Project History: Plan Development, Analysis and Review

• Phase I: Plan Development
• Phase II: Plan Refinement
• Phase III: Environmental Review - Revised Draft EIR

There have been three phases of the Master Plan since the CVBMP was initiated in June 2002: plan development (2002-2004), plan refinement (2004-2005) and environmental review (2005 to present). During the first phase, the planning team solicited citizen input, analyzed existing bayfront conditions, and gathered market data in order to produce three preliminary land use concepts. In the second phase, the planning team refined the preliminary land use concepts, which evolved into master plan concepts with specific uses, locations, development program and height ranges, and phasing.In the third phase, the Environmental Impact Report (EIR) process for the CVBMP analyzes the potential environmental impacts of the proposed CVBMP components, including the first uses proposed to be constructed within the first five years, such as the proposed Gaylord Resort and Convention Center and the proposed Pacifica Companies residential development. The EIR studied land and water uses, transportation and circulation, parking, visual effects, water and air quality, noise, light, biological resources, public safety, coastal access, housing, population and other environmental issues. The report recommends actions that could be taken by the Port and City to mitigate any potentially significant adverse impacts.

Phase I: Plan Development

In the first phase of the Chula Vista Bayfront Master Plan, the planning team solicited citizen input, analyzed existing bayfront conditions, and gathered market data in order to produce three preliminary land use concepts. To gain citizen input, the Port, City and Pacifica engaged in a wide-reaching public participation program that included 15 Citizens Advisory Committee (CAC) meetings, seven South Bay Power Plant Working Group meetings, eight public workshops and joint Board/City Council meetings. The program also included 30 community presentations, distribution of three newsletters, local and regional media coverage, representation at various community events, and the establishment of a CVBMP webpage.

Preliminary Land Use Plans:

On May 25, 2004, after nearly two years of planning, the Board of Port Commissioners and Chula Vista City Council jointly approved two preliminary CVBMP land use plans developed by the urban waterfront master planning team of Carrier Johnson/Cooper, Robertson & Partners: Options B and C.

Both options illustrate proposed locations for more than 200 acres of public parks and open space, as well as hotels, retail shops and restaurants, preserved habitat areas, condominium housing, commercial office space, cultural facilities and marina improvements. The plans were organized around the idea of three new sub-districts on the bayfront, the northern Sweetwater District, central Harbor District and southern Otay District.

The Port, City, and the project’s Citizens Advisory Committee all expressed a strong preference for Option C, an alternative that would shift housing away from environmentally sensitive lands in the Sweetwater District. A third option, “Option A,” was rejected by the Board, City and the Citizens Advisory Committee. The Board and City Council also authorized staff to identify a specific development program for the CVBMP (with a preference for Option C), conduct a financial feasibility analysis, and commence the environmental review process.

• Staff Report from Board/Council Meeting, May 25, 2004

Preliminary Land Use Plan Options – May 2004

Option B – No Land Trade Alternative	Option C – Preferred Alternative with Proposed Land Trade

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Phase II: Plan Refinement

In May 2004, the Board Port of Commissioners and Chula Vista City Council approved two preliminary land use alternatives and authorized staff to take the following actions: refine the development program, conduct a financial feasibility study, and lay the groundwork for environmental review.

Master Plan Program Concepts

During Phase II, the Port and City continued its extensive, award-winning public outreach and participation program, which consisted of: 16 CAC meetings, including two “charrette” workshops that enabled participants to review plan alternatives in three-dimensions; five meetings on economics, and a bayfront tour; one public workshop; several Board and City Council meetings; 15 community presentations; distribution of a four-page color newsletter, and continued local and regional media coverage. Based on sound planning and economics along with extensive community input, the land use plans approved by the Board and City Council in May 2004 evolved into master plan concepts (see below) with proposed specific uses, locations, development programs and height ranges, and phasing.

Financial Analysis

Economics Research Associates (ERA) prepared an initial analysis of the financial performance and fiscal impacts of the CVBMP over 25 years. The ERA analysisestimated cost of infrastructure such as roads, bridges, and sewers necessary to support the new development, evaluated the financial feasibility of the private developments, and calculated potential public sector revenues to the Port, City of Chula Vista, and the Chula Vista Redevelopment Agency.

Port/City Approval

On August 9, 2005, the Board Port of Commissioners and Chula Vista City Council each approved the proposed Chula Vista Bayfront Master Plan and directed staff to proceed with the environmental review process. The Board and Council authorized negotiations between the Port of San Diego, City of Chula Vista and Chula Vista Redevelopment Agency to address public financing of the CVBMP infrastructure improvements and entitlement processing through a Joint Powers Agreement or similar arrangement.

• Staff Report from Board/Council Meeting, August 9, 2005

Draft Master Plan Concepts – August 2005

Illustrative Plan A	Illustrative Plan A – Option 1
Illustrative Plan A – Option 2

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Phase III: Environmental Review – Revised Draft EIR

The Environmental Impact Report (EIR) process for the CVBMP analyzes the potential environmental impacts of the proposed CVBMP components, including the first uses proposed to be constructed within the first five years, such as the proposed Gaylord Resort and Convention Center and the proposed Pacifica Companies residential development. The EIR will study land and water uses, transportation and circulation, parking, visual effects, water and air quality, noise, light, biological resources, public safety, coastal access, housing, population and other environmental issues. The report will also recommend actions that could be taken by the Port and City to mitigate any potentially significant adverse impacts. The EIR will analyze the Proposed Project – Sweetwater Park Plan (formerly referred to as “Plan A Option 2”) and alternatives to the Proposed Project.

Sweetwater Park Plan Draft Illustration Plan March 2008 (pdf)

The Port, as lead agency, has prepared and is recirculating a Revised Draft EIR for the CVBMP. Comments on the Revised Draft EIR will be accepted beginning Friday, May 23, 2008, and ending on Tuesday, July 8, 2008.

To view the Notice of Recirculation and Availability, or to view the Revised Draft EIR document, click on the links below. For more information or to request a CD copy of the Revised Draft EIR, you may contact Lesley Nishihira, Associate Redevelopment Planner, at (619) 686-6283.

• Notice of Recirculation and Availability of the CVBMP Revised Draft EIR

• CVBMP Revised Draft EIR (261.82 MB)

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