acre, which is consistent with the surrounding residential neighborhoods to the west and southwest. There are four bus stops within a ½ mile (as the crow flies) of the Nakano Project driveway. Two are on Palm Avenue and two are on Dennery Road, thus facilitating transit usership.

LUT 17.3 Establish new town centers in the East Planning Area to be transit-oriented and include a transit stop or station.

The Nakano Project does not include a new town center.

LUT 17.4 Require developers to consult and coordinate with SANDAG and the City to ensure that development is compatible with and supports the planned implementation of public transit.

SANDAG and the City were consulted for the Vehicle Miles Traveled Analysis and Local Mobility Analysis Report, in which the responsible agencies ensure the development is compatible with any planned implementation of public transit.

Objective – LUT 18 Reduce traffic demand through Transportation Demand Management (TDM) strategies, increased use of transit,
bicycles, walking, and other trip reduction measures.

The Nakano Project is accompanied by a Transportation Demand Management (TDM) plan which includes recommended elements as Project conditions of approval, including:
providing information about the SANDAG’s iCommute program; encouraging carpooling; and encouraging bike and transit usage.

LUT 18.1 Support and encourage the use of public transit. The Nakano Project is accompanied by a TDM plan which includes recommended elements as Project conditions of approval, including: provide information about the SANDAG’s iCommute program; encourage carpooling; and encourage bike and transit usage.

LUT 18.2 Provide an efficient and effective paratransit service for elderly and handicapped persons unable to use conventional transit service.

The Nakano Project is accompanied by a TDM plan which includes recommended elements as Project conditions of approval, including: providing information about the SANDAG’s iCommute program; encouraging carpooling; and encouraging bike and transit usage.

LUT 18.3 Provide and enhance all feasible alternatives to the automobile, such as bicycling and walking, and encourage public transit ridership on existing and future transit routes.

In addition to the TDM plan which encourages transit usage, the Nakano Project includes mobility improvements such as sidewalks, paseos, and bicycle facilities to encourage alternatives to the automobile.

LUT 18.4 Use master planning techniques in new development and redevelopment projects to enable effective use of public transit.

There are four bus stops within a ½ mile (as the crow flies) of the Nakano Project driveway. Two are on Palm Avenue and two are on Dennery Road, thus facilitating transit usership. The Nakano Project is also accompanied by a TDM plan which includes measures to encourage use of public transit. The private drives shall not be considered for public transit.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-15 LUT 18.5 Implement TDM strategies, such as carpooling, vanpooling, and flexible work hours that encourage alternatives to driving alone during peak periods.

The Nakano Project provides does not provide commercial employment opportunities and therefore does not control work hours. The Nakano Project TDM plan includes recommended elements as Project conditions of approval, including: providing information about the SANDAG’s iCommute program; encouraging carpooling; and encouraging bike and transit usage.

LUT 18.6 Encourage employer-based TDM strategies, such as:
employee transportation allowances; preferential parking for rideshare vehicles; workplace-based carpool programs; and shuttle services.

The Nakano Project provides does not provide commercial employment opportunities and therefore does not control employee transportation allowances or similar employee benefits. The Nakano Project TDM plan includes recommended elements as Project conditions of approval, including: providing information about the SANDAG’s iCommute program; encouraging carpooling; and encouraging bike and transit usage.

LUT 18.7 Support the location of private “telework” centers.

The Specific Plan designates the SPA as Specific Plan – Residential Medium, which conditionally allows home occupations within the SPA.

LUT 18.8 Encourage establishment of park-and-ride facilities near or at transit stations, as appropriate to the area's character and surrounding land uses.

There is a park-and-ride facility at the Palm Avenue Trolley Station located approximately three miles west of the SPA. The Nakano Project is obligated to pay DIFs towards community planned improvements, such as transit facilities.

Objective – LUT 20 Make transit-friendly roads a top consideration in land use and development design.

The Nakano Project includes a series of private drives to adequately facilitate internal vehicular travel. The private drives shall not be considered for public transit.

LUT 20.1 Incorporate transit-friendly and pedestrian-friendly elements into roadway design standards, such as signal priority for transit and adequate sidewalk widths for pedestrians.

The Nakano Project includes a series of private drives to adequately facilitate internal vehicular travel. The private drives shall not be considered for public transit. It also provides sidewalks and paseos along select private drives to facility internal pedestrian usage.

Objective – LUT 23 Promote the use of non-polluting and renewable alternatives for mobility through a system of bicycle and pedestrian paths and trails that are safe, attractive and convenient forms of transportation.

In addition to the TDM plan which encourages transit usage, the Nakano Project includes mobility improvements such as sidewalks, paseos, trail access points, and bicycle facilities to encourage alternatives to the automobile.

LUT 23.1 Encourage the use of bicycles and walking as alternatives to driving

The Nakano Project includes mobility improvements such as sidewalks, paseos, trail access points, and bicycle facilities to encourage alternatives to the automobile.

LUT 23.2 Foster the development of a system of inter-connecting bicycle routes throughout the City and region.

The Nakano Project includes four-foot bike paths along the entrance driveway that acts as the primary roadway of the development. The private drives leading east and west from the primary roadway will include bicycle sharrows.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-16 LUT 23.3 Preserve, restore, or provide the opportunity for a cyclist to ride a bicycle to virtually any chosen destination, in order to make the bicycle a viable transportation alternative.

LUT 23.4 Link major residential areas with principal trip destinations, such as schools; parks; community centers; and shopping centers.

The Nakano Project includes residential uses in proximity to medical, commercial, open space, and other residential uses.

LUT 23.5 Provide linkages between bicycle facilities that utilize circulation element alignments and open space corridors.

The Nakano Project includes new street connections, sidewalks, paseos, trail connections, and bicycle facilities that will serve residents and visitors. These mobility improvements will tie into the existing local and regional mobility network, providing linkages to open space corridors including the OVRP.

LUT 23.6 In addition to using open space corridors, off-street bicycle trails should use flood control and utility easements. The trails shall be designed to minimize interaction with automobile cross traffic.

The Nakano Project does not use flood control or utility easement for bicycle trails.

However, there are bicycle facilities including a separated Class I Bike Path along Private Drive A which buffers bicycles from automobile traffic and links to the Class II bike lane along Dennery Road.

LUT 23.7 Provide bicycle support facilities at all major bicycle usage locations.

LUT 23.10 Promote the system of trails envisioned within the Chula Vista Greenbelt.

The Nakano Project provides trail access to the existing OVRP trail system that is adjacent to the SPA. This will promote the OVRP trail system in place.

LUT 23.11 Implement recommendations of the City's Bikeway Master Plan and Greenbelt Master Plan.

The 2020 Chula Vista Active Transportation Plan2 (ATP) is an update to the 2011 Bikeway Master Plan. The ATP shows a proposed multi-use path through the OVRP, through the SPA, and connecting with Dennery Road. The implementation of the proposed multi-use path would need to tie into the Nakano Project, for example it could connect to the Nakano Project’s bike path along the main private drive through the center of the SPA. The Nakano Project provides trail access to the existing OVRP trail system that is adjacent to the SPA, in alignment with the City’s Greenbelt Master Plan.

LUT 23.12 Provide opportunities for use of personal mobility devices.

The Nakano Project includes 4-foot sidewalks and paseos that could accommodate personal mobility devices, where appropriate.

2 City of Chula Vista. Active Transportation Plan. May 12, 2020. https://www.chulavistaca.gov/home/showpublisheddocument/20838/637346375732130000.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-17 LUT 23.13 New overpasses and interchanges should be designed to accommodate bicycles and pedestrians.

The Nakano Project does not provide new overpasses or interchanges. Bicycle and pedestrian facilities will link into existing facilities on Dennery Road.

LUT 23.14 Require new development projects to provide internal bikeway systems with connections to the citywide bicycle networks.

Objective – LUT 30 Use parking management to better utilize parking facilities and implement policies to reduce parking demand before
considering public expenditures for additional parking
facilities.

The Nakano Project is a residential project. Parking will be provided within each unit’s garage and driveway, with the exception of a percentage of parking being common area parking. There will be no public funding required for additional parking facilities.

LUT 30.1 Consider limiting parking in appropriate areas to discourage single-occupant vehicle commuting and to reinforce non- auto travel modes, but not so limiting as to adversely affect the viability and vitality of the area.

The Nakano Project is a residential project. Parking will be provided within each unit’s garage and driveway, with the exception of a percentage of parking being common area parking.

LUT 30.2 Consider establishment of maximum allowances for off-street parking spaces in mixed use zones where parking demand
could be offset by close proximity of uses or availability of transit.

The Nakano Project does not include any mixed-use zones. Parking will be provided within each unit’s garage and driveway, with the exception of a percentage of parking being common area parking.

LUT 30.3 Emphasize the provision of short-term parking (e.g., parking duration limits, time-of-day, restricted parking zones) over long-term parking in commercial areas.

The Nakano Project is a residential project and does not include commercial areas. Any parking limits will be at the discretion of the HOA.

Objective – LUT 31:

Provide parking facilities that are appropriately integrated with land uses; maximize efficiency; accommodate alternative vehicles; and reduce parking impacts.

The Nakano Project is a residential project. Parking will be provided within each unit’s garage and driveway, with the exception of a percentage of parking being common area parking.

LUT 31.1 Strategically locate parking structures to serve commercial and employment centers, and to provide park and ride
opportunities for use of express shuttle, trolley service, and other transit.

The Nakano Project does not include any parking structures. Therefore, this policy is not applicable.

LUT 31.2 Encourage consolidation of surface parking lots into structured parking facilities where appropriately located and well-designed.

The Nakano Project does not include any surface parking lots or parking structures.

Therefore, this policy is not applicable.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-18 LUT 31.3 Provide parking and recharging facilities for alternative vehicles such, as bicycles and electric and low-emission vehicles.

The Nakano Project is a residential project and therefore bicycle parking is not required for a dwelling unit with a garage accessible only by residents of the dwelling unit. Bicycle racks shall be provided at pocket park locations to encourage multi-modal interconnectivity. There are no public electric or low emission vehicle charging stations.

Objective – LUT 32:

Evaluate the use and applicability of various strategies to provide parking.

The Nakano Project is a residential project. Parking will be provided within each unit’s garage and driveway, with the exception of a percentage of parking being common area parking.

LUT 32.1 Consider the joint use of parking facilities in mixed use areas where peak parking occurs at different times of the day or week and the parking facility is within one quarter mile of the uses it will serve.

The Nakano Project does not include any mixed-use zones. Parking will be provided within each unit’s garage and driveway, with the exception of a percentage of parking being common area parking.

LUT 32.2 Consider the establishment of parking districts that may include a variety of public parking facilities, including surface lots and parking structures, to provide parking for a bounded geographical area.

The Nakano Project is a residential project. Parking will be provided within each unit’s garage and driveway, with the exception of a percentage of parking being common area parking. There will be no public parking facilities, surface lots or parking structures.

LUT 32.3 Consider the use of parking credits for developers in exchange for transit facility placement, bicycle facilities, and/or monetary contribution toward public parking.

The Nakano Project meets parking requirements and thus does not plan to implement such additional facilities.

LUT 32.4 Consider the use of in-lieu fees, whereby a specified amount is submitted to the City for each parking space not provided on site, which the City shall subsequently use for the
construction of public parking facilities.

The Nakano Project meets parking requirements and therefore this is not applicable.

Objective – LUT 33 Ensure that parking facilities are appropriately sited and well- designed in order to minimize adverse effects on the
pedestrian-oriented environment, and to enhance aesthetic qualities.

The Nakano Project is a residential project. Parking will be provided within each unit’s garage and driveway, with the exception of a percentage of parking being common area parking. Parking will be designed in order to minimize effects to pedestrians and enhance aesthetics, where possible.

LUT 33.1 Off-street surface parking areas should be located and designed in a manner that
supports and does not conflict with pedestrian activity, such as to the side or rear of buildings, wherever feasible. In pedestrian-oriented areas, locate surface parking lots to the rear or side of buildings, wherever feasible.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-19 LUT 33.2 Encourage consolidation of surface parking lots into structured parking facilities where appropriately located and well-designed.

The Nakano Project is a residential project. Parking will be provided within each unit’s garage and driveway, with the exception of a percentage of parking being common area parking. There will be no public parking facilities, surface lots or parking structures.

Objective LUT 61 Create balanced communities that can provide a high quality of life for residents.

The Nakano Project provides recreational amenities and housing units to help meet the present and future housing needs providing for a healthy lifestyle for residents.

LUT 61.1 Adhere to the regulations established in existing GDPs and SPAs.

The Nakano Project is not subject any existing Chula Vista General Development Plans or Sectional Planning Areas. Therefore, this policy is not applicable.

LUT 61.2 Future SPAs shall focus on creating a vibrant sense of community, a vigorous economy, and a healthy environment.

The Nakano Project does not include a future SPA. Therefore, this policy is not applicable.

LUT 61.3 Require all future community identification signs and monuments to recognize communities as part of the City of Chula Vista.

As denoted in the Specific Plan standards, monument signs shall recognize the jurisdiction it resides in.

Objective – LUT 62 Require development to consider and plan for careful use of natural and man-made resources and services, and maximize opportunities for conservation while minimizing waste.

The Nakano Project would be consistent with the City’s Landscape Water Conservation Ordinance. The Nakano Project would also practice energy conservation through the use of shade trees that reduce heat island issues and installation of solar photovoltaic systems.

LUT 62.1 Require developments within the East Planning Area to provide resource management plans for water; air quality; recycling; solid waste management; and energy.

The Nakano Project is located within the East Planning Area. All technical reports related to resource management are included with the CEQA compliance documentation.

Objective – LUT 63 Provide efficient multi-modal access and connections to and between activity centers.

The Nakano Project provides bicycle, pedestrian and automobile access to Dennery Road, linking the project to other activity centers in the area.

LUT 63.1 Provide roads, transit service, bike routes, and pedestrian pathways that connect activity centers to their surrounding neighborhoods, adjacent villages, and each other, such that access is safe and convenient for residents and visitors.

The Nakano Project provides bicycle, pedestrian and automobile access to Dennery Road, linking the project to other activity centers in the area.

Objective – LUT 72 Develop comprehensive, well-integrated, and balanced land uses within villages and town centers that are compatible with the surroundings.

The Nakano Project is a residential project and is not located in a village or town center.

Therefore, this policy is not applicable.

LUT 72.1 Create a series of town centers of size or intensity greater than the typical village core concept, and characterized by higher density, mixed use development, with an appropriate The Nakano Project is a residential project and is not a village or town center. Therefore, this policy is not applicable.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-20 amount of commercial, community, and other necessary
services.

LUT 72.2 Provide for mixed land use in each Village Core and Town Center focusing on shops, plazas, parks, and housing
arranged to encourage social interaction.

The Nakano Project is a residential project and is not located in a village or town center.

Therefore, this policy is not applicable.

LUT 72.3 Provide a variety of housing types, including single-family and multi-family, in residential neighborhoods and mixed use village centers, responding to the needs of families, singles, students, and seniors.

The Nakano Project assists the City attain additional housing units that help meet the City’s present and future housing needs. The Project provides a range of housing types, contributing both single-family and multi-family units, responding to the needs of all citizens.

LUT 72.4 Concentrate higher intensity land uses and those uses that generate pedestrian activity toward the Village Core or Town Center, with densities generally decreasing away from core areas.

The Nakano Project is a residential project and is not within a Village Core or Town Center. Therefore, this policy is not applicable.

LUT 72.5 Each Village Core or Town Center must provide
neighborhood commercial services within ¼-mile radius of residences and/or transit.

The Nakano Project is a residential project and is not a within Village Core or Town Center. Therefore, this policy is not applicable.

LUT 72.6 Town Centers should provide community/neighborhood serving commercial services.

The Nakano Project is a residential project and is not a Town Center. Therefore, this policy is not applicable.

LUT 72.7 Provide pedestrian and street connectivity between Villages utilizing a grid circulation pattern that offers a wider range of mobility choices and routes.

The Nakano Project is a residential project and is not a designated Village. Therefore, this policy is not applicable.

Objective – LUT 73 Promote alternative modes of transportation, which are intended to encourage a healthy lifestyle and reduce reliance on the automobile, and support the viability of transit through land use distribution and design.

The Nakano Project will have a mobility network that provides access for people to walk, bike, drive and take transit. The surrounding network of streets, bike paths, sidewalks, and trails provide connections between the residential neighborhoods of the Nakano Project and the commercial, retail, and public uses such as schools, parks, and transit facilities within the vicinity, promoting the use of alternative modes of transportation.

LUT 73.1 Provide for walking and biking on streets designed to link neighborhoods, activity centers, and community destinations.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-21 LUT 73.2 Town centers and village cores should include a transit station that is appropriately sited to increase commuter ridership and promote activity and viability of nearby commercial and office developments.

The Nakano Project is a residential project and is not a Village Core or Town Center.

Therefore, this policy is not applicable.

LUT 73.3 Higher residential densities in Town Centers and Village Cores should be located within a one-quarter mile radius of transit stations.

The Nakano Project is a residential project and is not located near a Village Core or Town Center. Therefore, this policy is not applicable.

LUT 73.4 Locate High and Medium-High density residential within ¼- mile radius to the Village Core(s), Town Center(s), or transit.

The Nakano Project is a residential project and is not located near a Village Core or Town Center. Therefore, this policy is not applicable.

LUT 73.5 Locate activity centers adjacent to transit stations, which should be designed with inviting pedestrian access and public spaces.

The Nakano Project is a residential project. Therefore, this policy is not applicable.

LUT 73.6 Use town centers to promote pedestrian travel within the villages and the use of bicycles and BRT for trips outside the villages.

The Nakano Project is a residential project and is not located near a Village Core or Town Center. Therefore, this policy is not applicable.

LUT 73.7 Incorporate pedestrian-oriented design features on streets that move vehicular traffic through the town center's
pedestrian environment, including potential use of a town center arterial couplet design.

The Nakano Project is a residential project and is not located near a Village Core or Town Center. Therefore, this policy is not applicable.

LUT 73.8 Incorporate pedestrian-oriented design features on streets that move vehicular traffic through the town center's
pedestrian environment, including potential use of a town center arterial couplet design.

The Nakano Project is a residential project and is not located near a Village Core or Town Center. Therefore, this policy is not applicable.

Objective – LUT 74 Accommodate land uses that diversify the economic base within Otay Ranch and the surrounding south San Diego
County region.

The Nakano Project provides housing options at varying sizes and prices points which may be attainable for citizens at various economic levels, diversifying the workforce and in turn the economic base of the region. Per the Chula Vista Housing Element, ten percent (10%) of the total units within the Nakano Project will be affordable to low and moderate income households. Of the ten percent, five percent (5%) must be affordable to low income households and five percent (5%) must be affordable to moderate income households.

LUT 74.1 Provide sufficient land and infrastructure to accommodate commercial and industrial uses.

The Nakano Project is a residential project therefore, this policy is not applicable.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-22 LUT 74.2 Promote additional business and higher paid employment opportunities for residents of Chula Vista.

The Nakano Project is a residential project therefore, this policy is not applicable.

LUT 74.3 Promote synergistic uses between the villages of Otay Ranch to provide a balance of activities, services and facilities.

The Nakano Project is a residential project and is not located between the villages of Otay Ranch. Therefore, this policy is not applicable.

Objective – LUT 75 Preserve and protect Otay Ranch’s significant natural resources and open space lands with environmentally
sensitive development.

The Nakano Project is a residential project and is not located within or adjacent to Otay Ranch.

LUT 75.1 Create and maintain a comprehensive open space system throughout the Otay Ranch villages that, through
environmental stewardship, restores and preserves nature's resources for generations to come.

The Nakano Project is not located within the villages of Otay Ranch. Therefore, this policy is not applicable.

LUT 75.2 Design villages that have well defined edges such as the Chula Vista Greenbelt, open spaces, or wildlife corridors.

The Nakano Project is a residential project and is not a village or town center, nor is it in the vicinity of a village. Therefore, this policy is not applicable.

Objective – LUT 76 Provide public services and facilities to meet the needs of the Otay Ranch residents.

The Nakano Project is a residential project and is not located within or adjacent to Otay Ranch.

LUT 76.1 Services and facilities will be conveniently located and efficiently managed and provided to Otay Ranch residents concurrent with needs.

The Nakano Project is a residential project and is not located within or adjacent to Otay Ranch.

GENERAL PLAN ELEMENT – ECONOMIC DEVELOPMENT
Objective – ED 1 Provide a diverse economic base for the City of Chula Vista. The Nakano Project provides housing options at varying sizes and prices points which may be attainable for citizens at various economic levels, diversifying the workforce and in turn the economic base of the region.

ED 1.2 Provide sufficient tracts of land at a variety of sizes available for industrial and commercial uses in order to provide a stable economic base.

The Nakano Project is a residential project therefore, this policy is not applicable.

ED 1.3 Encourage the preservation and expansion of existing industrial uses in areas designated as industrial.

The Nakano Project is a residential project therefore, this policy is not applicable.

ED 1.4 Increase the supply of land for non-retail employment through the designation of land to accommodate a regional The Nakano Project is a residential project therefore, this policy is not applicable.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-23 technology park; a future business park; industrial or business park space; and development of a university campus.

ED 1.5 Consider fiscal impact implications of General Plan amendments that propose changes to industrial and
commercial lands.

The Nakano Project is a residential project therefore, this policy is not applicable.

Objective – ED 2 Maintain a variety of job and housing opportunities to improve Chula Vista's jobs/housing balance.

SANDAG projects Otay Mesa’s employment to increase from 8,000 in 2000 to 42,000 in 2030.3 Employment uses are adjacent to the SPA, including the medical offices south of the SPA that contribute to the jobs-housing balance in Otay Mesa. The Otay Mesa Community Plan designates the medical and commercial centers south of the SPA as “Regional Commercial” that support the border-related activities which yield a thriving commercial corridor that serves visitors and business of north side of the border.1 The Nakano Project assists the City attain additional housing units that help meet the present and future jobs-housing balance The Nakano Project provides housing options at varying sizes and prices points which may be attainable for citizens at various economic levels, diversifying the workforce and in turn the economic base of the region.

ED 2.2 Facilitate increased employment densities near transit stations and routes.

The Nakano Project is a residential project therefore, this policy is not applicable.

ED 2.3 Pursue a diverse supply of housing types and costs, as well as a diverse supply of jobs with varying income potential, to balance local job and housing opportunities
The Nakano Project provides housing options at varying sizes and prices points which may be attainable for citizens at various economic levels, diversifying the workforce and in turn the economic base of the region. Per the Chula Vista Housing Element, ten percent (10%) of the total units within the Nakano Project will be affordable to low and moderate income households. Of the ten percent, five percent (5%) must be affordable to low income households and five percent (5%) must be affordable to moderate income households.

ED 2.5 Encourage mixed use projects where retail, commercial and office development is developed with residential opportunities on the same lot site or in the same building.

The Nakano Project is a residential project and does not include mixed-use. Therefore, this policy is not applicable.

Objective – ED 7 Develop a strong land use and transportation link between the downtown urban core, bayfront, southwestern, and eastern areas of the City to support economic development
throughout.

The Nakano Project is a residential project therefore, this policy is not applicable.

3 City of San Diego. Otay Mesa Community Plan Update. March 2014. https://www.sandiego.gov/sites/default/files/otay_mesa_cmmty_plan_update_final-central_village_cpa.pdf.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-24 ED 7.2 Link activity centers through strong public transportation and combined land uses that encourage multi-purpose trips.

The Nakano Project is a residential project and not an activity center. However, the project will have a mobility network that provides access for people to walk, bike, drive and take transit. The surrounding network of streets, bike paths, sidewalks, and trails provide connections between the residential neighborhoods of the Nakano Project and the commercial, retail, and public uses such as schools, parks, and transit facilities within the vicinity.

ED 7.4 Develop activities in eastern Chula Vista that will attract residents citywide.

The Nakano Project is a residential project located along I-805, therefore, this policy is not applicable.

Objective – ED 8 Develop and maintain a City-wide image that promotes the City’s assets.

The Nakano Project will be developed with development standards that align with the City’s image.

ED 8.2 Facilitate identification of activity areas throughout the City to aid in promoting recognizable destinations for shopping, recreating, and business.

The Nakano Project is a residential project and not an activity center. Therefore, this policy is not applicable.

ED 8.3 Designate the location, function, and characteristics of primary City gateways and key corridors, and enhance them to make them attractive and inviting.

The Nakano Project is not located in a primary City gateway or key corridor. Therefore, this policy is not applicable.

Objective – ED 9 Develop community-serving and neighborhood uses to serve residents and visitors, alike.

The Nakano Project is surrounded by residential developments within the Ocean View Hills community, which is comprised of a variety of residential and recreational uses. The Nakano Project will enhance the interface of the community by contributing additional recreational amenities and housing units that mesh with its surrounding community.

ED 9.1 Provide for community and neighborhood commercial centers in areas convenient to residents. These centers should complement and meet the needs of the surrounding neighborhood through their location; size; scale; and design.

The neighborhood concept of providing pedestrian, bicycle, and other non-motorized access should be encouraged.

The Nakano Project is a residential project. Therefore, this policy is not applicable.

ED 9.5 Encourage clustered commercial uses to prevent and discourage strip development. Locate commercial uses at focal points along major arterial streets or expressways and in village core areas.

The Nakano Project is a residential project. Therefore, this policy is not applicable.

ED 9.6 Encourage clustered, smaller scale office and professional uses along major streets and in neighborhood centers in a The Nakano Project is a residential project. Therefore, this policy is not applicable.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-25 variety of areas dispersed throughout the community to meet the needs of nearby neighborhoods.

ED 9.7 Encourage merchants, neighborhood associations and other groups to enhance business districts and meet the needs of adjacent neighborhoods.

The Nakano Project is a residential project. Therefore, this policy is not applicable.

GENERAL PLAN ELEMENT – ENVIRONMENTAL
Objective – E 1 Conserve Chula Vista’s sensitive biological resources. The Nakano Project would provide an adequate avoidance buffer from on-site jurisdictional areas outside the impact limit. Other avoidance and mitigation measures that conserve biological resources are included in the CEQA compliance documentation.

E 1.1 Implement the Chula Vista MSCP Subarea Plan. The land uses identified in the OVRP Concept Plan are consistent with the goals of the MSCP Subarea Plan. The Specific Plan is within the OVRP Concept Plan boundary. The land uses specified in the Specific Plan supersede the OVRP Concept Plan, therefore are consistent with the MSCP Subarea Plan.

Objective – E2 Protect and improve water quality within surface water bodies and groundwater resources within and downstream of Chula Vista.

The Nakano Specific Plan includes protective measures to ensure there are no adverse effect on the adjacent sensitive habitat in the ORVP. Implementation of the Specific Plan also address stormwater management, transitional vegetation for protection of nearby habitat areas, as well as biofiltration basins for groundwater infiltration. These proactive measures will contribute to a healthy and sustainable environment.

E 2.4 Ensure compliance with current federal and state water quality regulations, including the implementation of applicable NPDES requirements and the City's Pollution Prevention
Policy.

The Nakano Project is compliance with applicable federal and state water quality regulations.

E 2.5 Encourage and facilitate construction and land development techniques that minimize water quality impacts from urban development.

Best Management Practices identified in the CEQA compliance documentation outline the techniques used to minimize water quality impacts from the Nakano Project.

Objective – E 3 Minimize the impacts of growth and development on water supply resources through the efficient use and conservation of water by residents, businesses, and City government.

The Water System Analysis included with the CEQA compliance documentation provides recommended distribution pipe sizes for the water system in order to efficiently service the Nakano Project. The project would include low-flow fixtures and appliances, recycled water for all common landscaped areas, and drought-tolerant native vegetation to conserve water resources.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-26 E 3.2 Promote the use of low water demand landscaping and drought tolerant plant materials in both existing and new development.

The Nakano Project will utilize drought-tolerant native vegetation, planted in an informal pattern for all landscapes within the project.

E 3.3 Where safe and feasible, promote and facilitate the continued use of recycled water in new developments, and explore
opportunities for the use of recycled water in redevelopment projects.

All permanent irrigation systems within the Nakano Project shall be below ground, automatically controlled, and in full compliance with building code requirements. The irrigation system shall utilize reclaimed water to the maximum extent available and permissible. Water conserving systems such as drip irrigation, moisture sensors, low gallonage heads, and matched precipitation rate heads will be used.

Objective – E 4 Maintain the opportunity for limited agricultural and related uses to occur as an interim land use within planned
development areas and as a potential permanent land use within appropriate locations.

Development of the Nakano Project may be completed in phases. However, it is unknown at this time how the phasing would occur considering it would be based on market demand. While the SPA was historically used for agricultural use, at the time acquisition the land was not being used as agricultural or related uses.

E 4.1 Allow historical agricultural uses to continue within planned development areas as an interim land use in accordance with the MSCP Subarea Plan.

E 4.2 Allow agricultural uses on privately-owned property within the Chula Vista Greenbelt and elsewhere, provided the use is consistent with the provisions of the Chula Vista MSCP
Subarea Plan, as well as the zoning of the property.

The Nakano Project is a residential development. Therefore, this policy is not applicable.

E 4.3 Encourage the development of community gardens and similar related uses within appropriate, compatible locations throughout the City.

There are no community gardens proposed as part of the Nakano Project. Therefore, this policy is not applicable.

Objective – E 6 Improve local air quality by minimizing the production and emission of air pollutants and toxic air contaminants and limit the exposure of people to such pollutants.

Using the surrounding mobility network, the Nakano project encourages alternative modes of transportation and the proximity to open space trail network which will reduce the production and emission of air pollutants and toxic air contaminants. The Nakano EIR includes the applicable air pollutant reduction measures and Health Risk Assessment for further explanation of how the Nakano project will limit the exposure of people to the pollutants.

E 6.1 Encourage compact development featuring a mix of uses that locate residential areas within reasonable walking distance to jobs, services, and transit.

The Nakano project will have a mobility network that provides access for people to walk, bike, drive and take transit. The surrounding network of streets, bike paths, sidewalks, and trails provide connections between the residential neighborhoods of the Nakano Project Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-27 and the commercial, retail, and public uses such as schools, parks, and transit facilities within the vicinity.

E 6.2 Promote and facilitate transit system improvements in order to increase transit use and reduce dependency on the
automobile.

While the Nakano Project will not be making any individual transit system improvements, it will have a mobility network that provides access for people to walk, bike, drive and take transit. The surrounding network of streets, bike paths, sidewalks, and trails provide connections between the residential neighborhoods of the Nakano Project and the commercial, retail, and public uses such as schools, parks, and transit facilities within the vicinity.

E 6.6 Explore incentives to promote voluntary air pollutant reductions, including incentives for developers who go above and beyond applicable requirements and for facilities and operations that are not otherwise regulated.

The Nakano Project would comply with all applicable air pollutant reduction measures included in the CEQA documentation.

E 6.7 Encourage innovative energy conservation practices and air quality improvements in new development and
redevelopment projects consistent with AQIP guidelines or its equivalent, pursuant to the Growth Management Ordinance.

The Nakano Project would comply with all applicable energy conservation measures included in the CEQA documentation.

E 6.10 The siting of new sensitive receptors within 500 feet of highways resulting from development or redevelopment
projects shall require the preparation of a health risk assessment as part of the CEQA review of the project.

Attendant health risks identified in the Health Risk Assessment (HRA) shall be feasibly mitigated to the maximum extent practicable, in accordance with CEQA, in order to help ensure that applicable federal and state standards are not exceeded.

The SPA is located within 500 feet of Interstate 805, therefore is subject to this requirement. An HRA is included in the CEQA documentation.

Objective – E 7 Promote energy conservation through the efficient use of energy and through the development of local, non-fossil fuel- based renewable sources of energy.

The Nakano Project complies with all applicable energy conservation measures included in the CEQA documentation.

E 7.1 Promote development of regulations and building design standards that maximize energy efficiency through
appropriate site and building design and through the use of energy-efficient materials, equipment, and appliances.

The Nakano Project complies with all applicable energy efficiency measures included in the CEQA compliance documentation.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-28 Objective E 8 Minimize the amount of solid waste generated within the General Plan area that requires landfill disposal.

The Nakano Project complies with all applicable waste reduction measures included in the CEQA compliance documentation.

E 8.1 Promote efforts to reduce waste, minimize the need for additional landfills, and provide economically and
environmentally sound resource recovery, management, and disposal facilities.

The Nakano Project complies with all applicable waste reduction measures included in the CEQA compliance documentation.

E 8.3 Implement source reduction strategies, including curbside recycling, use of small collection facilities for recycling, and composting
The Nakano Project complies with all applicable source reduction measures included in the CEQA compliance documentation.

Objective – E 10 Protect important paleontological resources and support and encourage public education and awareness of such
resources.

The paleontological survey included in the CEQA compliance documentation did not identify any existing paleontological resources within the SPA.

E 10.1 Continue to assess and mitigate the potential impacts of private development and public facilities and infrastructure to paleontological resources in accordance with the CEQA.

The paleontological survey included in the CEQA compliance documentation did not identify any existing paleontological resources within the SPA. Monitoring and reporting for applicable earthmoving activities reduce potential impacts below a level of significance.

E 10.2 Support and encourage public education and awareness of local paleontological resources, including the establishment of museums and educational opportunities accessible to the public.

Objective E-11 Improve Chula Vista’s open space and trails network, including the provision of additional internal connections between the various elements of the network.

E 11.1 Provide an integrated network of open space areas, as needed, throughout the City to serve residents, as well as to serve as a regional asset and attractor of visitors (e.g., on the bayfront and within the Otay River Valley).

The Nakano Project does not provide regional open space areas. However, it does include recreational amenities such as pocket parks and trail access, including a new trail access point to the OVRP; and incorporation of an overlook area over the OVRP providing connections to the greater open space network.

E 11.2 Plan for the long-term preservation and enhancement of open space within the Chula Vista greenbelt.

The Nakano Project include recreational amenities such as pocket parks and trail access, including a new trail access point to the OVRP; and incorporation of an overlook area over the OVRP providing connections to the greater open space network.

E 11.5 Encourage the creation of connected trails between community activity areas and enhance with kiosks and rest stations.

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-29 nearby activity centers. Linkages between activity centers are supported by resting amenities such as benches.

E 11.7 Expand upon and encourage urban community-based green infrastructure that is distinct from habitat conservation (e.g., community, neighborhood, and pocket parks, disturbed
canyons, community and roof gardens, and vegetated
drainages) and ensure that such facilities are integrated into new development and redevelopment in western Chula Vista.

The Nakano Project includes community-based green infrastructure such as pocket parks, landscaped paseos, overlook areas and OVRP trail connections.

Objective – E 12 Provide connections between Chula Vista’s open space and trails network and the regional network.

The Nakano Project includes a trail connection to the OVRP trail system.

E 12.1 Collaborate with San Diego County, the City of San Diego, and other applicable agencies to provide connections
between Chula Vista’s open space and trails network and the regional network, in accordance with the Chula Vista MSCP Subarea Plan and Otay Valley Regional Park Concept Plan.

The Nakano Project includes a trail connection to the OVRP trail system.

Objective – E 14 Minimize the risk of injury, loss of life, and property damage associated with geologic hazards.

The geotechnical investigation included with the CEQA compliance documentation concludes that no soil or geologic conditions were observed that would preclude the development of the property as presently proposed provided that the recommendations of this report are
followed.

E 14.1 To the maximum extent practicable, protect against injury, loss of life, and major property damage through engineering analyses of potential seismic hazards, appropriate engineering design, and the stringent enforcement of all applicable regulations and standards.

The geotechnical investigation included with the CEQA compliance documentation concludes that with the exception of possible strong seismic shaking, no significant geologic hazards were observed or are known to exist on the site that would adversely affect the site. No special
seismic design considerations, other than those recommended herein, are required.

E 14.2 Prohibit the subdivision, grading, or development of lands subject to potential geologic hazards in the absence of adequate evidence demonstrating that such development
would not be adversely affected by such hazards and would not adversely affect surrounding properties.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-30 E 14.3 Require site-specific geotechnical investigations for proposals within areas subject to potential geologic hazards; and ensure implementation of all measures deemed necessary by the City Engineer and/or Building Official to avoid or adequately mitigate such hazards.

Objective – E 15 Minimize the risk of injury and property damage associated with flood hazards.

The drainage report included with the CEQA compliance documentation concludes that the entire property was removed from the 100-year floodplain limits. The storm drain system will be sufficient to satisfy City of Chula Vista criteria in the post-development condition.

E 15.1 Prohibit proposals to subdivide, grade, or develop lands that are subject to potential flood hazards, unless adequate evidence is provided that demonstrates that such proposals would not be adversely affected by potential flood hazards and that such proposals would not adversely affect
surrounding properties. Require site-specific hydrological investigations for proposals within areas subject to potential flood hazards; and implement all measures deemed
necessary by the City Engineer to avoid or adequately mitigate potential flood hazards.

Objective – E 21 Protect people from excessive noise through careful land use planning and the incorporation of appropriate mitigation techniques.

The Noise Report included with the CEQA compliance documentation provides analysis for the Nakano Project, which concludes that noise related to construction and vehicular traffic would not produce noise at a level that would significantly affect nearby residents.

E 21.1 Apply the exterior land use-noise compatibility guidelines listed in Table 9-2 of this Environmental Element to new development, where applicable, and in light of project-specific considerations.

The Noise Report included with the CEQA compliance documentation provides analysis for the Nakano Project, which concludes that all noise impacts are considered less than significant.

E 21.2 Where applicable, the assessment and mitigation of interior noise levels shall adhere to the applicable requirements of the California Building Code with local amendments and other applicable established City standards.

The Noise Report included with the CEQA compliance documentation provides analysis for the Nakano Project, which concludes that all noise impacts are considered less than significant, and no mitigation is required. The Nakano Project complies with the state and City noise standards, including the California Building Code.

E 21.3 Promote the use of available technologies in building construction to improve noise attenuation capacities.

The Noise Report included with the CEQA compliance documentation provides analysis for the Nakano Project, which concludes that all noise impacts are considered less than Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-31 significant, and no mitigation is required. The Nakano Project complies with the state and City noise standards.

E 21.4 Continue to implement and enforce the City’s noise control ordinance.

Objective – E 22 Protect the community from the effects of transportation noise.

The Noise Report included with the CEQA compliance documentation provides analysis for the Nakano Project, which concludes that noise related to vehicular traffic would not produce noise at a level that would significantly affect nearby residents.

E 22.1 Work to stabilize traffic volumes in residential neighborhoods by limiting throughways and by facilitating the use of
alternative routes around, rather than through,
neighborhoods.

The Nakano Project site plan provides multiple roadways that offer alternative routes throughout the community.

E 22.3 Employ traffic calming measures, where appropriate, such as narrow roadways and on-street parking, in commercial and mixed use districts.

The Nakano Project is a residential project; therefore, this policy does not apply.

E 22.4 Encourage walking; biking; carpooling; use of public transit; and other alternative modes of transportation to minimize vehicular use and associated traffic noise.

The Nakano Project includes various pedestrian and bicycle facilities to encourage alternative modes of transportation.

E 22.5 Require projects to construct appropriate mitigation measures in order to attenuate existing and projected traffic noise levels, in accordance with applicable standards, including the
exterior land use/noise compatibility guidelines listed in Table 9-2 of this Environmental Element.

GENERAL PLAN ELEMENT – GROWTH MANAGEMENT
Objective – GM 1 Concurrent public facilities and services.

The applicant for the Nakano Project will provide appropriate DIFs for its fair share of public facilities and services.

GM 1.1 Maintain a set of quantitative levels of service measures (Growth Management Threshold Standards) as a tool to assess the relative impact of new facility and service demands created by growth and apply those standards as appropriate to approval of discretionary projects.

The Nakano Project does not impair the City’s ability to achieve this policy, therefore it is not applicable.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-32 GM 1.9 Require that all major development projects prepare a PFFP that articulates infrastructure and public facilities requirements and costs and funding mechanisms.

PFFP requirements are met through the CEQA documentation.

GM 1.11 Establish the authority to withhold discretionary approvals and subsequent building permits from projects demonstrated to be out of compliance with applicable threshold standards.

The Nakano Project does not impair the City’s ability to achieve this policy, therefore it is not applicable.

Objective – GM 2 Provide adequate and sustainable fiscal base.

The Nakano Project does not impair the City’s ability to achieve this policy, therefore it is not applicable.

GM 2.1 Achieve and maintain a balance of land uses within the City that assures residential development is complemented by expanded local employment opportunities, retail and
commercial services, and recreation and entertainment
venues; and that the City-wide mix of land uses provides fiscal balance between those that produce revenues and those that require public expenditures.

The Nakano Project provides much needed residential units in proximity to commercial, recreation, and institutional services. The Nakano Project does not impair the City’s ability to achieve this policy.

GM 2.2 Require a fiscal impact analysis to be conducted for major development projects that documents the project’s effects upon the City operating budget over time.

A Fiscal Impact Analysis (FIA) is included in the CEQA compliance documentation for the Nakano Project.

Objective – GM 3 Create and preserve vital neighborhoods.

The Nakano Project provides much needed residential units in proximity to commercial, recreation, and institutional services.

GM 3.3 Assure that all new and infill development within existing urban areas pays its proportional share of the cost for urban infrastructure and public facilities required to maintain the Threshold Standards, as adopted for its area of impact.

The applicant for the Nakano Project will provide appropriate DIFs for its fair share of public facilities and services.

GM 3.8 Encourage the creation of vibrant and varied neighborhoods and a diversity of housing types, including, housing affordable to a range of income groups, consistent with housing
element objectives.

The Nakano Project includes the single-family units, townhomes, and duplex twin homes which all are provided at varying price points to accommodate a range of income groups that is consistent with housing element objectives.

GENERAL PLAN ELEMENT – HOUSING ELEMENT
Objective – H 2 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.

The Nakano Project completed a Water System Analysis consistent with the City of San Diego Water Department Design Guidelines and Standards, The Nakano Project complies with the California Building Energy Efficiency Standards as well as the California Energy Code which promote the reduction of wasteful, uneconomic, inefficient, or unnecessary Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-33 consumption of energy. In addition, the Nakano Project complies with Chula Vista’s Increased Energy Efficiency Standards and Climate Action Plan (CAP). The Nakano Project includes low-flow fixtures and appliances, consistent with the CAP. All permanent irrigation systems within the Nakano Project shall be below ground, automatically controlled, and in full compliance with building code requirements. The irrigation system shall utilize reclaimed water to the maximum extent available and permissible. Water conserving systems such as drip irrigation, moisture sensors, low gallonage heads, and matched precipitation rate heads will be used.

H 2.1 Encourage the efficient use and conservation of water by residents.

Residents of the Nakano Project may choose to install appliances that go above and beyond the low-flow fixtures and appliances installed at the time of construction. In addition, residents may choose to reduce the use of the irrigation systems installed within the Nakano Project including drip irrigation, moisture sensors, low gallonage heads, and matched precipitation rate heads.

H 2.2 Promote the efficient use of energy.

The Nakano project would be in compliance with the current building standards, install solar photovoltaic systems, and install shade trees on site to save energy and reduce heat island issues. Residents may choose to install appliances, fixtures, and landscaping that go above and beyond these measures.

Objective – H 4 Minimize impacts on housing choice within each of the four geographic planning areas, especially to very low-and low- income residents, that result from conversion or demolition of rental housing units.

The Nakano Project consists of the development of up to 221 residential dwelling units, offering a range of three different housing product types that may serve as workforce housing, with a total of 22 affordable housing units. Per the Chula Vista Housing Element, ten percent (10%) of the total units within the Nakano Project will be affordable to low and moderate income households. Of the ten percent, five percent (5%) must be affordable to low income households and five percent (5%) must be affordable to moderate income households.

H 4.1 Promote an equitable distribution of housing types (e.g., multi- family rental and owner occupied housing) based upon
identified needs within the Northwest, Southwest, and East Planning Areas to provide a range of housing opportunities for all income levels.

The Nakano Project consists of the development of up to 221 residential dwelling units which include both for sale and for rent opportunities within the East Planning Area.

Housing types consists of detached condominiums, duplexes, and multi-family dwelling units. A total of 22 affordable housing units will be provided on-site.

Objective – H 5 Encourage the provision of a wide range of housing choices by location, type of unit, and price level, in particular the The Nakano Project consists of the development of up to 221 residential dwelling units which include both for sale and for rent opportunities. Housing types consists of detached Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-34 establishment of permanent affordable housing for low-and moderate-income households.
condominiums, duplexes, and multi-family dwelling units. A total of 22 affordable housing units will be provided on-site. Per the Chula Vista Housing Element, ten percent (10%) of the total units within the Nakano Project will be affordable to low and moderate income households. Of the ten percent, five percent (5%) must be affordable to low income households and five percent (5%) must be affordable to moderate income households.

H 5.1 Balanced Communities-Affordable Housing: Require newly constructed residential developments to provide a portion of their development affordable to low-and moderate-income households.

Housing types for the Nakano project consists of detached condominiums, duplexes, and multi-family dwelling units. A total of 22 affordable housing units will be provided on-site.

Per the Chula Vista Housing Element, ten percent (10%) of the total units within the Nakano Project will be affordable to low and moderate income households. Of the ten percent, five percent (5%) must be affordable to low income households and five percent (5%) must be affordable to moderate income households.

H 5.2 Encourage the development of sufficient and suitable new rental housing opportunities within each of the City’s four geographic Planning Areas, particularly for very low-and low- income households.

The Nakano Project consists of the development of up to 221 residential dwelling units within the East Planning Area, which include both for sale and for rent opportunities. Per the Chula Vista Housing Element, ten percent (10%) of the total units within the Nakano Project will be affordable to low and moderate income households. Of the ten percent, five percent (5%) must be affordable to low income households and five percent (5%) must be affordable to moderate income households.

Objective – H 6 Promote the development of a variety of housing choices, coupled with appropriate services, to meet the needs of special population groups, including the homeless, those “at- risk” of becoming homeless, persons with physical and/or development disabilities, emancipated foster youth, students, athletes at the Olympic Training Center, single-parent
households, farmworkers and seniors.

The Nakano Project consists of the development of up to 221 residential dwelling units.

The Nakano Project offers a variety of housing options from detached condominiums to multi-family dwelling units and 22 affordable housing units. Per the Chula Vista Housing Element, ten percent (10%) of the total units within the Nakano Project will be affordable to low and moderate income households. Of the ten percent, five percent (5%) must be affordable to low income households and five percent (5%) must be affordable to moderate income households.

H 6.2 Encourage the development of alternative housing types in locations with easy access to goods, services, transportation, recreation and other appropriate services to accommodate the special needs of seniors, persons with disabilities, emancipated foster youth, students, athletes, and single person households.

The Nakano Project is a residential project located along I-805 and will have a mobility network that provides access for people to walk, bike, drive and take transit. The surrounding network of streets, bike paths, sidewalks, and trails provide connections between the residential neighborhoods of the Nakano Project and the commercial, retail, and public uses such as schools, parks, and transit facilities within the vicinity.

Objective – H 7 Facilitate the creation, maintenance, preservation and conservation of affordable housing for lower and moderate- income households through comprehensive planning
The Nakano Project is a residential development project that would provide much needed residential housing opportunities to support homebuyers in search of moderately priced homes. As a part of the Nakano Project, 22 affordable homes will be built on-site.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-35 documents and processes, and the provision of financial assistance and other incentives.

H 7.1 Ensure Chula Vista’s plans and policies addressing housing, such as the Zoning Ordinance, Sectional Planning Area Plans, and Specific Plans, encourage a variety of housing product that responds to variations in income level, the changing livework patterns of residents and the needs of the City’s diverse population.

Objective – H 8 Ensure the availability of housing opportunities to persons regardless of race, color, ancestry, national origin, religion, sex, disability, marital status, and familial status, source of income or sexual orientation.

The Nakano Project does not discriminate. The Nakano Project allows anyone regardless of race, color, ancestry, national origin, religion, sex, disability, marital status, and familial status, source of income or sexual orientation to live within the community.

H 8.1 Ensure equal housing opportunities to prevent housing discrimination in the local housing market.

GENERAL PLAN ELEMENT – PUBLIC FACILITIES AND SERVICES
Objective – PFS 1 Ensure adequate and reliable water, sewer, and drainage service and facilities.

The Nakano Project conducted the Nakano Water System Analysis dated June 10, 2021, ensuring the Nakano Project would receive adequate water supply. The Nakano Project will receive water from the City of San Diego Water Department.

PFS 1.4 For new development, require on-site detention of storm water flows such that, where practical, existing downstream structures will not be overloaded. Slow runoff and maximize on-site infiltration of runoff.

Objective – PFS 2 Increase efficiencies in water use, wastewater generation and its re-use, and handling of storm water runoff throughout the City through use of alternative technologies.

The Nakano Project includes alternative technologies and features such as biofiltration basins, detention vaults, and transitional vegetation for the purpose of handling stormwater runoff.

PFS 2.2 As part of project construction and design, assure that drainage facilities in new development incorporate storm Development of the Nakano Project drainage system includes private storm drains to collect rooftop and surface drainage, and two biofiltration basins and a detention vault upstream of a modular wetland unit. The Nakano Project also addresses stormwater Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-36 water runoff and sediment control, including state-of-the-art technologies, where appropriate.
management through the use of transitional vegetation for protection of nearby habitat areas.

PFS 2.3 In designing water, wastewater, and drainage facilities, limit the disruption of natural landforms and water bodies.

Encourage the use of natural channels that simulate natural drainage ways while protecting property.

The Nakano Project stormwater and drainage features include private storm drains, two biofiltration basins, a detention vault upstream of a modular wetland unit, and the use of transitional vegetation for protection of nearby habitat areas. The Nakano Project includes adequate avoidance buffers from on-site jurisdictional areas outside the impact limit.

Objective – PFS 4 Provide long-term wastewater treatment capacity to meet the needs of existing and new development in Chula Vista.

A Sewer Study was completed for the Nakano Project on June 10, 2021, which states that the proposed connection to the Otay Valley Trunk Sewer has enough capacity to serve the needs of the Project.

Objective – PFS 5 Maintain sufficient levels of fire protection, emergency medical service and police services to protect public safety and property.

The Nakano Project shall comply with the required DIFs to fund any expansion or construction as growth is accommodated. The Specific Plan Area is served by the San Diego Police Department and San Diego Fire-Rescue Department Station Number 6.

PFS 5.1 Continue to adequately equip and staff the Fire Department to ensure that established service standards for emergency calls are met.

The Nakano Project is a residential project. It does not impede the City from achieving this policy, therefore, this policy does not apply.

PFS 5.2 Upgrade fire and emergency medical equipment, as required, to protect the public from hazards and to ensure the safety of firefighters.

The Nakano Project is a residential project. On-site infrastructure will be update as needed to ensure adequate emergency services.

PFS 5.3 Support the provision of new fire stations, as deemed necessary through the existing or updated FSMP.

The Nakano Project is a residential project. It does not impede the City from achieving this policy, therefore, it is not applicable.

PFS 5.4 Provide adequate law enforcement staff and equipment pursuant to Police Department strategic plans to meet
established service standards.

The Nakano Project is a residential project. It does not impede the City from achieving this policy, therefore, this policy does not apply.

PFS 5.5 Explore the need to establish local, community-based satellite or storefront police offices to enhance community well-being.

The Nakano Project is a residential project. It does not impede the City from achieving this policy, therefore, this policy does not apply.

PFS 5.6 Encourage crime watch programs in all neighborhoods.

Residents of the Nakano Project may choose to establish and maintain a crime watch program.

PFS 5.7 Prior to approval of any discretionary projects, ensure that construction is phased with provision of police and fire The Nakano Project proposes up to 221 dwelling units that may be completed in phases.

However, it is unknown at this time how the phasing would occur considering it would be based on market demand. Implementation of the Specific Plan will occur through Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-37 protection services such that services are provided prior to or concurrent with need.
concurrent development permits and approvals by the City. The Nakano Project may be conditioned to receive provision of police and fire protection services at the time of issuance of building permits such that services are provided prior to or concurrent with need.

Objective – PFS 6 Provide adequate fire and police protection services to newly developing and redeveloping areas of the City.

PFS 6.1 Continue to require new development and redevelopment projects to demonstrate adequate access for fire and police vehicles.

Implementation of the Nakano Project will occur through concurrent development permits and approvals by the City. Future development permits shall include a fire access plan and shall comply with the California Fire Code/California Building Code.

PFS 6.2 Require new development and redevelopment projects to demonstrate adequate water pressure to new buildings.

The Nakano Water System Analysis was prepared to determine the necessary public water system improvements as well as the sizing and configuration of the private and public water facilities. The Nakano Project complies with all applicable California Building Code requirement related to water pressure in new buildings.

PFS 6.3 Encourage CPTED techniques in new development and redevelopment projects.

The Nakano Project includes specified Design Guidelines to encourage a variety of streetscape elements that reinforce CPTED techniques and social interaction. The Design Guidelines include techniques such as defined boundaries between public and private property with fencing, building setbacks, sidewalk location, and open landscaping.

Objective – PFS 9 Develop schools that cultivate and educate people of all ages, that meet the needs of the workforce, and that serve as community centers.

The Specific Plan does not allow for institutional land uses such as schools within the SPA therefore, it is not applicable.

PFS 9.1 Coordinate with local school districts during review of applicable discretionary approval to provide adequate school facilities, to meet needs generated by development, and to avoid overcrowding, in accordance with the guidelines and limitations of Government Code 65996(b).

The Specific Plan does not allow for institutional land uses such as schools within the SPA.

The Nakano Project is subject to DIFs which contribute to the acquisition and construction of new schools within the City.

PFS 9.3 Assist school districts in identifying and acquiring school sites for new construction in needed timeframes.

The Specific Plan does not allow for institutional land uses such as schools within the SPA therefore, it is not applicable.

Objective – PFS 10 Efficiently locate and design school facilities.

The Specific Plan does not allow for institutional land uses such as schools within the SPA therefore, it is not applicable.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-38 PFS 10.3 Require that proposed land uses adjacent to a school site be planned in such a manner as to minimize noise impacts and maximize compatibility between the uses.

The SPA is not located adjacent to a school site therefore, it is not applicable.

PFS 10.6 Consider siting elementary schools adjacent to neighborhood parks, where feasible, to allow for expanded use of the school grounds and classrooms by the general public and the park area by the school children.

The SPA is not located adjacent to a school site therefore, it is not applicable.

Objective – PFS 15 Provide new park and recreation facilities for residents of new development, City-wide.

The Nakano Project includes the construction of three pocket parks throughout the SPA and trail access to the OVRP.

PFS 15.1 Continue to pursue a City-wide standard for the provision of developed parkland for new development projects of three acres per estimated one thousand new residents.

The Nakano Project includes an approximate 0.08-acre pocket park, an approximately

0.31-acre pocket park that overlooks the OVRP and provides trail access to the OVRP, and an approximately 0.04-acre monument entry pocket park at the entrance of the residential community of parkland for the proposed up to 221 dwelling units onsite. For any deficit of acreage, the applicant is obligated to pay DIFs which contribute to the acquisition and construction of new parkland.

PFS 15.7 Work with proponents of new development projects and redevelopment projects at the earliest stages to ensure that parks; recreation; trails; and open space facilities are designed to meet City standards and are built in a timely manner to meet the needs of residents they will serve.

The Nakano Project includes a mix of recreational amenities including: pocket parks, paseos, and accesses to a trailhead leading to the OVRP.

Objective – PFS 16 Develop active and passive recreational uses within portions of the Otay Valley Regional Park located within the City of Chula Vista, in accordance with the MSCP.

The Specific Plan includes a trail head leading to the OVRP providing residents and visitors a link between the Nakano Project and the OVRP.

Objective – PFS 18 Allow the appropriate joint-use of school and park facilities.

The Nakano Project is not located adjacent to any school facilities therefore, it is not applicable.

PFS 18.3 Consider siting elementary schools adjacent to neighborhood parks, where feasible, to allow for expanded use of the school grounds and classrooms by the general public and the park area by the school children.

The Specific Plan does not allow for school grounds. However, the Nakano Project does include several pocket parks and access to the adjacent OVRP.

Chula Vista 2005 General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-39 Objective – PFS 19 Provide art and culture programs, childcare facilities and health and human services that enhance the quality of life in Chula Vista.

The Specific Plan does not allow for commercial uses such as art and cultural programs, childcare facilities and health and human services.

PFS 19.1 Promote land use designations that accommodate location of childcare facilities and other health and human services near homes, schools, work places, activity centers, and major transit facilities and routes.

The Specific Plan does not allow for commercial uses such as art and cultural programs, childcare facilities and health and human services.

PFS 19.3 Encourage the development of childcare space within residential and commercial development projects, including new construction, replacement and reuse, to meet the needs of residents and employees.

The Specific Plan conditionally allows for childcare space within the SPA.

PFS 19.9 Promote the accessibility of art and cultural programs.

The Specific Plan does not allow for commercial uses such as art and cultural programs therefore, it is not applicable.

PFS 19.10 Continue to require community purpose facility acreage, in accordance with the Municipal Code, for the provision of childcare and other social service facilities.

The Specific Plan does not expressly allow for childcare or other social service facilities given the scale of the project. However, the Nakano project includes private park areas and trails that provide for active child play areas.

Objective – PFS 20 Develop a cultural arts center in Chula Vista.

The Specific Plan does not allow for commercial or public facility uses such as art and cultural programs therefore, it is not applicable.

PFS 20.3 Encourage the installation of art pieces in publicly owned spaces and require developers to pay fees or provide art pieces that serve to enhance an individual project and
contribute to the appearance and vitality of the development.

The Nakano Project does not include any publicly owned spaces therefore, it is not applicable.

Objective – PFS 25 Promote state-of-the-art telecommunication services throughout Chula Vista.

The Nakano Project does not specifically include telecommunications services; however, the Nakano Project will be served by telecommunication providers such as AT&T, Cox, and other independent telecommunications companies.

PFS 24.3

Encourage developers of new office and industrial buildings to incorporate state-of-the-art telecommunications
technologies.

The Specific Plan does not allow for office or industrial uses therefore, it is not applicable.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-40 B-2 City of San Diego General Plan Consistency Analysis Report The City of San Diego General Plan is its constitution for development, comprised of 10 elements that provide citywide policies and further the City of Villages smart growth strategy for growth and development. Within this framework, the Nakano project has been designed to align with the General Plan's vision. The Specific Plan Land Use designation is Residential - Low Medium, which establishes development regulations consistent with the surrounding areas within the City of San Diego. The following table discusses in further detail how the land use and design criteria of the Nakano project will meet the City's General Plan objectives and policies.

Goal/Policy Goal/Recommendation Analysis Project Consistency

LAND USE AND COMMUNITY PLANNING ELEMENT
A. City of Villages Strategy Mixed-use villages located throughout the City and connected by high-quality transit.

The Nakano Project does not include
mixed use areas but includes multi-family
residential uses in proximity to medical,
commercial, open space, and other
residential uses. There are four bus stops
within a ½ mile (as the crow flies) of the
Nakano Project driveway. Two are on
Palm Avenue and two are on Dennery
Road.

The project would be consistent with this
goal.

Policy LU-A.4 Locate village sites where they can be
served by existing or planned public,
facilities and services, including transit
services.

The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-41 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy LU-A.5 Conduct environmental review and
focused study during the community plan
update process, or potential village
locations, with input from recognized
community planning groups and the
general public, to determine if these
locations are appropriate for mixed-use
development and village design.

The Nakano Project has prepared an
Environmental Impact Report (EIR), in
compliance with the California
Environmental Quality Act (CEQA). The EIR
provides focused technical studies. While
the EIR for the Nakano Project did not
occur during an update to the Otay Mesa
Community Plan, the Nakano Project did
receive input from the Otay Mesa
Community Planning Group and the
general public and concurrence on the
multifamily residential design.

The project would be consistent with this
policy.

Policy LU-A.6 Recognize that various villages may serve specific functions in the community and
City; some villages may have an
employment orientation, while others may
be major shopping destinations, or
primarily residential in nature.

The Nakano Project is primarily residential
in nature and does not include mixed use
areas. The Nakano Specific Plan (NSP)
Area is not located within a designated
Village Core, Town Center, or Transit
Priority Area. The Nakano Project includes
residential uses to provide a range of
housing options.

The project would be consistent with this
policy.

Policy LU-A.7 Determine the appropriate mix and
densities/intensities of village land uses at
the community plan level, or at the project
level when adequate direction is not
provided in the community plan.

Consider the role of the village in the City
and region; surrounding neighborhood
uses; uses that are lacking in the
community; community character and
preferences; and balanced community
goals (see also LU Section H).

The NSP designates the land use as
Specific Plan - Residential Medium which
aligns with the Chula Vista General Plan
land use designation of Medium
Residential that allows for 6.1 to 11
dwelling units per acre. This land use
designation allows for additional
residential units in proximity to medical,
commercial, open space, and four MTS
bus stops. The Nakano Project provides
the community with recreational
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-42 Goal/Policy Goal/Recommendation Analysis Project Consistency Achieve transit-supportive density and
design, where such density can be
adequately served by public facilities and
services (see also Mobility Element, Policy
ME-B.9). Due to the distinctive nature of
each of the community planning areas,
population density and building intensity
will differ by each community.

Evaluate the quality of existing and
planned transit service
amenities and housing units to help meet
the present and future housing needs.

Policy LU-A.9 Integrate public gathering spaces and civic uses into village design (see also Urban
Design Element, Policies UD-C.5 and UD-
E.1).

The Nakano Project includes community-
based recreational spaces such as pocket
parks, landscaped paseos, overlook areas
and OVRP trail connections.

The project would be consistent with this
policy.

B. Category Goals Land use categories and designations that remain consistent with the General Plan
land use categories as community plans
are updated and/or amended.

For informational and contextual purposed
the NSP includes an equivalent City of San
Diego land use designation on
“Residential-Low Medium” which aligns
with the General Plan land use element.

However, until annexation of the area into
the City of San Diego and adoption of the
NSP by the City of San Diego, the City of
Chula Vista designation of “Specific Plan-
Residential Medium” shall take precedent.

At which time the annexation and
adoption of the NSP into the City of San
Diego occurs, the NSP land use will be
consistent with the General Plan land use
and the Otay Mesa Community Plan land
use designations.

The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-43 Goal/Policy Goal/Recommendation Analysis Project Consistency C. Community Planning Goal Community plans that maintain or increase planned density of residential
land uses in appropriate locations.

Community plans that are kept consistent
with the future vision of the General Plan
through comprehensive updates or
amendments.

The Specific Plan designates the Plan Area
as Specific Plan – Residential Medium,
which is in alignment with the Chula Vista
General Plan land use designation,
Residential Medium which allows for 6.1 to
11 dwelling units per acre. This is an
increase in density from the previous A-8
zoning. The Specific Plan Area (SPA) is
surrounded by residential development to
the east, medical offices to the south,
Interstate 805 to the west and open space
to the north. The residential development
to the east is similar in density and scale.

As such, the Nakano Project is
appropriately located.

The Nakano Project would include a
Chula Vista General Plan Amendment and
rezone to change the zoning and land use
designation to Specific Plan - Residential
Medium. For informational and contextual
purposes, the equivalent City of San Diego
land use and zoning designations are
provided in Table A-1, City of San Diego
Land Use and Zoning Designations, of the
Nakano Specific Plan. To maintain
consistency with the City of San Diego
Otay Mesa Community Plan, the Nakano
Project amends the Otay Mesa
Community Plan to amend the boundary
and apply a land use and zoning.

However, implementation of the Nakano
Specific Plan would result in development
The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-44 Goal/Policy Goal/Recommendation Analysis Project Consistency that is consistent with the Specific Plan -
Residential Medium land use and zoning.

The Nakano Project provides housing in
proximity to medical, commercial, open
space, other residential uses, and four MTS
bus stops. The Nakano Project prioritizes
pedestrian facilities and is designed to
draw upon the character and strengths of
the surrounding residential and open
space. The Specific Plan establishes site
specific design guidelines and standards
that align with the guidelines and
standards included in the General Plan and
Otay Mesa Community Plan. Therefore,
the Nakano Project is consistent with the
General Plan's vision and City of Villages
strategy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-45 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy LU-C.1 Establish each community plan as an
essential and integral component of the
City’s General Plan with clear
implementation recommendations and
links to General Plan goals and policies.

Develop community plan policies that
implement citywide goals and address
community or neighborhood-specific
issues; such policies may be more detailed
or restrictive than the General Plan as
needed.

Rely on community plans for site-specific
land use and density designations and
recommendations.

Maintain consistency between community
plans and the General Plan, as together
they represent the City’s comprehensive
plan. In the event of an inconsistency
between the General Plan and a
community plan, action must be taken to
either: 1) amend the community plan, or 2)
amend the General Plan in a manner that
is consistent with the General Plan’s
Guiding Principles.

Refer to the analysis in Land Use Goal C. The project would be consistent with this policy.

Policy LU-C.3 Maintain or increase the City’s supply of land designated for various residential
densities as community plans are
prepared, updated, or amended.

The Nakano Specific Plan land use
designation of Specific Plan – Residential
Medium allows for 6.1-11 dwelling units
per acre, which is consistent with the
surrounding residential neighborhoods to
the west and southwest. The land use
density is an increase from the previous
less than 1 dwelling unit per acre, under
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-46 Goal/Policy Goal/Recommendation Analysis Project Consistency the A-8 zoning. The Nakano Project
consists of the development of up to 221
residential dwelling units, offering a range
of three different housing product types
that may serve as workforce housing, with
a total of 22 affordable housing units.

Policy LU-C.4 Ensure efficient use of remaining land
available for residential development and
redevelopment by requiring that new
development meet the density minimums
of applicable plan designations.

The Nakano Project allows for the
development of up to 221 residential
dwelling units – an increase from the
previous less than 1 dwelling unit per acre
that serves as a more efficient use of a
small remaining area of land. The Project
meets the density minimums established
by the Specific Plan.

The project would be consistent with this
policy.

D. Plan Amendment Process Goals Approve plan amendments that better implement the General Plan and
community plan goals and policies.

Allow for changes that will assist in
enhancing and implementing the
community’s vision.

The Nakano Specific Plan land use
designation of Specific Plan – Residential
Medium allows for 6.1-11 dwelling units
per acre, which is an increase from the
previous A-8 zoning. This increase in
residential density allows for Otay Mesa to
implement the Community Plan vision of
a diverse and vibrant mix of land uses,
primarily supported by business and
residential uses.

The Nakano Project contributes to the
diversity of the residential community,
prioritizes pedestrian facilities, and is
designed to draw upon the character and
strengths of the surrounding residential
and open space. The Specific Plan
The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-47 Goal/Policy Goal/Recommendation Analysis Project Consistency establishes site specific design guidelines
and standards that align with the
guidelines and standards included in the
General Plan and Otay Mesa Community
Plan. Therefore, the Nakano Project
enhances the implementation of the
General Plan and Community Plan visions.

Policy LU-D.1 Require a General Plan and community
plan amendment for proposals that
involve: a change in community-plan-
adopted land use or density/intensity
range; a change in the adopted
community plan development phasing
schedule; or a change in plan policies,
maps, or diagrams. (Note: state law
mandates that General Plan and
community plan amendments are not to
be required for projects utilizing state
mandated housing density bonuses.)
The Nakano Project includes amendments
to the General Plan and Otay Mesa
Community Plan.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-48 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy LU-D.2 Require an amendment to the public
facilities financing plan concurrently with
an amendment to the General Plan and
community plan when a proposal results
in a demand for public facilities that is
different from the adopted community
plan and public facilities financing plan.

The Nakano Project does not include a
public facilities financing plan. The Nakano
Project was not included/accounted for in
the original Otay Mesa Community Plan
and therefore no allocation of public
facilities was indicated for the project. The
Nakano Project will result in an increase in
demand on public facilities, but it is not
anticipated to be above the level of the
Otay Mesa Community Plan or PFFP. If
improvements to public services are
deemed necessary, the Nakano Project
will contribute to it’s fair share.

The project would be consistent with this
policy.

Policy LU-D.3 Evaluate all plan amendment requests
through the plan amendment initiation
process and present the proposal to the
planning commission or city council for
consideration.

The General Plan and Community Plan
Amendment for the Nakano Project was
presented to Planning Commission on
October 27, 2022. The Planning
Commission allowed the initiation of the
requested General Plan and Community
Plan Amendment based on the
compliance with the initiation criteria
found in Policy LU-D.10 of the Land Use
Element of the General Plan and
specifically addressed in Report No. PC-
22-054.

The project would be consistent with this
policy.

Policy LU-D.12 Evaluate specific issues that were
identified through the initiation process as
well as any additional community-specific
amendment evaluation factors.

The Nakano Project has undergone
environmental review, in compliance with
CEQA. The EIR provides focused technical
studies and site-specific environmental
analysis related to the effects of the
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-49 Goal/Policy Goal/Recommendation Analysis Project Consistency General Plan and Community Plan
amendments.

Issues identified through the initiation
process included the density proposed at
that time for the Nakano Project. The
Project density was further evaluated, and
the current density best responds to the
housing need and context of the scale and
character of the surrounding community.

Policy LU-D.13 Address the standard plan amendment
issues prior to the planning commission
decision at a public hearing related to level
and diversity of community support;
appropriate size and boundary for the
amendment site; provision of additional
benefit to the community; implementation
of major general plan and community plan
goals, especially as related to the vision,
values, and City of Villages strategy; and
provision of public facilities.

The Specific Plan and EIR for the Nakano
Project have both undergone various
forms of public review.

The Nakano Project includes development
that is appropriate in size and adheres to
any boundary constraints. The project
responds to site constraints such as steep
slopes, in particular the property contains
steep slopes along its edges, with the
center of the property being relatively flat.

The residential development is located in
the center of the property, on slopes that
are conducive to development. The steep
slopes along the edges of the property
have generally been left in a natural state.

The Nakano Project provides buffers to
adjacent open space and residential
developments.

The Nakano Project responds to the
General Plan and Community Plan goals,
vision and values. In particular, the Nakano
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-50 Goal/Policy Goal/Recommendation Analysis Project Consistency Project contributes to the areas public
facilities by providing recreational
amenities such as pocket parks and trail
access, including a new trail access point
to the OVRP; and incorporation of an
overlook area over the OVRP providing
connections to the greater open space
network linking the project to nearby
activity centers.

F. Consistency Goals Zoning concurrent with community plan updates and amendments to ensure
consistency with community plan land use
designations.

Zones or development regulations to
better implement updated community
plans.

The Specific Plan for the Nakano Project
proposes a City of Chula Vista base zone
designation of R-3. For informational and
contextual purposes the equivalent City of
San Diego Designation for the NSP is RM-
1-1. Deviations from the development
standards for R-3 are included as
supplemental development regulations in
Chapter 6, Implementation of the Specific
Plan.

The project would be consistent with this
goal.

Policy LU-F.1 Apply existing or new Land Development
Code zone packages or other regulations
as needed to better implement the policy
recommendations of the General Plan;
land use designations of the community
plans; other goals and policies of the
community plans; and community-
specific policies and recommendations.

See analysis for F. Consistency Goals
above.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-51 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy LU-F.2 Review public and private projects to
ensure that they do not adversely affect
the general plan and community plans.

Evaluate whether proposed projects
implement specified land use,
density/intensity, design guidelines, and
other general plan and community plan
policies, including open space
preservation, community identity, mobility,
and the timing, phasing, and provision of
public facilities.

The purpose of this consistency matrix is
to evaluate whether the Nakano Project is
consistent with the General Plan. A
consistency matrix has also been prepared
to evaluate the Nakano Project's
consistency with the Otay Mesa
Community Plan. Therefore, consistency
has been evaluated for all general plan and
community plan policies.

The project would be consistent with this
policy.

G. Airport Land Use Compatibility Goals Protection of the health, safety, and welfare of persons within an airport
influence area by minimizing the public’s
exposure to high levels of noise and risk of
aircraft accidents.

Protection of public use airports and
military air installations from the
encroachment of incompatible land uses
within an airport influence area that could
unduly constrain airport operations.

The project would be consistent with this
goal.

Policy LU-G.2 Submit all amendments and updates to
the General Plan, community plans,
specific plans, airport plans, development
regulations and zoning ordinances
affected by an airport influence area to the
ALUC to ensure that they are consistent
with the Airport Land Use Compatibility
Plan or have the City Council take steps to
overrule the ALUC.

The Nakano Project is in proximity to
Brown Field Municipal Airport. An
application has been submitted to the
Airport Land Use Commission to ensure
the Project is consistent with the Brown
Field Municipal Airport Airport Land Use
Compatibility Plan (ALUCP).

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-52 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy LU-G.4 Submit development projects affected by
an airport influence area to the ALUC after
the adoption or amendment to an Airport
Land Use Compatibility Plan to ensure that
they are consistent up until the time that
the ALUC has determined the General
Plan, community plans, and specific plans
consistent with the Airport Land Use
Compatibility Plan or have the City
Council take steps to overrule the ALUC.

The Nakano Project is in proximity to
Brown Field Municipal Airport. An
application for determination of
consistency has been submitted to the
San Diego Regional Airport Authority to
ensure the Nakano Project is consistent
with the Brown Field Municipal Airport
Land Use Compatibility Plan (ALUCP).

The project would be consistent with this
policy.

Policy LU-G.5 Implement the height standards used by
the FAA as defined by Code of Federal
Regulations Title 14, Part 77 through
development regulations and zoning
ordinances.

Refer to consistency analysis for Policy
LU-G.4, above. The Nakano Specific Plan
incorporates a maximum building height
of 30 feet in the development standards
which must be reviewed as part of San
Diego’s Regional Airport Authority
consistency determination review process.

The project would be consistent with this
policy.

Policy LU-G.9 Coordinate with the Navy and Marine
Corps to ensure that future land use and
General Plan community plan, specific
plan, development regulations and zoning
ordinances amendments are consistent
with the Air Installation Compatible Use
Zone study for military air installations.

Refer to consistency analysis for Policy
LU-G.4, above. The consistency
determination review process would
ensure consistency with regional airports
including Navy and Marine Corps
installations.

The project would be consistent with this
policy.

H. Balanced Communities and Equitable
Development Goals
Ensure diverse and balanced
neighborhoods and communities with
housing available for households of all
income levels.

Community and neighborhood-specific
strategies and implementation measures
to achieve equitable development.

The Nakano Project provides housing
options at varying sizes and prices points
which may be attainable for citizens at
various economic levels, diversifying the
workforce and in turn the economic base
of the region. Per the Chula Vista Housing
Element, ten percent (10%) of the total
units within the Nakano Project will be
The project would be consistent with
these goals.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-53 Goal/Policy Goal/Recommendation Analysis Project Consistency affordable to low and moderate income
households. Of the ten percent, five
percent (5%) must be affordable to low
income households and five percent (5%)
must be affordable to moderate income
households.

The Nakano Project provides an equitable
range of recreational amenities and
housing units for all ages and income
levels to help meet the present and future
housing needs of the community.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-54 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy LU-H.1 Promote development of balanced
communities that take into account
community-wide involvement,
participation, and needs.
a. Plan village development with the
involvement of a broad range of
neighborhood, business, and recognized
community planning groups and
consideration of the needs of individual
neighborhoods, available resources, and
willing partners.
b. Invest strategically in public
infrastructure and offer development
incentives that are consistent with the
neighborhood’s vision.
c. Recognize the important role that
schools play in neighborhood life and look
for opportunities to form closer
partnerships among local schools,
residents, neighborhood groups, and the
City with the goal of improving public
education.
d. Ensure that neighborhood
development and redevelopment
addresses the needs of older people,
particularly those disadvantaged by age,
disability, or poverty
e. Provide affordable housing
opportunities within the community to
help offset the displacement of the
existing population.
f. Provide a full range of senior housing
The Nakano Project is a residential project
located along I-805 and will have a
mobility network that provides access for
people to walk, bike, drive and take transit.

The surrounding network of streets, bike
paths, sidewalks, and trails provide
connections between the residential
neighborhoods of the Nakano Project and
the commercial, retail, and public uses
such as schools, parks, and transit facilities
within the vicinity.

On-site infrastructure will support the
project and the development. No off-site
infrastructure improvements will be
necessary.

Further, the Nakano Project will contribute
to civic facilities through payment of
Development Impact Fees (DIFs) that go
towards community planned
improvements, such as schools.

The Nakano Project assists the City to
attain additional housing units that help
meet the City’s present and future housing
needs. The Project provides a range of
housing types, contributing both single-
family and multi-family units, responding
to the needs of all citizens regardless of
age, disability, or income level.

The Nakano Project offers a variety of
housing options from detached
condominiums to multi-family dwelling
units and 22 affordable housing units. Per
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-55 Goal/Policy Goal/Recommendation Analysis Project Consistency from active adult to convalescent care in
an environment conducive to the specific
needs of the senior population.
the Chula Vista Housing Element, ten
percent (10%) of the total units within the
Nakano Project will be affordable to low
and moderate income households. Of the
ten percent, five percent (5%) must be
affordable to low income households and
five percent (5%) must be affordable to
moderate income households.

The Nakano Project does not include age
restricted units. Therefore, this is not
applicable. However, there are a range of
housing types available for all ages and
income levels.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-56 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy LU-H.2 Provide affordable housing throughout the City so that no single area experiences a
disproportionate concentration.

The City of San Diego’s Inclusionary
Affordable Housing Ordinance states that
all new residential development of 10 or
more dwelling units are required to
provide a certain percentage (10% of the
total dwelling units in the development) of
affordable units in the development or pay
an Inclusionary In Lieu Fee. The Nakano
Project includes 22 affordable housing
units, therefore meeting the requirements
of the City of San Diego Inclusionary
Affordable Housing Ordinance.

Additionally, the Nakano Project is
consistent with the Chula Vista Housing
Element which ten percent (10%) of the
total units within the Nakano Project will
be affordable to low and moderate
income households. Of the ten percent,
five percent (5%) must be affordable to
low income households and five percent
(5%) must be affordable to moderate
income households.

The project would be consistent with this
policy.

Policy LU-H.3 Provide a variety of housing types and
sizes with varying levels of affordability in
residential and village developments.

The Nakano Project offers a variety of
housing options from detached
condominiums to multi-family dwelling
units and 22 affordable housing units. Per
the Chula Vista Housing Element, ten
percent (10%) of the total units within the
Nakano Project will be affordable to low
and moderate income households. Of the
ten percent, five percent (5%) must be
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-57 Goal/Policy Goal/Recommendation Analysis Project Consistency affordable to low income households and
five percent (5%) must be affordable to
moderate income households.

Policy LU-H.6 Provide linkages among employment sites,
housing, and villages via an integrated
transit system and a well-defined
pedestrian and bicycle network.

The Nakano Project is located along I-805
and will have a mobility network that
provides access for people to walk, bike,
drive and take transit. The surrounding
network of streets, bike paths, sidewalks,
and trails provide connections between
the residential neighborhoods of the
Nakano Project and the commercial, retail,
and public uses such as schools, parks,
and transit facilities within the vicinity.

The project would be consistent with this
policy.

Policy LU-H.7 Provide a variety of different types of land uses within a community in order to offer
opportunities for a diverse mix of uses and
to help create a balance of land uses
within a community (see also LU-A.7).

The Nakano Project assists the City and
the greater San Diego region attain a
variety of land uses such as recreational
amenities and housing units. Additionally,
the Nakano Project contributes to civic
facilities through payment of Development
Impact Fees (DIFs) that go towards
community planned improvements, such
as schools, parks and transit facilities.

The project would be consistent with this
policy.

I. Environmental Justice Goals Ensure a just and equitable society by increasing public outreach and
participation in the planning process.

Equitable distribution of public facilities,
infrastructure, and services throughout all
communities.

Improve mobility options and accessibility
in every community
The Nakano Project would be consistent
with all applicable state and local
notification process requirements. The
project will be presented in front of the
Otay Mesa Community Planning Group
(CPG) as well as Planning Commission
and City Council for both the City of San
Diego and the City of Chula Vista. The
public will be able to engage, contribute
The project would be consistent with
these goals.

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Promote and ensure environmental
protection that will emphasize the
importance of safe and healthy
communities.
and comment during all of these
meetings.

The Nakano Project is a private residential
project. The development will tie into
existing water, sewer, and drainage
facilities. A water and sewer study has
been completed for the project which
conclude that there is adequate capacity
to support this project. These facilities are
provided by the City of San Diego.

The Nakano Project is organized by new
street connections, sidewalks, paseos, trail
connections, and bicycle facilities that will
serve residents and visitors. These mobility
improvements will tie into the existing
local and regional mobility network.

An HRA was prepared for the site that
followed OEHHA 2015 guidelines (OEHHA
2015) and SDAPCD guidance to calculate
the health risk impacts at all proximate
receptors. The Air Quality report
concludes that the project operation
would result in a less-than-significant
impact to air quality.

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Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-59 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy LU-I.1 Ensure environmental justice in the
planning process through meaningful
public involvement.
a. Assure potentially affected
community residents that they have
opportunities to participate in decisions
that affect their environment and health
and that the concerns of all participants
involved will be considered in the
decision-making process.
b. Increase public outreach to all
segments of the community so that it is
informative and detailed in terms of
process and options available to the
community.
c. Consult with California Native American
tribes to provide them with an opportunity
to participate in local land use decisions at
an early planning stage, for the purpose of
protecting or mitigating impacts to cultural
places.

The Nakano Project would be consistent
with all applicable state and local
notification process requirements. The
project will be presented in front of the
Otay Mesa Community Planning Group
(CPG) as well as Planning Commission
and City Council for both the City of San
Diego and the City of Chula Vista. The
public will be able to engage, contribute
and comment during all of these
meetings.

Consultation with Native American tribes
has occurred in accordance with
Assembly Bill (AB) 52 requirements.

The project would be consistent with this
policy.

Policy LU-I.14 As part of community plan updates or
amendments that involve land use or
intensity changes, evaluate public health
risks associated with identified sources of
hazardous substances and toxic air
emissions (see also Conservation Element,
Section F). Create adequate distance
separation, based on documents such as
those recommended by the California Air
Resources Board and site specific analysis,
between sensitive receptor land use
An HRA was prepared for the site that
followed OEHHA 2015 guidelines (OEHHA
2015) and SDAPCD guidance to calculate
the health risk impacts at all proximate
receptors. The Air Quality report discusses
that the project would not result in a
cumulatively considerable contribution to
regional O3 concentrations or other
criteria pollutant emissions. The project
will include MERV-13 filters in all homes to
reduce diesel particulate matter
The project would be consistent with this
policy.

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Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-60 Goal/Policy Goal/Recommendation Analysis Project Consistency designations and potential identified
sources of hazardous substances such as
freeways, industrial operations or areas
such as warehouses, train depots, port
facilities, etc.
concentrations in homes associated with
the site’s proximity to the freeway.

Additionally, the landscape plan identifies
trees along the project’s western boundary
to provide buffering between the freeway
and the project site.

MOBILITY ELEMENT
A) Walkable Community Goals A city where walking is a viable travel choice, particularly for trips of less than
one-half mile.

A safe and comfortable pedestrian
environment.

A complete, functional, and
interconnected pedestrian network, that is
accessible to pedestrians of all abilities.

Greater walkability achieved through
pedestrian friendly street, site and building
design.

The Nakano Specific Plan includes design
guidelines that include visual and physical
access for pedestrians; pedestrian
circulation via sidewalks, paseos, trails, and
private drives; human scale design
elements; street-engaging facades via
walkways and visible front entries, and
alley-loaded products.

These mobility improvements tie into the
existing local and regional mobility
network. There are four bus stops within a
½ mile (as the crow flies) of the Nakano
Project driveway. Two are on Palm Avenue
and two are on Dennery Road, thus
facilitating transit usership. Regional
commercial uses are located just south of
the site which offer services for routine
errands.

The project would be consistent with
these goals.

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Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-61 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy ME-A.1 Design and operate sidewalks, streets, and intersections to emphasize pedestrian
safety and comfort through a variety of
street design and traffic management
solutions, including but not limited to
those described in the Pedestrian
Improvements Toolbox, Table ME-1.

The Nakano Project includes roadways
with sidewalks, paseo, and trail
connections to promote an inviting
pedestrian-friendly street environment.

Additionally, the Nakano Project will
include a range of design techniques to
enhance pedestrian safety and comfort,
including but not limited to, shade trees
and landscaping that reduce heat island
issues, pedestrian scaled lighting and ADA
compliant sidewalks. HOA protocols may
be put in place to provide additional crime
prevention techniques.

The project would be consistent with this
policy.

Policy ME-A.2 Design and implement safe pedestrian
routes.

Collaborate with appropriate community
groups, and other interested private and
public sector groups or individuals to
design and implement safe pedestrian
routes to schools, transit, and other highly
frequented destinations. Implement
needed improvements and programs such
as wider and noncontiguous sidewalks,
more visible pedestrian crossings, traffic
enforcement, traffic calming, street and
pedestrian lighting, pedestrian trails, and
educating children on traffic and bicycle
safety.

Promote “Walking School Bus” efforts
where parents or other responsible adults
share the responsibility of escorting
Refer to the analysis for Mobility Element
Goal A and Policy ME-A.1 above for
pedestrian improvements and design
elements.

The Nakano Project will be presented to
the Otay Mesa Community Planning
Group to collaborate and receive
feedback on all proposed pedestrian
improvements.

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bicycle.

When new schools are planned, work with
school districts and affected communities
to locate schools so that the number of
students who can walk to school safely is
maximized.

Implement Crime Prevention Through
Environmental Design (CPTED) measures
to reduce the threat and incidence of
crime in the pedestrian environment (see
also Urban Design Element, Policy UD-
A.17).

Ensure that there are adequate law
enforcement, code enforcement, and
litter and graffiti control to maintain safe
and attractive neighborhoods.

Provide adequate levels of lighting for
pedestrian safety and comfort.

Policy ME-A.4 Make sidewalks and street crossings
accessible to pedestrians of all abilities.
a. Meet or exceed all federal and state
requirements.
b. Provide special attention to the needs
of children, the elderly, and people with
disabilities.
c. Maintain pedestrian facilities to be free
of damage or trip hazards.

Refer to the analysis for Mobility Element
Goal A and Policy ME-A.1 above. All
proposed sidewalks and street crossings
would be constructed in accordance with
all federal, state, and local safety
requirements.

The project would be consistent with this
policy.

Policy ME-A.5 Provide adequate sidewalk widths and
clear path of travel as determined by street
classification, adjoining land uses, and
expected pedestrian usage.

Refer to the analysis for Mobility Element
Goal A and Policy ME-A.1 above. The
project would design driveways in
consideration of pedestrian impacts.

The project would be consistent with this
policy.

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Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-63 Goal/Policy Goal/Recommendation Analysis Project Consistency a. Minimize obstructions and barriers that
inhibit pedestrian circulation.
b. Consider pedestrian impacts when
designing the width and number of
driveways within a street segment.

Policy ME-A.6 Work toward achieving a complete,
functional and interconnected pedestrian
network.

Ensure that pedestrian facilities such as
sidewalks, trails, bridges, pedestrian
oriented and street lighting, ramps,
stairways and other facilities are
implemented as needed to support
pedestrian circulation. Additional examples
of pedestrian facilities are provided in the
Pedestrian Improvements Toolbox, Table
ME-1.

1. Close gaps in the sidewalk network.

2. Provide convenient pedestrian
connections between land uses, including
shortcuts where possible.

3. Design grading plans to provide
convenient and accessible pedestrian
connections from new development to
adjacent uses and streets.
b. Link sidewalks, pedestrian paths and
multipurpose trails into a continuous
region- wide network where possible.
c. Provide and maintain trash and
recycling receptacles, and restrooms
available to the public where needed.

Refer to the analysis for Mobility Element
Goal A and subsequent policies above.

The Nakano Project includes roadways
with sidewalks, paseo, and trail
connections, that link throughout the
development and into the surrounding
mobility network to promote an inviting
pedestrian-friendly street environment.

The surrounding mobility network links to
nearby medical, commercial and
residential land uses.

The Nakano Project may be subject to the
City of Chula Vista Municipal Code, City of
San Diego Municipal Code, and City of
Chula Vista Recycling and Solid Waste
Planning Manual. Trash and recycling
receptables within the Nakano Project
shall be made available in conformance to
the applicable regulations.

The project would be consistent with this
policy.

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Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-64 Goal/Policy Goal/Recommendation Analysis Project Consistency d. Address pedestrian needs as an integral
component of community and public
facilities financing plan updates and
amendments, other planning studies and
programs, and the development project
review process.
e. Routinely accommodate pedestrian
facilities and amenities into private and
public plans and projects.

Policy ME-A.7 Improve walkability through the
pedestrian- oriented design of public and
private projects in areas where higher
levels of pedestrian activity are present or
desired.
a. Enhance streets and other public rights-
of- way with amenities such as street
trees, benches, plazas, public art or other
measures including, but not limited to
those described in the Pedestrian
Improvement Toolbox, Table ME-1 (see
also Urban Design Element, Policy UD-
A.10)
b. Design site plans and structures with
pedestrian-oriented features (see also
Urban Design, Policies UD-A.6, UD-B.4,
and UD-C.6).
c. Encourage the use of non-contiguous
sidewalk design where appropriate to help
separate pedestrians from auto traffic. In
some areas, contiguous sidewalks with
trees planted in grates adjacent to the
street may be a preferable design.

Refer to the analysis for Mobility Element
Goal A and subsequent policies above.

The Design Guidelines include
landscaping and architectural
requirements, which would enhance
public spaces and create compatibility
with surrounding communities.

The project would be consistent with this
policy.

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Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-65 Goal/Policy Goal/Recommendation Analysis Project Consistency d. Enhance alleys as secure pathways to
provide additional pedestrian connections.
e. Implement traffic-calming measures to
improve walkability in accordance with
Policy ME-C.5.
f. When existing sidewalks are repaired or
replaced, take care to retain sidewalk
stamps and imprints that are indicators of
the age of a particular neighborhood, or
that contribute to the historic character of
a neighborhood.

Policy ME-A.8 Encourage a mix of uses in villages,
commercial centers, transit corridors,
employment centers and other areas as
identified in community plans so that it is
possible for a greater number of short trips
to be made by walking.

The Nakano Project does not include
village, commercial, transit corridors or
employment centers. The Nakano Project
includes residential uses in proximity to
medical, commercial, open space, and
other residential uses. However, there are
four bus stops within a ½ mile (as the
crow flies) of the Nakano Project driveway.

Two are on Palm Avenue and two are on
Dennery Road.

The project would be consistent with this
policy.

B. Transit First Goals Increased transit ridership. The Nakano Project would place housing near existing transit. There are four bus
stops within a ½ mile (as the crow flies) of
the Nakano Project driveway. Two are on
Palm Avenue and two are on Dennery
Road
The project would be consistent with this
goal.

C. Street and Freeway System Goals An interconnected street system that provides multiple linkages within and
between communities.

Vehicle congestion relief.

The Nakano Project is organized by new
street connections, sidewalks, paseos, trail
connections, and bicycle facilities that will
serve residents and visitors. These mobility
improvements will tie into the existing
The project would be consistent with this
goal.

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Safe and efficient street design that
minimizes environmental and
neighborhood impacts.

Well maintained streets.
local and regional mobility network. All
roadways in the development are
interconnected and will be designed to
meet City standards.

While the Nakano Project will not be
making any individual transit system
improvements, it will have a mobility
network that provides access for people to
walk, bike, drive and take transit. The
surrounding network of streets, bike paths,
sidewalks, and trails provide connections
between the residential neighborhoods of
the Nakano Project and the commercial,
retail, and public uses such as schools,
parks, and transit facilities within the
vicinity.

Policy ME-C.3 Design an interconnected street network
within and between communities, which
includes pedestrian and bicycle access,
while minimizing landform and
community character impacts. a. Identify
locations where the connectivity of the
street network could be improved through
the community plan update and
amendment process, the Regional
Transportation Plan update process, and
through discretionary project review (see
also Urban Design Element, Policy UDB.5).
b. Use local and collector streets to form
a network of connections to disperse
traffic and give people a choice of routes
to neighborhood destinations such as
Refer to the analysis for Mobility Element
Goal C. The Nakano Project is designed
with an interconnected street network that
ties into the surrounding mobility network.

The project would be consistent with this
policy.

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Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-67 Goal/Policy Goal/Recommendation Analysis Project Consistency schools, parks, and village centers. This
network should also be designed to
control traffic volumes and speeds
through residential neighborhoods.

1. In newly developing areas or in large-
scale redevelopment/infill projects, strive
for blocks along local and collector streets
to have a maximum perimeter of 1,800
feet. 2. When designing
modifications/improvements to an existing
street system, enhance street or
pedestrian connections where possible.
c. Provide direct and multiple street and
sidewalk connections within development
projects, to neighboring projects, and to
the community at large.
d. Where possible, design or redesign the
street network, so that wide arterial streets
do not form barriers to pedestrian traffic
and community cohesiveness.

Policy ME-C.8 Implement Traffic Impact Study Guidelines that address site and community specific
issues.
a. Give consideration to the role of
alternative modes of transportation and
transportation demand management
(TDM) plans in addressing development
project traffic impacts.
b. Consider the results of site-specific
studies or reports that justify vehicle trip
reductions (see also ME-E.7).
c. Implement best practices for multi-
A Vehicle Miles Traveled Analysis was
completed pursuant to the City’s current
guidelines that addresses the traffic
impacts of the site. This report has been
submitted to City.

The Nakano Project is accompanied by a
Transportation Demand Management
(TDM) plan which includes recommended
elements as Project conditions of
approval, including: providing information
about the SANDAG’s iCommute program;
The project would be consistent with this
policy.

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Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-68 Goal/Policy Goal/Recommendation Analysis Project Consistency modal quality/level of service analysis
guidelines to evaluate potential
transportation impacts and determine
appropriate mitigation measures from a
multi-modal perspective.
encouraging carpooling; and encouraging
bike and transit usage.

Policy ME-C.9 Implement best practices for multi-modal
quality/level of service analysis guidelines
to evaluate potential transportation
improvements from a multimodal
perspective in order to determine optimal
improvements that balance the needs of
all users of the right of way.

The Nakano Project would provide
pedestrian and bicycle connectivity to the
neighborhood due to proximity to bicycle
routes, provide pedestrian sidewalk
connections. Furthermore, the Nakano
Project would be located near MTS bus
route 933 and I-805. These Project
characteristics would promote pedestrian
and bicycle activity and alternate forms of
transportation.

The project would be consistent with this
policy.

E. Transportation Demand Management
Goals
Reduced single-occupant vehicle traffic
on congested streets and freeways.

Improved performance and efficiency of
the street and freeway system, by means
other than roadway widening or
construction.

Expanded travel options and improved
personal mobility.

Refer to the analysis for Mobility Element
Goal C and Policy ME-C.9 above. The
Nakano Project provides pedestrian and
bicycle facilities that connect to the
greater mobility network in the area,
providing multi-modal options and
decreasing automobile dependence.

The project would be consistent with this
goal.

Policy ME-E.1 Support and implement TDM strategies
including, but not limited to: alternative
modes of transportation, alternative work
schedules, and telework.

The Nakano Project is accompanied by a
Vehicle Miles Traveled Analysis which
provides a TDM plan that includes
recommended elements as Project
conditions of approval, including: provide
information about the SANDAG’s
iCommute program; encourage
carpooling; and encourage alternative
The project would be consistent with this
policy.

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and transit usage.

Policy ME-E.2 Maintain and enhance personal mobility
options by supporting public and private
transportation projects that will facilitate
the implementation of Transportation
Demand Management (TDM) strategies.

Refer to the analysis for Mobility Element
Goal C and Policy ME-E.1 above. The
Nakano Project includes a TDM plan and
outlines recommended strategies to
enhance mobility options.

The project would be consistent with this
policy.

Policy ME-E.3 Emphasize the movement of people
rather than vehicles.

Refer to the analysis for Mobility Element
Goal C and subsequent polices above.

The project would be consistent with this
policy.

Policy ME-E.4 Promote the most efficient use of the
City’s existing transportation network.

The Nakano Project’s circulation system is
designed to interconnect with the existing
adjacent public street system and does
not facilitate cut-through automobile
traffic.

The project would be consistent with this
policy.

Policy ME-E.6. Require new development to have site
designs and on-site amenities that support
alternative modes of transportation.

Emphasize pedestrian and bicycle-friendly
design, accessibility to transit, and
provision of amenities, that are supportive
and conductive to implementing TDM
strategies such as car sharing vehicles and
parking spaces, bike lockers, preferred
rideshare parking, showers and lockers,
on-site food service, and child care, where
appropriate.

Refer to the analysis for Mobility Element
Goal C and E and subsequent polices
above.

The project would be consistent with this
policy.

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Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-70 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy ME-E.7 Consider TDM programs with achievable
trip reduction goals as partial mitigation for
development project traffic and air quality
impacts.

Refer to the analysis for Mobility Element
Goal E and Policy ME-E.1 above. The
Nakano Project included a TDM plan.

The project would be consistent with this
policy.

Policy ME-E.8 Monitor implementation of TDM programs
to ensure effectiveness.

Refer to the analysis for Mobility Element
Goal E and Policy ME-E.1 above. The
Nakano Project included a TDM plan.

The project would be consistent with this
policy.

Policy ME-F.2 Identify and implement a network of
bikeways that are feasible, fundable, and
serve bicyclists’ needs, especially for travel
to employment centers, village centers,
schools, commercial districts, transit
stations, and institutions.

Develop a bikeway network that is
continuous, closes gaps in the existing
system, improves safety, and serves
important destinations.

Implement bicycle facilities based on a
priority program that considers existing
deficiencies, safety, commuting needs,
connectivity of routes, and community
input.

Recognize that bicyclists use all City
roadways.

Design future roadways to accommodate
bicycle travel; and
Upgrade existing roadways to enhance
bicycle travel, where feasible.

Refer to the analysis for Mobility Element
Goal F above. The Nakano Project
includes bike facilities that tie into the
existing bike facilities on Dennery Road
and the greater mobility network.

The project would be consistent with this
policy
Policy ME-F.3 Maintain and improve the quality,
operation, and integrity of the bikeway
Refer to the analysis for Mobility Element
Goal F above. The Nakano Project
includes bike facilities that tie into the
The project would be consistent with this
policy.

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Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-71 Goal/Policy Goal/Recommendation Analysis Project Consistency network and roadways regularly used by
bicyclists.
existing bike facilities on Dennery Road
and the greater mobility network.

Policy ME-F.4 Provide safe, convenient, and adequate
short- and long-term bicycle parking
facilities and other bicycle amenities for
employment, retail, multifamily housing,
schools and colleges, and transit facility
uses.

Continue to require bicycle parking in
commercial and multiple unit residential
zones.

Provide bicycle facilities and amenities to
help reduce the number of vehicle trips.

Refer to the analysis for Mobility Element
Goal F, above. The Nakano Project
includes separated Bike Path that buffers
bicycles from automobile traffic.

The project would be consistent with this
policy.

G. Parking Management Goal New development with adequate parking through the application of innovative
citywide parking regulations.

The Nakano Project is a residential project.

Parking will be provided within each unit’s
garage and driveway, with the exception
of a percentage of parking being common
area parking. Parking will adhere to City
standards.

The project would be consistent with this
goal.

Policy ME-G.1 Provide and manage parking so that it is
reasonably available when and where it is
needed.

Refer to the analysis for Mobility Element
Goal G above. The Nakano Project will
adhere to City standards for parking.

The project would be consistent with this
policy.

Policy ME-G.2.b Strive to reduce the amount of land
devoted to parking through measures
such as parking structures, shared parking,
mixed-use developments, and managed
public parking, while still providing
appropriate levels of parking.

Refer to the analysis for Mobility Element
Goal G above. The Nakano Project will
adhere to City standards for parking.

The project would be consistent with this
policy.

URBAN DESIGN ELEMENT
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A. General Urban Design Goals A built environment that respects San Diego’s natural environment and climate.

An improved quality of life through safe
and secure neighborhoods and public
places.

A pattern and scale of development that
provides visual diversity, choice of lifestyle,
opportunities for social interaction, and
that respects desirable community
character and context.

A City with distinctive districts,
communities, neighborhoods, and village
centers where people gather and interact.

Maintenance of historic resources that
serve as landmarks and contribute to the
City’s identity.

Utilization of landscape as an important
aesthetic and unifying element throughout
the City.

The Nakano Project provides a range of
housing type, including a variety of sizes,
prices, and product types to
accommodate residents of all ages and
income levels. High-quality design which
would be accomplished through
implementation of project- specific design
guidelines. Entrances into the project
would be clearly marked and accessible
with distinct landscape features, building
forms, and direct pedestrian paths.

The design guidelines are crafted to
ensure new development recognizes and
enhances the interface of the community
by contributing additional recreational
amenities and housing units that mesh
with its surrounding community.

The project would be consistent with this
goal.

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Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-73 Goal/Policy Goal/Recommendation Analysis Project Consistency Project amenities include pocket parks,
trail access to the Otay Valley Regional
Park (OVRP), and internal landscaped
pathways, or paseos.

Policy UD-A.1 Preserve and protect natural landforms
and features.
a. Protect the integrity of community plan
designated open spaces
b. Continue to implement the Multiple
Species Conservation Program (MSCP) to
conserve San Diego’s natural environment
and create a linked open space system.

Preserve and enhance remaining naturally
occurring features such as wetlands,
riparian zones, canyons, and ridge lines.

The Nakano Project would provide an
adequate avoidance buffer from on-site
jurisdictional areas outside the impact
limit. Other avoidance and mitigation
measures that conserve biological
resources are included in the CEQA
compliance documentation.

Additionally, the Nakano Project will be
subject to applicable city brush
management requirements that ensure
appropriate buffering from the adjacent
open space.

The project would be consistent with this
policy.

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Policy UD-A.2 Use open space and landscape to define
and link communities.
a. Link villages, public attractions,
canyons, open space and other
destinations together by connecting them
with trail systems, bikeways, landscaped
boulevards, formalized parks, and/or
natural open space, as appropriate.
b. Preserve and encourage preservation
of physical connectivity and access to
open space.
c. Recognize that sometimes open
spaces prevent the continuation of
transportation corridors and inhibit
mobility between communities. Where
conflicts exist between mobility and open
space goals, site-specific solutions may be
addressed in community plans.

The Specific Plan includes development
standards and design guidelines intended
to create attractive development that
compliments surrounding developments
and provides visual interest for residents
and visitors. The Specific Plan standards
and guidelines inform future development
and design elements such as mobility,
open space, and landscape design.

The Nakano Project provides a series of
private drives, bicycle facilities, sidewalks,
landscaped paseos and trails that tie into
the existing regional transportation
network including a new trail access point
to the OVRP; and incorporation of an
overlook area over the OVRP.

The project would be consistent with this
policy.

Policy UD-A.3 Design development adjacent to natural
features in a sensitive manner to highlight
and complement the natural environment
in areas designated for development.

Integrate development on hillside parcels
with the natural environment to preserve
and enhance views, and protect areas of
unique topography.

Minimize grading to maintain the natural
topography, while contouring any
The Nakano Project is adjacent to the
Otay Valley Regional Park (OVRP). The
development includes a new trail access
point to the OVRP; and incorporation of
an overlook area over the OVRP,
preserving and enhancing views across
the OVRP.

The Nakano Project will include substantial
grading onsite. However, variable lot sizes,
clustered housing, and stepped-back
The project would be consistent with this
policy.

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natural terrain.

Utilize variable lot sizes, clustered housing,
stepped-back facades, split-level units or
other alternatives to slab foundations to
minimize the amount of grading.

Consider terraced homes, stepped down
with the slope for better integration with
the topography to minimize grading in
sensitive slope areas.

Utilize a clustered development pattern,
single-story structures or single-story roof
elements, or roofs sloped toward the
open space system or natural features, to
ensure that the visibility of new
developments from natural features and
open space areas are minimized.

Provide increased setbacks from canyon
rims or open space areas to ensure that
the visibility of new development is
minimized.

Screen development adjacent to natural
features as appropriate so that
development does not appear visually
intrusive, or interfere with the experience
within the open space system. The
provision of enhanced landscaping
adjacent to natural features could be used
to soften the appearance of or buffer
development from the natural features.

Use building and landscape materials that
blend with and do not create visual or
facades will be utilized, reducing the
amount of grading.

The edges of the development include
landscaped slopes that buffer the
development from surrounding
developments and open space areas.

Additionally, the Nakano project includes
brush management zones that requires
landscape and open space buffers that
maintain a naturalized or softer edge to
the residential development. Views to the
development from the OVRP shall be
soften by the Nakano Project’s vegetated
slopes landscaping along the northern
boundary, adjacent to the OVRP. There
are residential developments to the east of
the Specific Plan Area, adjacent to the
OVRP, that are comprised of a variety of
residential and recreational uses. The
Specific Plan includes adequate setbacks
and buffers from neighboring uses to
ensure compatible land uses and edge
transitions. The design guidelines are
crafted to ensure new development
recognizes and enhances the interface of
the community by using building and
landscape materials that mesh with the
surrounding natural areas as well as the
neighboring communities.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-76 Goal/Policy Goal/Recommendation Analysis Project Consistency other conflicts with the natural
environment in instances where new
buildings abut natural areas. This guideline
must be balanced with a need to clear
natural vegetation for fire protection to
ensure public safety in some areas.

Ensure that the visibility of new
development from natural features and
open space areas is minimized to preserve
the landforms and ridgelines that provide a
natural backdrop to the open space
systems. For example, development
should not be visible from canyon trails at
the point the trail is located nearest to
proposed development. Lines-of-sight
from trails or the open space system
could be used to determine compliance
with this policy.

Design and site buildings to permit visual
and physical access to the natural features
from the public right-of-way.

Encourage location of entrances and
windows in development adjacent to
open space to overlook the natural
features.

Protect views from public roadways and
parklands to natural canyons, resource
areas, and scenic vistas.

Preserve views and view corridors along
and/or into waterfront areas from the
public right-of-way by decreasing the
The Specific Plan Area is at a higher
topography than Dennery Road where the
entrance to the Project will come from. As
such, the view of the adjacent natural
areas will not be visible from the Project
entrance. However, Private Driveway ‘A’,
which provides the main entrance to the
site will pass the natural area to the south
of the Specific Plan Area.

An overlook pocket park will provide views
of and trails to the OVRP, which includes
access to scenic view points and
parklands.

The Nakano Project will be subject to
applicable city brush management
requirements that ensure appropriate
buffering from the adjacent open space,
providing an effective fire break between
all structures and contiguous areas of
native or naturalized vegetation. Fire-
resistant plants, drought tolerant native
vegetation will also be incorporated into
the development.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-77 Goal/Policy Goal/Recommendation Analysis Project Consistency heights of buildings as they approach the
shoreline, where possible.

Provide public pedestrian, bicycle, and
equestrian access paths to scenic view
points, parklands, and where consistent
with resource protection, in natural
resource open space areas.

Provide special consideration to the
sensitive environmental design of
roadways that traverse natural open space
systems to ensure an integrated aesthetic
design that respects open space
resources. This could include the use of
alternative materials such as “quiet
pavement” in noise sensitive locations, and
bridge or roadway designs that respect the
natural environment.

Design structures to be ignition and fire-
resistant in fire prone areas or at-risk areas
as appropriate. Incorporate fire-resistant
exterior building materials and
architectural design features to minimize
the risk of structure damage or loss due to
wildfires.

Policy UD-A.4 Use sustainable building methods in
accordance with the sustainable
development policies in the Conservation
Element.

The Nakano Project will comply with
current Title 24, Part 6, of the California
Code of Regulations energy efficiency
standards for electrical appliances and
other devices at the time of building
construction. The Nakano Project would
use energy supplied by SDG&E, which is in
compliance with the Renewables Portfolio
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-78 Goal/Policy Goal/Recommendation Analysis Project Consistency Standard. The Project would be in
compliance with the current building
standards and install solar photovoltaic
systems and would provide two
designated preferred parking for
alternative fuel vehicles.

During both construction and operation of
the project, the Project would comply
with all state regulations related to solid
waste generation, storage, and disposal,
including the California Integrated Waste
Management Act, as amended. During
construction, all wastes would be recycled
to the maximum extent possible.

In addition, as stated in the Air Quality and
Greenhouse Gas Emissions Analysis
Technical Report, the Project’s buildings
would meet green building standards that
are in effect at the time of construction.

The project’s employees would use
consumer products that would comply
with the regulations that are in effect at
the time of manufacture.

Policy UD-A.5 Design buildings that contribute to a
positive neighborhood character and
relate to neighborhood and community
context.

Relate architecture to San Diego's unique
climate and topography.

The Specific Plan includes development
standards and design guidelines intended
to create attractive development that
compliments surrounding developments
and provides visual interest for residents
and visitors. The Specific Plan standards
and guidelines inform future development
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-79 Goal/Policy Goal/Recommendation Analysis Project Consistency Encourage designs that are sensitive to the
scale, form, rhythm, proportions, and
materials proximate to commercial areas
and residential neighborhoods that have a
well-established, distinctive character.

Provide architectural features that
establish and define a building’s appeal
and enhance the neighborhood character.

Encourage the use of materials and
finishes that reinforce a sense of quality
and permanence.

Provide architectural interest to
discourage the appearance of blank walls
for development. This would include not
only building walls, but fencing bordering
the pedestrian network, where some form
of architectural variation should be
provided to add interest to the streetscape
and enhance the pedestrian experience.

For example, walls could protrude, recess,
or change in color, height, or texture to
provide visual interest.
f. Design building wall planes to have
shadow relief, where pop-outs, offsetting
planes, overhangs, and recessed doorways
are used to provide visual interest at the
pedestrian level.
g. Design rear elevations of buildings to
be as well-detailed and visually interesting
as the front elevation, if they will be visible
from a public right-of-way or accessible
public place or street.
and design elements such as architecture,
landscape and site design.

The Nakano Project is surrounded by
residential developments within the Ocean
View Hills community, which is comprised
of a variety of residential and recreational
uses. The Nakano Project will enhance the
interface of the community by
contributing additional recreational
amenities and housing units.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-80 Goal/Policy Goal/Recommendation Analysis Project Consistency h. Acknowledge the positive aspects of
nearby existing buildings by incorporating
compatible features in new developments.
i. Maximize natural ventilation, sunlight,
and views. j. Provide convenient, safe,
well-marked, and attractive pedestrian
connections from the public street to
building entrances.
k. Design roofs to be visually appealing
when visible from public vantage points
and public rights-of-way.

Policy UD-A.6 Create street frontages with architectural and landscape interest to provide visual
appeal to the streetscape and enhance the
pedestrian experience.

Locate buildings on the site so that they
reinforce street frontages.

Relate buildings to existing and planned
adjacent uses.

Ensure that building entries are prominent,
visible, and well-located.

Maintain existing setback patterns, except
where community plans call for a change
to the existing pattern.

Minimize the visual impact of garages,
parking and parking portals to the
pedestrian and street façades.

The Specific Plan includes design
guidelines that include varied and
articulated building facades; visual and
physical access for pedestrians; pedestrian
circulation via sidewalks, paseos, trails, and
private drives; human scale design
elements; street-engaging facades via
walkways and visible front entries, and
alley-loaded products.

The project would be consistent with this
policy.

Policy UD-A.8 Landscape materials and design should
enhance structures, create and define
public and private spaces, and provide
shade, aesthetic appeal, and
environmental benefits.

The Nakano Project will utilize drought-
tolerant native vegetation, planted in an
informal pattern for all landscapes within
the project in order to conserve
water. The Nakano Project includes
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-81 Goal/Policy Goal/Recommendation Analysis Project Consistency Maximize the planting of new trees, street
trees, and other plants for their shading, air
quality, and livability benefits (See also
Urban Forestry section of Conservation
Element, Policies CE-A.11, CE-A.12, and
Section J).

Encourage water conservation through
the use of drought-tolerant landscape.

Use landscape to support stormwater
management goals for filtration,
percolation, and erosion control.

Use landscape to provide unique identities
within neighborhoods, villages, and other
developed areas.

Landscape materials and design should
complement and build upon the existing
character of the neighborhood (See also
Conservation Element, Section J).

Design landscape bordering the
pedestrian network with new elements,
such as a new plant form or material, at a
scale and at intervals appropriate to the
site. This is not intended to discourage a
uniform street tree or landscape theme,
but to add interest to the streetscape and
enhance the pedestrian experience.

Shade paved areas, especially parking lots.

Use landscaped walkways to direct people
to proper entrances and away from private
areas.

Reduce barriers to views or light by
selecting appropriate tree types, pruning
community-based green infrastructure
such as pocket parks, landscaped paseos,
overlook areas and OVRP trail
connections. Landscaping and shade trees
will be used throughout the development
to save energy and reduce heat island
issues.

Additionally, the Specific Plan includes
adequate minimum setbacks and buffers
from neighboring uses to ensure
compatible land uses and edge transitions.

The Nakano Project will be subject to
applicable city brush management
requirements that ensure appropriate
buffering from the adjacent open space.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-82 Goal/Policy Goal/Recommendation Analysis Project Consistency thick hedges, and large overhanging tree
canopies.

Utilize landscape adjacent to natural
features to soften the visual appearance of
a development and provide a natural
buffer between the development and
open space areas
Policy UD-A.13. Provide lighting from a variety of sources at appropriate intensities and qualities for
safety.

Provide pedestrian-scaled lighting for
pedestrian circulation and visibility.

Use effective lighting for vehicular traffic
while not overwhelming the quality of
pedestrian lighting.

Use lighting to convey a sense of safety
while minimizing glare and contrast.

Use vandal-resistant light fixtures that
complement the neighborhood and
character.

Focus lighting to eliminate spill-over so
that lighting is directed and only the
intended use is illuminated.

As stated in Section 3.8.2, Lighting, of the
Nakano Specific Plan, a lighting plan shall
be approved prior to construction that
includes but is not limited to pole
mounted site lighting, tree uplights, and
bollard lighting, as well as a monument
lighting at the monument sign at project
entrance. The lighting plan provide
standards for pole mounted site lighting,
tree uplights, and bollard lighting, as well
as a monument lighting at the monument
sign. Additionally, the Specific Plan
includes design guidelines for lighting that
address the design, scale, material, light
quality, and intensity.

The project would be consistent with this
policy.

Policy UD-A.14. Provide comprehensive project sign plans to effectively utilize sign area.
a. Design signs as a means to
communicate a unified theme and identity
for the project.
b. Include pedestrian-oriented signs to
acquaint users with various aspects of a
development. Place signs to direct
vehicular and pedestrian circulation.

The Specific Plan outlines development
standards and design guidelines for
signage within the Project, including type,
size, and design.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-83 Goal/Policy Goal/Recommendation Analysis Project Consistency c. Post signs to provide directions and
rules of conduct where appropriate
behavior control is necessary.
d. Design signs to minimize negative
visual impacts.

Policy UD-A.17. Incorporate crime prevention through
environmental design measures, as
necessary, to reduce incidences of fear
and crime, and design safer environments.

Design projects to encourage visible space
and “eyes on the street” security that will
serve as a means to discourage and deter
crime through the location of physical
features, activities, and people to
maximize visibility.

Define clear boundaries between public,
semi-public/private, and private spaces.

Promote regulations, programs, and
practices that result in the proper
maintenance of the measures employed
for CPTED surveillance, access control,
and territoriality.

Consider pedestrian scale lighting and
indirect techniques to provide adequate
security but not glare and flood-light
conditions.

The Nakano Project includes specified
Design Guidelines to encourage a variety
of streetscape elements that reinforce
Crime Prevention through Environmental
Design (CPTED) techniques and social
interaction. The Design Guidelines include
techniques such as defined boundaries
between public and private property with
fencing, building setbacks, sidewalk
location, and open landscaping.

The Nakano Project will provide pedestrian
scale lighting to create a safer
environment for pedestrians through the
Project, additionally, pocket parks are
encouraged to provide safety lighting to
deter crime and provide safe spaces.

Residential units within the Nakano Project
will face the street providing “eyes on the
street” for pedestrians.

Future residents of the Nakano Project
may choose to establish and maintain a
crime watch program.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-84 Goal/Policy Goal/Recommendation Analysis Project Consistency B. Distinctive Neighborhoods and
Residential Design Goals
A city of distinctive neighborhoods.

Development that protects and improves
upon the desirable features of San Diego’s
neighborhoods.

Innovative design for a variety of housing
types to meet the needs of the population.

Infill housing, roadways and new
construction that are sensitive to the
character and quality of existing
neighborhoods.

Pedestrian connections linking residential
areas, commercial areas, parks, and open
spaces.

The Nakano Project consists of the
development of up to 221 residential
dwelling units. The Nakano Project offers a
variety of housing options from detached
condominiums to multi-family dwelling
units and 22 affordable housing units. Per
the Chula Vista Housing Element, ten
percent (10%) of the total units within the
Nakano Project will be affordable to low
and moderate income households. Of the
ten percent, five percent (5%) must be
affordable to low income households and
five percent (5%) must be affordable to
moderate income households.

The Nakano Project provides high-quality
recreational amenities within the SPA, in
proximity to its residents as well as the
surrounding residents.

The design guidelines are crafted to
ensure new development recognizes and
The project would be consistent with
these goals
City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-85 Goal/Policy Goal/Recommendation Analysis Project Consistency enhances the interface of the community
by contributing additional recreational
amenities and housing units that mesh
with its surrounding community.

Policy UD-B.1 Recognize that the quality of a
neighborhood is linked to the overall
quality of the built environment. Projects
should not be viewed singularly, but
viewed as part of the larger neighborhood
or community plan area in which they are
located for design continuity and
compatibility.

Integrate new construction with the
existing fabric and scale of development in
surrounding neighborhoods. Taller or
denser development is not necessarily
inconsistent with older, lower-density
neighborhoods but must be designed with
sensitivity to existing development. For
example, new development should not
cast shadows or create wind tunnels that
will significantly impact existing
development and should not restrict
vehicular or pedestrian movements from
existing development.

Design new construction to respect the
pedestrian orientation of neighborhoods.

Provide innovative designs for a variety of
housing types to meet the needs of the
population.

Additionally, the Nakano Project includes
roadways with sidewalks, paseo, and trail
connections to promote an inviting
pedestrian-friendly street environment and
connecting the Project with the
surrounding community.

The project would be consistent with this
policy.

Policy UD-B.2 Achieve a mix of housing types within
single developments.

Refer to the analysis for Urban Design
Element Goal B above. The Nakano
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-86 Goal/Policy Goal/Recommendation Analysis Project Consistency Incorporate a variety of unit types in
multifamily projects.

Incorporate a variety of single-family
housing types in single-family
projects/subdivisions.

Provide transitions of scale between
higher-density development and lower
density neighborhoods.

Identify sites for revitalization and
additional housing opportunities in
neighborhoods.

Project will include a range of housing
types at various sizes and price points.

Policy UD-B.3 Design subdivisions to respect the existing lot pattern established within
neighborhoods to maintain community
character.
a. Create lot divisions that respect the
existing pattern of development for
neighborhood continuity and
compatibility.
b. Design lot divisions to have a
portion of each created lot in areas
of less than 25 percent gradient.

Refer to the analysis for Urban Design
Element Goal B above. The Specific Plan
includes policies, standards, and
procedures to maintain the integrity of the
surrounding residential neighborhoods.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-87 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy UD-B.4 Create street frontages with architectural and landscape interest for both
pedestrians and neighboring residents.
a. Locate buildings on the site so that
they reinforce street frontages.
b. Relate buildings to existing and planned
adjacent uses.
c. Provide ground level entries and
ensure that building entries are prominent
and visible.
d. Maintain existing setback patterns,
except where community plans call for
redevelopment to change the existing
pattern.
e. Locate transparent features such as
porches, stoops, balconies, and windows
facing the street to promote a sense of
community.
f. Encourage side- and rear-loaded
garages. Where not possible, reduce the
prominence of the garage through
architectural features and varying planes.
g. Minimize the number of curb-cuts
along residential streets.

Refer to the analysis for Urban Design
Element Goal B above. The Specific Plan
design guidelines provide guidance on
building massing, materials and colors,
architectural styles and product design
that enhance and maintain the integrity of
the surrounding residential developments.

The project would be consistent with this
policy.

Policy UD-B.5 Design or retrofit streets to improve
walkability, strengthen connectivity, and
enhance community identity.
a. Design or retrofit street systems to
achieve high levels of connectivity within
the neighborhood street network that link
individual subdivisions/projects to each
other and the community.

The Nakano Project is organized by new
street connections, sidewalks, paseos, trail
connections, and bicycle facilities that will
serve residents and visitors. These mobility
improvements will tie into the existing
local and regional mobility network and
create a safe and pleasant pedestrian
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-88 Goal/Policy Goal/Recommendation Analysis Project Consistency b. Avoid closed loop subdivisions and
extensive cul-de-sac systems, except
where the street layout is dictated by the
topography or the need to avoid sensitive
environmental resources.
c. Design open ended cul-de-sacs to
accommodate visibility and pedestrian
connectivity, when development of cul-
de- sacs is necessary.
d. Emphasize the provision of high quality
pedestrian and bikeway connections to
transit stops/stations, village centers, and
local schools.
e. Design new streets and consider traffic
calming where necessary, to reduce
neighborhood speeding (see also Mobility
Element, Policy ME-C.5).
f. Enhance community gateways to
demonstrate neighborhood pride and
delineate boundaries.
g. Clarify neighborhood roadway
intersections through the use of special
paving and landscape.
h. Develop a hierarchy of walkways that
delineate village pathways and link to
regional trails.
i. Discourage use of walls, gates and
other barriers that separate residential
neighborhoods from the surrounding
community and commercial areas.
environment that connects residential
buildings and common areas.

The Nakano Project has been designed to
provide a well-connected circulation
network that avoids a closed-loop system
of cul-de-sacs.

The Nakano Project includes residential
uses in proximity to medical, commercial,
open space, and other residential uses.

There are four bus stops within a ½ mile
(as the crow flies) of the Nakano Project
driveway.; two are on Palm Avenue and
two are on Dennery Road.

The internal private drives throughout the
Nakano Project will be held to the City
standards for Private Drives.

The Nakano Project includes roadways
with sidewalks, paseo, and trail
connections to promote an inviting
pedestrian-friendly street environment.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-89 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy UD-B.8 Provide usable open space for play,
recreation, and social or cultural activities
in multifamily as well as single-family
projects.
a. Design attractive recreational facilities,
common facilities, and open space that
can be easily accessed by everyone in the
development it serves.
b. Design outdoor space as “outdoor
rooms” and avoid undifferentiated, empty
spaces.
c. Locate small parks and play areas in
central accessible locations.

The Nakano Project provides intentional
landscaping along public streets, paseos,
and pocket parks; provides a new trail
access point to the OVRP; and
incorporation of an overlook area over the
OVRP.

The project would be consistent with this
policy.

PUBLIC FACILITIES, SERVICES, AND SAFETY ELEMENT
C. Evaluation of Growth, Facilities, and
Services
Adequate public facilities available at the
time of need.

Public facilities exactions that mitigate the
facilities impacts that are attributable to
new development.

Improvement of quality of life in
communities through the evaluation of
private development and the
determination of appropriate exactions
The Specific Plan Area is served by the San
Diego Police Department and San Diego
Fire-Rescue Department Station Number

6. The Project shall comply with the
required DIFs to fund any expansion or
construction as growth is accommodated.

The Nakano Project includes an
approximate 0.08-acre pocket park, an
approximately 0.31-acre pocket park that
overlooks the OVRP and provides trail
access to the OVRP, and an approximately

0.04-acre monument entry pocket park at
the entrance of the residential community
of parkland for the proposed up to 221
dwelling units onsite. For any deficit of
The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-90 Goal/Policy Goal/Recommendation Analysis Project Consistency acreage, the applicant is obligated to pay
DIFs which contribute to the acquisition
and construction of new parkland.

Policy PF-C.1 Require development proposals to fully
address impacts to public facilities and
services:
a. Identify the demand for public facilities
and services resulting from discretionary
projects.
b. Identify specific improvements and
financing which would be provided by the
project, including but not limited to sewer,
water, storm drain, solid waste, fire, police,
libraries, parks, open space, and
transportation projects.
c. Subject projects, as a condition of
approval, to exactions that are reasonably
related and in rough proportionality to the
impacts resulting from the proposed
development.
d. Provide public facilities and services to
assure that current levels of service are
maintained or improved by new
development within a reasonable time
period.

Refer to the analysis for Public Facilities,
Services, and Safety Element Goal C
above. The Project shall comply will all
required DIF’s to fund any deficit in public
facilities.

The project would be consistent with this
policy.

Policy PF-C.3 Satisfy a portion of the requirements of
PF-C.1 through physical improvements,
when a nexus exists, that will benefit the
affected community planning area when
projects necessitate a community plan
amendment due to increased densities.

Refer to the analysis for Public Facilities,
Services, and Safety Element Goal C
above. The Nakano Project includes a
number of pocket parks and provides trail
access to the OVRP. All streets will be
designed to meet fire access standards.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-91 Goal/Policy Goal/Recommendation Analysis Project Consistency D. Fire-Rescue Goals Protection of life, property, and
environment by delivering the highest
level of emergency and fire- rescue
services, hazard prevention, and safety
education.

Minimize fire hazards resulting from
structural or wildland fires.

Manage fuel loads in wildland areas.

Refer to the analysis for Public Facilities,
Services, and Safety Element Goal C
above. The Specific Plan Area is served by
the San Diego Police Department and San
Diego Fire-Rescue Department Station
Number 6. Additionally, the Nakano
Project will be subject to applicable city
brush management requirements that
ensure appropriate buffering from the
adjacent open space, providing an
effective fire break between all structures
and contiguous areas of native or
naturalized vegetation. Fire-resistant
plants, drought tolerant native vegetation
will also be incorporated into the
development.

The project would be consistent with this
goal.

Policy PF-D.5 Maintain service levels to meet the
demands of continued growth and
development, tourism, and other events
requiring fire-rescue services.

Refer to the analysis for Public Facilities,
Services, and Safety Element Goal C,
above. The Specific Plan Area is served by
the San Diego Police Department and San
Diego Fire-Rescue Department Station
Number 6. The Project shall comply with
the required DIFs to fund any expansion or
construction as growth is accommodated.

The project would be consistent with this
policy.

Policy PF-D.12 Protect communities from unreasonable
risk of wildfire within very high fire hazard
severity zones.

Assess site constraints when considering
land use designations near wildlands to
avoid or minimize wildfire hazards as part
of a community plan update or
amendment. (see also LU-C.2.a.4)
The Specific Plan Area is located within a
Local Responsibility Area (LRA) Very High
Fire Hazard Severity Zone. The Nakano
Project will be subject to applicable city
brush management requirements that
ensure appropriate buffering from the
adjacent open space, providing an
effective fire break between all structures
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-92 Goal/Policy Goal/Recommendation Analysis Project Consistency Identify building and site design methods
or other methods to minimize damage if
new structures are located in very high fire
hazard severity zones on undeveloped
land and when rebuilding after a fire.

Require ongoing brush management to
minimize the risk of structural damage or
loss due to wildfires.

Provide and maintain water supply
systems to supplies for structural fire
suppression.

Provide adequate fire protection. (see also
PF-D.1 and PF-D.2)
and contiguous areas of native or
naturalized vegetation. Fire-resistant
plants, drought tolerant native vegetation
will also be incorporated into the
development.

The Nakano Project would be required to
design, construct, and maintain structures,
private drives, and facilities in compliance
with applicable local, regional, state, and
federal requirements related to fire safety,
emergency access, and evacuation plans,
as well as building materials, setbacks,
water supply, hydrants, fire-flow, and
defensible space requirements for
development in fire hazard areas.

Policy PF-D.13 Incorporate fire safe design into
development within very high fire hazard
severity zones to have fire-resistant
building and site design, materials, and
landscaping as part of the development
review process.
a. Locate, design and construct
development to provide adequate
defensibility and minimize the risk of
structural loss from wildland fires.
b. Design development on hillsides and
canyons to reduce the increased risk of
fires from topography features (i.e., steep
slopes, ridge saddles).
c. Minimize flammable vegetation and
implement brush management best
Refer to the analysis for Public Facilities,
Services, and Safety Element Goal D and
Policy PF-D.12 above. The Project will be
subject to Brush Management regulations
and will incorporate fire-resistant
vegetation and landscaping into the
design.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-93 Goal/Policy Goal/Recommendation Analysis Project Consistency practices in accordance with the Land
Development Code.
d. Design and maintain public and private
streets for adequate fire apparatus vehicles
access (ingress and egress), and install
visible street signs and necessary water
supply and flow for structural fire
suppression.
e. Coordinate with the Fire-Rescue
Department to provide and maintain
adequate fire breaks where feasible or
identify other methods to slow the
movement of a wildfire in very high fire
hazard severity zones.

defensible space requirements for
development in fire hazard areas.

Policy PF-D.14 Implement brush management along City
maintained roads in very high fire hazard
severity zones adjacent to open space and
canyon areas.

Refer to the analysis for Public Facilities,
Services, and Safety Element Goal D and
Policy PF-D.12 above. The Project will be
subject to Brush Management regulations.

The project would be consistent with this
policy.

Policy PF-D.15 Maintain access for fire apparatus vehicles along public streets in very high fire hazard
severity zones for emergency equipment
and evacuation.

The Specific Plan Area is served by the San
Diego Police Department and San Diego
Fire-Rescue Department Station Number

6. Future development permits shall
include a fire access plan and shall comply
with the California Fire Code/ California
Building Code.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-94 Goal/Policy Goal/Recommendation Analysis Project Consistency as well as building materials, setbacks,
water supply, hydrants, fire-flow, and
defensible space requirements for
development in fire hazard areas.

Policy PF-D.16 Provide wildland fire preparedness
education for fire safety advance planning.

Future development permits shall include
a fire access plan and shall comply with
the California Fire Code/ California
Building Code.

The project would be consistent with this
policy.

Policy PF-E.6 Monitor how development affects average
police response time goals and facilities
needs (see also PF-C.5).

Refer to the analysis for Public Facilities,
Services, and Safety Element Goal C
above. The Specific Plan Area is served by
the San Diego Police Department and San
Diego Fire-Rescue Department Station
Number 6. The Project shall comply with
the required DIFs to fund any expansion or
construction as growth is accommodated.

The project would be consistent with this
policy.

Policy PF-E.7 Maintain service levels to meet demands
of continued growth and development,
tourism, and other events requiring police
services.

Refer to the analysis for Public Facilities,
Services, and Safety Element Goal C
above. The Specific Plan Area is served by
the San Diego Police Department and San
Diego Fire-Rescue Department Station
Number 6. The Project shall comply with
the required DIFs to fund any expansion or
construction as growth is accommodated.

The project would be consistent with this
policy.

F. Wastewater Goal Environmentally sound collection,
treatment, re- use, disposal, and
monitoring of wastewater. Increased use
of reclaimed water to supplement the
region’s limited water supply.

The Nakano Specific Plan includes
protective measures to ensure there are
no adverse effect on the adjacent sensitive
habitat in the ORVP. Implementation of
the Specific Plan also address stormwater
management, transitional vegetation for
protection of nearby habitat areas, as well
as biofiltration basins for groundwater
The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-95 Goal/Policy Goal/Recommendation Analysis Project Consistency infiltration. These proactive measures will
contribute to a healthy and sustainable
environment.

The Nakano Project completed a Water
System Analysis consistent with the City of
San Diego Water Department Design
Guidelines and Standards, The Nakano
Project complies with the California
Building Energy Efficiency Standards as
well as the California Energy Code which
promote the reduction of wasteful,
uneconomic, inefficient, or unnecessary
consumption of energy. In addition, the
Nakano Project complies with Chula
Vista’s Increased Energy Efficiency
Standards and Climate Action Plan (CAP).

The Nakano Project includes low-flow
fixtures and appliances, consistent with
the CAP. All permanent irrigation systems
within the Nakano Project shall be below
ground, automatically controlled, and in
full compliance with building code
requirements. The irrigation system shall
utilize reclaimed water to the maximum
extent available and permissible. Water
conserving systems such as drip irrigation,
moisture sensors, low gallonage heads,
and matched precipitation rate heads will
be used.

A Sewer Study was completed for the
Nakano Project on June 10, 2021, which
states that the proposed connection to
City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-96 Goal/Policy Goal/Recommendation Analysis Project Consistency the Otay Valley Trunk Sewer has enough
capacity to serve the needs of the Project.

Policy PF-F.4 Maintain conveyance and treatment
capacity.

Refer to the analysis for General Plan
Public Facilities Element Goal F.

The project would be consistent with this
policy.

Policy PF-F.6 Coordinate land use planning and
wastewater infrastructure planning to
provide for future development and
maintain adequate service levels.

Refer to the analysis for General Plan
Public Facilities Element Goal F. A Sewer
Study was completed for the Nakano
Project.

The project would be consistent with this
policy.

G. Stormwater Infrastructure Goals Protection of beneficial water resources through pollution prevention and
interception efforts.

A storm water conveyance system that
effectively reduces pollutants in urban
runoff and storm water to the maximum
extent practicable.

Refer to the analysis for General Plan
Public Facilities Element Goal F. The
Nakano Project includes alternative
technologies and features such as
biofiltration basins, detention vaults, and
transitional vegetation for the purpose of
handling stormwater runoff.

The project would be consistent with this
goal.

Policy PF-G.1 Ensure that all storm water conveyance
systems, structures, and maintenance
practices are consistent with federal Clean
Water Act and California Regional Water
Quality Control Board NPDES Permit
standards.

All storm water conveyance systems,
structures, and maintenance practices will
comply with applicable federal, state, and
local standards.

The project would be consistent with this
policy.

Policy PF-G.2 Install infrastructure that, where feasible, includes components to capture,
minimize, and prevent pollutants in urban
runoff from reaching receiving waters and
our potable water supplies.

Refer to the analysis for General Plan
Public Facilities Element Goal G.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-97 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy PF-G.3 Meet and preferably exceed regulatory
mandates to protect water quality in a
cost-effective manner monitored through
performance measures.

Refer to the analysis for General Plan
Public Facilities Element Goal F and G
above.

The project would be consistent with this
policy.

Policy PF-G.5 Identify and implement BMPs for projects
that repair, replace, extend, or otherwise
affect the stormwater conveyance system.

These projects should also include design
considerations for maintenance,
inspection, and, as applicable, water
quality monitoring.

Refer to the PDP SWQMP prepared for the
Nakano Project, June 14, 2021, for BMPs
related to stormwater conveyance
systems.

NOTE: This is in a Chula Vista PDP
SWQMP template
The project would be consistent with this
policy.

H. Water Infrastructure Goal Ensure a safe, reliable, and cost-effective water supply for San Diego.

Water service to the project will be
provided by the City of San Diego Water
Department public water system. The
project will tie into the existing water line
in Dennery Road. Domestic and fire
protection service to the project will be
supplied by two independent water
systems. The public water system shall be
designed and constructed in accordance
with the guidelines, standards, and
approved materials of the City of San
Diego Water Department.

The project would be consistent with this
goal.

Policy PF-H.3 Coordinate land use planning and water
infrastructure planning with local, state,
and regional agencies to provide for future
development, maintain adequate service
levels, and ensure adequate water supply
during emergency situations.
a. Plan for a water supply and emergency
reserves to meet peak load demand
Refer to the Water System Analysis
prepared for the Nakano Project, June 10,
2021, for information regarding capacity,
improvements and water supply for
emergency situations.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-98 Goal/Policy Goal/Recommendation Analysis Project Consistency during a natural disaster such as a fire or
earthquake.
b. Plan for water supply and emergency
reserves recognizing anticipated Climate
Change impacts.
c. Recognize the water/energy nexus.

Plan and implement water projects after
consideration of their energy demands in
coordination with energy suppliers to
minimize and optimize the energy impact
of projects.

I. Waste Management Goals Maximize diversion of materials from disposal through the reduction, reuse, and
recycling of wastes to the highest and best
use.

The Nakano Project would comply with all
state and local laws regarding solid waste
and recycling. Additionally, the proposed
project would be required to adhere to
City ordinances, including the C&C Debris
Diversion Deposit Program, the City’s
Recycling Ordinance, and the Refuse and
Recyclable Materials Storages Regulations.

The Nakano Project may also be subject
to the City of Chula Vista Municipal Code,
City of San Diego Municipal Code, and
City of Chula Vista Recycling and Solid
Waste Planning Manual. Trash and
recycling receptables within the Nakano
Project shall be made available in
conformance to the applicable
regulations. In addition, waste reduction,
recycling, and management programs
would be implemented as a part of
CALGreen Building Standards Code.

The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-99 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy PF-I.2 Maximize waste reduction and diversion
(see also Conservation Element, Policy
CE-A.8).

See consistency analysis for Conservation
Element Goal A and Goal I, Waste
Management, above.

The project would be consistent with this
policy.

Policy PF-1.2.a Conveniently locate facilities and
informational guidelines to encourage
waste reduction, diversion, and recycling
practices.

See consistency analysis for Conservation
Element Goal A and Goal I, Waste
Management, above.

The project would be consistent with this
policy.

Policy PF-1.2.d Maximize the separation of recyclable and compostable materials.

See consistency analysis for Conservation
Element Goal A and Goal I, Waste
Management, above.

The project would be consistent with this
policy.

Policy PF-I.2.f Reduce and recycle construction and
demolition (C&D) debris to the extent
feasible.

See consistency analysis for Conservation
Element Goal A and Goal I, Waste
Management, above.

The project would be consistent with this
policy.

M. Public Utilities Goals Public utility services provided in the most cost- effective and environmentally
sensitive way.

Public utilities that sufficiently meet
existing and future demand with facilities
and maintenance practices that are
sensible, efficient, and well- integrated into
the natural and urban landscape.

Refer to the analysis for General Plan
Public Facilities Element Goal H above.

Water service to the project will be
provided by the City of San Diego Water
Department public water system. The
Nakano Project will tie into the existing
water line in Dennery Road. The public
water system shall be designed and
constructed in accordance with the
guidelines, standards, and approved
materials of the City of San Diego Water
Department.

The Nakano Project would connect to the
City of San Diego’s sewer system.

Currently there is additional capacity in the
Otay Valley Truck Sewer from the
southern Otay Mesa region via a
temporary sewer lift station. The Nakano
The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-100 Goal/Policy Goal/Recommendation Analysis Project Consistency Project proposes an onsite private sewer
collection system with a single sewer
lateral/connection north of the Nakano
property which will convey the Nakano
Project’s demands via gravity.

Wastewater from the Nakano Project
would ultimately be conveyed through the
City’s Metropolitan Wastewater
Department facilities.

Dry utilities, including electric power and
natural gas would be provided by San
Diego Gas & Electric (SDG&E). No major
improvements to the local distribution
networks are anticipated to be needed to
support the growth facilitated by the
Nakano Project. The applicant would work
with dry utility providers to ensure utility
systems have adequate capacity to serve
the Nakano Project. Telephone, cable TV,
and internet service would be available
from a variety of providers.

Utilities for the Nakano Project shall be
undergrounded.

Policy PF-M.4.d For projects, in particular large-scale developments (such as those requiring
redevelopment plans, community plan
updates, general plan amendments),
consult and coordinate with all
appropriate public utilities early on to
determine the type, size, and location of
facilities that are needed to accommodate
the project’s increased demand.

A Sewer and a Water System Analysis was
prepared for the Nakano Project, June 10,
2021, and includes information about
capacity, improvements, and other
considerations. The Nakano Project will
consult and coordinate with all
appropriate public utility agencies
throughout the project.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-101 Goal/Policy Goal/Recommendation Analysis Project Consistency Q. Seismic Safety Goals Protection of public health and safety through abated structural hazards and
mitigated risks posed by seismic
conditions.

Development that avoids inappropriate
land uses in identified seismic risk areas.

The geotechnical investigation included
with the CEQA compliance
documentation concludes that with the
exception of possible strong seismic
shaking, no significant geologic hazards
were observed or are known to exist on
the site that would adversely affect the
site. No special seismic design
considerations, other than those
recommended herein, are required.

The project would be consistent with this
goal.

Policy PF-Q.1 Protect public health and safety through
the application of effective seismic,
geologic, and structural considerations.
a. Ensure that current and future
community planning and other specific
land use planning studies continue to
include consideration of seismic and other
geologic hazards. This information should
be disclosed, when applicable, in the
CEQA document accompanying a
discretionary action.
c. Require the submission of geologic and
seismic reports, as well as soils
engineering reports, in relation to
applications for land development permits
whenever seismic or geologic problems
are suspected.
g. Adhere to state laws pertaining to
seismic and geologic hazards.

Refer to the analysis for General Plan
Public Facilities Element Goal Q above.

The project would be consistent with this
policy.

Policy PF-Q.2 Maintain or improve integrity of structures to protect residents and preserve
communities.

Refer to the analysis for General Plan
Public Facilities Element Goal H above.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-102 Goal/Policy Goal/Recommendation Analysis Project Consistency b. Continue to consult with qualified
geologists and seismologists to review
geologic and seismic studies submitted to
the City as project requirements.

RECREATION ELEMENT

A. Park and Recreation Guidelines Goals Provision of parklands that keep pace with population growth through timely
acquisition and development.

An increase in the amount and quality of
recreation facilities and infrastructure
through the promotion of alternative
methods where development of typical
facilities and infrastructure may be limited
by land constraints.

An equitable citywide distribution of and
access to parks and recreation facilities.

The Nakano Project includes an
approximately 0.08-acre pocket park, an
approximately 0.31-acre pocket park that
overlooks the OVRP and provides trail
access to the OVRP, and an approximately

0.04-acre monument entry pocket park at
the
entrance of the residential community.

These park spaces shall offer a diverse
range of recreational amenities. Per the
Nakano Specific Plan Design Standards,
bike racks are required at all pocket parks,
and the Design Guidelines included in
Section 4.2.2, Pocket Parks provides a list
of recreational amenities that are
encouraged within pocket parks.

The Specific Plan Area is located adjacent
to the OVRP which offers playing fields,
picnic areas, biking, horse trails, and
approximately 8.4 miles of multi-use trails
connections to the greater open space
network linking the project to nearby
activity centers.

The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-103 Goal/Policy Goal/Recommendation Analysis Project Consistency In August 2021, the City of San Diego
adopted a Parks Master Plan that has
updated the parks standard from 2.8 acres
per 1,000 residents to a value-based of
100 points per 1,000 residents. The 100
points reflect scoring based on recreation
amenities, space for programmed activity,
connectivity to transit, and other factors.

The Nakano Project shall comply with the
adopted City of San Diego Parks Master
Plan requirements.

Policy RE-A.2 Use community plan updates to further
refine citywide park and recreation land
use policies consistent with the Parks
Master Plan.

See consistency analysis for Recreation
Element Goal A, above.

The project would be consistent with this
policy.

Policy RE-A.8 Provide population-based parks at a
minimum ratio of 2.8 useable acres per
1,000 residents (see also Table RE-2, Parks
Guidelines).

See consistency analysis for Recreation
Element Goal A, above.

The project would be consistent with this
policy.

Policy RE-A.10 Encourage private development to include recreation facilities, such as children’s play
areas, rooftop parks and courts, useable
public plazas, and mini-parks to
supplement population-based parks. (see
also Urban Design Policies, UD-B.8 and
UD-C.5)
The Nakano Project includes community-
based recreational spaces such as pocket
parks, landscaped paseos, overlook areas
and OVRP trail connections.

The project would be consistent with this
policy.

Policy RE-A.17 Ensure that all development impact fees
and assessments collected for the
acquisition and development of
population-based parks and recreation
See consistency analysis for Policy RE-A.2,
above.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-104 Goal/Policy Goal/Recommendation Analysis Project Consistency facilities be used for appropriate purposes
in a timely manner.

B. Recreational Opportunities Goals A City with park and recreation facilities and services that are designed to
accommodate the needs of a growing
and diverse population and respect the
City’s natural landforms.

A regional and citywide parks/open space
system, including the bays, beaches, rivers,
and other attractions, that gives our region
identity, attracts tourism, and enriches the
quality of life for residents and visitors.

A City with a diverse range of active and
passive recreational opportunities that
meet the needs of each
neighborhood/community and reinforce
the City’s natural beauty and resources.

See consistency analysis for Policy RE-A.2,
above. The Nakano Project provides the
community with recreational amenities to
help meet the present and future
population.

The Nakano Project will be subject to
applicable city brush management
requirements that ensure appropriate
buffering from the adjacent open space.

All fuel modification shall be incorporated
into development plans and shall not
include any areas within the OVRP. The
Nakano Project includes a pocket park
overlooking the OVRP with proposed new
trail access to the OVRP to best utilize and
reinforce the surrounding natural beauty
and resources.

The project would be consistent with this
goal.

Policy RE-B.3 Include recreation needs in community
plans, consistent with a Parks Master Plan,
to ensure that facilities and programs
reflect community preferences, including
the growing demand for senior activities.

See consistency analysis for Policy RE-A.2,
above.

The project would be consistent with this
policy.

Policy RE-B.4 In planning, with respect to existing parks, give consideration to preserving the
existing uses.

The Nakano Specific Plan is within the
OVRP Concept Plan boundary, however
was not actively utilized as a recreation
area. The SPA was previously designated
under the City of Chula Vista, with a land
use designation of Open Space and
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-105 Goal/Policy Goal/Recommendation Analysis Project Consistency zoning designation of A-8 for agricultural
use. With implementation of the Nakano
Specific Plan, the Nakano Specific Plan
land use and zoning designation will take
precedence.

C. Preservation Goals Preserve, protect and enhance the integrity and quality of existing parks, open
space, and recreation programs citywide.

Preserve, protect and enrich natural,
cultural, and historic resources that serve
as recreation facilities.

See consistency analysis for Policy RE-A.2
and RE-B.4, above.

See also consistency analysis for Historic
Preservation Element Goal A and
Conservation Element Goal A, and Policy
HP-A.4.

The project would be consistent with this
goal.

Policy RE-C.2 Protect, manage and enhance population-
and resource-based parks and open space
lands through appropriate means which
include sensitive planning, park and open
space dedications, and physical protective
devices.

See consistency analysis for Policy RE-A.2,
above.

The project would be consistent with this
policy.

Policy RE-C.5 Design parks to preserve, enhance, and
incorporate items of natural, cultural, or
historic importance.

See consistency analysis for Policy RE-A.2
and RE-B.4, above.

See also consistency analysis for Historic
Preservation Element Goal A and
Conservation Element Goal A, and Policy
HP-A.4.

The project would be consistent with this
policy.

Policy RE-C.7 Protect beaches and canyons from
uncontrolled urban run off.

The Nakano Project includes alternative
technologies and features such as
biofiltration basins, detention vaults, and
transitional vegetation for the purpose of
handling stormwater runoff.

The project would be consistent with this
policy.

Policy RE-C.9 Determine strategies that accommodate
both lands for residential, commercial, and
industrial use with the needs for parkland
and open space uses.

See consistency analysis for Policy RE-A.2,
above.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-106 Goal/Policy Goal/Recommendation Analysis Project Consistency D. Accessibility Goals A park and recreation system that provides an equitable distribution of park and
recreation facilities that are designed to
accommodate the needs of a diverse
population.

Park and recreation facilities that are sited
to optimize access by foot, bicycle, public
transit, automobile, and alternative modes
of travel.

Provision of an inter-connected park and
open space system that is integrated into
and accessible to the community.

Recreational facilities that are available for
programmed and non-programmed uses.

See consistency analysis for Policy RE-A.2,
above.

The project would be consistent with this
goal.

Policy RE-D.1 Provide new and upgraded park and
recreation facilities that employ barrier-
free design principles that make them
accessible to San Diegans regardless of
age or physical ability, giving priority to
economically disadvantaged communities.

See consistency analysis for Policy RE-A.2,
above. The recreational amenities
included in the Nakano Project are
publicly accessible and shall be compliant
with applicable federal, state, and local
accessibility regulations.

The project would be consistent with this
policy.

Policy RE-D.2 Provide barrier-free trails and outdoor
experiences and opportunities for persons
with disabilities where feasible.

The project would be consistent with this
policy.

Policy RE-D.6 Provide safe and convenient linkages to,
and within, park and recreation facilities
and open space areas.

Provide pedestrian and bicycle paths
between recreation facilities and
residential development.

See consistency analysis for Policy RE-A.2,
above. See also consistency analysis for
Mobility Element Goal F, Bicycle Goals,
and Mobility Element Goal A and Policy
ME-A.1 for pedestrian improvements.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-107 Goal/Policy Goal/Recommendation Analysis Project Consistency Designate pedestrian and bicycle
corridors, and equestrian corridors where
appropriate, that link residential
neighborhoods with park and recreation
facilities, trails, and open spaces.

Improve public access through
development of, and improvements to,
multi-use trails within urban canyons and
other open space areas.

Coordinate efforts with the City’s
Pedestrian Master Plan, the anticipated
Parks Master Plan which incorporates trails
master planning or a Trails Master Plan,
and the County’s trail system to provide
safe and convenient linkages between
areas (see also Mobility Element, Section
A).

Coordinate with the county, state, and
federal governments to ensure planning
for and connectivity to trail systems
outside of the City such as the Trans-
County Trail Plan, San Diego River trails,
Sweetwater River trails, Otay Valley trails,
the California Coastal Trail, the Pacific
Crest Trail and the California Riding and
Hiking Trail.

Identify key trails and access points as a
part of community plan updates,
discretionary permit reviews, and other
applicable land use and park planning
documents.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-108 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy RE-D.7 Provide public access to open space for
recreational purposes.

See consistency analysis for Policy RE-A.2,
above. The recreational amenities
included in the Nakano Project are
publicly accessible and would offer access
to a variety of recreational opportunities.

The project would be consistent with this
policy.

F. Open Space Lands and Resource-
Based Parks Goals
An open space and resource-based park
system that provides for the preservation
and management of natural resources,
enhancement of outdoor recreation
opportunities, and protection of the public
health and safety.

Preservation of the natural terrain and
drainage systems of San Diego’s open
space lands and resource-based parks.

A system of pedestrian, bicycle, and
equestrian paths linking communities,
neighborhoods, parks, and the open space
system
The Nakano Project does not provide
open space open space areas. However, it
does include recreational amenities such
as pocket parks and trail access, including
a new trail access point to the OVRP; and
incorporation of an overlook area over the
OVRP providing connections to the
greater open space network.

The Nakano Project would provide an
adequate avoidance buffer from on-site
jurisdictional areas outside the impact
limit. The edges of the development
include landscaped slopes that buffer the
development from surrounding
developments and open space areas.

Additionally, the project includes brush
management zones that require
landscape and open space buffers that
maintain a naturalized or softer edge to
the residential development, ensuring
appropriate buffering from the adjacent
open space. All fuel modification shall be
incorporated into development plans and
shall not
include any areas within the OVRP. Other
avoidance and mitigation measures that
The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-109 Goal/Policy Goal/Recommendation Analysis Project Consistency conserve biological resources are included
in the CEQA compliance documentation.

The Nakano Project will include a mobility
network that provides access for people to
walk, bike, drive and take transit. The
surrounding network of streets, bike paths,
sidewalks, and trails provide connections
between the residential neighborhoods of
the Nakano Project. Project amenities
include pocket parks, trail access to the
OVRP, and internal landscaped pathways,
or paseos.

Policy RE-F.1 Protect and enhance park lands from
adjacent incompatible uses and
encroachments. (see also Urban Design
Element, Policy UD-A.3.)
The Nakano Project will be subject to
applicable city brush management
requirements that ensure appropriate
buffering from the adjacent open space.

All fuel modification shall be incorporated
into development plans and shall not
include any areas within the OVRP.

The project would be consistent with this
policy.

Policy RE-F.4 Balance passive recreation needs of trail use with environmental preservation.

The Nakano Project includes a trail
connection that ties into the existing
regional transportation network including
a new trail access point to the OVRP; and
incorporation of an overlook area over the
OVRP. OVRP regulations shall apply with
regard to trail use and environmental
protection.

The project would be consistent with this
policy.

Policy RE-F.5 Utilize open space lands for outdoor
recreation purposes, when doing so is
compatible with cultural, historic
preservation and MSCP conservation goals
The Nakano Specific Plan Area does not
include open space lands. It is however
adjacent to open space lands and provides
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-110 Goal/Policy Goal/Recommendation Analysis Project Consistency and surrounding land uses, including, but
not limited to:

Locations of outstanding scenic, historic,
and cultural value;
Corridors that link recreation facilities and
open space areas such as utility
easements, river and stream corridors,
trails, and scenic highway corridors; and
Sites particularly suited for park and
recreation purposes, such as areas
adjacent to and providing access to
beaches, lakeshores, rivers, and streams.
additional trail access to the open space
lands.

Policy RE-F.7 Create or enhance open space multi-use
trails to accommodate, where appropriate,
pedestrians/ hikers, bicyclists, and
equestrians.
b. Enhance public access to public open
space by clearly identifying trailheads and
trail alignments which are consistent with
MSCP preservation goals.
c. Locate canyon and other open space
trails to take advantage of existing
pathways and maintenance easements
where possible and appropriate.
d. Design, construct and manage trails to:
• Consider the context and sensitivity of
the area they traverse.
• Protect and preserve sensitive natural
and cultural resources.

The Nakano Project provides a series of
private drives, bicycle facilities, sidewalks
and trails that tie into the existing regional
transportation network including a new
trail access point to the OVRP; and
incorporation of an overlook area over the
OVRP. The proposed new trail access
from the Nakano Project will be clearly
marked and identified for public access.

The trail will be dedicated to the OVRP for
operations and maintenance should the
City accept the dedication. The proposed
trail will connect to existing pathways
within the overall OVRP.

The Biological Resources Technical
Report for the Nakano Project states that
with implementation of the proposed
mitigation, the identified impacts will be
reduced to less than significant and would
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-111 Goal/Policy Goal/Recommendation Analysis Project Consistency be consistent with City of San Diego
resource protection policies.
• Provide for safe and enjoyable use using
best practices (e.g. user management).
• Be sustainable and minimize
maintenance using best practices (e.g.
erosion control).
e. Ensure that trails that are considered to
be a part of the City’s trail system meet
one or more of the City’s definitions of
what constitutes a trail (see Glossary).
f. Allow for the closure of existing public
trails where such trails are unsafe,
unsustainable, redundant, serve only a
single private property, lack legal public
access, and/or unnecessarily impact
environmentally sensitive areas.

CONSERVATION ELEMENT

A. Climate Change & Sustainable
Development Goal
To reduce the City's overall carbon dioxide
footprint by improving energy efficiency,
increasing use of alternative modes of
transportation, employing sustainable
planning and design techniques, and
providing environmentally sound waste
management.

To be prepared for, and able to adapt to
adverse climate change impacts.

As stated in the Greenhouse Gas
Emissions Analysis Technical Report for
the Nakano Project and implementation of
the goals and policies of the Community
Plan, General Plan, and Climate Action Plan
(CAP), the project would be located close to
major urban centers, existing MTS transit
service and the project would provide
housing to the area.

Additionally, the CEQA compliance
documentation includes a Vehicle Miles
The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-112 Goal/Policy Goal/Recommendation Analysis Project Consistency To become a city that is an international
model of sustainable development and
conservation.

Traveled Analysis for the Nakano Project
which includes a Transportation Demand
Management aimed to support the use of
alternative transportation modes. The
Nakano Project would provide pedestrian
and bicycle connectivity to the
neighborhood due to proximity to bicycle
routes, provide pedestrian sidewalk
connections. Furthermore, the Nakano
Project would be located near MTS bus
route 933 and I-805. These Project
characteristics would promote pedestrian
and bicycle activity and alternate forms of
transportation. The Nakano Project will
comply with current Title 24, Part 6, of the
California Code of Regulations energy
efficiency standards for electrical
appliances and other devices at the time
of building construction. The Nakano
Project would use energy supplied by
SDG&E, which is in compliance with the
Renewables Portfolio Standard. The
Project would be in compliance with the
current building standards and install solar
photovoltaic systems, and would provide
two designated preferred parking for
alternative fuel vehicles.

During both construction and operation of
the project, the Project would comply
with all state regulations related to solid
waste generation, storage, and disposal,
including the California Integrated Waste
City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-113 Goal/Policy Goal/Recommendation Analysis Project Consistency Management Act, as amended. During
construction, all wastes would be recycled
to the maximum extent possible.

The project has demonstrated compliance
with the City’s 2022 CAP and associated
Climate Action Plan (CAP) regulations as
detailed in the Greenhouse Gas Emissions
Analysis Report for the Nakano Project.

While the Nakano project would comply
with the City’s CAP Consistency
Regulations, the emissions associated with
development of the site was not
accounted for in the City’s CAP; therefore,
a significant an unavoidable impact related
to GHG emissions would result. However,
the project has incorporated feasible
mitigation to reduce GHG emissions to
the extent feasible. The project would not
inhibit the City of San Diego from
becoming a city that is an international
model of sustainable development and
conservation.

Policy CE-A.5 Employ sustainable or “green” building
techniques for the construction and
operation of buildings.

See consistency analysis for Conservation
Element Goal A, above. In addition, as
stated in the Air Quality and Greenhouse
Gas Emissions Analysis Technical Reports,
the Project’s buildings would meet green
building standards that are in effect at the
time of construction. During construction
and operation, construction employees
and residents would use consumer
products that would comply with the
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-114 Goal/Policy Goal/Recommendation Analysis Project Consistency regulations that are in effect at the time of
manufacture.

Policy CE-A.7 Construct and operate buildings using
materials, methods, and mechanical and
electrical systems that ensure a healthful
indoor air quality. Avoid contamination by
carcinogens, volatile organic compounds,
fungi, molds, bacteria, and other known
toxins.

Construction employees and residents
would use consumer products that would
comply with the regulations that are in
effect at the time of manufacture. The
Project’s buildings would meet green
building standards which improve indoor
air quality and exhaust that are in effect at
the time of construction. A Health Risk
Assessment (HRA) was conducted for the
Nakano Project (included in the Air Quality
Analysis Technical Report) which assesses
health effects caused by exposure to
environmental pollutants in a variety of
media such as air, water, and soil. The
HRA was completed in compliance with
OEHHA 2015 guidelines and SDAPCD
guidance to calculate the health risk
impacts at all proximate receptors.

The project would be consistent with this
policy.

Policy CE-A.8 Reduce construction and demolition
waste in accordance with Public Facilities
Element, Policy PF-I-2, or by renovating or
adding on to existing buildings, rather than
constructing new buildings where feasible.

See consistency analysis for Conservation
Element Goal A, above.

The project would be consistent with this
policy.

Policy CE-A.9: Reuse building materials, use materials
that have recycled content, or use
materials that are derived from sustainable
or rapidly renewable sources to the extent
possible.

See consistency analysis for Conservation
Element Goal A, above.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-115 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy CE-A.10 Include features in buildings to facilitate recycling of waste generated by building
occupants and associated refuse storage
areas.

Provide permanent, adequate, and
convenient space for individual building
occupants to collect refuse and recyclable
material.

Provide a recyclables collection area that
serves the entire building or project. The
space should allow for the separation,
collection, and storage of paper, glass,
plastic, metals, yard waste, and other
materials as needed.

During operation of the Project, the
Nakano Project shall comply with all state
regulations related to solid waste
generation, storage, and disposal,
including the California Integrated Waste
Management Act, as amended.

The Nakano Project will provide
permanent, adequate and convenient
space for individual homes to collect
refuse and recyclable material.

The project would be consistent with this
policy.

Policy CE-A.11 Implement sustainable landscape design
and maintenance, where feasible.

Use integrated pest management
techniques, where feasible, to delay,
reduce, or eliminate dependence on the
use of pesticides, herbicides, and synthetic
fertilizers.

Decrease the amount of impervious
surfaces in developments, especially
where public places, plazas and amenities
are proposed to serve as recreation
opportunities.

Strategically plant deciduous shade trees,
evergreen trees, and drought tolerant
native vegetation, as appropriate, to
contribute to sustainable development
goals.

The Nakano Project will utilize drought-
tolerant native vegetation, planted in an
informal pattern for all landscapes within
the Project.

All landscape shall conform to the City of
Chula Vista landscape regulations and City
of Chula Vista landscape manual and all
regional standards for landscape
maintenance.

Approximately 48% of the Project site is
imperious landscaped area, provided
through pocket parks, paseos, and water
basins, vegetated slopes, and HOA areas,
and parkways. All permanent irrigation
systems within the Nakano Project shall be
below ground, automatically controlled,
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-116 Goal/Policy Goal/Recommendation Analysis Project Consistency f. Strive to incorporate existing trees and
native vegetation into site designs.
g. Minimize the use of landscape
equipment powered by fossil fuels.
h. Implement water conservation
measures in site/building design and
landscaping.
i. Encourage the use of high efficiency
irrigation technology, and recycled site
water to reduce the use of potable water
for irrigation. Use recycled water to meet
the need of development project to the
maximum extent feasible.
and in full compliance with building code
requirements. The irrigation system shall
utilize reclaimed water to the maximum
extent available and permissible. Water
conserving systems such as drip irrigation,
moisture sensors, low gallonage heads,
and matched precipitation rate heads will
be used.

B. Open Space and Landform Preservation Preservation and long-term management of the natural landforms and open spaces
that help make San Diego unique.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-117 Goal/Policy Goal/Recommendation Analysis Project Consistency conserve biological resources are included
in the CEQA compliance documentation.

Policy CE-B.1 Protect and conserve the landforms,
canyon lands, and open spaces that:
define the City’s urban form; provide
public views/vistas; serve as core
biological areas and wildlife linkages; are
wetlands habitats; provide buffers within
and between communities; or provide
outdoor recreational opportunities.

Utilize Environmental Growth Funds and
pursue additional funding for the
acquisition and management of MHPA
and other important community open
space lands.

Protect urban canyons and other
important community open spaces
including those that have been designated
in community plans for the many benefits
they offer locally, and regionally as part of
a collective citywide open space system
(see also Recreation Element, Sections C
and F; Urban Design Element, Section A).

Minimize or avoid impacts to canyons and
other environmentally sensitive lands, by
relocating sewer infrastructure out of
these areas where possible, minimizing
construction of new sewer access roads
into these areas, and redirecting of
sewage discharge away from canyons and
other environmentally sensitive lands.

See consistency analysis for Conservation
Goal B, above.

The Project area is located within the City
of Chula Vista’s MSCP Subregional Plan in
an area designated as “Development Area
Outside Covered Projects”. Due to the
limited amount of native habitat and its
proximity to existing residential and
commercial development, the project area
is not considered a wildlife corridor. The
Otay River is located outside the project’s
impact area, and would continue to
function as a corridor for wildlife
movement in an east–west direction
through the Otay River riparian corridor.

Additionally, the Project area is outside the
City of San Diego designated MHPA and
the City of Chula Vista designated
Conservation Area. Therefore, the Nakano
Project would not result in significant
impacts to wildlife corridors and habitat
linkages.

As discussed in the Biological Resources
Technical Report for the Nakano Project,
wetlands are present within and
surrounding the Project area. Wetlands
protection must be provided throughout
the subarea and an evaluation of wetlands
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-118 Goal/Policy Goal/Recommendation Analysis Project Consistency Encourage the removal of invasive plant
species and the planting of native plants
near open space preserves.

Pursue formal dedication of existing and
future open space areas throughout the
City, especially in core biological areas of
the City’s adopted MSCP Subarea Plan.

Require sensitive design, construction,
relocation, and maintenance of trails to
optimize public access and resources
conservation.
avoidance and minimization is required. If
impacts are unavoidable, no net loss of
wetlands must be achieved through
compensatory mitigation as prescribed by
either the City of Chula Vista MSCP
Subarea Plan or City of San Diego Biology
Guidelines.

As indicated in the Sewer Study for the
Nakano Project, the Project includes a
connection to the City of San Diego Otay
Valley Trunk Sewer, away from any
canyon and other ESL.

Vegetation removal will occur with the
Nakano Project, including the removal of
invasive species. A revegetation plan will
be prepared that includes native plantings
within upland habitat and surrounding the
wetland buffers to further protect and
preserve these areas. Biological mitigation
would restrict access and prevent the
planting of invasive species. Avoidance
and mitigation measures that conserve
biological resources are included in the
CEQA compliance documentation.

The Nakano Project would provide a
formal trail connection to the Otay Valley
Regional Park through the developed area
of the site, which would divert the public
from crossing through the drainage area
City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-119 Goal/Policy Goal/Recommendation Analysis Project Consistency to get to the Otay Valley Regional Park
trails.

Policy CE-B.4 Limit and control runoff, sedimentation,
and erosion both during and after
construction activity.

The project would be consistent with this
policy.

Policy CE-B.5 Maximize the incorporation of trails and
greenways linking local and regional open
space and recreation areas into the
planning and development review
processes.

The Nakano Project offers trail access to
open space via the OVRP, as well as
pocket parks and an overlook area over
the OVRP.

The project would be consistent with this
policy.

Policy CE-B.6 Provide an appropriate defensible space
between open space and urban areas
through the management of brush, the
use of transitional landscaping, and the
design of structures (see also Urban
Design Element, Policy UD-A.3.o).

The Nakano Project will be subject to
applicable city brush management
requirements that ensure appropriate
buffering from the adjacent open space.

The Nakano Project includes brush
management zones that requires
landscape and open space buffer that
maintain a naturalized or softer edge to
the residential development.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-120 Goal/Policy Goal/Recommendation Analysis Project Consistency Continue to implement a citywide brush
management system.

E. Urban Runoff Management Goals Protection and restoration of water bodies, including reservoirs, coastal
waters, creeks, bays and wetlands.

See consistency analysis for Conservation
Goal B, and Policy CE-B.1, above.

The project would be consistent with this
goal.

Policy CE-E.2 Apply water quality protection measures
to land development projects early in the
process-during project design,
construction, and operations-in order to
minimize the quantity of runoff generated
on-site, the disruption of natural water
flows and the contamination of storm
water runoff.

Increase on-site infiltration, and preserve,
restore or incorporate natural drainage
systems into site design.

Direct concentrated drainage flows away
from the MHPA and open space areas. If
not possible, drainage should be directed
into sedimentation basins, grassy swales or
mechanical trapping devices prior to
drainage into the MHPA or open space
areas.

Reduce the amount of impervious
surfaces through selection of materials,
site planning, and street design where
possible.

Increase the use of vegetation in drainage
design.

The Nakano Project is compliance with
applicable federal and state water quality
regulations. The Nakano Specific Plan
includes protective measures to ensure
there are no adverse effect on the
adjacent sensitive habitat in the ORVP.

Implementation of the Specific Plan also
address stormwater management,
transitional vegetation for protection of
nearby habitat areas, as well as biofiltration
basins for groundwater infiltration. These
proactive measures will contribute to a
healthy and sustainable environment.

Development of the Nakano Project
drainage system includes private storm
drains to collect rooftop and surface
drainage, and two biofiltration basins and a
detention vault upstream of a modular
wetland unit. The Nakano Project also
addresses stormwater management
through the use of transitional vegetation
for protection of nearby habitat areas. The
Nakano Project also includes alternative
technologies and features such as
biofiltration basins, detention vaults, and
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-121 Goal/Policy Goal/Recommendation Analysis Project Consistency Maintain landscape design standards that
minimize the use of pesticides and
herbicides.

Avoid development of areas particularly
susceptible to erosion and sediment loss
(e.g., steep slopes) and, where impacts are
unavoidable, enforce regulations that
minimize their impacts.

Apply land use, site development and
zoning regulations that limit impacts on,
and protect the natural integrity of
topography, drainage systems, and water
bodies.

Enforce maintenance requirements in
development permit conditions.
transitional vegetation for the purpose of
handling stormwater runoff.

Approximately 48% of the Project site is
imperious landscaped area, provided
through pocket parks, paseos, and water
basins, vegetated slopes, and HOA areas,
and parkways.

All landscape shall conform to the City of
Chula Vista landscape regulations and City
of Chula Vista landscape manual and all
regional standards for landscape
maintenance.

The edges of the development include
landscaped slopes that buffer the
development from surrounding
developments and open space areas. The
Specific Plan includes development
standards and design guidelines intended
to create attractive development that
compliments surrounding natural
environments and provides visual interest
for residents and visitors.

Implementation and operations of the
Nakano Project will be required to comply
with maintenance requirements.

Policy CE-E.3 Require contractors to comply with
accepted storm water pollution prevention
planning practices for all projects.

A Priority Development Project (PDP)
Storm Water Quality Management Plan
(SWQMP) has been prepared for the
Nakano Project that requires construction
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-122 Goal/Policy Goal/Recommendation Analysis Project Consistency Minimize the amount of graded land
surface exposed to erosion and enforce
erosion control ordinances.

Continue routine inspection practices to
check for proper erosion control methods
and housekeeping practices during
construction.
and operational storm water pollution
prevention planning practices. Additionally,
the SWQMP includes recommendations
for graded land and slopes that pertain to
erosion control.

Policy CE-E.6 Continue to encourage “Pollution Control” measures to promote the proper
collection and disposal of pollutants at the
source, rather than allowing them to enter
the storm drain system.

Implementation and operations of the
Nakano Project shall comply with the
pollution control measures included in the
SWQMP.

The project would be consistent with this
policy.

F. Air Quality Regional air quality which meet state and federal standards.

Reduction in greenhouse gas emissions
effecting climate change.

Refer to the Air Quality and Greenhouse
Gas Emissions Reports prepared for the
Nakano Project, which identifies all the
applicable air quality and greenhouse gas
emissions federal, state, and local
regulations the Project shall comply with.

The project would be consistent with this
goal.

Policy CE-F.4 Preserve and plant trees and vegetation
that are consistent with habitat and water
conservation policies and that absorb
carbon dioxide and pollutants.

As identified in the Biological Resources
Technical Report for the Nakano Project,
certain plant and vegetation species will
be preserved to the greatest extent
feasible. Otherwise, mitigation for listed
species will occur at the required ratio.

The project would be consistent with this
policy.

Policy CE-F.6 Encourage and provide incentives for the
use of alternative to single-occupancy
vehicle use, including using public transit,
carpooling, vanpooling, teleworking,
bicycling, and walking. Continue to
implement programs to provide City
employees with incentives for the use of
alternatives to single-occupancy vehicles.

The Nakano Project is accompanied by a
Transportation Demand Management
(TDM) plan which includes recommended
elements as Project conditions of
approval, including: providing information
about the SANDAG’s iCommute program;
encouraging carpooling; and encouraging
bike and transit usage.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-123 Goal/Policy Goal/Recommendation Analysis Project Consistency G. Biological Diversity Preservation of healthy, biologically diverse regional ecosystems and
conservation of endangered, threatened,
and key sensitive species and their
habitats.

The Biological Resources Technical
Report for the Nakano Project evaluates
the Project’s effect of biological resources
and provides mitigation measure to ensure
key sensitive species and their habitat are
not significantly impacted.

The project would be consistent with this
goal.

Policy CE-G.1 Preserve natural habitats pursuant to the MSCP, preserve rare plants and animals to
the maximum extent practicable, and
manage all City-owned native habitats to
ensure their long- term biological viability.

See consistency analysis for Conservation
Goal G, above. Additionally, as stated in
the Biological Resources Technical Report
for the Nakano Project, the Nakano
Project would be consistent with both the
City of San Diego MSCP SAP.

The project would be consistent with this
policy.

H. Wetlands Preservation of San Diego’s rich
biodiversity and heritage through the
protection and restoration of wetland
resources. Preservation of all existing
wetland habitat in San Diego through a
“no net loss” approach.

See consistency analysis for Conservation
Policy CE-B.1, above.

The project would be consistent with this
goal.

Policy CE-H.7 Encourage site planning that maximizes
the potential biological, historic,
hydrological and land use benefits of
wetlands.

See consistency analysis for Conservation
Goal B, and Policy CE-B.1, above.

The project would be consistent with this
policy.

Policy CE-I.4 Maintain and promote water conservation
and waste diversion programs to conserve
energy.

See consistency analysis for Policy CE-A.11,
above.

The Nakano Project completed a Water
System Analysis consistent with the City of
San Diego Water Department Design
Guidelines and Standards, The Nakano
Project complies with the California
Building Energy Efficiency Standards as
well as the California Energy Code which
promote the reduction of wasteful,
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-124 Goal/Policy Goal/Recommendation Analysis Project Consistency uneconomic, inefficient, or unnecessary
consumption of energy. In addition, the
Nakano Project complies with Chula
Vista’s Increased Energy Efficiency
Standards and Climate Action Plan (CAP).

The Nakano Project includes low-flow
fixtures and appliances, consistent with
the CAP.

The Nakano Project will comply with
current Title 24, Part 6, of the California
Code of Regulations energy efficiency
standards for electrical appliances and
other devices at the time of building
construction. The Nakano Project would
also practice energy conservation through
the use of shade trees that reduce heat
island issues and installation of solar
photovoltaic systems.

Policy CE-I.5 Support the installation of photovoltaic
panels, and other forms of renewable
energy production.
b. Promote the use and installation of
renewable energy alternatives in new and
existing development.

See consistency analysis for Policy CE-1.4,
above.

The project would be consistent with this
policy.

Policy CE-I.10 Use renewable energy sources to
generate energy to the extent feasible.

See consistency analysis for Policy CE-1.4,
above.

The project would be consistent with this
policy.

J. Urban Forestry Protection of a sustainable urban forest. The Specific Plan for the Nakano Project includes landscape regulations for which
the Project shall conform. Landscaping
shall conform to standard horticultural
practice, and other applicable City and
The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-125 Goal/Policy Goal/Recommendation Analysis Project Consistency regional standards for landscaping,
installation, and maintenance. Appendix A,
Plant Palettes, includes the street trees,
ornamental trees, and other trees to be
included in the Nakano Project.

Policy CE-J.4 Continue to require the planting of trees through the development permit process.

Consider tree planting as mitigation for air
pollution emissions, storm water runoff,
and other environmental impacts as
appropriate.

Landscaping shall conform to standard
horticultural practice, and other applicable
City and regional standards for
landscaping, installation, and
maintenance. The technical reports for the
CEQA compliance documentation provide
mandatory adequate mitigation for air
quality and greenhouse gas emissions,
stormwater runoff, and other
environmental impacts as appropriate.

The project would be consistent with this
policy.

NOISE ELEMENT

A. Noise and Land Use Compatibility Goal Consider existing and future noise levels when making land use planning decisions
to minimize people’s exposure to
excessive noise.

The Noise Report included with the
CEQA compliance documentation
provides analysis for the Nakano Project,
which concludes that noise exposure
within an airport influence area are
considered less than significant, and no
mitigation is required. To satisfy California
Building Code requirements, the Applicant
shall conduct exterior-to-interior noise
analysis to ensure sound levels are below
45 dBA CNEL interior background sound
level for inhabited spaces. As such, the
Nakano Project complies with this goal.

The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-126 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy NE-A.1 Separate excessive noise-generating uses
from residential and other noise-sensitive
land uses with a sufficient spatial buffer of
less sensitive uses.

See consistency analysis for Noise
Element Goal A, above.

The project would be consistent with this
goal.

Policy NE-A.2 Assure the appropriateness of proposed
developments relative to existing and
future noise levels by consulting the
guidelines for noise-compatible land use
(shown on Table NE-3) to minimize the
effects on noise-sensitive land uses.

See consistency analysis for Noise
Element Goal A, above.

The project would be in conformance
with this policy.

Policy NE-A.3 Limit future residential and other noise- sensitive land uses in areas exposed to
high levels of noise.

See consistency analysis for Noise
Element Goal A, above.

The project would be in conformance
with this policy.

Policy NE-A.4 Require an acoustical study consistent
with acoustical study guidelines (Table NE-
4) for proposed developments in areas
where the existing or future noise level
exceeds or would exceed the “compatible”
noise level thresholds as indicated on the
land use–noise compatibility guidelines
(Table NE-3), so that noise mitigation
measures can be included in the project
design to meet the noise guidelines.

See consistency analysis for Noise
Element Goal A, above.

The project would be in conformance
with this policy.

Policy NE-A.5 Prepare noise studies that address existing and future noise levels from noise sources
that are specific to a community when
updating community plans.

See consistency analysis for Noise
Element Goal A, above.

The project would be in conformance
with this policy.

B. Motor Vehicle Traffic Noise Goal Create minimal excessive motor vehicle traffic noise on residential and other noise-
sensitive land uses.

As discussed in the Noise Report included
in the CEQA compliance documentation,
potential noise effects from vehicular
traffic were assessed using the Federal
The project would be in conformance
with this goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-127 Goal/Policy Goal/Recommendation Analysis Project Consistency Highway Administration’s Traffic Noise
Model version 2.5. The additional Project
traffic would result in a noise increase that
is below the discernible level of change for
the average healthy human ear, and
therefore traffic-related noise impacts are
considered less than significant.

Policy NE-B.1 Encourage noise-compatible land uses
and site planning adjoining existing and
future highways and freeways.

See consistency analysis for Noise
Element Goal B, above.

The project would be in conformance
with this policy.

Policy NE-B.2 Consider traffic calming design, traffic
control measures, and low-noise
pavement surfaces that minimize motor
vehicle traffic noise.

See consistency analysis for Noise
Element Goal A, above.

The project would be consistent with this
policy.

Policy NE-B.3 Require noise reducing site design, and/or traffic control measures for new
development in areas of high noise to
ensure that the mitigated levels meet
acceptable decibel limits.

See consistency analysis for Noise
Element Goal A, above.

The project would be consistent with this
policy.

Policy NE-B.4 Require new development to provide
facilities which support the use of
alternative transportation modes such as
walking, bicycling, carpooling, and, where
applicable, transit to reduce peak-hour
traffic.

See consistency analysis for Noise
Element Goal A, above. Additionally, the
CEQA compliance documentation
includes a Vehicle Miles Traveled Analysis
for the Nakano Project which includes a
Transportation Demand Management
aimed to support the use of alternative
transportation modes.

The project would be in conformance
with this policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-128 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy NE-B.7 Promote the use of berms, landscaping,
setbacks, and architectural design where
appropriate and effective, rather than
conventional wall barriers to enhance
aesthetics.

See consistency analysis for Noise
Element Goal A, above.

The project would be consistent with this
policy.

Policy NE-B.9 When parks are located in noisier areas,
seek to reduce exposure through site
planning, including locating the most
noise sensitive uses, such as children’s
play areas and picnic tables, in the quieter
areas of the site; and in accordance with
the other policies of this section.

As discussed in the Noise Report included
in the CEQA compliance documentation,
long-term traffic noise and stationary
operations noise produced by the Nakano
Project is reduced through project design
features including noise attenuation walls
where needed to ensure all outdoor use
areas meet noise compatibility standards.

As such the Nakano Project is compliant
with this policy.

The project would be consistent with this
policy.

D. Aircraft Noise Goal Minimal excessive aircraft-related noise on residential and other noise-sensitive land
uses.

The Noise Report included with the CEQA
compliance documentation provides
analysis for the Nakano Project, which
concludes that impacts from Brown Field
Municipal Airport aviation overflight noise
exposure would be considered less than
significant, and no mitigation is required.

The Nakano Project complies with the
state and City noise standards.

The project would be consistent with this
goal.

Policy NE-D.1 Encourage noise-compatible land use
within airport influence areas in
accordance with federal and state noise
standards and guidelines.

See consistency analysis for Noise Goal
D, above.

The project would be in conformance
with this policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-129 Goal/Policy Goal/Recommendation Analysis Project Consistency G. Construction, Refuse Vehicles, Parking
Lot Sweepers, and Public Activity Noise
Goal
Minimal exposure of residential and other
noise- sensitive land uses to excessive
construction, refuse vehicles, parking lot
sweeper-related noise and public noise.

The Noise Report included with the CEQA
compliance documentation provides
analysis for the Nakano Project concludes
that the noise levels would be in
compliance with both the City of Chula
Vista and City of San Diego Municipal
Codes and construction noise impacts
would be considered less than significant.

Therefore, the Nakano Project is
consistent with this goal.

The project would be consistent with this
goal.

Policy NE-G.1 Implement limits on the hours of
operation for non-emergency
construction and refuse vehicle and
parking lot sweeper activity in residential
areas and areas abutting residential areas.

See consistency analysis for Noise Goal G,
above. In addition, the Noise Report states
that construction activities associated with
the proposed project would be prohibited
from taking place between the hours of
7:00 p.m. of any day and 7:00 a.m. of the
following day, or on legal holidays as
specified in Section 21.0104 of the SDMC.

The project would be in conformance
with this policy.

I. Typical Noise Attenuation Methods Goal Attenuate the effect of noise on future residential and other noise-sensitive land
uses by applying feasible noise mitigation
measures.

As discussed in the Noise Report included
in the CEQA compliance documentation,
the Nakano Project shall include windows
that when closed attenuate a minimum of
25 dB attenuation. Additionally, to satisfy
California Building Code requirements, the
Applicant shall conduct exterior-to-interior
noise analysis to ensure sound levels are
below 45 dBA CNEL interior background
sound level for inhabited spaces. The
acoustical analysis shall substantiate that
the resulting interior background noise
levels, with appropriate implementation of
interior comfort systems and sound
The project would be in conformance
with this goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-130 Goal/Policy Goal/Recommendation Analysis Project Consistency insulation, will be less than this noise
standard. As such, the Nakano Project
complies with this goal.

Policy NE-1.1 Require noise attenuation measures to
reduce the noise to an acceptable noise
level for proposed developments to
ensure an acceptable interior noise level,
as appropriate, in accordance with
California’s noise insulation standards
(CCR Title 24) and Airport Land Use
Compatibly Plans.

See consistency analysis for Noise Goals
D and I, above.

The project would be consistent with this
policy.

Policy NE-1.2 Apply CCR Title 24 noise attenuation
measures requirements to reduce the
noise to an acceptable noise level for
proposed single-family, mobile homes,
senior housing, and all other types of
residential uses not addressed by CCR
Title 24 to ensure an acceptable interior
noise level, as appropriate.

See consistency analysis for Noise Goal I,
above.

The project would be consistent with this
policy.

Policy NE-I.3 Consider noise attenuation measures and
techniques addressed by the Noise
Element, as well as other feasible
attenuation measures not addressed as
potential mitigation measures, to reduce
the effect of noise on future residential
and other noise-sensitive land uses to an
acceptable noise level.

See consistency analysis for Noise Goal I,
above.

The project would be in conformance
with this policy.

HISTORIC PRESERVATION ELEMENT

A. Identification and Preservation of
Historical Resources Goals
Preservation of the City's important
historical resources.

The CEQA documentation evaluates the
Project’s impact on historic resources in
The project would be consistent with this
goal.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-131 Goal/Policy Goal/Recommendation Analysis Project Consistency Integration of historic preservation
planning in the larger planning process.
the Cultural Resources Inventory and
Evaluation Report. The Report indicates
that no historic structures or properties
exist within the project Area of Potential
Effect (APE) and the property itself is not
eligible to be classified as a historical
resource. As such, no impacts to historical
resources would occur with
implementation of the project. Therefore,
this policy is not applicable.

Policy HP-A.2 Fully integrate the consideration of
historical and cultural resources in the
larger land use planning process.

Promote early conflict resolution between
the preservation of historical resources
and alternative land uses.

Encourage the consideration of historical
and cultural resources early in the
development review process by
promoting the preliminary review process
and early consultation with property
owners, community and historic
preservation groups, land developers,
Native Americans, and the building
industry.

Include historic preservation concepts and
identification of historic buildings,
structures, objects, sites, neighborhoods,
and non- residential historical resources in
the community plan update process.

Make the results of historical and cultural
resources planning efforts available to
See consistency analysis for Historic
Preservation Element Goal A, above. In
addition, the Nakano Project would be
consistent with all applicable state and
local notification process requirements.

Consultation with Native American tribes
has occurred in accordance with
Assembly Bill (AB) 52 requirements. The
Cultural Resources Inventory and
Evaluation Report provides the results of
historical and cultural resources
evaluation; however the location and
specific details of these resources is
contained in confidential appendices, only
to be provided to the required reviewing
authorities. As such the Nakano Project is
consistent with these policies.

The project would be consistent with
these policies.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-132 Goal/Policy Goal/Recommendation Analysis Project Consistency planning agencies, the public and other
interested parties to the extent legally
permissible.

Policy HP-A.4 Actively pursue a program to identify,
document and evaluate the historical and
cultural resources in the City of San Diego.
a. Develop context statements specific to
areas being surveyed.
c. Require that archaeological
investigations be guided by appropriate
research designs and analytical
approaches to allow recovery of important
prehistoric and historic information.
d. Require the permanent curation of
archaeological artifact collections and
associated research materials, including
collections held by the City. Support the
permanent archiving of primary historical
records and documents now in public
institutions.
e. Include Native American monitors
during all phases of the investigation of
archaeological resources including survey,
testing, evaluation, data recovery, and
construction monitoring.
f. Treat with respect and dignity any
human remains discovered during
implementation of public and private
projects within the City and fully comply
with the California Native American Graves
Protection and Repatriation Act and other
appropriate laws.

See consistency analysis for Historic
Preservation Element Goal A, above.

The Cultural Resources Inventory and
Evaluation Report prepared for the Nakano
Project includes archaeological
investigations in compliance with Office of
Historic Preservation and Secretary of the
Interior’s Standards and Guidelines for
Archaeology and Historic Preservation,
and the California Office of Historic
Preservation Planning Bulletin Number
4(a). All sites identified during this
inventory were recorded on California
Department of Parks and Recreation (DPR)
Form DPR 523 (Series 1/95), using the
Instructions for Recording Cultural
Resources. New site forms shall be
submitted to the South Coastal
Information Center.

In addition, the Nakano Project would be
consistent with all applicable state and
local notification process requirements.

Consultation with Native American tribes
has occurred in accordance with
Assembly Bill (AB) 52 requirements.

Although all currently known cultural
resources within the project APE are
recommended not significant under
CEQA, mitigation measures would be
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-133 Goal/Policy Goal/Recommendation Analysis Project Consistency conducted including archaeological
monitoring and Native American
monitoring in compliance with California,
City of Chula Vista, and City of San Diego
regulations.

The Nakano Project shall comply with the
California Native American Graves
Protection and Repatriation Act for the
identification and repatriation of human
remains or cultural items, as defined, to
the appropriate tribes.

HOUSING ELEMENT
Goal 1 Facilitate the construction of quality
housing
The Nakano Project consists of the
development of up to 221 residential
dwelling units which include both for sale
and for rent opportunities. Housing types
consists of detached condominiums,
duplexes, and multi-family dwelling units.

The Specific Plan includes design
guidelines, included as Chapter 4, to
ensure that new development recognizes
enhances the character and identity of
adjacent areas. The Nakano Project will
enhance the character and identity of the
surrounding community by contributing
additional recreational amenities and
housing units and implementing high-
quality design.

The project would be consistent with this
goal.

Objective A Identify adequate sites available for
development
While the Nakano Project includes
amending the existing City of Chula Vista
zoning from Agriculture (A-8) to Specific
Plan Residential Medium (SP-RM), the
The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-134 Goal/Policy Goal/Recommendation Analysis Project Consistency Nakano Project is fully compatible with the
surrounding land uses. The SPA is
surrounded by residential development to
the east, medical offices to the south,
Interstate 805 to the west and open space
to the north. The residential development
to the east is similar in density and scale.

As such, the Specific Plan’s land use and
zoning attain land use compatibility.

Objective D Improve infrastructure systems to support
infill development and promote affordable
housing
The Nakano Project provides housing
options at varying sizes and prices points
which may be attainable for citizens at
various economic levels, diversifying the
workforce and in turn the economic base
of the region. Per the Chula Vista Housing
Element, ten percent (10%) of the total
units within the Nakano Project will be
affordable to low and moderate income
households. Of the ten percent, five
percent (5%) must be affordable to low
income households and five percent (5%)
must be affordable to moderate income
households.

The project would be consistent with this
policy.

Objective E Support programs aimed at housing
vulnerable and special needs populations
The Nakano Project assists the City to
attain additional housing units that help
meet the City’s present and future housing
needs. The Project provides a range of
housing types, contributing both single-
family and multi-family units, responding
to the needs of all citizens regardless of
age, disability, or income level.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-135 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy HE-A.3 Require new development to meet
applicable zone and land use designation
density minimums to ensure efficient use
of remaining land available for residential
development and redevelopment.

The Nakano Specific Plan land use
designation of Specific Plan – Residential
Medium allows for 6.1-11 dwelling units
per acre, which is consistent with the
surrounding residential neighborhoods to
the west and southwest. Implementation
of the Nakano Specific Plan shall comply
with the land use and zoning designations
established in the Nakano Specific Plan
including the density minimums.

The project would be consistent with this
policy.

Policy HE-A.4 Allow residential densities that exceed the ranges defined in the General Plan and
community plans for projects using State
density bonus provisions (including senior
housing and affordable housing) and City
housing incentive programs.

The Nakano Project will not be utilizing
State density bonus provisions.

The project would be consistent with this
policy.

Policy HE-C.3 Develop a comprehensive strategy to
address the need for more housing near
employment centers, serving moderate-
to middle-income workers in San Diego,
and strive to promote the location of
housing proximate to employment and
multimodal transportation facilities.

The Nakano Project does not include
village, commercial, transit corridors or
employment centers. However, the
Nakano Project includes residential uses in
proximity to medical, commercial, open
space, and other residential uses. There
are four bus stops within a ½ mile (as the
crow flies) of the Nakano Project
driveway; two are on Palm Avenue and
two are on Dennery Road.

The project would be consistent with this
policy.

Policy HE-C.11 Allow densities that exceed ranges defined in
the zone for projects using State density
bonus
provisions and for projects within
designated TPAs.

The Nakano Project will not be utilizing
State density bonus provisions and the
Nakano Specific Plan Area is not within a
TPA.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-136 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy HE-C.12 Permit FARs and heights that exceed the
adopted maximums for projects that
provide smart growth benefits and for
projects with unique circumstances that
would reduce impacts relative to other
projects or transfer development potential
between parcels
within a TPA.

The Nakano Specific Plan Area is not
within a TPA.

The project would be consistent with this
policy.

Policy HE-E.2 Support affordable housing developers
and service providers for people
experiencing homelessness who,
together, can provide an array of housing
linked with services, including the
following:
• Short-term and temporary (including
emergency, interim, transitional, safe
haven,
and seasonal) housing,
• Permanent supportive housing,
• Affordable permanent housing, and
• Accessible housing.

Refer to consistency analysis for Housing
Element, Goal 1 Objectives D and E.

The project would be consistent with this
policy.

Policy HE-E.4 Strive to ensure sufficient short- and long- term
housing is available for vulnerable
populations.

Refer to consistency analysis for Housing
Element, Goal 1 Objectives D and E,
above.

The project would be consistent with this
policy.

Policy HE-E.5 Support programs and incentives that
encourage
the development of Veterans Housing.

Refer to consistency analysis for Housing
Element, Goal 1 Objectives D and E,
above.

The project would be consistent with this
policy.

Policy HE-E.6 Support research efforts of the State and other
agencies to identify and adopt new
construction
Refer to consistency analysis for Housing
Element, Goal 1 Objective D and
Conservation Element Goal A.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-137 Goal/Policy Goal/Recommendation Analysis Project Consistency methods and technologies to facilitate
affordable housing and energy efficiency.

Policy HE-E.7 Facilitate development of a diversity of
living
options and residential care facilities for
people
experiencing mental illness.

Refer to consistency analysis for Housing
Element, Goal 1 Objective D, above.

The project would be consistent with this
policy.

Policy HE-E.10

Support and encourage demonstration
projects
that connect healthcare services to
housing
(especially for vulnerable populations).

The Nakano Project includes residential
uses in proximity to medical, commercial,
open space, and other residential uses.

The project would be consistent with this
policy.

Policy HE-E.11 Support the provision of an array of
housing for persons with physical and
developmental disabilities.

Refer to consistency analysis for Housing
Element, Goal 1 Objective D, above.

The project would be consistent with this
policy.

Policy HE-E.12 Encourage inter-jurisdictional programs to reduce homelessness and barriers to
stable, affordable housing for people who
were formerly incarcerated or involved
with the justice system.

Refer to consistency analysis for Housing
Element, Goal 1 Objective D, above.

The project would be consistent with this
policy.

Policy HE-I.2 Encourage mixed-income developments
accessible to lower income residents
citywide and especially in high opportunity
and resource-rich areas.

Refer to consistency analysis for Housing
Element, Goal 1 Objective D, above.

The project would be consistent with this
policy.

Policy HE-I.13 Support programs and housing
developments that support inclusive,
racially and ethnically diverse, and mixed-
income residential communities
throughout the City, such as inclusionary
housing programs, intergenerational
housing, large family
Refer to consistency analysis for Housing
Element, Goal 1 Objectives D and E,
above.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-138 Goal/Policy Goal/Recommendation Analysis Project Consistency units, and affirmative marketing plan
requirements.

Policy HE-L.2 Encourage property developers and
owners to
adopt healthy housing programs that
protect
residents’ quality of life.

Project amenities include pocket parks,
trail access to the Otay Valley Regional
Park (OVRP), and internal landscaped
pathways, or paseos. The OVRP offers
playing fields, picnic areas, biking, horse
trails, and approximately 8.4 miles of
multi-use trails connections to the greater
open space network linking the project to
nearby activity centers. Additionally, the
Nakano Project includes roadways with
sidewalks, paseo, and trail connections to
promote an inviting pedestrian-friendly
street environment and connecting the
Project with the surrounding community.

High-quality design which would be
accomplished through implementation of
project- specific design guidelines. The
design guidelines included in the Nakano
Specific Plan are crafted to protects
residents’ quality of life by contributing
additional recreational amenities and
housing units that mesh with its
surrounding community.

The project would be consistent with this
policy.

Policy HE-M.1

Implement General Plan and community
plan goals and policies that relate to
architectural design, public spaces, and
historical and tribal cultural resources.

Refer to consistency analysis for Historic
Preservation Element Goal A, Policy HP-
A.2, and Recreation Element Policy RE-A.2.

The Specific Plan includes policies,
standards, and procedures to maintain the
integrity of the surrounding residential
neighborhoods.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-139 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy HE-M.2

Ensure that new housing fosters a sense
of community through development
regulations that address building
orientation and architectural design
features that promote interaction and
active lifestyles / commutes.

Refer to consistency analysis for Urban
Design Element Goal A.

The project would be consistent with this
policy.

Policy HE-M.3

Enhance all communities with
placemaking and public spaces to serve
residents of all incomes, interests, ages,
and cultures, through projects in areas
with village characteristics and propensity
(as defined in the General Plan).

Refer to consistency analysis for Urban
Design Element Goal A.

The project would be consistent with this
policy.

Policy HE-M.4

Engage actively with local tribal
representatives to identify opportunities to
preserve and feature tribal, cultural,
historical, and archaeological resources.

Refer to consistency analysis for Historic
Preservation Element Goal A and Policy
HP-A.2.

The project would be consistent with this
policy.

Policy HE-M.5

Foster neighborhoods that include a
diversity of housing types, especially
affordable, senior, age friendly, accessible,
and family housing, including units for
large families.

Refer to consistency analysis for Housing
Element, Goal 1 Objectives D and E,
above.

The project would be consistent with this
policy.

Policy HE-N.7 Engage community members before
neighborhoods change.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-140 Goal/Policy Goal/Recommendation Analysis Project Consistency Policy HE-O.1 Promote economically viable,
environmentally sound, and socially
equitable land use plans and development
patterns that conserve nonrenewable
energy sources.

Refer to consistency analysis for Housing
Element, Goal 1 Objectives D and E;
Conservation Element Goal A; and Policy
CE-I.4.

The project would be consistent with this
policy.

Policy HE-O.2 Encourage new housing that relies on and
supports transit use and environmentally
sustainable patterns of movement.

The Nakano Project includes residential
uses in proximity to medical, commercial,
open space, and other residential uses.

The Nakano Specific Plan land use
designation of Specific Plan – Residential
Medium allows for 6.1-11 dwelling units
per acre, which is consistent with the
surrounding residential neighborhoods to
the west and southwest. There are four
bus stops within a ½ mile (as the crow
flies) of the Nakano Project driveway. The
Nakano Specific Plan Area is located close
to major urban centers, existing MTS
transit service and the project would
provide housing to the area.

The project would be consistent with this
policy.

Policy HE-O.4 Improve infrastructure systems throughout the
City to support infill development and
promote
new affordable housing near transit
stations, major transit stops, and along
transit corridors.

Refer to consistency analysis for Policy
HE-O.2, above.

The project would be consistent with this
policy.

Policy HE-P.1 Support and encourage high performance
design
Refer to consistency analysis for
Conservation Element Goal A; and Policy
CE-I.4.

The project would be consistent with this
policy.

City of San Diego General Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-141 Goal/Policy Goal/Recommendation Analysis Project Consistency standards in new construction and
redevelopment to promote increased
energy conservation.

Policy HE-P.2 Support and encourage development and
redevelopment that incorporates passive
or active green space, such as green
roofs, walls, and courtyards, that can
provide carbon capture and cooling in
urban environments.

Refer to consistency analysis for
Conservation Element Policy CE-A.5.

The project would be consistent with this
policy.

Policy HE-Q.1 Support programs that incentivize
residential properties to transition to
renewable energy and, where possible,
net-zero energy consumption.

Refer to consistency analysis for
Conservation Element Goal A.

The project would be consistent with this
policy.

Policy HE-Q.2 Promote and incentivize energy and
resource conservation among
homeowners, property owners and
managers, and renters.

Refer to consistency analysis for
Conservation Element Goal A.

The project would be consistent with this
policy.

The Nakano Project includes pocket parks,
landscaped paseos, biofiltration basins,
and transitional vegetation, and street
trees; all of which can provide carbon
capture and cooling.

The project would be consistent with this
policy.

Otay Mesa Community Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-142 B-3 Otay Mesa Community Plan Consistency Analysis Report The Otay Mesa Community Plan works together with the City of San Diego General Plan to provide location-based policies and recommendations. It is written to refine the General Plan’s citywide policies and designate land uses and housing densities. As mentioned previously, the Specific Plan Land Use designation is Residential – Low Medium, which is consistent with the surrounding areas to the east and southeast. The following table discusses in further detail how the land use and design criteria of the Nakano project will meet the Otay Mesa Community Plan’s objectives and policies.

Goal/Policy # Goal/Policy Text Specific Plan Consistency Project Consistency

2.1-2(a) Respect the natural topography and sensitive habitat areas with growth patterns that balance development with
preservation of natural resources.

The Nakano Specific Plan prioritizes topography and sensitive habitats in the design of the land plan. In particular, the residential development is located in the center of the property, on slopes that are conducive to development while the steep slopes along the edges of the property have generally been left in a natural state. The Nakano Project provides buffers to adjacent open space and residential developments that create protective measures to ensure there are no adverse effect on the adjacent sensitive habitat in the ORVP. Specific Plan standards address stormwater management, transitional vegetation for protection of nearby habitat areas, as well as biofiltration basins for groundwater infiltration.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(b) Provide a land use map that illustrates the detailed land use designations, including any lands set aside for resource conservation, consistent with the MSCP Subarea Plan and any future Vernal Pool Habitat Conservation Plan. The specific plan land use map will refine the Otay Mesa Community Plan Land Use Map as part of the specific plan approval process.

The Nakano Specific Plan Area does not include open space lands.

However, the Nakano Project would provide an adequate avoidance buffer from on-site jurisdictional areas outside the impact limit.

Additionally, the Nakano Project will be subject to applicable city brush management requirements that ensure appropriate buffering from the adjacent open space.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(c) Illustrate the complete circulation system that, where possible, follows a grid pattern, and indicate how the system will relate to the overall Otay Mesa circulation system.

The Nakano Project’s circulation system is designed to interconnect with the existing adjacent public street system and does not facilitate cut- through automobile traffic. The Nakano Project includes roadways with sidewalks, paseo, and trail connections to promote an inviting pedestrian- The Nakano
Project would
be consistent
Otay Mesa Community Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-143 Goal/Policy # Goal/Policy Text Specific Plan Consistency Project Consistency
friendly street environment. Vehicular, bicycle and pedestrian facilities will link into existing facilities on Dennery Road, which provides access to a Palm Avenue, a major road, and Interstate-805. There are four bus stops within a ½ mile (as the crow flies) of the Nakano Project driveway, thus facilitating transit usership. Two are on Palm Avenue and two are on Dennery Road.
with this
policy.

2.1-2(d) Strive for block sizes along local and collector streets to have a maximum perimeter of 1,800 feet.

As shown in the Nakano Project Tentative Map, the longest block of dwelling units along a private drive will not be greater than 500 feet. Block widths, perpendicular to the central road, Private Driveway ‘A’, are no greater than 150 feet in width. The relatively short block sizes within the Nakano Project creates a welcoming environment for pedestrians.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(e) Illustrate a separate system of pedestrian and bicycle facilities and pathways linking the activity centers with residential areas, public facilities, and open space systems.

The Nakano Project provides bicycle facilities including a separated Class I Bike Path along Private Drive A, which is the main Drive running through the project. The separated Bike Path buffers bicycles from automobile traffic and links to the Class II bike lane along Dennery Road. The private drives leading east and west from the primary roadway will include bicycle sharrows. Bicycle racks will be located at pocket parks. The Nakano Project includes roadways with sidewalks, paseo, and trail connections, that link throughout the development and into the surrounding mobility network to promote an inviting pedestrian-friendly street environment.

The surrounding mobility network links to nearby open space, commercial and residential land uses.

The Nakano Project offers trail access to the Otay Valley Regional Park (OVRP), which offers playing fields, picnic areas, biking, horse trails, and approximately 8.4 miles of multi-use trails connections to the greater open space network linking the project to nearby activity centers.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(f) Distribute parks comprehensively throughout the village area.

Refer to Policy 7.1-7 of the Recreation Element for further recommendations.

The Nakano Project includes an approximately 0.08-acre pocket park, an approximately 0.04-acre monument entry pocket park at the entrance of the residential community, an approximately 0.31-acre pocket park that overlooks the OVRP with trail access to the OVRP. As shown in Exhibit 5- The Nakano
Project would
be consistent
with this
policy.

Otay Mesa Community Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-144 Goal/Policy # Goal/Policy Text Specific Plan Consistency Project Consistency
3, Parks and Trails, the pocket parks are distributed throughout the Specific Plan area.

2.1-2(f)(i) Link parks to one another with pathways to increase connectivity and enhance a sense of community.

The Nakano Project includes internal sidewalks and landscaped paseos that link the pocket parks to one another as well as to the proposed trail access to the OVRP and to the surrounding mobility network via Dennery Road.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(f)(ii) Locate neighborhood parks at the end of streets and adjacent to canyons when appropriate to accommodate and enhance
public views and vistas.

As shown in Exhibit 5-3, Parks and Trails, of the Nakano Specific Plan, the pocket parks are distributed throughout the Plan Area, with the overlook pocket park located at the north end of the central road, offering views of the OVRP.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(g) Identify specific locations for schools, parks, pedestrian pathways and trails.

Refer to consistency analysis for Policies 2.1-2(f), 2.2-f(i), and 2.1-2(f)(ii).

The Specific Plan does not allow for institutional land uses such as schools within the SPA therefore, it is not applicable. However, the Nakano Project contributes to civic facilities through payment of Development Impact Fees (DIFs) that go towards community planned improvements, such as schools.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(g)(i) Site schools and parks adjacent to each other to create activity centers within neighborhoods. See Policy 2.7-2.

Refer to consistency analysis for Policy 2.1-2(g), above. The Nakano Project would
be consistent
with this
policy.

2.1-2(g)(ii) Include pathways and trails that connect public facilities with each other and to residential areas.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(g)(iii) Provide pathways and connections, such as interpretive centers and trailheads, from facilities to canyon edges to take advantage of educational and recreational opportunities.

The proposed new trail access from the Nakano Project will be clearly marked and identified for public access. The trail will be dedicated to the OVRP for operations and maintenance, should the City accept the The Nakano
Project would
be consistent
Otay Mesa Community Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-145 Goal/Policy # Goal/Policy Text Specific Plan Consistency Project Consistency
dedication. The proposed trail will connect to existing pathways within the overall OVRP.

with this
policy.

2.1-2(g)(iv) Determine final trail alignments and analyze with future Specific Plans or project-specific proposals. See policies in Recreation Element Section 7.2.

As shown in Exhibit 5-3, Parks and Trails, of the Nakano Specific Plan, the Nakano Project includes a new trail access point to the existing OVRP trail system.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(h) Incorporate a diversity of housing types that includes market rate and affordable housing. Encourage inclusionary housing on-site.

The Nakano Project consists of the development of up to 221 residential dwelling units which include both for sale and for rent opportunities.

Housing types consists of detached condominiums, duplexes, and multi- family dwelling units. The Nakano Project housing options are at varying sizes and prices points which may be attainable for citizens at various economic levels, diversifying the workforce and in turn the economic base of the region. Per the Chula Vista Housing Element, ten percent (10%) of the total units within the Nakano Project will be affordable to low and moderate income households. Of the ten percent, five percent (5%) must be affordable to low income households and five percent (5%) must be affordable to moderate income households.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(i) Include an appropriate balance of single- family and multi- family housing consistent with the projections provided in the plan.

Refer to consistency analysis for Policy 2.1-2(h), above. The Nakano Project would
be consistent
with this
policy.

2.1-2(j) Provide development at densities that support transit as an integral component of village areas and corridors.

The Nakano Specific Plan land use designation of Specific Plan – Residential Medium allows for 6.1-11 dwelling units per acre, which is consistent with the surrounding residential neighborhoods to the west and southwest. There are four bus stops within a ½ mile (as the crow flies) of the Nakano Project driveway; two are on Palm Avenue and two are on Dennery Road, thus facilitating transit usership. Regional commercial uses are located just south of the site which offer services for routine errands.

The Nakano
Project would
be consistent
with this
policy.

Otay Mesa Community Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-146 Goal/Policy # Goal/Policy Text Specific Plan Consistency Project Consistency

2.1-2(k) Require a mixed-use residential/commercial component to be included within village core areas, with neighborhood-serving commercial uses such as food markets, restaurants, and other small retail shops. Encourage an anchor grocery store within each village area.

The Nakano Project does not include mixed use areas. The Nakano Specific Plan Area is not located within a designated Village Core, Town Center, or Transit Priority Area. The Nakano Project includes residential uses in proximity to medical, commercial, open space, and other residential uses. There are four bus stops within a ½ mile (as the crow flies) of the Nakano Project driveway.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(l) Identify centrally located mixed-use core areas within each village area adjacent to key roadways and transit stops.

Require a minimum of 15 du/ac for core areas designated Neighborhood Village and 30 du/ac for core areas designated Community Village.

See consistency analysis for Policy 2.2-2(k), above. The Nakano Project would
be consistent
with this
policy.

2.1-2(m) Locate higher density mixed residential uses within a ½ mile of a “Town Center” along Beyer Road and within a ½ mile from the community commercial center in the north portion of the Southwest Village.

See consistency analysis for Policy 2.2-2(k), above. The Nakano Project would
be consistent
with this
policy.

2.1-2(n) Locate higher density mixed residential uses within a ¼ mile of transit stops along Airway Road and near the mixed-use retail uses in the Central Village as shown on Mobility Figure 3-

2. See consistency analysis for Policy 2.2-2(k), above. The Nakano Project would
be consistent
with this
policy.

2.1-2(o) Include a detailed design plan for the mixed- use village core areas that identifies retail, convenience uses, and public spaces.

See consistency analysis for Policy 2.2-2(k), above. The Nakano Project would
be consistent
with this
policy.

2.1-2(p) Provide sufficient community serving commercial development within village core areas and along transit corridors that support the residents, workforce, and visitors as these areas develop.

See consistency analysis for Policy 2.2-2(k), above. The Nakano Project would
be consistent
with this
policy.

Otay Mesa Community Plan Consistency Analysis Report

Nakano Specific Plan – Final – Appendix B Consistency Analysis | B-147 Goal/Policy # Goal/Policy Text Specific Plan Consistency Project Consistency

2.1-2(q) Provide refined architecture, urban design, and streetscape guidelines consistent with the policies in the Otay Mesa Community Plan and the General Plan.

The Specific Plan includes development standards and design guidelines that will inform future development and design elements such as architecture, landscape and site design. The standards and guidelines are intended to create attractive development that compliments surrounding developments and provides visual interest for residents and visitors. As detailed in Table B-2 City of San Diego General Plan Consistency Analysis Report, has been analyzed for consistency and found to be consistent with the San Diego General Plan, including the Urban Design Element.

Chapter 6.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(r) Include guidelines and illustrations for height, bulk, and scale of buildings and their relation to each other.

The Specific Plan includes policies, standards, and procedures to ensure the height, bulk, and scale of the Nakano development will maintain the integrity of the surrounding residential neighborhoods. The broader Ocean View Hills community surrounding the project site contains residential development of similar size, scale, and architectural styles. The Specific Plan also includes minimum setbacks and buffers from neighboring uses to ensure compatible land uses and edge transitions.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(s) Provide a street tree plan that utilizes species within the Otay Mesa Street Tree Plan.

A list of approved street tree species is provided in Appendix A of the Nakano Specific Plan. The applicable plant species included in Appendix A shall comply with the Otay Mesa Street Tree Plan.

The Nakano
Project would
be consistent
with this
policy.

2.1-2(t) Require a phasing plan to ensure timely provision of necessary public facilities to serve the proposed development.

However, it is unknown at this time how the phasing of the Nakano Project would occur considering it would be based on market demand.

Implementation of the Specific Plan will occur through concurrent development permits and approvals by the City. The Nakano Project will be conditioned to receive provision of police and fire protection services such that services are provided prior to or concurrent with need.

The Nakano
Project would
be consistent
with this
policy.

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Chula Vista City CouncilDecember 3, 2024

Chula Vista City Council
December 3, 2024