History: Plan Development, Analysis and Review
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, locations, development program and height ranges, as well as a phased plan for development. In the third phase, the Environmental Impact Report (EIR) for the CVBMP analyzes the potential environmental impacts of the proposed Chula Vista project, including those from the proposed resort, Convention Center and the Pacifica Companies residential development that are expected to be built in the first five years. The EIR studies 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 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, the distribution of three newsletters, local and regional media coverage, representation at various community events, and the establishment of a CVBMP webpage at PortofSanDiego.org.
Preliminary Land Use Plans
On May 25, 2004, after nearly two years of planning, the Board of Port Commissioners and the 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. The preliminary land use options were called Option B and Option 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. They also preserved habitat areas, condominium housing, commercial office space, cultural facilities and marina improvements. The plans were organized around the concept of three new sub-districts on the bayfront: the northern Sweetwater District, the central Harbor District and the southern Otay District.
The Port, the City of Chula Vista, and the 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 second option, Option B, which assumed no land exchange and residential uses only in the Sweetwater District, was also supported as a potential plan to be analyzed in the environmental review process. 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 start the environmental review process.
Preliminary Land Use Plan Options – May 2004
|Option B – No Land Trade Alternative||Option C – Preferred Alternative with Proposed Land Trade|
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 their extensive, award-winning public outreach and participation program, which consisted of: 16 Citizens Advisory Committee meetings, including two "charrette" workshops that enabled participants to review plan alternatives in three-dimensions; five meetings on economics; a bayfront tour; one public workshop; several Board and City Council meetings; 15 community presentations; the distribution of a four-page color newsletter and continued local and regional media coverage. Based on planning guidelines and economics, along with extensive community input, the land use plans approved by the Board of Port Commissioners and Chula Vista City Council in May 2004 evolved into master plan concepts (see below) with proposed specific uses, locations, development programs, height ranges and development phasing.
Economics Research Associates prepared an initial analysis of the financial performance and fiscal impacts of the CVBMP over 25 years. The analysis estimated 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, the City of Chula Vista, and the Chula Vista Redevelopment Agency.
On August 9, 2005, the Board Port of Commissioners and the 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, the City of Chula Vista and the Chula Vista Redevelopment Agency to address public financing of the CVBMP infrastructure improvements and entitlement processing through a Joint Powers Agreement or similar arrangement.
Draft Master Plan Concepts – August 2005
|Illustrative Plan A||Illustrative Plan A – Option 1|
|Illustrative Plan A – Option 2|
Phase III: Environmental Review – Revised Draft EIR
The Environmental Impact Report (EIR) process for the CVBMP analyzed the potential environmental impacts of the proposed project components, including the initial uses proposed to be constructed within the first five years, such as the proposed 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 also recommended actions that could be taken by the Port and City to mitigate any potentially significant adverse impacts. The EIR analyzed the Proposed Project – the Sweetwater Park Plan (formerly referred to as "Plan A Option 2") and alternatives to the Proposed Project.
The Port, as lead agency, has prepared and circulated a Revised Draft EIR for the CVBMP. The Revised Draft EIR 60-day public comment period began on May 23, 2008, and ended August 7, 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, Senior Redevelopment Planner, at (619) 686-6283.
The response to comments, Mitigation Monitoring and Reporting Program, and Final Environmental Impact Report were prepared in 2010. These documents were presented to the Board of Port Commissioners for its consideration prior to certifying the Environmental Impact Report.
A draft Port Master Plan amendment has been prepared for 500-plus acres on the Chula Vista bay front. The plan, prepared by the Port, proposes changes to land and water use designations to accommodate the redevelopment of the Sweetwater, Harbor, and Otay Districts with a variety of uses, such as park, open space, ecological buffers, cultural, recreational, hotel and conference space, mixed use office/commercial recreation, and retail. The CVBMP also includes proposed in-water uses, including: a reconfigured marina basin and boat slips, a new commercial harbor, and realignment of the existing navigation channel.
In May 2010, the Board of Port Commissioners, the Chula Vista City Council and the City of Chula Vista Redevelopment Agency (RDA) held a joint hearing during which the CVBMP Final Environmental Impact Report was certified and each agency unanimously approved its respective amendments to the District's Port Master Plan and the City's Local Coastal Program.
The CVBMP was unanimously approved on August 9, 2012, by the California Coastal Commission.