Nakano Project
City Council
Item 7.1
December 3, 2024
2VICINITY MAP
City of San
Diego
Palm Avenue
City of San
Diego
City of Chula
Vista
City of Chula
Vista
Main Street
N
PROJECT
SITE
3LAND USE
Palm Avenue
Medical
Multifamily
Residential
Open Space
(OVRP)
Open Space
(OVRP)
Single
-
family
Residential
Single
-
family
Residential
PROJECT
SITE
Residential
Commercial
Main Street
N
4PROJECT SITE – EXISTING CONDITIONS
Project Site
N
5NAKANO PROJECT
Single-Family
Homes
Legend – Site Plan
Townhomes
Duplex Twin Homes
Park Areas
Exclusive Use Areas
1 Main Entrance Road
1 2 Emergency Exit Road
2 3 Trail to Otay Valley
Regional Park
3 N
6REQUIRED ACTIONS
Certification of EIR22-0001
General Plan Amendment
Nakano Specific Plan
Nakano Tentative Map
Interlocal Agreements
7 EIR22-0001 identifies project objectives, project alternatives, significant effects to the environment, and responsive mitigation measures.
Objectives:
• Develop underutilized property to provide housing of
varying types in response to regional housing needs.
• Provide efficient public services through reorganization (annexation) into the City of San Diego.
• Provide access to regional recreational uses by connecting to the Otay Valley Regional Park (OVRP).
ENVIRONMENTAL REVIEW
8ENVIRONMENTAL REVIEW
Project Scenarios
Scenario 1: No annexation
Scenario 2a: Development after annexation into San Diego • Entitled in Chula Vista
• Grading and development permits issued by San Diego
Scenario 2b: Development before annexation into San Diego • Entitled in Chula Vista
• Grading and development permits issued by Chula Vista 9ENVIRONMENTAL REVIEW
Significant Environmental Impacts
• Land Use and Planning
• Biological Resources
• Geological and Paleontological Resources
• Greenhouse Gas Emissions
• Health and Safety/Hazardous Materials
• Historical Resources
• Transportation
• Tribal Cultural Resources
• Hydrology and Water Quality
10 ENVIRONMENTAL REVIEW
CEQA Guidelines Section 15093:
Statement of Overriding Considerations
Although the project as proposed would result in significant and unavoidable impacts in the aforementioned areas, benefits to the public that would override such impacts include:
• Public service efficiencies
• Creation and maintenance of regional recreational
amenities
• Biological resource preservation
• Regional/statewide housing production
11ANNEXATION AGREEMENT
Based on a Memorandum of Understanding approved December 7, 2021 CEQA Compliance:
• One environmental document for the project, though two jurisdictions have a substantial claim to be the Lead Agency Local Agency Formation Commission (LAFCO) Application:
• City of San Diego will serve as Applicant
• City of Chula Vista will support through resolution
• Applicant will submit a landowner consent form
Chula Vista will process entitlements, and San Diego will process development permits and record the Final Map after annexation. 12PROPERTY TAX EXCHANGE AGREEMENT
Required by Section 99 of the California Revenue and Taxation Code • Chula Vista will receive all property tax revenues generated by the project site before the annexation date set by LAFCO • San Diego will receive all property tax revenues generated by the project site after the annexation date set by LAFCO 13PUBLIC PARTICIPATION
December 14, 2023
OVRP Citizens’ Advisory Committee (City and County of San Diego, City of Chula Vista) recommends approval
March 20, 2024
Otay Mesa Community Planning Group (City of San Diego)
recommends approval
April 26, 2024 – June 26, 2024
Draft EIR circulated for public review and comment
14PLANNING COMMISSION
October 9, 2024
Voted 4-1 to recommend approval
Discussion about City benefit from annexation and whether alternatives to annexation had been considered
RECOMMENDATIONS
A) Adopt a resolution:
1. Certifying EIR22-0001
2. Approving the project under Annexation Scenario 2a of EIR22-0001 i. Amending the General Plan changing the land use designation from Open Space (OS) to Medium Residential (RM)
ii. Approving the Nakano Specific Plan
iii. Approving Tentative Map PCS21-0001
iv. Approving the Annexation Agreement
v. Approving the Property Tax Exchange Agreement
vi. Supporting the reorganization of the Nakano Property into San Diego
B) Place a zone change ordinance on first reading