HomeMy WebLinkAboutAppendix B - Environmental Policy and Consistency Analysis
Nakano Project EIR
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APPENDIX B
ENVIRONMENTAL POLICY AND CONSISTENCY ANALYSIS
Table 1: Chula Vista General Plan Policy Consistency Analysis .................................................... Page 1
Table 2: City of San Diego General Plan Policy Consistency Analysis ........................................ Page 23
Table 3: Otay Mesa Community Plan Policy Consistency Analysis ............................................ Page 68
Nakano Project EIR
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Table 1
Chula Vista General Plan Policy Consistency Analysis
Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
Land Use and Transportation Element (2005)
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.
Under the No Annexation Scenario, the Nakano Project
(project) would assist the City of Chula Vista in achieving
residential development in proximity to non-residential uses
such as healthcare and commercial uses. The project would
meet the needs of the City by contributing recreational
amenities and housing units to achieve the City’s recreation
and housing goals.
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 project includes residential uses in proximity to medical,
commercial, open space, and other residential uses.
Objective – LUT 6 Ensure adjacent land uses are compatible with one
another.
The project site is adjacent to residential developments
within the City of San Diego’s Ocean View Hills community,
which is comprised of a variety of residential and recreational
uses. The design guidelines in the Nakano Specific Plan
(Specific Plan) recognize and enhance the interface of the
community by contributing additional recreational amenities
and housing units that blend with its surrounding
community.
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.
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.
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Table 1
Chula Vista General Plan Policy Consistency Analysis
Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
Objective – LUT 16 Integrate land use and transportation planning and
related facilities.
The project’s internal roadways would provide connections to
the residential developments of the project and provide
access to and from the community.
Policy 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 project is located adjacent to Interstate 805 (I-805), other
existing residential development, and medical offices. The
project includes Project Design Features (PDFs) such as
pedestrian network improvements would improve
connectivity between the internal neighborhood to reduce
reliance on automobiles (PDF-GHG-4). Additionally, the
project would provide pedestrian amenities along the project
frontage on Dennery Road which would assist in the
pedestrian experience of walking to nearby bus stops. Bicycle
network improvements include construction of internal
buffered Class II bike lanes along Private Street ‘A’ and
sharrows along the private streets leading east and west
from the primary roadway, which would also provide an
alternative to automobile use.
Policy LUT 16.2 Ensure that new development and community
activity centers have adequate transportation and
pedestrian facilities.
See analysis under Policy LUT 16.1.
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 project is obligated to
pay its fair share towards community planned classification
improvements.
Policy 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 Bus Rapid Transit (BRT).
Metropolitan Transit System lists Bus Routes 933 and 934
within a half-mile walking distance from the project access.
There are four bus stops within the half-mile walking
distance of the project driveway; two are on Palm Avenue
and two are on Dennery Road.
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Chula Vista General Plan Policy Consistency Analysis
Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
Policy LUT 17.4 Require developers to consult and coordinate with
San Diego Association of Governments (SANDAG)
and the City to ensure that development is
compatible with and supports the planned
implementation of public transit.
The project would be consistent with SANDAG’s Regional
Plan, which aims to create sustainable, mixed-use
communities conducive to public transit, walking, and biking.
The project location is technically within a half-mile (as the
crow flies) of Transit Priority Area that is located within the
City of Chula Vista. However, there is no formal access and
no Americans with Disability Act-compliant access to the bus
stops on Main Street due to undeveloped land and Otay
River, which are is located between the project site and
access to Main Street; therefore, the project is not
considered to have reasonable access to a Transit Priority
Area. Therefore, no further consultation or coordination is
necessary.
Objective LUT 18 Reduce traffic demand through Transportation
Demand Management (TDM) strategies, increased
use of transit, bicycles, walking, and other trip
reduction measures.
Potential TDM measures to be implemented in the form of
project design features would result in incremental
reductions in Vehicle Miles Traveled per capita. Additionally,
the project would provide pedestrian amenities along the
project frontage on Dennery Road which would assist in the
pedestrian experience of walking to nearby bus stops. Bicycle
network improvements include construction of internal
buffered Class II bike lanes along Private Street A and
sharrows along the private streets leading east and west
from the primary roadway, which would also provide an
alternative to automobile use. Furthermore, the project
would be required to implement GHG related mitigation
measures including GHG-CV-1/GHG-SD-1, GHG-CV-2/GHG-
SD-2, and GHG-CV-3/GHG-SD-3, which would require
subsidized transit passes, implementation of a commuter
trip reduction program, and providing bicycles to residents,
respectively.
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Chula Vista General Plan Policy Consistency Analysis
Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
Policy LUT 18.1 Support and encourage the use of public transit. See analysis under Policy LUT 18.
Policy 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.
See analysis under Policy LUT 18.
Objective LUT 21 Continue efforts to develop and maintain a safe and
efficient transportation system with adequate
roadway capacity to serve future residents, while
preserving the unique character and integrity of
recognized communities within the City.
The project would include the construction of new street
connections, sidewalks, paseos, trail connections, and bicycle
facilities that would serve residents and visitors. These
mobility improvements would tie into the existing local and
regional mobility network. Additionally, as a residential
project that would not change the existing roadway network,
the project would not result in a hazardous roadway design
or unsafe roadway configuration.
Objective – LUT 23
and
Objective – LUT 73
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.
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 project includes mobility improvements such as
sidewalks, paseos, trail access points, and bicycle facilities to
encourage alternatives to the automobile. The project
includes a number of project design features including
pedestrian network improvements and bicycle
improvements. Additionally, proposed mitigation measures
for greenhouse gas (detailed in Section 4.5.4.1.d) would
ensure all residents are provided with transit pass subsidies,
and every resident is provided up to $400 for purchase of a
bicycle to encourage transit use. A commute trip reduction
program is also proposed that would ensure each resident is
provided with a one-page flyer every year that provides
information regarding available transit, designated bicycle
routes, local bicycle groups and programs, local walking
routes and programs, and rideshare programs.
Policy LUT-23.1 Encourage the use of bicycles and walking as
alternatives to driving.
See analysis under Policy LUT 18.
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Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
Policy LUT-23.2 Foster the development of a system of
inter-connecting bicycle routes throughout the City
and region.
The project would provide a publicly accessible connection
along its western boundary, offering a connection to the
south to the existing bicycle network that connects to a
freeway shoulder bike facility along I-805 between Palm
Avenue in the City of San Diego and Main Street in the City of
Chula Vista. The project would also provide trail
improvements along the Otay River, supporting completion
of a regional trail network that provides access to the City of
Chula Vista.
Policy LUT-23.5 Provide linkages between bicycle facilities that utilize
circulation element alignments and open space
corridors.
The proposed internal streets would have sidewalks and
landscaped paseos that would provide connections to the
proposed pocket parks, as well as trail access to the Otay
Valley Regional Park (OVRP).
Policy LUT-23.8 Provide and maintain a safe and efficient system of
sidewalks, trails, and pedestrian crossings.
Neighborhoods within the project site would be linked via
sidewalks, paseos, bicycle amenities, and a continuous street
network that would accommodate a variety of living styles
and mobility options. Internal mobility and pedestrian access
to Dennery Road would ensure accessible pedestrian access
to bus stops located along Palm Avenue and Dennery Road.
Policy LUT-23.14 Require new development projects to provide
internal bikeway systems with connections to the
citywide bicycle networks.
Bicycle network improvements include construction of
internal buffered Class II bike lanes along Private Street A
and sharrows along the private streets leading east and west
from the primary roadway (see PDF-GHG-5 Bicycle Network
Improvements).
See analysis under Policy LUT-23.2 regarding connectivity.
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Chula Vista General Plan Policy Consistency Analysis
Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
Environmental Element (2005)
Objective – E 1
and
Objective – E 1.1
Conserve Chula Vista’s sensitive biological resources.
Implement the Chula Vista MSCP Subarea Plan.
The project minimizes impacts to sensitive resources to the
maximum extent practical. The project incorporates an
avoidance buffer from on-site jurisdictional areas to ensure
protection of the on-site drainage. Biological resource
avoidance and mitigation measures are detailed in the EIR
Section 4.3.3.1.d and 4.3.4.1.d.
Objective E 2 Protect and improve water quality within surface
water bodies and groundwater resources within and
downstream of Chula Vista.
The project would implement project-specific site design,
source control, treatment control best management
practices (BMPs) consistent with federal, regional, and local
water quality standards including the National Pollutant
Discharge Elimination System (NPDES) permit, Construction
General Permit (CGP), and City of Chula Vista General Plan
policies, plans, and threshold standards to protect surface
water body water quality.
The project would not impact ground water sources during
construction or operations of the project. Based on the lack
of shallow groundwater, it is not anticipated that
groundwater would be encountered during construction
activities within the project site. Additionally, because
stormwater BMPs would be designed to prevent infiltration
on-site, the project would not impact groundwater.
Policy E 2.3 Educate residents, business owners and City
departments about feasible methods to minimize
the discharge of pollutants into natural drainages
and the municipal storm drainage system.
The proposed water quality BMPs would require ongoing
maintenance by the Homeowners’ Association to ensure
long-term operations would continue to provide water
quality control. Management would include education to
residents to control trash and ensure no illicit discharges to
the storm drain system.
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Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
Policy 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 project would implement project-specific site design,
source control, treatment control BMPs consistent with
federal, regional, and local water quality standards including
the NPDES permit, CGP, and City of Chula Vista General Plan
policies, plans, and threshold standards to protect surface
water body water quality.
Policy E 2.5 Encourage and facilitate construction and land
development techniques that minimize water quality
impacts from urban development.
Run-off during construction activities would be minimized
through implementation of BMPs recommended in the
project Storm Water Pollution Prevention Plan (SWPPP), as
requirement of the NPDES permit. As detailed above,
construction BMPs would typically include street sweeping,
waste disposal, vehicle and equipment maintenance,
designated concrete washout area, designated materials
storage areas with runoff protection, minimization of
hazardous materials, and proper handling and storage of
hazardous materials. The hydromodification management
plan includes permanent BMPs (two lined biofiltration basins
and a detention vault upstream of a modular wetland unit)
would temporarily store the increased runoff, allowing
saturation, before release.
Objective – E 3.2
and
Objective – E 3.3
Promote the use of low water demand landscaping
and drought tolerant plant materials in both existing
and new development.
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.
The project would utilize drought-tolerant native vegetation,
planted in an informal pattern. All permanent irrigation
systems within the project shall be below ground,
automatically controlled, and in full compliance with building
code requirements. Reclaimed water is not available to the
project site; however, water conserving systems such as drip
irrigation, moisture sensors, low gallonage heads, and
matched precipitation rate heads will be used.
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Chula Vista General Plan Policy Consistency Analysis
Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
Objective – E 6 Improve local air quality and reduce greenhouse gas
emissions by minimizing the release of air pollutants
and toxic air contaminants and limiting the exposure
of people to such pollutants.
Diesel equipment used during construction would be subject
to the California Air Resources Board’s Airborne Toxic Control
Measures (ATCM) for in-use off-road diesel fleets, which
would minimize diesel particulate matter emissions and
exposure.
Policy E 6A Explore opportunities for improving indoor air
quality.
MERV 13 filters are required for residential construction in
accordance with the 2022 Title 24 California Building Code
(CBC). All residences would be equipped with MERV 13 filters
to improve indoor air quality.
Policy E 6B Prioritize greening efforts to keep air, water, and
land clean.
Implementation of such PDFs as PDF-AQ-2 No Fireplaces,
PDF-BIO-1 Wetland Buffer, PDF-GHG-3 Electric Appliances,
PDF-GHG-9 Electric Vehicle Charging Capacity, PDF-UTIL-1
Waste Management Plan (WMP), etc. reflects the project’s
greening efforts in keeping air, water, and land clean.
Policy E 6.1 Encourage compact development featuring a mix of
uses that locate residential areas within reasonable
walking distance to jobs, services, and transit.
Surrounding land uses include the Otay River to the north,
residential development to the east, I-805 to the west, and a
Kaiser Permanente medical facility to the south. The project
proposes a residential community in reasonable proximity to
transit, jobs, and services in the City of Chula Vista and City of
San Diego communities.
Policy E 6.2 Promote and facilitate transit system improvements
in order to increase transit use and reduce
dependency on the automobile.
The project-specific Local Mobility Analysis (LMA) is intended
to identify the transportation effects of proposed
development projects and to determine the need for any
improvements to the adjacent and nearby road system to
achieve acceptable mobility for vehicles, bicyclists,
pedestrians, and transit. Should the LMA find that road
improvements would be necessary to maintain acceptable
mobility standards, such improvements would be included as
project design features and the analysis of potential impacts
would be included as part of the project’s California
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Chula Vista General Plan Policy Consistency Analysis
Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
Environmental Quality Act (CEQA) analysis. However, there
would not be an impact as found by the LMA that would
impact transit use adversely and therefore the project would
not facilitate transit system improvements.
Policy E 6.3 Facilitate the use of alternative fuel and low- and
zero-emission vehicles and equipment in the
community.
Vehicles would be mostly powered by gasoline, with some
fueled by diesel or electricity. Project fuel consumption would
decline over time beyond the initial operational year of the
project as a result of continued implementation of increased
federal and state vehicle efficiency standards. The project
would be in compliance with the California Green Building
Code 2022 (Section 4.106.4 Electric Vehicle charging for new
construction).
Per PDF-GHG-3, the project would include all electric
appliances and heating systems. Woodburning and natural
gas/propane shall be prohibited on-site.
In addition, implementation of PDF-GHG-9 Electric Vehicle
Charging Capacity would install a listed raceway in each unit’s
garage to accommodate a dedicated 208/240-volt branch
circuit. The raceway shall originate at the main service or
subpanel and shall terminate in the garage to allow for
electric vehicle charging, thus facilitating the use of low and
zero emission vehicles by residents.
Policy E 6.7 Encourage innovative energy conservation practices
and air quality improvements in new development
and redevelopment projects consistent with the
City’s Air Quality Improvement Plan Guidelines or its
equivalent, pursuant to the City’s Growth
Management Program.
The project has incorporated a number of PDFs that support
energy conservation and reduced air emissions including
using all electric appliances and incorporating PDFs that
support reduced vehicle miles traveled.
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Chula Vista General Plan Policy Consistency Analysis
Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
Policy E 6.9 Discourage the use of landscaping equipment
powered by two-stroke gasoline engines within the
City and promote less-polluting alternatives to their
use.
Landscaping maintenance includes fuel combustion emission
from equipment such as lawn mowers, rototillers,
shredders/grinders, blowers, trimmers, chainsaws, and
hedge trimmers as well as air compressors, generators, and
pumps. However, the use of electric-powered landscaping
equipment would be encouraged through implementation of
PDF-GHG-6, which requires installation of outdoor electrical
outlets.
Policy E 6.10 The siting of new sensitive receivers 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.
A detailed HRA was performed to estimate the Maximum
Individual Cancer Risk and Chronic Hazard Index for
residential receptors as a result of diesel emissions from
I-805 on future sensitive receptors of the project. As shown,
the diesel particulate matter emissions from I-805 would
result in a Residential Maximum Individual Cancer Risk of
25.60 in 1 million which would exceed 10 in 1 million, which is
the level at which the San Diego Air Pollution Control District
(SDAPCD) generally requires public notification for stationary
sources of emissions. The Residential Chronic Hazard Index
of 0.007 would be below the level of 1.0 at which adverse
non-cancer health risks would be anticipated. No mitigation
is required.
Policy E 6.11 Develop strategies to minimize CO hot spots that
address all modes of transportation.
Carbon monoxide (CO) at intersections would not result in
localized high concentrations of CO. The maximum CO
concentration predicted for the 1-hour averaging period at
the studied intersections ([1] Palm Avenue and Dennery Road
and [2] Palm Avenue and I-805 northbound ramps) would be
1.7 parts per million, which is below the 1-hour CO California
Ambient Air Quality Standards of 20 parts per million.
Policy E 6.12 Promote clean fuel sources that help reduce the
exposure of sensitive uses to pollutants.
See analysis under Policy E 6.3, E 6.5, and E 6.9.
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Chula Vista General Plan Policy Consistency Analysis
Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
Policy E 6.13 Encourage programs and infrastructure to increase
the availability and usage of energy-efficient
vehicles, such as hybrid electric vehicles, electric
vehicles, or those that run on alternative fuels.
Implementation of PDF-GHG-9 Electric Vehicle Charging
Capacity would install a listed raceway in each unit’s garage
to accommodate a dedicated 208/240-volt branch circuit. The
raceway shall originate at the main service or subpanel and
shall terminate in the garage to allow for electric vehicle
charging, thus facilitating the use of low and zero emission
vehicles by residents.
Policy E 6.15 Site industries and other stationary emitters in a
way that minimizes the potential impacts of poor air
quality on homes, schools, hospitals, and other land
uses where people congregate, and disadvantaged
populations.
The project is not a stationary source that emits quantities of
pollutants that are harmful to sensitive receivers, nor would
the project involve industries that would have the potential
to. Not applicable to the project.
Policy E 6.16 Encourage the use of bicycles through support of
bike share opportunities, community bike programs,
and the provision of bicycle parking opportunities
such as bike racks and bike lockers.
The project includes PDF-GHG-5 Bicycle Network
Improvements which would construct bike lanes along
Private Street A and sharrows along private streets and
GHG-SD-3 Bicycle Micro-mobility Fleet which would provide
one bicycle per unit to the first buyer of each unit. Bicycle
racks would be located at pocket parks.
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 project would comply with all applicable energy
conservation measures including Title 24 Building Energy
Standards.
Policy 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 project would be required to adhere to state regulations
enforced to ensure energy efficiency and reduction of
wasteful energy consumption, including the California Energy
Efficiency Standards for Residential and Nonresidential
Buildings (California Code of Regulations, Title 24, Part 6;
California Energy Code) and the California Green Building
Standards Code. New construction and major renovations
must demonstrate their compliance with the current Energy
Code through submission and approval of a Title 24
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Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
Compliance Report to the local building permit review
authority and the California Energy Commission. The 2022
California Green Building Standards Code institutes
mandatory minimum environmental performance standards
for all ground-up new construction of non-residential and
residential structures. Local jurisdictions must enforce the
minimum mandatory Green Building Standards and may
adopt additional amendments for stricter requirements. The
mandatory measures are related to planning and design,
energy efficiency, water efficiency and conservation, material
conservation and resource efficiency, and environmental
quality.
Policy E 7.8 Ensure that residential and non-residential
construction complies with all applicable City energy
efficiency measures and other green building
measures that are in effect at the time of
discretionary permit review and approval or building
permit issuance, whichever is applicable.
See analysis under Policy E 7.1.
Policy E 8 Minimize the amount of solid waste generated
within the General Plan area that requires landfill
disposal.
The project has prepared a WMP (see Appendix U) that
demonstrates compliance with City of Chula Vista diversion
standards. Construction waste would be diverted consistent
with these requirements. To meet state waste reduction
goals, the project would include waste reduction measures
for operational waste to manage waste disposal. The project
includes refuse, recyclable material, and organic material
storage space within each residential unit’s garage. With
implementation of the organic material recycling collection
and an assumption of 75 percent individual compliance, the
project would achieve adequate organic waste diversion to
support Statewide compliance with Senate Bill 1383 which
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Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
requires diversion of 50 percent of organic waste prior to
January 1, 2025, and 75 percent diversion thereafter.
Policy 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.
See analysis under Policy E 8 and E 8.3.
Policy E 8.3 Implement source reduction strategies, including
curbside recycling, use of small collection facilities
for recycling, and composting.
A PDF (PDF-UTIL-1) has been included in the project
description to require compliance with the project’s WMP in
all scenarios, including program measures which requires
(a) providing curbside recycling services to occupants,
(b) requiring occupants to participate in a recycling program,
(c) providing collection containers to occupants, (d) educating
residents on recycling, and (e) prohibiting placing recyclable
materials in a container not designated to receive those
recyclable materials.
For information on composting, see analysis under Policy E 8.
Objective – E 10 Protect important paleontological resources and
support and encourage public education and
awareness of such resources.
Paleontological resources would be protected as detailed in
the EIR Section 4.4, Geological and Paleontological
Resources.
Objective – E 11
and
Objective – E 12
Improve Chula Vista’s open space and trails network,
including the provision of additional internal
connections between the various elements of the
network.
Provide connections between Chula Vista’s open
space and trails network and the regional network.
The project would emphasize trail connections to the OVRP
for both residents and members of the surrounding
community. An existing trail connection running along the
western side of the project site would be retained and
enhanced with decomposed granite surfacing to provide
connection to the OVRP trail system. Within the project site, a
sidewalk would parallel the existing trail access adjacent to
the private drive. In addition to the north-south trail
connection, the project would provide connections to an
east-west connection to the OVRP trail system. In addition to
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Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
the existing western trail access that would remain, the
project would provide two additional trail connections to the
east-west trail north of the project boundary. The project
provides a series of private drives, bicycle facilities, sidewalks
and trails that tie into the existing regional transportation
network and incorporation of an overlook park with trail
access to the OVRP. Trail signage and a trail kiosk are
proposed at the project entrance to notify users of the
publicly available trail access through the project site.
Objective E 15 Minimize the risk of injury and property damage
associated with flood hazards.
See analysis under Policy E 15.1.
Policy 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.
Potions of the project site are located within a 500-year
floodplain; however, after project development, the
elevations of the site would be raised in relation to the Otay
River, bringing the site out of any area that would be subject
to flooding. Chula Vista Municipal Code regulations
prohibiting development of 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 (Chula Vista
Municipal Code Section 14.18, et al.).
Objective E 16 Minimize the risk of injury and property damage
associated with wildland fire hazards.
Although the project would be subject to fire risk and
associated release of pollutants in the event of a wildfire, the
project would not exacerbate existing risk. The project would
be in compliance with CBC Chapter 7A and would
incorporate appropriate fuel management zones that serve
to reduce fire intensity and flame lengths from advancing fire
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Chula Vista General Plan
Element Policy/Objective Policy/Objective Text Project Consistency Discussion
through restricted vegetation and irrigated areas around the
perimeter of structures.
Policy E 16-1 Implement brush management programs which are
consistent with the Chula Vista MSCP Subarea Plan
and the City’s Urban-Wildland Interface Code, within
urban development and open space interface areas
in order to reduce potential wildland fire hazards.
Brush management guidelines within the MSCP
Subarea Plan and the Urban-Wildland Interface
Code shall include limits and measures to prevent
increased risk of erosion.
A typical landscape/fuel modification installation per the City
of Chula Vista’s Fire Code consists of a 50-foot-wide Zone 1
and a 50-foot-wide Zone 2 for a total of 100 feet in width. As
discussed in Section 4.6.6.1, due to the constraints within the
project site, the project includes a reduced fuel management
zone in constrained areas but incorporates alternative fire-
resistant materials and measures to provide fire protection
functional equivalency as a full brush management zone.
Figure 3-9 illustrates the fuel management zones in addition
to proposed masonry and fire rated walls to enhance
structural fire protection.
Objective E 18 Minimize the use of toxic products by residents and
small businesses and facilitate the proper disposal
of household hazardous waste.
Hazardous materials associated with the residential
dwellings, associated landscape, and recreational uses would
be limited to private use of commercially available cleaning
products, landscaping chemicals and fertilizers, and various
other commercially available substances. Although the
project would introduce dwelling units to the site resulting in
an increased use of commercially available potentially
hazardous materials, the use of these substances would be
subject to all applicable safety laws and regulations that are
intended to minimize health risk to the public associated with
hazardous materials.
Policy E 18.1 Provide convenient and affordable household
hazardous waste collection facilities and services for
residents and small businesses, including City
facilities, community collection events, and curbside
collection.
A project design feature (PDF-UTIL-1) has been included in
the project description to require compliance with the
project’s WMP in all scenarios, including program measures
which requires (a) providing curbside recycling services to
occupants, (b) requiring occupants to participate in a
recycling program, (c) providing collection containers to
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occupants, (d) educating residents on recycling, and
(e) prohibiting placing recyclable materials in a container not
designated to receive those recyclable materials.
Policy E 18.2 Minimize the use of toxic products by residents and
small businesses through public education on
alternative products and methods.
A project design feature (PDF-UTIL-1) has been included in
the project description to require compliance with the
project’s WMP in all scenarios, including program measure
(d) which requires:
(d) Education. For multi-family residential facilities, and
for single family residential facilities receiving
recycling services through a Homeowners’
Association, the responsible person shall ensure that
persons are educated about the recycling services as
follows:
(1) Information, including the types of recyclable
materials accepted and not accepted, the location
of recycling containers, the recycling
requirements, and the person’s responsibility to
recycle pursuant to this Division, shall be
distributed to all occupants, employees, and
contractors annually;
(2) All new occupants shall be given information and
instructions upon occupancy; and
(3) All occupants shall be given information and
instructions upon any change in recycling service
to the facility.
Objective E 20 Ensure that facilities using, storing, and handling
hazardous materials and waste do not result in
significant adverse effects to existing and planned
surrounding land uses.
General construction activities include transport of
commonly used hazardous substances, such as gasoline,
diesel fuel, lubricating oil, grease, and solvents. These
materials would be used and stored in designated
construction staging areas within the boundaries of the
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project site, and once the proposed project has been
constructed, any remaining materials would be transported
off-site. These materials would be transported, handled, and
disposed of in accordance with all applicable federal, state,
and local laws and regulations pertaining to the management
and use of hazardous materials.
Although the project would introduce dwelling units to the
site resulting in an increased use of commercially available
potentially hazardous materials, the use of these substances
would be subject to all applicable safety laws and regulations
that are intended to minimize health risk to the public
associated with hazardous materials.
Policy E 20.2 Through the environmental review of proposed
developments, in accordance with CEQA, the City
shall ensure that significant and potentially
significant adverse effects from facilities using,
storing, and handling hazardous materials and
waste to existing and planned surrounding land
uses will be avoided.
See analysis under Section 4.6.3 of the EIR and the analysis
under Objective E 20.
Objective – E 22 Protect the community from the effects of
transportation noise.
The Noise Technical Report (see Appendix L) concludes that
noise related to vehicular traffic would not produce noise at
a level that would affect nearby residents.
Policy 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.
An analysis using these exterior noise compatibility guidelines
was completed for the project and is located within EIR Section
4.8 Noise. Although the adjacent residences would be exposed
to construction noise levels that could be heard above ambient
conditions, the exposure would be temporary and would not
exceed the City of Chula Vista’s noise level limits. Property line
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noise levels due to on-site noise sources are not predicted to
exceed the most restrictive noise level limits.
Policy 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.
As noted in the analysis within EIR Section 4.8 Noise, impacts
would be less than significant and therefore not require
mitigation. The project would result in direct noise level
increases ranging from 0.4 to 0.9 decibels (dB) on Dennery
Road, and a direct noise level increase of 0.1 dB on Palm
Avenue. Cumulatively, when comparing future horizon year
2062 traffic noise levels to existing noise levels, the increase
would range from 0.9 to 2.5 dB. The project would not result
in a direct or cumulative noise increase of more than 3 dB.
Therefore, the project would result in less than significant
direct and cumulative impacts related to traffic noise
Public Facilities and Services Element (2005)
Objective PFS 1 Ensure adequate and reliable water, sewer, and
drainage service and facilities.
The project proposes the construction of a parallel
12-inch-diameter public water line in Dennery Road from the
existing water regulating station at Sand Star Way up to the
project frontage/entrance driveway to support the project’s
water demands. It would also construct connections to
existing wastewater infrastructure as the analysis has
determined new or expanded facilities would not be
required. The project would also construct stormwater and
drainage facilities on-site to manage stormwater flows and
ensure drainage conditions are not substantially altered after
development.
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Policy 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.
The project would construct stormwater and drainage
facilities on-site to manage stormwater flows and ensure
drainage conditions are not substantially altered after
development. Two biofiltration basins and a modular
wetland unit with a detention vault would be constructed
on-site to manage water quality and provide peak flow
detention. The biofiltration basins would have an
impermeable lining. Site runoff would outlet on the north
end of the project site and sheet flow towards the Otay River.
Objective PFS 2 Increase efficiencies in water use, wastewater
generation and its reuse, and handling of storm
water runoff throughout the City through use of
alternative technologies.
The project would incorporate water sustainable design
features, techniques, and materials that would reduce water
consumption including water efficient landscaping and
building construction that incorporates high-efficiency
plumbing fixtures and fittings in all structures consistent with
the latest building code. The project would conform to the
landscape plans which demonstrate compliance with City of
Chula Vista Landscape Manual including drought-tolerant
landscaping that would not require the excessive use of
water, or pesticides and fertilizers and incorporation of highly
efficient irrigation systems.
Stormwater runoff would be reduced and managed through
on-site detention vaults.
Objective PFS 4 Provide long-term wastewater treatment capacity to
meet the needs of existing and new development in
Chula Vista.
The existing infrastructure, to which the project would
connect, has available capacity for the project’s sewer flow
and new or expanded facilities beyond those facility
connections to be constructed on-site, would not be
required.
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Objective PFS 5 Maintain sufficient levels of fire protection and
emergency medical service to protect public safety
and property.
An analysis was completed for the project that assessed the
ability of local fire protection and emergency services to
maintain their response times. The addition of approximately
84 calls per year to San Diego Fire-Rescue Department
Station Number 6’s 2,252 call volume would slightly raise
overall call volume, but is not anticipated to impact the
existing fire station to a point that they cannot meet the
demand.
Objective PFS 6 Provide adequate fire and police protection services
to newly developing and redeveloping areas of the
City.
The project area is served by the San Diego Police
Department and San Diego Fire-Rescue Department Station
Number 6.
Objective PFS 10 Efficiently locate and design school facilities. As the project would be accommodated by existing area
school facilities and would contribute school district fees to
off-set the project’s demand for school facilities, no new
school facilities would be built as a result of the project.
Objective PFS 11 Provide a library system of facilities and programs
that meets the needs of Chula Vista residents of all
ages.
The City of Chula Vista specifically requires 500 gross square
feet of library space, adequately equipped, and staffed, per
1,000 residents. According to the 2019 Growth Management
Oversight Commission Annual Report, the current service
ratio for FY 2019 was 350 square feet for every 1,000
residents. Therefore, the City of Chula Vista does not
currently meet the standard for libraries. According to the
City of Chula Vista Public Library Strategic Vision Plan,
approximately 60,000 square feet of additional library space
in the City of Chula Vista would meet the needs of the
buildout population. Regardless of the facility funding
arrangement, the project does not include the construction
of any library facilities and the project residents would be
closer to City of San Diego library facilities than Chula Vista
library facilities in terms of demand on this service.
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Objective PFS 12 Efficiently locate and design library facilities. See analysis under Objective PFS 11.
Objective PFS 15 Provide new park and recreation facilities for
residents of new development, City-wide.
The project includes the construction of three pocket parks,
public trail access to the OVRP and publicly accessible trail
improvements.
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 trailhead, trail kiosk and trail
signage and offers public access and a trail access connection
to the OVRP providing residents and visitors a link between
the project and the OVRP.
Refer to consistency discussion above for Land Use Element
Objective – LUT 23 and Objective – LUT 73.
Objective PFS 25 Efficiently handle solid waste disposal throughout
the city.
See analysis under E 8, E 8.1, and E 8.3 regarding solid waste
management for the project.
Policy PFS 25.1 Plan for adequate systems and facilities to manage
the City's solid waste generation, treatment, and
disposal.
See analysis under E 8, E 8.1, and E 8.3 regarding solid waste
management for the project.
Policy PFS 25.3 Participate in interjurisdictional efforts to maintain
available landfill capacity in San Diego County.
See analysis under E 8, E 8.1, and E 8.3 regarding solid waste
management for the project.
Goal I–Waste
Management
Efficient, economical, environmentally-sound waste
collection, management, and disposal; Maximum
diversion of materials from disposal through the
reduction, reuse, and recycling of wastes to the
highest and best use.
See analysis under E 8, E 8.1, and E 8.3 regarding solid waste
management for the project.
Policy PF-I.2 Maximize waste reduction and diversion. See analysis under E 8, E 8.1, and E 8.3 regarding solid waste
management for the project.
Policy PF-I.3 Provide environmentally sound waste disposal
facilities and alternatives.
See analysis under E 8, E 8.1, and E 8.3 regarding solid waste
management for the project.
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Policy PF-I.5 Plan for sufficient waste handling and disposal
capacity to meet existing and future needs. Evaluate
existing waste disposal facilities for potential
expansion of sites for new disposal facilities.
See analysis under E 8, E 8.1, and E 8.3 regarding solid waste
management for the project.
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
National Pollutant Discharge Elimination System
Permit standards.
The project’s proposed stormwater system would be
consistent with Clean Water Act and Regional Water Quality
Control Board NPDES Permit standards, as detailed in Section
4.12.
Policy PF-G.4 Develop and employ a strategic plan for the City’s
watersheds to foster a comprehensive approach to
storm water infrastructure improvements.
The San Diego Bay watershed includes the Otay Hydrologic
Subarea where the project site is located. The San Diego Bay
Water Quality Improvement Plan was developed and
identified goals, strategies, and schedules to improve water
quality throughout the watershed. It identifies priority
conditions which require focused improvement plans. The
additional purpose of the Water Quality Improvement Plan is
to guide local Jurisdictional Runoff Management Programs
towards achieving improved water quality. The Priority
Conditions identified for the San Diego Bay Watershed,
relevant to the project site are summarized in Table 4.12-1.
Growth Management Element (2019)
Objective GM 1 Concurrent public facilities and services. The EIR assessed the needs of the project and the demands
on public facilities and services in Chapter 4.13 and
determined that no new public facilities would be required as
a result of the project.
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Land Use and Community Planning Element (2015)
A. City of Villages Strategy Mixed-use villages located throughout the City and
connected by high-quality transit.
The 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 half-mile (as the
crow flies) of the project. Two are on Palm Avenue and
two are on Dennery Road.
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.
Under Annexation Scenarios, the project would be
rezoned to Residential Multiple Unit 1-1 (RM-1-1) and
annexed into the City of San Diego which would increase
the City’s supply of land designated for residential
density.
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 project is in proximity to Brown Field Municipal
Airport. An application has been submitted to the Airport
Land Use Commission (ALUC) to ensure the Project is
consistent with the Brown Field Municipal Airport Land
Use Compatibility Plan and the Airport Land Use
Compatibility Overlay Zone. An email notice was sent by
the City of Chula Vista to the ALUC on September 16,
2021. In response, it was noted that the project site is
located outside the noise contours and safety zones of
the Brown Field Municipal Airport ALUCP (Ed Gowens
[San Diego County Reginal Airport Authority] email to
Janice Kluth [City of Chula Vista], September 17, 2021).
Accordingly, no action from the ALUC or a determination
of consistency with the ALUCP is required. The project
would be consistent with this policy.
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Policy LU-G.5 Implement the height standards used by the FAA as
defined by Code of Federal Regulations
The proposed base zone regulations (RM-1-1) in the City
of San Diego would incorporate a maximum building
height of 30 feet. The project would be consistent with
this policy.
Policy LU-G.6 Require that all proposed development projects
(ministerial and discretionary actions) notify the FAA in
areas where the proposed development meets the
notification criteria as defined by Code of Federal
Regulation Title 14, Part 77.
The project is located within the Brown Field Airport
Influence Area (Review Area 2 as shown in Figure 2-8).
However, the project site is outside of the Brown Field
safety compatibility maps areas and is not within a Part
77 Airspace Protection, Overflight, and Overflight
Notification area. Review Area 2 consists of locations
beyond Review Area 1 but within the airspace protection
and/or overflight areas. A notice was sent to the ALUC on
September 16, 2021. In response, it was noted that the
project site is located outside the noise contours and
safety zones of the Brown Field Municipal Airport Land
Use Compatibility Plan and accordingly requires no
action from the ALUC for a determination of consistency
with the Airport Land Use Compatibility Plan.
Policy LU-H.1 Promote development of balanced communities that
take into account community-wide involvement,
participation, and needs.
The project would develop up to 221 residential dwelling
units consisting of detached condominiums, duplexes,
and townhome dwelling units on a 23.77-acre site. The
City’s General Plan 6th Cycle Housing Element
(2021-2029) identifies a need for housing. The project
would provide affordable housing (10 percent of the
units will be designated as low-income housing units)
within close proximity to schools, community
recreational amenities, major transportation corridors,
and existing infrastructure.
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The project site is located in an area with access to public
transit including I-805 to the west and State Route 905 to
the south. Class II bike lanes are present along Dennery
Road and Palm Avenue, providing a portion of the
roadway for bicycle travel through lane striping and
pavement markings. There is a high frequency bus line
(Routes 933 and 934) with departures every 12 minutes
at Palm Avenue and Dennery Road, 0.3 mile south of the
project site. Neighborhoods within the project site would
be linked via sidewalks, paseos, and bicycle amenities
that would connect to external routes.
The project features recreational amenities including
several pocket parks and trail connections to the OVRP.
Private open space is also provided for the individual use
of each resident and includes private balconies and
patios, front yards, back yards, and side yards. The
amount of private open space meets the requirements of
San Diego Municipal Code (SDMC) Section 131.0455.
The range of housing proposed (in the current site plan)
is composed of 61 detached condominiums, 84 duplexes,
and 70 townhome dwelling units condominiums. The
project would provide 10 percent of the total units, or 22
units, as affordable. A total of 11 units would be
affordable-to-low-income households (five percent of the
total) and 11 units would be affordable-to-moderate
income households (five percent of the total).
As such, the project would ensure a diverse and
balanced neighborhood, as well as equitable
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development, by providing housing that would provide
affordable housing on a quality development site that
contains homes of varying sizes and recreational
activities. The project would be consistent with this policy
as it relates the project.
Policy LU-H.2 Provide affordable housing throughout the City so
that no single area experiences a disproportionate
concentration.
The project would provide 10 percent of the total units,
or 22 units, as affordable. A total of 11 units would be
affordable-to-low-income households (five percent of the
total) and 11 units would be affordable-to-moderate
income households (five percent of the total). 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 range of housing proposed (in the current site plan)
is composed of 61 detached condominiums, 84 duplexes,
and 70 townhomes dwelling unit condominiums.
Specifically, the detached condominiums would be two-
story, stand-alone, units that share no adjoining walls
with neighboring units.
The condominiums feature three to five bedrooms and
attached two-bay garages. The condominiums units
would range in size from approximately 1,761 to 2,135
square feet. Each unit would include a private driveway,
backyard, and side yard.
The duplexes would include two units stacked side-by-
side within a two- or three-story structure. Each unit
would include three to four bedrooms, 2.5 bathrooms,
and a two-bay garage with private driveway. Duplex units
would range in size from approximately 1,461 to 1,668
square feet.
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The attached townhomes would consist of four to five
units clustered in a row with no separation between
units. Each townhome unit would include two to four
bedrooms, two- to two-and-one-half bathrooms, and a
two-bay garage. The townhome dwelling units would
range in size from approximately 1,083 to 1,480 square
feet.
Overall, the project provides a variety of housing options.
The project is consistent with this policy.
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 project site is along Interstate 805 and would 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 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-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 designations and potential identified sources of
hazardous substances such as freeways, industrial
operations or areas such as warehouses, train depots,
port facilities, etc.
A Health Risk Assessment (see Appendix C) was prepared
for the site addresses the potential health risk related to
residential use adjacent to I-805. The HRA finds that the
roadway-generated toxic air contaminant emissions
would result in a potential excess cancer risk at the
maximally exposed residential receptor of 25.60 in a
million, which would exceed the SDAPCD threshold of 10
in 1 million. The analysis factors in the typical amount of
time spent indoors as well as the provision of MERV-13
filters as required by Title 24. Approximately half of the
project site is located within 500 feet of I-805 and
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therefore, there is a potential health risk issue that would
conflict with City of San Diego General Plan Policy LU-I.14.
Mobility Element (2015)
Walkable Communities
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 project incorporates physical access for pedestrians
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 half-mile (as the crow flies) of the
project driveway, two on Palm Avenue and two on
Dennery Road, which would facilitate transit usership.
Regional commercial uses are located south of the site
which offer services for routine errands.
Additionally, the 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 Americans with Disabilities Act-compliant sidewalks.
Homeowners’ Association protocols may be put in place
to provide additional crime prevention techniques. The
project would be consistent with this policy.
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 project includes roadways with sidewalks, paseo, and
trail connections to promote an inviting
pedestrian-friendly street environment. Additionally, the
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 Americans
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with Disabilities Act-compliant sidewalks. Homeowners
Association protocols may be put in place to provide
additional crime prevention techniques.
Policy ME-A.2 Design and implement safe pedestrian routes. As part of the City of San Diego’s Systemic Safety - The
Data-Driven Path to Vision Zero (2019)2, to increase the
visibility of traffic signals and reduce vehicles from
proceeding through red lights, upgraded signal heads
with backplates with retroreflective borders would be
installed by the project at all intersection approaches to
reduce hazards to crossing pedestrians. The proposed
internal streets would have sidewalks and landscaped
paseos that would provide connections to the proposed
pocket parks, as well as trail access to the OVRP. Internal
mobility and pedestrian access to Dennery Road would
ensure accessible pedestrian access to bus stops located
along Palm Avenue and Dennery Road.
Policy ME-A.4 Make sidewalks and street crossings accessible to
pedestrians of all abilities.
The internal pedestrian pathway and sidewalks would be
compliant with the Americans with Disabilities Act to
provide safe and accessible pedestrian infrastructure.
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.
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.
The project includes 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. The project is within a half-mile walking
distance to four Metropolitan Transit System bus stops,
thus facilitating transit usership. Regional commercial
uses are located just south of the site which offer
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services for routine errands. The project would design
driveways in consideration of pedestrian impacts.
Policy ME-A.6 Work toward achieving a complete, functional and
interconnected pedestrian network.
Neighborhoods within the project site would be linked via
sidewalks, paseos, bicycle amenities, and a continuous
street network that would accommodate a variety of
living styles and mobility options.
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.
c. Provide direct and multiple street and sidewalk
connections within development projects, to
neighboring projects, and to the community at
large.
The 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. All roadways in the development are
interconnected and will be designed to meet City of San
Diego standards. While the 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 project and the commercial, retail, and public uses
such as schools, parks, and transit facilities within the
vicinity. The project is designed with an interconnected
street network that ties into the surrounding mobility
network.
Policy ME.C-5 Install traffic calming measures as appropriate in
accordance with site-specific recommendations which
may include, but are not limited to, those identified on
Table ME-2, to increase the safety and enhance the
livability of communities.
See Policy ME.C-3. The project includes roadways with
sidewalks, paseos, and trail connections to promote an
inviting pedestrian-friendly street environment while
encouraging vehicular traffic to slow down.
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Policy ME-C.6 Locate and design new streets and freeways and, to the
extent practicable, improve existing facilities to: respect
the natural environment, scenic character, and
community character of the area traversed; and to meet
safety standards.
a. Establish general road alignments and grades
that respect the natural environment and scenic
character of the area traversed. This could be
accomplished through use of a modified or
truncated grid system.
b. Design roadways and road improvements to
maintain and enhance neighborhood character.
c. Design streets and highways that incorporate
physical elements to improve the visual aspects
of roadways.
d. Preserve trees and other aesthetic and traffic
calming features in the median and along the
roadside.
e. Avoid or minimize disturbances to natural
landforms.
f. Contour manufactured slopes to blend with the
natural topography.
g. Promptly replant exposed slopes and graded
areas to avoid erosion.
h. Employ landscaping to enhance or screen views
as appropriate.
i. Select landscape designs and materials on the
basis of their aesthetic qualities, compatibility
The project is designed to be consistent with the
surrounding area’s community character and natural
environment.
The roadways would be designed to respect the natural
environment and enhance community character.
Roadway facilities would utilize physical elements
including street trees, lighting, street furniture, bicycle
racks, and signage and monumentation. These
streetscape design elements would increase the positive
visual quality of the community. The roadway design
would also minimize frequent driveway cuts along
sidewalks to improve visual aspects of roadways.
The project would include substantial grading onsite.
However, variable lot sizes, clustered housing, and
stepped-back facades will be utilized, reducing the
amount of grading. The edges of the development would
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.
Revegetated graded slopes would be planted to control
erosion, provide privacy (screening), and blend in with
the existing planting along the adjacent parkway. The
plants used would be native, low fuel volume species that
are in accordance with the approved plant palette. Views
to the development from the OVRP shall be softened by
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with the surrounding area, and low water
demand and maintenance requirements.
j. Utilize signs, lights, furniture, and other
accessories suitable for the location.
k. Place utility lines underground.
l. Emphasize aesthetics and noise reduction in the
design, improvement, and operation of streets
and highways.
m. Avoid frequent driveway curb cuts that create
conflict points between autos and pedestrians.
vegetated slopes landscaping along the northern
boundary, adjacent to the OVRP.
Utilities lines would placed be underground and would
not conflict with street trees.
Policy ME-C.8 Implement Traffic Impact Study Guidelines that address
site and community specific issues.
Give consideration to the role of alternative modes of
transportation and transportation demand
management (TDM) plans in addressing development
project traffic impacts.
Consider the results of site-specific studies or reports
that justify vehicle trip reductions (see also ME-E.7).
Implement best practices for multi-modal quality/level
of service analysis guidelines to evaluate potential
transportation impacts and determine appropriate
mitigation measures from a multi-modal perspective.
A Vehicle Miles Traveled Analysis (see Appendix M-1) was
completed pursuant to the City of Chula Vista guidelines
and in coordination with City of San Diego. Additionally, a
Local Mobility Analysis was completed consistent with
City of San Diego standards and guidelines. The project
would be consistent with this policy.
Policy ME-C.10 Provide transportation facilities to serve new growth in
accordance with Policies ME-K.4-K.6, and Public Facilities
Element, Sections A-C.
The project provides bicycle, pedestrian, and automobile
facilities. The multi-modal facilities would include
connections to Dennery Road and from pocket parks to
the nearby OVRP.
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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 conducive to
implementing Transportation Demand Management
strategies.
The project would implement sidewalks, paseos, bicycle
amenities and upgraded signal heads to reduce hazards
to pedestrians and bicyclists. Internal mobility and
pedestrian access to Dennery Road would ensure
accessible pedestrian access to bus stops located along
Palm Avenue and Dennery Road.
Policy ME-F.3 Maintain and improve the quality, operation, and
integrity of the bikeway network and roadways regularly
used by bicyclists.
The project would provide buffered Class II bike lanes
along Private Street A, the main private street running
through the site. The buffered Class II bike lanes would
separate bicycles from automobile traffic and link to the
existing Class II bike lane along Dennery Road. The
private streets leading east and west from the primary
roadway would include bicycle sharrows, which are
painted markings on the road surface to indicate to
drivers that the road must be shared with bicycles.
Bicycle improvements (bicycle loop detectors) are also
proposed along Dennery Road at Red Fin Lane.
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.
a. Continue to require bicycle parking in
commercial and multiple unit residential zones.
b. Provide bicycle facilities and amenities to help
reduce the number of vehicle trips.
The 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 project includes
separated Bike Path that buffers bicycles from
automobile traffic.
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Urban Design Element (2008)
Policy UD-A.1 Preserve and protect natural landforms and features.
a. Protect the integrity of community plan
designated open space.
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.
a. The project site is not currently within the City of San
Diego’s sphere of influence. Therefore, under the
Annexation Scenarios, the project would not conflict
with a community plan open space designation.
b. The project site is currently located within the City of
Chula Vista Subarea plan; however, under the
Annexation Scenarios, an amendment to the City of
San Diego Subarea Plan would be required to amend
the Subarea Plan boundary to include the project site.
Mitigation ratios provided by the City of Chula Vista
MSCP Subarea Plan and City of San Diego Biology
Guidelines are consistent between jurisdictions and
therefore, the transfer would not affect conservation
obligations and the project site would be equally
protected. The project would avoid development within
the southern portion of the site which supports an
on-site drainage which would be protected through
dedication of a covenant of easement restricting future
development within this area. The project has been
designed to not require brush management within the
drainage.
The project would be consistent with this policy.
Policy UD-A.2 Use of 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, bike ways,
The project would include several pocket parks and trail
connections to the OVRP. An existing trail connection
running along the western side of the project site would be
retained as a 7-to-8-foot-wide trail enhanced with
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landscaped boulevards, formalized parks, and/or
natural open space, as appropriate.
Preserve and encourage preservation of physical
connectivity and access to open space.
b. Recognize that open spaces sometimes 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.
decomposed granite surfacing to provide connection to the
OVRP trail system.
Two park areas are sited along the northern boundary to
increase access and views toward the OVRP. The central
overlook pocket park at the northern boundary would
provide a trail connection to the OVRP. The pocket park at
the northwestern corner of the site would offer two
playground areas. An approximate 0.04-acre monument
entry pocket park would be provided near the project
entrance.
No obvious conflicts exist between the placement of
transportation corridors and existing open space.
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.
l. Protect views from public roadways and parklands to
natural canyons, resource areas, and scenic vistas.
n. 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.
p. 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.
The project ensures that development adjacent to
natural features (the Otay River) is sensitive to and
complements the natural environment. The project
would provide views from the project site toward the
river from publicly accessible parks and would include a
public trail connection to provide access to the trail
network. The project would not substantially block any
public views.
CBC Chapter 7A regulates building materials, systems,
and/or assemblies used in the exterior design and
construction of new buildings located within a fire hazard
area to reduce ignition potential. The project would be
compliant with CBC Chapter 7.
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Policy UD-A.5 Design buildings that contribute to a positive
neighborhood character and relate to neighborhood
and community context.
The uncodified ordinance under Annexation Scenario 2a
would include measures to ensure structures would be
developed with a compatible height and bulk to avoid
view blockage. Requirements for height variations and
architectural elements would break up massing and
scale. The uncodified ordinance would also serve to
create a community visually consistent with surrounding
residential neighborhoods.
Policy UD-A.6 Create street frontages with architectural and landscape
interest to provide visual appeal to the streetscape and
enhance the pedestrian experience.
As noted above under the analysis for Policy UD-A.5, the
uncodified ordinance would guide development in a way
that would create street frontages with architectural and
landscape interest to enhance the environment at the
pedestrian scale. Additionally, the project would provide
pedestrian amenities along the project frontage on
Dennery Road which would assist in the pedestrian
experience of walking to nearby bus stops. The
landscaping plan includes guidelines to enhance the
streetscapes and pedestrian experience through
amenities and plantings, including signage, streetscape
furniture, and colorful accent and street plantings.
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.
All plantings, per the landscaping plans, would be
drought tolerant, provide colorful accents, provide shade,
and would provide necessary screening between public
and private spaces. Landscape materials and design have
been selected with aesthetic appeal in mind, including
natural stone colors and warm wood tones, providing
visual interest along streetscapes.
Policy UD-A.13 Provide lighting from a variety of sources at appropriate
intensities and qualities for safety.
Lighting is proposed throughout the development for
safety and aesthetic purposes. Pole-mounted lighting
would be provided along private streets and bollard
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lighting is proposed within the pocket parks along the
northern end of the project site. Trail signage and vertical
monument signage with lighting is proposed for
wayfinding purposes.
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.
The project site is surrounded by residential
developments within the City of San Diego Ocean View
Hills community, which consists of residential and
recreational uses. The project would enhance the
interface of the community by contributing additional
recreational amenities and housing units that
complement the surrounding community.
Policy UD-B.2 Achieve a mix of housing types within single
developments.
The project provides a mix of housing types, including
detached condominiums that would be two-story, stand-
alone, units, duplexes which would include two units
stacked side-by-side within a two- or three-story
structure, and attached townhomes which would consist
of four to five units clustered in a row with no separation
between units. The townhomes would be two to three
stories with varied roof pitching.
Policy UD-B.3 Design subdivisions to respect the existing lot pattern
established within neighborhoods to maintain
community character.
As noted in the analysis under Policy UD-B.1, the project
has been designed to complement the surrounding
community. The project reflects similar lot sizes and
residential placement as surrounding communities.
Policy UD-B.4 Create street frontages with architectural and landscape
interest for both pedestrians and neighboring residents.
See analysis under Policies UD-A.6 and UD-A.8.
Policy UD-B.5 Design or retrofit streets to improve walkability,
strengthen connectivity, and enhance community
identity.
The project includes on and offsite improvements to
ensure adequate circulation and accessibility for
pedestrians and bicyclists, in addition to being in
proximity to existing Bus Stops 933 and 934. Internal
mobility and pedestrian access to Dennery Road would
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d. Emphasize the provision of high-quality
pedestrian and bikeway connections to transit
stops/stations, village centers, and local schools.
h. Develop a hierarchy of walkways that delineate
village pathways and link to regional trails.
ensure accessible pedestrian access to bus stops located
along Palm Avenue and Dennery Road.
Neighborhoods within the project site would be linked via
sidewalks, paseos, bicycle amenities, and a continuous
street network that would accommodate a variety of
living styles and mobility options. The proposed internal
streets would have sidewalks and landscaped paseos
that would provide connections to the proposed pocket
parks, as well as trail access to the OVRP.
Policy UD-B.8 Provide usable open space for play, recreation, and
social or cultural activities in multifamily as well as
single-family projects.
Pocket parks would contribute to the projects common
open space requirements. The project would include
several pocket parks and trail connections to the OVRP.
Two park areas would be sited along the northern
boundary to increase access and views toward the OVRP.
The central overlook pocket park at the northern
boundary would provide a trail connection to the OVRP.
The pocket park at the northwestern corner of the site
would offer two playground areas.
Public Facilities, Services, and Safety Element (2023)
Policy PF-B.4 Recommend development proposals to fully address
impacts to public facilities and services.
a. Identify the demand for public facilities and
services resulting from new development.
b. Identify specific improvements and financing
which would be provided the project, including
but not limited to sewer, water, storm drain, solid
waste, fire, police, libraries, parks, open space,
and transportation projects.
The project has assessed the demands for public services
within Chapter 4.13 and for utilities in Chapter 4.14. The
project identifies the need for potable and non-potable
water pipelines and infrastructure, sewer facilities,
stormwater and drainage facilities. The project would
connect to existing electrical power, natural gas, and
communication systems. Demands for public services
would increase with operation of the project, and
assessments of the level of service for each public service
were assessed for the project in Chapter 4.13. The
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c. Subject projects 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.
project would provide parks and recreational facilities
which would ensure compliance with parkland
obligations.
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.
The project area is served by the San Diego Police
Department and San Diego Fire- Rescue Department
Station Number 6. Services and facilities provision would
be coordinated closely between the City of Chula Vista
and the City of San Diego through the Local Agency
Formation Commission process and an annexation
agreement that addresses service provision.
As discussed in Section 4.13, implementation of the
project would increase the demand for public services
and facilities including police and fire protection services,
parks and recreation facilities, schools, and libraries.
However, the project would be adequately served by
existing fire and police protection services and there
would be no need to expand or build new police or fire
facilities as a result of the project. The Otay Mesa
Facilities Benefit Assessments/ Development Impact Fees
collected from the project will be used, in part, to finance
existing and planned fire facilities in Otay Mesa that
would serve the project site.
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The project would increase student enrollment at nearby
schools. However, both school districts serving the
project site have indicated adequate ability to provide for
the student population that would be generated by the
project. Additionally, the project would contribute school
district fees to offset the project’s demand for school
facilities.
With respect to recreational facilities, the City of San
Diego Parks and Recreation Master Plan (adopted August
2021) requires a level of service park standard of 100
Recreation Value Points per 1,000 population. This
project will satisfy population-based park requirements
by paying the Citywide Park Development Impact Fees.
Finally, the project would increase the use of library
facilities; however, the project would not result in the
need for new or expanded libraries. The project would
not result in any physical impacts associated with
construction of library facilities as the project would be
required to pay facility fees to offset the project’s
demand for library services.
The project would provide appropriate improvements
and funding needed to support its needs for services and
facilities. The project would be consistent with this policy.
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Policy PF-D.1 Locate, staff, and equip fire stations to meet established
response times as follows:
a. To treat medical patients and control small fires,
the first-due unit should arrive within 7.5
minutes, 90 percent of the time from the receipt
of the 911 call in fire dispatch. This equates to 1-
minute dispatch time, 1.5 minutes company
turnout time and 5-minute drive time in the most
populated areas.
b. To provide an effective response force for serious
emergencies, a multiple-unit response of at least
17 personnel should arrive within 10.5 minutes
from the time of 911-call receipt in fire dispatch,
90 percent of the time.
The project has demonstrated applicable response times
can be met. See EIR Section 4.13.3.2.
Policy PF-D.5 Maintain service levels to meet the demands of
continued growth and development, tourism, and other
events requiring fire-rescue services.
a. Provide additional response units, and related
capital improvements as necessary, whenever the
yearly emergency incident volume of a single unit
providing coverage for an area increases to the
extent that availability of that unit for additional
emergency responses and/or non-emergency
training and maintenance activities is
compromised. An excess of 2,500 responses
annually requires analysis to determine the need
for additional services or facilities.
As stated therein, the demand for services associated
with project build-out, approximately 84 calls per year,
would not affect the ability of San Diego Fire-Rescue
Department Station 6 to serve the project within
response times. Additionally, the project would meet San
Diego Fire-Rescue Department standards with respect to
fire hydrants, water flow, and fire access.
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Policy PF-D.6 Provide public safety related facilities and services to
assure that adequate levels of service are provided to
existing and future development.
The EIR assessed the impact of the project on response
times based on anticipated demand and existing facilities
in Chapter 4.13.
Policy PF-D.12 Protect communities from unreasonable risk of
wildfire within very high fire hazard severity
zones. a. 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).
b. 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.
c. Provide and maintain water supply systems to
supplies for structural fire suppression.
d. Provide adequate fire protection. (see also PF-D.1
and PF-D.2)
The project site is located within a Very High Fire Hazard
Severity Zone. Under Annexation Scenario 2a, the project
would be subject to applicable City of San Diego 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 and drought tolerant native vegetation will also be
incorporated into the development. The 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. Refer to EIR
Sections 4.6 and 4.15 and EIR Appendix I for additional
requirements related to fire safety. The project would be
consistent with this policy.
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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 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.
Refer to the discussion under Policy PF-D.12.
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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 discussion under Policy PF-D.12.
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 Wildfire Evacuation Plan (see Appendix J) noted that
roadway capacities can accommodate project and
community evacuation in addition to access by
emergency responders. For the No Annexation Scenario
and Annexation Scenario 2b, all project site access,
including road widths and connectivity, would be
consistent with the City of Chula Vista’s roadway
standards and California Fire Code Section 503, which
outlines the requirements for fire apparatus access roads
and gates to ensure adequate emergency access within
the project site. Similarly, in Annexation Scenario 2a, the
project would be consistent with City of San Diego
roadway standards and all applicable provisions of the
Fire Code as adopted by the City of San Diego. Further,
the project provides important road network
improvements, including connection of existing dead-end
road that would provide secondary fire access for the
project and the neighboring community. These
improvements would assist project access as well as
provide a public benefit for existing residents by
providing an additional route that may be utilized, at the
discretion of the fire department/law enforcement, for
responder ingress and/or resident egress (see Appendix
J).
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Policy PF-D.16 Provide wildland fire preparedness education for fire
safety advance planning.
The Fire Protection Plan and Evacuation Plan include
recommendations for the Homeowners’ Association to
provide education and awareness to residents regarding
wildfire risk and safety planning.
Policy PF-E.1 Provide a sufficient level of police services to all areas of
the City by enforcing the law, investigating crimes, and
working with the community to prevent crime.
The project site would be served by the San Diego Police
Department and a new police substation.
Policy PF-E.2 Maintain average response time goals as development
and population growth occurs. Average response time
guidelines are as follows:
• Priority E Calls (imminent threat to life) within
seven minutes.
• Priority 1 Calls (serious crimes in progress)
within 12 minutes.
• Priority 2 Calls (less serious crimes with no
threat to life) within 30 minutes.
• Priority 3 Calls (minor crimes/requests that are
not urgent) within 90 minutes.
• Priority 4 Calls (minor requests for police service)
within 90 minutes.
The project would result in additional residents and new
housing that would require an increase in police services
within Beat 725. Although the project would result in an
increase in population of the service area, the majority of
response times exceed response time goals. With respect
to improving Priority 1 responses, a new police
substation is included in the Otay Mesa Public Facilities
Financing Plan (PFFP) Project Number PO-2, which is a
20,000-square-foot police substation. The project would
be required to pay facility finance fees to fund its fair
share of police services commensurate with project
demand. Fees would be used to finance police facilities
including the new police substation.
Policy PF-F.4 Maintain conveyance and treatment capacity. Wastewater service to the project site would be provided
via the City of San Diego's Otay Valley Trunk Sewer
connection, which currently crosses the Otay River and
extends onto the project site.
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Policy PF-F.5 Construct and maintain facilities to accommodate
regional growth projections that are consistent with
sustainable development policies.
The EIR has assessed the impact of the project on
existing facilities capacity and service times. Impacts of
the development of new facilities require a separate
environmental review and compliance with regulations to
address potential environmental impacts related to the
construction and operation of new facilities.
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 under Policy PF-F.4.
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.
Under the NPDES permit program, the project would
prepare a SWPPP prior to ground-disturbing activities
identifying measures that would be employed during
construction to avoid runoff into surface waters.
Additionally, the project would incorporate construction
BMPs in accordance with the City of San Diego
Stormwater Standards Manual and would be required to
comply with all of the City’s stormwater standards,
including SDMC Sections 43.0301 to 43.0312, which
prohibits non-stormwater discharges, including spills,
dumping, and disposal of materials other than
stormwater to the Municipal Separate Storm Sewer
System, and reduces pollutants in discharges from the
Municipal Separate Storm Sewer System to receiving
waters, to the maximum extent practicable, in a manner
consistent with the Clean Water Act.
As detailed in the project Storm Water Quality
Management Plan (SWQMP) and Preliminary
Hydromodification Plan, the project would include BMPs
that would manage water quality by detaining polluted
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storm water runoff prior to release. The proposed water
quality BMPs would be maintained in perpetuity through
the Homeowners’ Association to ensure long-term
operations would continue to provide water quality
control. Project-specific site design, source control, and
treatment control BMPs, Low Impact Development
practices, and project design measures, consistent with
General Plan policies and City design requirements,
would be implemented to ensure project generated
pollutants would not degrade local surface water and
add to existing impairments.
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 under Policy PF-G.1.
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 under Policy PF-G.1.
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 analysis under Policy PF-G.1.
Policy PF-H.2 Provide and maintain essential water storage,
treatment, supply facilities and infrastructure to serve
existing and future development.
The project proposes the construction of a parallel
12-inch-diameter public water line in Dennery Road from
the existing water regulating station at Sand Star Way up
to the project frontage/entrance driveway to support the
project’s water demands.
Policy PF-I.1 Provide efficient and effective waste collection services. A project design feature (PDF-UTIL-1) has been included
in the project description to require compliance with the
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project’s WMP in all scenarios, including program
measures which requires (a) providing curbside recycling
services to occupants, (b) requiring occupants to
participate in a recycling program, (c) providing collection
containers to occupants, (d) educating residents on
recycling, and (e) prohibiting placing recyclable materials
in a container not designated to receive those recyclable
materials.
Policy PF-I.2 Maximize waste reduction and diversion (see also
Conservation Element, Policy CE-A.8).
The project would implement a WMP for solid waste
generated by the project. The project would comply with
all state and local laws regarding solid waste and
recycling with the preparation of a WMP. This plan
provides 100 percent recycling of demolition waste and
75 percent diversion of construction waste. Additionally,
the project would be required to adhere to City
ordinances, including the Construction Debris Diversion
Deposit Program, the City’s Recycling Ordinance, and the
Refuse and Recyclable Materials Storages Regulations. In
addition, waste reduction, recycling, and management
programs would be implemented as a part of California
Green Building Standards Code. The project would be
consistent with this policy.
Policy PF-I.5 Plan for sufficient waste handling and disposal capacity
to meet existing and future needs. Evaluate existing
waste disposal facilities for potential expansion of sites
for new disposal facilities.
The SEIR assessed the remaining capacity of the landfills
that would serve the facility in Chapter 4.14. The analysis
also assessed diversion rates for the project and its
potential impacts on these facilities.
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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.
As discussed in Section 4.4, the project has the potential
to expose people or structures to geologic hazards such
as earthquakes, ground failure, or similar seismic
hazards. Per the Geotechnical Investigations, no soils or
geologic conditions were encountered that would
preclude the development of the project site as
proposed, with incorporation of the recommendations
outlined in the Geotechnical Investigations (Appendices
E-1 to E-5).
The Geotechnical Investigation was be prepared in
accordance with the City’s “Guidelines for Geotechnical
Reports” and reviewed for adequacy by the Geology
Section of the Development Services Department. The
project would also be required to adequately
demonstrate compliance with the California Building
Code and applicable local geologic hazards regulations.
The project would be consistent with this policy.
Recreation Element (2021)
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 (see also
Urban Design Policies, UD-B.8 and UD-C.5)
a. Consider private recreation facilities when
evaluating development park needs when it is
clearly identified that the facilities and programs
provide a public benefit and are bound by
easements and agreements that remain in effect
The project includes several pocket parks and trail
connections to the OVRP (see Figure 3-6). Two park areas
are sited along the northern boundary to increase access
and views toward the OVRP. The central overlook pocket
park at the northern boundary would provide a trail
connection to the OVRP. The pocket park at the
northwestern corner of the site would offer two
playground areas. An approximate 0.04-acre monument
entry pocket park would be provided near the project
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in perpetuity according to adopted policies (see
also RE-C.6.).
entrance. These park spaces would offer a diverse range
of recreational amenities.
The project site 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. 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 project under Annexation Scenario
2a shall comply with the adopted City of San Diego Parks
Master Plan requirements. The project’s several privately
funded park improvements would be open to the public;
however, they are not intended to satisfy the
development’s population-based park requirements.
Specifically, the project intends to satisfy park impacts by
paying the required Citywide Park Development Impact
Fees.
The project would be consistent with this policy.
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Policy RE-C.6 Provide safe and convenient linkages to and within park
and recreation facilities and open space areas.
a. Provide pedestrian and bicycle paths between
recreation facilities and residential development.
b. Designate pedestrian and bicycle corridors, and
where appropriate, equestrian corridors, that link
residential neighborhoods with park and
recreation facilities, trails, and open space.
c. Improve public access through development of,
and improvements to, multi-use trails within
urban canyons and other open space areas.
The project would include several pocket parks and trail
connections to the OVRP. Two park areas are sited along
the northern boundary to increase access and views
toward the OVRP. The central overlook pocket park at the
northern boundary would provide a trail connection to
the OVRP. The pocket park at the northwestern corner of
the site would offer two playground areas.
The project would provide paseos, which are enhanced
pedestrian pathways providing residents additional
green space incorporating large trees, shrubs, bench
seating, and exercise stations.
Neighborhoods within the project site would be linked via
sidewalks, paseos, bicycle amenities, and a continuous
street network that would accommodate a variety of
living styles and mobility options. The proposed internal
streets would have sidewalks and landscaped paseos
that would provide connections to the proposed pocket
parks, as well as trail access to the OVRP.
Policy RE-D.6 Establish a policy to address underutilized or
unnecessary city rights-of-way.
a. Development and maintain an inventory of
underutilized or unnecessary rights-of-way,
including underlying ownership.
b. Develop criteria to determine potential value of
underutilized or unnecessary rights-of-way for
bike, pedestrian, and equestrian linkages for trail
access to open space canyons, and as overlooks
into open space or beaches.
While this policy does not directly apply to the project site
as it requires development of a policy to address
underutilized or unnecessary City rights-of-way, the City
has reviewed and considered the project’s right-of-way to
identify improvement requirements. The project primary
access would be obtained from Dennery Road which
contains City of San Diego right-of-way necessary to
provide primary access to the project site. The City has
evaluated the existing right-of-way and requires
improvements to enhance the pedestrian experience
through providing additional street trees and pedestrian
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amenities consistent with the City of San Diego Climate
Action Plan Consistency Regulations (see Chapter 4.5).
Trail signage and an OVRP kiosk would additionally be
provided near the project entry and right-of-way (within
public property), identifying public access to the OVRP
trail system is available through the project site. The
existing driveway would be replaced with full curb and
gutter and a new 25-foot-wide driveway would be
constructed approximately 40 feet southwest of the
existing driveway.
Conservation Element (2008)
Policy CE-A.5 Employ sustainable or “green” building techniques for
the construction and operation of buildings.
The project would be consistent with 2022 Title 24 Green
Building Standards. EIR Table 4.5-9 summarizes the
project’s consistency with the 2008 and 2017 Scoping
Plan Greenhouse Gas Emission Reduction Strategies
which includes Green Building Standard measures.
Through implementation 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.
Solid waste generated by the project would be managed
in accordance with the WMP (Appendix M), which would
recycle 100 percent of demolition waste and would divert
75 percent of construction waste.
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, through factors including:
• Scheduling time for deconstruction and recycling
activities to take place during project demolition
and construction phases;
Refer to the analysis under Policy CE-A.8.
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• Using life cycle costing in decision-making for
materials and construction techniques. Life cycle
costing analyzes the costs and benefits over the
life of a particular product, technology, or
system.
Policy CE-A.11 Implement sustainable landscape design and
maintenance, where feasible.
b. Encourage composting efforts through education,
incentives, and other activities.
c. Decrease the amount of impervious surfaces in
developments, especially where public places,
plazas and amenities are proposed to serve as
recreation opportunities.
d. Strategically plant deciduous shade trees,
evergreen trees, and drought tolerant native
vegetation, as appropriate, to contribute to
sustainable development goals.
f. Reduce use of lawn types that require high levels
of irrigation.
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.
The project would replace the natural vegetation
associated with the vacant lot with drought-tolerant
species. New trees would be planted on the project site
in accordance with the landscape plans.
The project would comply with City water conservation
requirements including recycled water program, high
efficiency irrigation, and implementation of the current
plumbing code requiring low flow plumbing fixtures and
highly water efficient appliances.
The project design minimizes impervious surfaces
consistent with the City regulations. The project would
include two biofiltration basins and a modular wetland
unit with a detention vault to manage water quality and
provide peak flow detention to reduce stormwater
runoff.
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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.
a. 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.
g. Require sensitive design, construction, relocation,
and maintenance of trails to optimize public
access and resources conservation
The project site is currently located within the City of
Chula Vista Subarea plan; however, under the Annexation
Scenarios, an amendment to the City of San Diego
Subarea Plan would be required to amend the Subarea
Plan boundary to include the project site. Upon
annexation, the project site would be located within the
MSCP Subregional Plan Biological Core Area 4 and
Habitat Linkage M. However, as discussed in Section 4.3,
while the project site likely provides some function for
local wildlife movement due to its proximity to the Otay
River but the site lacks regional value as a wildlife
corridor due to its history of disturbance, the limited
native habitat present, and its proximity to existing
residential and commercial development, roads, and
highways.
The project would avoid development within the
southern portion of the site which supports an on-site
drainage which would be protected through dedication
of a covenant of easement restricting future
development within this area. The project has been
designed to not require brush management within the
drainage.
Trail locations are shown on Figure 3-6. Trails would be
constructed outside of sensitive habitat areas and would
be consistent with OVRP trail guidelines.
The project would be consistent with the relevant parts
of this policy.
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Policy CE-B.2 Apply the appropriate zoning and ESL regulations to
limit development of floodplains, sensitive biological
areas including wetlands, steep hillsides, canyons, and
coastal lands.
The project would be subject to the Environmentally
Sensitive Lands (ESL) Regulations, which require that
development avoid impacts to certain sensitive biological
resources as much as possible. Consistent with City of
San Diego Biology Guidelines (2018) and the ESL
Regulations, impacts to potential jurisdictional resources
within the project area would be avoided and minimized
to the extent feasible. Impacts to wetlands would require
a deviation from the ESL wetland regulations in
accordance with SDMC Section 143.0150.
Policy CE-B.4 Limit and control runoff, sedimentation, and erosion
both during and after construction activity.
Potential erosion and sedimentation impacts would be
temporarily increased during project construction,
through activities such as excavation, grading, and
removal of surface stabilizing features (e.g., vegetation
and pavement). Extensive or prolonged erosion can
result in effects such as damaging or destabilizing slopes,
soil loss, and deposition of eroded material in roadways
or drainage structures. In addition, the off-site transport
of sediment can potentially result in effects to
downstream receiving water quality, such as increased
turbidity and the provision of a transport mechanism for
other contaminants that tend to adhere to sediment
particles. However, with implementation of appropriate
erosion and sediment control BMPs as part of an approved
SWPPP and related City and NPDES requirements, erosion
and sedimentation would be limited
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,
The project incorporates fuel modification alongside
roadways and generally within 100 feet of residences. A
6-foot-tall, one-hour fire rated wall is proposed along the
rear of lots along the north and eastern boundaries of
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Policy UD-A.3.o). Continue to implement a citywide
brush management system.
the project. Additionally, several heat-deflecting masonry
walls would be installed on-site between structures and
open space. The habitable structures would be fire-rated
with enhanced fire protection features such as dual
glazed/dual tempered panes and other features detailed
in the fuel modification plan.
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.
a. Increase on-site infiltration, and preserve, restore
or incorporate natural drainage systems into site
design.
b. 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.
c. Reduce the amount of impervious surfaces
through selection of materials, site planning, and
street design where possible.
d. Increase the use of vegetation in drainage design.
e. Maintain landscape design standards that
minimize the use of pesticides and herbicides.
The project integrates water quality protection measures
into its design as well as into the construction and
operation phases. The project prepared a project level
Priority Development Permit (PDP) SWQMP with a
preliminary list of BMPs that include site design BMPs,
including maintenance of natural drainage pathways;
conserving natural areas; minimization of impervious
surfaces; minimization of soil compaction; dispersion of
impervious areas; and landscaping with drought tolerant
species. It also includes the following source control
BMPs: installing storm drain stenciling or signage;
protecting trash storage areas, installing on-site storm
drain inlets, designing landscaping to reduce impervious
surfaces and minimize the use of chemicals, and
designating refuge areas. The project includes two
biofiltration basins and a modular wetland unit with a
detention vault would be constructed on-site to manage
water quality and provide peak flow detention. Slopes
and areas susceptible to erosion have been avoided in
the design process, or would be revegetated after
disturbance. As detailed in Chapter 4.12, the project
would be consistent with local regulations protecting the
topography, drainage systems, and water bodies
including the General Plan, OMCP, Municipal Code,
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f. 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.
g. Apply land use, site development and zoning
regulations that limit impacts on, and protect the
natural integrity of topography, drainage systems,
and water bodies.
h. Enforce maintenance requirements development
permit conditions.
Drainage Design Manual, and Stormwater Standards
Manual.
The project would not result in any adverse effect on
MHPA lands as none are present on-site or in the
surrounding area.
Policy CE-E.3 Require contractors to comply with accepted storm
water pollution prevention planning practices for all
projects.
a. Minimize the amount of graded land surface
exposed to erosion and enforce erosion control
ordinances.
b. Continue routine inspection practices to check for
proper erosion control methods and
housekeeping practices during construction.
The SWPPP is a requirement of the NPDES permit and
CGP and would regulate construction BMPs. The project
prepared a project-level PDP SWQMP identifying a
preliminary list of BMPs, which would be implemented as
project design features, to minimize disturbance, protect
slopes, reduce erosion, and limit or prevent various
pollutants from entering surface water runoff. The
project’s temporary construction BMPs would be
installed for the duration of project construction.
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.
The project would provide trees along the back of
sidewalk and between the existing trees to absorb
carbon dioxide and pollutants. The project would
preserve remaining open space and natural habitat and
focus development within areas with available public
infrastructure.
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Policy CE-F.5 Promote technological innovations to help reduce
automobile, truck, and other motorized equipment
emissions.
This policy is not applicable, as the project would not
promote technological innovations to help reduce
vehicular or motorized equipment emissions. However,
the project would integrate all standard measures during
design, construction, and operations to reduce emissions
to the furthest extent possible.
Policy CE-F.6 Encourage and provide incentives for the use of
alternatives 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 project includes mitigation measures
GHG-CV-1/GHG-SD-1, GHG-CV-2/GHG-SD-2, and
GHG-CV-3/GHG-SD-3, which would require subsidized
transit passes, implementation of a commuter trip
reduction program, and providing bicycles to residents,
respectively.
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.
The project would avoid development within the
southern portion of the site which supports an on-site
sensitive habitat. The area would be protected through
dedication of a covenant of easement restricting future
development within this area. The project has been
designed to not require brush management within the
drainage.
Policy CE-G.3 Implement the conservation goals/policies of the City’s
MSCP Subarea Plan, such as providing connectivity
between habitats and limiting recreational access and
use to appropriate areas.
The project, under all scenarios, would be required to
comply with all conditions of coverage of MSCP covered
species; however, the project site lacks connectivity to
suitable habitat in the vicinity. An existing trail connection
running along the western side of the project site would
be retained as a 7-to-8-foot-wide trail enhanced with
decomposed granite surfacing to provide connection to
the OVRP trail system. This existing trail would be
separated from the development area by a small
retaining wall and a composite split rail fence.
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Policy CE-G.5 Promote aquatic biodiversity and habitat recovery by
reducing hydrological alterations, such as grading a
stream channel.
A 6-foot block wall would be installed along the outer edge
of the buffer to restrict access to the adjacent wetlands and
streambed. In addition, the project prepared a project-level
PDP SWQMP identifying a preliminary list of BMPs, which
would be implemented as project design features, to
minimize disturbance, protect slopes, reduce erosion, and
reduce drainage pattern changes. No modifications to the
adjacent river would be proposed.
Policy CE-H.4 Support the long-term monitoring of restoration and
mitigation efforts to track and evaluate changes in
wetland acreage, functions and values.
The proposed wetland buffer in addition to wetland
buffer design features would ensure long-term
protection of the function and values of the wetland after
the project is fully operational.
Policy CE-H.7 Encourage site planning that maximizes the potential
biological, historic, hydrological and land use benefits of
wetlands.
Wetland buffers offer water quality benefits by filtering
pollution and improving the function of wetland
resources. The project design incorporates a wetland
buffer that ranges between 18 feet and 99 feet from the
drainage course to protect and maintain the functions
and values of the on-site wetland. The buffer would be
located between the proposed development and the
wetland to avoid and minimize any indirect edge effects.
Furthermore, the proposed landscaping would improve
the quality of the buffer compared to existing conditions
by removing invasive species and establishing native
upland species and a 6-foot block wall running along the
eastern boundary of the project site to further protect
functions and values of the wetlands on-site. The
biofiltration basin would also protect the wetlands from
runoff from the adjacent development. Water quality
improvements implemented by the project would
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improve run-off in a manner that would also reduce
erosion and siltation issues into the Otay River off-site.
Policy CE-H.8 Implement a “no net loss” approach to wetlands
conservation in accordance with all city, state, and
federal regulations.
The project applicant shall provide compensatory
wetland mitigation resulting in no overall net loss of
wetlands.
Policy CE-H.9 Consider public health, access, and safety, including pest
and vector control, on wetland creation and
enhancement sites.
A 6-foot block wall would be installed along the outer
edge of the buffer to restrict access to the adjacent
wetlands and streambed. In addition, signage shall be
posted that informs people of the sensitive nature of the
adjacent wetland habitat and prohibits any brush
management activities.
Policy CE-I.4 Maintain and promote water conservation and
waste diversion programs to conserve energy.
The project would promote water conservation through its
use of native, drought tolerant plants, consistent with the
City of San Diego Landscape Manual, which would reduce
the quantity of water use for landscaping. In addition, the
residences would be in compliance with the 2022 Building
Code requirements related to appliance efficiency.
With implementation of the organic material recycling
collection and an assumption of 75 percent individual
compliance, the project would achieve adequate organic
waste diversion to support Statewide compliance with
Senate Bill 1383 which requires diversion of 50 percent of
organic waste prior to January 1, 2025, and 75 percent
diversion thereafter.
Policy CE-I.5 Support the installation of photovoltaic panels, and
other forms of renewable energy production.
Promote the use and installation of renewable energy
alternatives in new and existing development.
The project would not be consistent with this policy, as
no solar/photovoltaic panels would be installed as part of
the project. However, once operational, the project would
be served by San Diego Gas & Electric, which includes 30
percent renewable energy sources within its portfolio.
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Policy CE-I.10 Use renewable energy sources to generate energy to the
extent feasible.
See analysis under Policy CE-I.5.
Noise Element (2015)
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.
Residences would be collocated next to noise generating
stationary equipment, roadways, and parks as part of the
project. However, property line noise levels due to on-site
noise sources are not predicted to exceed the most
restrictive noise level limits.
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.
The project assessed existing primary noise sources at
the site, which consisted of traffic along adjacent
roadways, the sounds of leaves rustling, audible distant
aircrafts, and birdsong. On-site noise barriers would be
installed to minimize noise on noise-sensitive receptors.
Policy NE-A.3 Limit future residential and other noise-sensitive
land uses in areas exposed to high levels of noise.
See analysis under NE-A.1 and NE-A.2.
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.
An exterior-to-interior noise analysis for the proposed
dwelling units expected to be exposed to noise levels in
excess of 60 community noise equivalent level (e.g., units
facing I-805) would be completed prior to issuance of
building permits to mitigate for noise impacts as needed.
The acoustical analysis shall substantiate that the
resulting interior background noise levels, with
appropriate implementation of interior comfort systems
and sound insulation, would be less than this noise
standard. This would be included in the project as a
project design feature.
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.
A Noise Technical Report was prepared for the project
that addresses existing and future noise levels from
noise sources (see EIR Appendix L).
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Policy NE-B.1 Encourage noise-compatible land uses and site
planning adjoining existing and future highways
and freeways.
See analysis under NE-A.1, NE-A.2, and NE-A.4.
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 analysis under NE-A.1, NE-A.2, and NE-A.4.
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 analysis under Policy 3.1-1, 3.3-1, 3.3-2.
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.
Barriers can be constructed of masonry, wood, plastic,
plexi-glass, fiberglass, steel, or a combination of those
materials. However, the project would incorporate
landscaping, architectural design, and setbacks per design
regulations, which would aid in sound attenuation.
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.
Pocket parks may include play structures or tot-lots that
would generate noise from children at play. The tot-lots
would be in quiet residential areas within the project site.
Policy NE-I.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 analysis under NE-A.4.
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Policy NE-I.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 analysis under NE-A.4.
Historic Preservation Element (2008)
HP-A.1 Strengthen historic preservation planning.
a. Participate in regional efforts to strengthen
historic preservation planning.
As part of the City’s efforts to strengthen regional historic
preservation planning, the project has assessed the site
conditions for the built environment and archaeological
resources. The evaluation of these resources considered
potential mitigation in the event of discovery, including
curation.
HP-A.3 Foster government-to-government relationships with
the Kumeyaay/Diegueño tribes of San Diego.
a. Regularly meet with local Tribal governments to
discuss issues of mutual concern.
b. Formally consult with identified California Native
American tribes prior to the adoption or
amendment of the General Plan or specific plan
or the designation of open space.
c. Maintain confidentiality concerning locations of
traditional cultural places that are identified
through the consultation process and otherwise.
d. Support Tribal governments holding conservation
easements over land voluntarily set aside for the
protection of cultural places.
As part of this project entitlement process, the City has
mailed outreach letters all Native American tribes
provided by the Native American Heritage Commission’s
contact list. The letters requested to define a general
area where known resources cross the project area. The
Viejas Band of Kumeyaay Indians, the Campo Band of
Kumeyaay Indians, the Jamul Indian Village, and the San
Pasqual Band of Diegueño Mission Indians requested
consultation. As part of the City’s regulations,
confidentiality would be maintained in the event of the
discovery of resources. No known conservation
easements over land voluntarily set aside for the
protection of cultural places exists on-site.
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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.
b. Complete and regularly update a comprehensive
citywide inventory of historical and cultural
resources in conformance with state standards
and procedures. Include community,
neighborhood, cultural, and historic preservation
groups, property owners, land developers, and
the building industry in planning and
implementing historic surveys.
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.
The project includes mitigation measure HIST-SD-1:
Archaeological and Native American Monitoring, which
supports the City’s efforts in consistently implementing
the City’s program to identify, document and evaluate the
historical and cultural resources.
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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.
HP-A.5 Designate and preserve significant historical and
cultural resources for current and future generations.
a. Due to their importance, designate historical
resources using the City's adopted designation
criteria, State Register criteria, and National
Register criteria.
b. Establish historical districts where concentrations
of buildings, structures, sites, landscapes, and
objects are identified. Adopt guidelines when
necessary to guide preservation and
rehabilitation of the overall district character and
significance and apply the U.S. Secretary of the
Interior’s Standards for the Treatment of Historic
Properties for review of alterations and new
construction in designated historical districts.
c. Protect and preserve historic sidewalk stamps,
street signs, lampposts, street trees, and other
hardscape and cultural landscape elements, in
addition to designated historical buildings,
structures, and sites that contribute to the
historic character of a neighborhood.
As part of the City’s effort in applying the Historical
Resources Regulations, the project has assessed
potential designated historical resources on site,
conducted surveys to assess potential undesignated
resources on site, and established mitigation to
designate and preserve potential significant historical
and cultural resources on site.
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d. Enforce the Historical Resources Regulations and
Guidelines of the Land Development Code that
are aimed at identifying and preserving historical
resources. Update these regulations and
guidelines as needed to maintain adequate
protection of historical resources.
e. Encourage continued use and adaptive reuse of
designated historical resources through
application of the I.S. Secretary of the Interior’s
Standards and Guidelines for rehabilitation,
reconstruction, and restoration.
f. Require that all City-owned designated historical
resources be maintained in a manner that is
consistent with the US. Secretary of the Interior’s
Standards for the Treatment of Historic
Properties.
Housing Element (2021)
Policy HE-O.1 Promote economically viable, environmentally sound,
and socially equitable land use plans and development
patterns that conserve nonrenewable energy sources.
The project proposes a compact development pattern
that would provide financial benefit to the community,
provide housing options pursuant to local housing needs,
and that takes into consideration its impact on sensitive
habitats and drainages all while building a community
within proximity to major urban centers.
Overall, the project would incorporate energy efficient
design measures and construction features to meet the
State of California and local standards, under all project
scenarios. The project integrates connections from
residential land uses to bus connections, internal
recreational uses, and roadways. The project would also
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practice energy conservation through the use of shade
trees that reduce heat island issues.
Policy HE-O.2 Encourage new housing that relies on and supports
transit use and environmentally sustainable patterns of
movement.
See analysis for Policy HE-O.1. The project includes access
to trails, internal recreational areas, and pedestrian and
bicycle lanes throughout the development.
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.
The project would expand City of San Diego water
distribution systems and facilities and wastewater
infrastructure from existing facilities to the project to
support the project. New roadways and
bicycle/pedestrian facilities would provide new
connections to existing transit from existing public
streets, promoting housing development near transit.
Policy HE-O.7 Improve the City’s resiliency to climate change,
especially wildfires, drought, and sea level rise.
The project supports resiliency against climate change
impacts through its design features. The project includes a
detailed landscaping plan that encourages the planting of
native, drought-tolerant species which would support
water conservation, fire resistance, and erosion control. In
addition, the project incorporates fuel modification
alongside roadways and generally within 100 feet of
residences. Where 100 feet of brush management cannot
be accommodated, alternative compliance measures are
incorporated to provide enhanced fire protection against
wildfires. The project is not located near the sea; therefore,
measures against sea level rise were not incorporated.
1 Office of Environmental Health Hazard Assessment, Guidance Manual for Preparation of Health Risk Assessments. Office of Environmental Health Hazard
Assessment, Air Toxics Hot Spots Program, Risk Assessment Guidelines. February 2015. http://oehha.ca.gov/air/hot_spots/2015/2015GuidanceManual.pdf.
2 City of San Diego, Systemic Safety - The Data-Driven Path to Vision Zero, April 2019. https://www.sandiego.gov/sites/default/files/systemic-safety-the-data-
driven-path-to-vision-zero.pdf.
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Land Use Element
Policy 2.1-2
Policy 2.1-2
(a) and (e)
Achieve sustainable and efficient land use patterns with
comprehensive neighborhood and community village
development through Specific Plans that: (see below for
subsections)
(a) Respect the natural topography and sensitive habitat
areas with growth patterns that balance development
with preservation of natural resources.
(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 project largely avoids steep slopes and topography
located at the southern end of the site. Additionally,
impacts to sensitive habitats would be minimized to the
maximum extent. 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 project provides buffers to adjacent
open space and residential developments that create
protective measures to ensure there are no adverse
effects on the adjacent sensitive habitat in the ORVP. The
project design has addressed stormwater management,
transitional vegetation for protection of nearby habitat
areas, as well as biofiltration basins for groundwater
infiltration. The project would be consistent with section
(a) of this policy.
The project includes paseos enhanced with pedestrian
and bicycle pathways that would be linked to all internal
neighborhoods, as illustrated on EIR Figure 3-7. The
project would be consistent with section (e) of this policy.
Policy 2.1-2(f)(2) 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 EIR Figures 3-6 and 3-7, pocket parks are
distributed throughout the project area, with the
overlook pocket park located at the north end of the
central road, offering views of the OVRP. The project
would be consistent with this policy.
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Policy 2.1-2(g)(2) Identify specific locations for schools, parks, pedestrian
pathways and trails.
Include pathways and trails that connect public facilities
with each other and to residential areas.
The project includes paseos enhanced with pedestrian
and bicycle pathways that would be linked to all internal
neighborhoods, as illustrated on Figure 3-7. On-site and
off-site trail improvements are proposed as detailed in
the project description. Refer to section 3.4.3.1, 3.4.4.2,
and Section 3.4.5 for details of the project’s pedestrian
connections. The project does not include a school
component.
Policy 2.1-2(r) Include guidelines and illustrations for height, bulk, and
scale of buildings and their relation to each other.
The uncodified ordinance would include measures to
ensure the height, bulk, and scale of the project 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 project includes minimum
setbacks and buffers from neighboring uses to ensure
compatible land uses and edge transitions. The project
would be consistent with this policy.
Policy 2.2-1 Respect existing density ranges in previously approved
Precise Plan areas of the Northwest District.
a. Include existing density ranges of precise plans to
allow any undeveloped neighborhood areas to
develop in accordance with precise plan
designations.
b. Implement design guidelines of precise plans that
are consistent with the goals and policies of the
City’s General Plan.
c. Transition new development with greater intensity
from existing development through the use of
While the project is not part of a previously approved
Precise Plan, it is a planned residential development on
undeveloped land within the Northwest District.
The project includes 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 the City of San Diego General Plan.
The project is designed to be an attractive development
that compliments surrounding developments and
provides visual interest for residents and visitors. The
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landscaping, fencing, setbacks, offsetting planes
and other urban design techniques.
d. Develop remaining undeveloped neighborhoods
with a variety of housing types, and target the
upper limits of the density ranges.
uncodified ordinance shall inform future development
and design elements such as structure architecture,
recreation and open space landscaping, site design, and
streetscape design.
The project implements policies, standards, and
procedures to maintain the integrity of the surrounding
residential neighborhoods. The broader Ocean Views
Hills community contains residential development of
similar size, scale, and architectural styles. The project
includes minimum setbacks and buffers from
neighboring uses to ensure compatible land uses and
edge transitions. The uncodified ordinance shall 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.
Policy 2.2-2 Integrate a variety of housing types within village and
residentially designated areas with multimodal access
from the villages to the employment centers in the
eastern portion of Otay Mesa.
The project includes single-family units, townhomes, and
duplex twin homes that have access to roadways with
sidewalks, bike paths, and trail connections. This mobility
network provides connections between the residential
neighborhoods of the project and the commercial, retail,
and transit facilities. The multi-modal routes provide the
residents with access to the surrounding community
including the four bus stops within a half-mile of the
project.
Policy 2.2-3 Include in all residential developments housing units that
are sized to meet the household family sizes anticipated in
Otay Mesa.
The 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
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that is consistent with the Community Plan. The number
of bedrooms per dwelling unit ranges from two
bedrooms to five bedrooms, which can accommodate
the anticipated household size of 3.64.
Policy 2.2-5 Develop housing at different density ranges to provide
housing affordable to all income levels.
The 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. Ten percent (10%)
of the total units within the project would 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.
Policy 2.2-6 Promote affordable housing development through the
provision of a variety of housing types, including flats,
townhomes, smaller-lot single-family homes, and other
types of housing that are affordable in nature.
The project includes 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 the Community Plan. See Policy 2.2-5
Policy 2.2-7 Promote the production of very-low and low-income
affordable housing in all residential and village
designations.
a. Support development of on-site inclusionary
housing within all specific plan proposals.
b. Encourage on-site inclusionary housing within all
residential development proposals.
The 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. See Policy 2.2-5.
Policy 2.2-8 Create affordable home ownership opportunities for
moderate income buyers.
The project provides housing options at varying sizes and
price points which may be attainable for citizens at
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a. Encourage development of moderately priced,
market rate housing affordable to middle income
households.
b. Promote homebuyer assistance programs for
moderate income households.
various economic levels, diversifying the workforce and in
turn the economic base of the region. See Policy 2.2-5.
Mobility Element
Policy 3.1-1 Provide a sidewalk and trail system with connections to
villages, activity centers, and open spaces.
a. Prioritize connections that link activity centers and
create safe routes to schools, transit, and village
areas.
c. Create the pedestrian realm in accordance with the
standards and guidelines of the Street Design
Manual.
d. Improve the quality of the walking experience
through streetscape, shading, and separation from
travel lanes.
Neighborhoods within the project site would be linked via
sidewalks, paseos, bicycle amenities, and a continuous
street network that would accommodate a variety of
living styles and mobility options. The proposed internal
streets would have sidewalks and landscaped paseos
that would provide connections to the proposed pocket
parks, as well as trail access to the OVRP. Internal
mobility and pedestrian access to Dennery Road would
ensure accessible pedestrian access to bus stops located
along Palm Avenue and Dennery Road, with street trees
provided for shade. Along private streets, buffered bike
lanes would provide pedestrians separation from travel
lanes.
Policy 3.3-1 Provide an interconnected network of public streets and
internal project circulation systems as an organizing
framework for development.
Internal circulation would consist of a series of private
streets connected to public streets (Dennery Road, Palm
Avenue, etc.).
Policy 3.3-2 Avoid street design configurations that rely on free-flow
turn lanes that conflict with bicycle and pedestrian
movements.
As part of the City of San Diego’s Systemic Safety - The
Data-Driven Path to Vision Zero, to increase the visibility
of traffic signals and reduce vehicles from proceeding
through red lights, upgraded signal heads with
backplates with retroreflective borders would be installed
by the project at all intersection approaches. Countdown
pedestrian heads would be installed by the
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owner/permittee for each pedestrian phase. Additionally,
bicycle improvements (bicycle loop detectors) are
proposed along Dennery Road at Red Fin Lane to reduce
vehicle-bicyclist conflicts at intersections.
Policy 3.4-1 Refine and implement the BMP in the Otay Mesa
Community Plan area.
a. Develop bicycle facilities that implement internal
connectivity to activity areas within the community
and links to regional bicycle network.
d. Provide Class II bikeways along all new classified
streets in Otay Mesa.
The buffered Class II bike lanes would link to the existing
Class II bike lane along Dennery Road and to all internal
neighborhoods of the project. As shown in the City of San
Diego Bicycle Master Plan Figure 6-2, the Master Plan
identifies Class II bike lanes along Dennery Road from Del
Sol Boulevard and across Palm Avenue to connect to the
regional network.
The project would provide buffered Class II bike lanes
along Private Street A, the main private street running
through the site. The buffered Class II bike lanes would
separate bicycles from automobile traffic and link to the
existing Class II bike lane along Dennery Road. The
private streets leading east and west from the primary
roadway would include bicycle sharrows, which are
painted markings on the road surface to indicate to
drivers that the road must be shared with bicycles.
Bicycle racks would be located at pocket parks.
Public Facilities, Services, and Safety Element
Policy 4.3-1 Employ sensitive design techniques when developing
adjacent to Otay Mesa’s natural canyon and open space
systems.
a. Relate development to the topography and natural
features when grading to retain the character of the
landform.
Undeveloped portions of the site including sloped areas
in the southern portion of the site and portions of an on-
site drainage running along the eastern edge of the
project site would be protected through dedication of a
covenant of easement restricting future development
within these areas. Along the wetland drainage area,
placement of signage would denote the presence of an
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b. Implement contour grading and bank undulation to
avoid extreme slope faces.
c. Maintain first floor setbacks and step-back
additional stories along the public right-of way to
enhance scenic opportunities.
environmentally sensitive area. The uncodified ordinance
would ensure development complies with regulations,
including setbacks, in a way that would enhance scenic
opportunities for views to the Otay River.
Policy 4.3-2 Provide public space, parks, and scenic overlooks at the
end of streets and adjacent to open space areas to take
full advantage of scenic opportunities.
a. Provide for public view opportunities when streets
end due to open space areas or abrupt changes in
topography.
b. Avoid locating housing and other structures at the
end of streets.
The project would provide views from the project site
toward the Otay River from publicly accessible parks on
site and from a public trail connection. Brief views of the
Otay River Valley are available from the portion of
Dennery Road that passes by the site. The internal
circulation within the project would consist of connected
private streets that would connect to Dennery Road,
along which housing is located.
Policy 4.3-5 Use visual details such as architectural style, color and
material schemes, and façade treatments to convey
neighborhood identity.
The uncodified ordinance would ensure structures would
be developed with visually appealing architectural
elements and the landscaping plans include guidelines
for the use of material themes and colors to guide the
character of the neighborhood.
Policy 4.3-7 Create visual and physical linkages within villages,
neighborhoods, and project site areas through a unified
landscape theme.
The landscape plans provide a plant palette, materials,
and color themes that would guide the visual appearance
of the landscaping of paseos, signage, and
neighborhoods throughout the project.
Policy 4.3-7b Utilize sustainable landscape practices, including water
conservation and storm water management.
The project has prepared a detailed landscape plan to
guide the appearance and functionality of landscaping
within the project site, which includes street streets and
drought tolerant species for water conservation and
erosion control. Undeveloped portions of the site
including sloped areas in the southern portion of the site
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and portions of an on-site drainage running along the
eastern edge of the project site would be protected
through dedication of a covenant of easement restricting
future development within these areas.
Policy 4.9-2d Ensure that all best management practices for storm
water are implemented for both public and private
properties.
Consistent with the BMP Design Manual, all PDP projects
are required to include structural BMPs for permanent
storm water pollution control. The project integrates
BMPs for storm water along both private streets as well
as public, e.g., Dennery Road street trees, which continue
onto the proposed private streets.
Policy 4.9-5 Integrate storm water Low Impact Development principles
as discussed in Section 8.4 and Best Management
Practices (BMP’s) early in the design process of new
development, as well as any redevelopment proposals.
a. Encourage the use of green roofs and water
collection devices to capture rainwater from the
building for re-use.
b. Encourage the use of trees with project proposals
to slow storm water runoff to help reduce peak
flow.
c. Minimize on-site impermeable surfaces, such as
concrete and asphalt.
d. Encourage the use of permeable pavers, porous
asphalt, reinforced grass pavement (turf-crete),
cobblestone block pavement, etc., to detain and
infiltrate run-off on-site.
The project includes pocket parks, landscaped paseos,
biofiltration basins, and transitional vegetation, and
street trees. Project-specific site design, source control,
and treatment control BMPs, Low Impact Development
practices, and project design measures, consistent with
General Plan policies and City design requirements,
would be implemented to ensure project generated
pollutants would not degrade local surface water and
add to existing impairments, as detailed in the analysis
under Policy 8.4-1.
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Policy 6.1-1 Maintain fire and police service levels to meet the
demands of continued growth and development in Otay
Mesa.
a. Monitor how development affects average fire and
police response time goals and facilities’ needs.
b. Continue to coordinate with the Police and Fire-
Rescue Departments to collocate the third fire
station with the police facilities in Otay Mesa.
The project assesses in EIR Chapter 4.13 the impact of
the project on existing fire and police response times.
The project noted that the City of San Diego’s adopted
PFFP (City of San Diego 2015)1 for the City of San Diego
Otay Mesa Community Plan identifies a new fire station,
Fire Station Number 49, to be built in Otay Mesa. In
addition, the City of San Diego’s PFFP for Otay Mesa
identifies a new police substation planned as Project
Number PO-2. The project would coordinate with these
departments in regard to needs, access, and
infrastructure required to serve this community.
Policy 6.1-2 Locate, staff, and equip the Otay Mesa fire stations to
meet established response times.
a. Provide a minimum 10,500-square-foot Fire Station
#49.
The project noted that the City of San Diego’s adopted
PFFP (City of San Diego 2015) for the City of San Diego
Otay Mesa Community Plan identifies a new fire station,
Fire Station Number 49, to be built in Otay Mesa. This
new station, identified in Project Number F-2 of the Otay
Mesa PFFP, would relocate existing Fire Station Number 6
to a site on the south side of Ocean View Hills Parkway,
just east of the intersection of Playa del Sol Parkway. This
new station, together with its rolling stock, equipment,
and furnishings, is to be fully funded by the Otay Mesa
Facilities Benefit Assessments/Development Impact
Feeds, which is imposed on all new development in the
City of San Diego in the Otay Mesa Community Plan. As
part of this project, fees would be paid to the City of
Chula Vista as part of the building plan process; however,
a fee sharing agreement between the City of San Diego
and the City of Chula Vista would be needed to allocate
fees to the serving agency.
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Policy 6.2-2 Provide operational park facilities when new residential
development occurs.
The project includes on-site parks including two pocket
parks and a monument entry pocket park. Trail
improvements including trail signage and an OVRP trail
kiosk are proposed. Recreational areas would be
landscaped with seating, walkways, and other amenities.
In addition to parks, the project would provide paseos,
which are enhanced pedestrian pathways providing
residents additional green space incorporating large
trees, shrubs, bench seating, and exercise stations. Refer
to EIR Chapter 3.0, Project Description, Section 3.4.4, for
details on proposed recreational amenities.
Policy 6.2-3 Coordinate planning efforts with the San Ysidro Unified
School District and the Sweetwater Union High School
District.
a. Ensure that adequate public facilities and
infrastructure are in place, and compliance with
maximum school enrollments are achieved,
consistent with demand.
The Chula Vista Elementary School District, the San Diego
Unified High School District, and the San Ysidro School
District were contacted as part of the project entitlement
process to determine availability of these districts to
serve the project site. As noted by the responses from
these districts, the project would be accommodated by
existing area school facilities and would contribute school
district fees to off-set the project’s demand for school
facilities.
Policy 6.6-4 Provide a library within the community planning area that
meets community needs, and that would adapt to
technological changes, enhance library services, and
expand access to digital information and the internet.
Regardless of the facility funding arrangement, the
project does not include the construction of any library
facilities. In the case of library services, the City of San
Diego would provide the closest library facilities to the
project site (Otay Mesa-Nestor branch). The Otay Mesa
PFFP has identified a new library project, Project No. L-2,
which calls for a new branch library for Otay Mesa. This
project will be funded entirely by facility financing fees
collected from new residential development. Therefore,
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the project would contribute its fair share of the cost of
library improvements.
Policy 8.4-1 Manage storm water using Low Impact Development
principles for development proposals, and include the
most current restrictions/allowances for sustainable
development and environmental maintenance.
a. Consider topography, soils and other site features
that are essential when planning for Low Impact
Development design.
b. Incorporate sufficient land areas to locate storm
water management facilities early in the
development planning process.
c. Include Low Impact Development practices such as
bioretention, porous paving, and green roofs, early
in the development process to find compatibilities
with other goals, such as incorporating landscaped
bio-retention features that could also enhance
walkability.
A SWQMP was prepared for the project providing a
preliminary list of BMPs as project design features to be
employed during temporary construction activities.
Additionally, new development would be required to
implement permanent storm drain BMPs designed
consistent with the City of Chula Vista’s BMP Design
Manual. Pursuant to the project’s SWQMP, the project
would include the following:
• Site Design BMPs: maintenance of natural
drainage pathways; conserved natural areas;
minimization of impervious surfaces; minimized
soil compaction; impervious area dispersion;
landscaping with drought tolerant species.
• Source control BMPs: storm drain stenciling or
signage; protected trash storage areas, on-site
storm drain inlets, landscaping, designated
refuge areas, fire sprinkler test water; and drain
or wash water.
Conservation Element
Policy 8.1-1 Implement the Environmentally Sensitive Lands
Regulations related to biological resources and steep
hillsides for all new development.
The project would be subject to the ESL Regulations,
which require that development avoid impacts to certain
sensitive biological resources as much as possible
including but not limited to MHPA lands; wetlands and
vernal pools in naturally occurring complexes; federal
and state listed, non-MSCP Covered Species; and MSCP
Narrow Endemic species. In the No Annexation Scenario
and Scenario 2b, the City of San Diego would require a
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Site Development Permit for the off-site improvement
areas due to the presence of ESL on land within the City
of San Diego. In Annexation Scenario 2a, the City of San
Diego would require compliance with the
Environmentally Sensitive Lands Regulations through an
uncodified ordinance for all portions of the site currently
within the City of Chula Vista.
Policy 8.1-3 Plan development to minimize grading and relate to the
topography and natural features of Otay Mesa.
The project considers the natural topography and
drainage patterns of the site as it relates to grading to
avoid impacts to the adjacent wetlands and Otay River.
Policy 8.5-1 Ensure the overall tree cover and other vegetation
throughout Otay Mesa is no less than 20 percent in urban
residential areas and 10 percent in the business areas so
that the natural landscape is sufficient in mass to provide
significant benefits to the city in terms of air and water
management.
The project would provide close to 49 percent of
landscaped areas, which include tree cover and other
native vegetation.
Policy 8.7-8 Encourage street tree and private tree planting programs
throughout the community to increase absorption of
carbon dioxide and pollutants.
The project would provide street trees and landscaping
throughout the site.
1 City of San Diego, Otay Mesa Public Facilities Financing Plan and Facilities Benefit Assessment, Fiscal Year 2014. Adopted 2014, amended July 16, 2015.