2024 - General Plan
Annual Progress Report
City of Chula Vista
276 4th Ave, Chula Vista, CA 91910
Prepared by Robin Luna
2 TABLE OF CONTENTS
1.0 Introduction _______________________________________________________ 4
1.1 Purpose ................................ ................................ ................................ ................................ ..... 4
1.2 Content Requirements ................................ ................................ ................................ ............... 4
2.0 Background _______________________________________________________ 5
2.1 The General Plan Vision ................................ ................................ ................................ ............ 6
2.2 The General Plan Themes and Relation To This Document ................................ ....................... 6
2.3 General Plan Compliance with LCI’s General Plan Guidelines ................................ ................... 8
2.4 Tribal Consultation ................................ ................................ ................................ ..................... 8
3.0 Housing Element Report _____________________________________________ 9
3.1 Regional Housing Needs Allocation ................................ ................................ ........................... 9
3.2 Housing Element Implementation status ................................ ................................ .................. 10
3.3 Summary of Housing Production ................................ ................................ .............................. 10
4.0 Housing and Homlessness __________________________________________ 11
4.1 Funding and Grant Programs ................................ ................................ ................................ ... 11
4.2 Increased Funding for Homeless Prevention Program and Landlord Incentive program ........... 12
4.3 Tax-Exempt Bonds ................................ ................................ ................................ .................. 12
4.4 Amendments to Mobile Home Rent Control Services ................................ ............................... 13
4.5 Unsheltered Policy ................................ ................................ ................................ ................... 13
4.6 Updates to the Tenant Protection Ordinance ................................ ................................ ............ 13
5.0 Development Services _____________________________________________ 15
5.1 Community Facilities Districts ................................ ................................ ................................ .. 15
5.2 Park Master Plan for Deeann Baldwin Plaza ................................ ................................ ............ 16
5.3 Nakano Annexation Project ................................ ................................ ................................ ...... 16
5.4 Scripps Medical Facility and Parking Structure................................ ................................ ......... 16
5.5 Urbana 2.0 Project ................................ ................................ ................................ ................... 17
6.0 General Plan Amendments __________________________________________ 18
6.1 Safety Element Update ................................ ................................ ................................ ............ 18
6.2 Repeal of the Growth Management Element ................................ ................................ ............ 19
6.3 Otay Ranch General Development Plan and Sectional Planning Areas ................................ ... 19
6.4 Senate Bill 1000 and Senate Bill 1425 ................................ ................................ ..................... 20
7.0 Ordinance Amendments ____________________________________________ 22
7.1 Comprehensive Code Update ................................ ................................ ................................ .. 22
7.2 Housing Policy Updates ................................ ................................ ................................ ........... 23
8.0 City Projects - Highlights ____________________________________________ 24
8.1 Measure P Ballot Measure Renewal and Public Education ................................ ...................... 24
8.2 Chula Vista Bayfront ................................ ................................ ................................ ................ 24
8.3 Chula Vista Strategic Plan ................................ ................................ ................................ ....... 24
8.4 2024 Climate Action Plan Update................................ ................................ ............................. 25
8.5 Accessory Dwelling Units - Website, Standard Plans, Software ................................ ............... 25
8.6 Chula Vista Community Shuttle ................................ ................................ ................................ 25
8.7 Capital Improvement Projects ................................ ................................ ................................ .. 25
8.8 Regional Transportation Improvement Program ................................ ................................ ....... 26
8.9 Customer Service Improvements ................................ ................................ ............................. 26
9.0 Conclusion ______________________________________________________ 29
3 ACRONYM LIST
AB Assembly Bill
ADA Americans with Disabilities Act
ADU Accessory Dwelling Units
APR Annual Progress Report
CAP Climate Action Plan
CDBG Community Development Block Grant
CFD Community Facilities Districts
CIP Capital Improvement Program
CVMC Chula Vista Municipal Code
DIF Development Impact Fees
EJ Environmental Justice
EPR Electronic Permit Process
ESG Emergency Solutions Grant
GDP Otay Ranch General Development Plan
GPA General Plan Amendment
GMOC Growth Management Oversight Commission
HCD Housing and Community Development
HOME Home Investment Partnerships Act
HUD U.S. Department of Housing and Urban Development
LCI Office of Land Use and Climate Innovation MHRRC Mobile Home Rent Review Commission
OPR Governor’s Office of Planning and Research
OVRP Otay Valley Regional Park
PLHA Permanent Local Housing Allocation
RHNA Regional Housing Needs Allocation
SANDAG San Diego Association of Governments
SB Senate Bill
SHA Successor Housing Agency
SPA Sectional Planning Areas
TEFRA Tax Equity and Fiscal Responsibility Act of 1982
4 1.0 INTRODUCTION
California Government Code Section 65400 and 65700 requires all cities and counties within the state to submit a General Plan APR along with the Housing Element APR to LCI (formerly known as OPR) and HCD by April 1 each year. This General Plan APR satisfies that requirement by providing an overview of Ge neral Plan implementation in calendar year 202 4 and comparing it to state guidance and the General Plan’s “Vision 2020” for the City of Chula Vista. Specific topics in this report include:
Compliance with LCIs 2017 General Plan Guidelines
Housing Element Annual Progress Report Summary
General Plan Implementation Projects
General Plan Updates
Zoning Ordinance Amendments
1.1 Purpose
The purpose of the APR is to provide information to the public, local decision makers, and state agencies – primarily LCI and HCD. This information can be used to track progress in meeting local and state goals and to adjust the methods being used to meet those goals, as needed.
1.2 Content Requirements
California Government Code 65400 details the information that must be co ntained within the APR, although there is no prescribed format, sequence, or length for the report . The APR reviews activity related to the General Plan within the preceding Calendar Year and must be submitted to the state by April 1 of the following year. As such, this APR is for the period of January 1, 2024, through December 31, 2024.
5 2.0 BACKGROUND
California law mandates a City’s General Plan to be kept current. The City of Chula Vista does this through this annual review process, comprehensive updates, and targeted amendments.
Updates to entire elements are done as needed and include a look at underlying conditions and preferences. Amendments are typically smaller in scope and involve changing one part in a way that fits within the overall framework. Consideration of amendments are triggered by private applications or by direction from the City Council. The type of notice provided for the hearings depends on the type of proposed change but always includes a descriptive item on the meeting agenda, which is published in the newspaper. The Chula Vista General Plan contains the seven state -mandated elements of land use; circulation; housing; conservation; open space; noise; and safety, as we ll as optional elements to address the economic development and public services. Some elements are combined and re-titled to provide a better focus on the City's specific goals. Table 2 -1 identifies the location of mandatory and optional elements in this G eneral Plan. All elements are internally consistent and have equal legal status.
Element or Topic
Land Use
&Transport
ation
Economic
Develop-
ment Housing
Public
Facilities &
Services
Environ-
mental Safety
Land Use X
Circulation X
Housing X
Conservation X
Open Space X
Noise X
Safety X
Water X
Capital
Improvements/
Public Facilities
X
Community
Design X
Economic/ Fiscal
Development X
Parks and
Recreation X X
Energy X
Floodplain
Management X
Local Coastal
Plan X
Sustainable
Development X X
Transit-Oriented
Development X
State Law Mandatory and Optimal General Plan Elements and Topics Table 2-1
Mandatory Elements
Optional Elements and Topics
6 2.1 The General Plan Vision
The City’s 20 05 General Plan “Vision 2020” was shaped through extensive community dialogue, which identified key community issues/concerns, or “ critical elements ”, that were incorporated into the final document. These critical elements include:
A unique and beautiful physical environment
Healthy and well-planned neighborhoods
Abundant parks, open space, and recreation opportunities High-quality educational, cultural, and artistic resources A rich history, heritage, and strong sense of community
The General Plan responds to these critical elements with direction through the General Plan’s goals, policies, and possible implementation actions to achieve the “Vision 2020” which is a statement of Chula Vista’s desired future conditions, values, and characteristics.
2.2 The General Plan Themes
Seven major themes support Chula Vista's vision for the future and provide a foundation for the policies and action programs of the General Plan. Below is a summary of the City’s 2024 progress towards achieving the General Plan’s themes by implementing the General Plans goals, objectives, and policies.
Theme 1 - Strong Community Character and Image
Chula Vista continues to develop as a city with a distinct identity that its citizens are proud to call home. Key efforts that contributed to the City’s progress in achieving this theme in 2024 are found in:
Chapter 4.1 Funding and Grant Programs
Chapter 6.3 Otay Ranch General Development Plan and Sectional Planning Area Chapter 7.1 Comprehensive Code Update
Chapter 8.3 Chula Vista Strategic Plan
Theme 2 - Healthy and Sustainable Economy
Chula Vista continues to expand its local economy by providing a broad range of business, employment, and housing opportunities that support an excellent standard of living and improve the ability for residents to live and work locally. Key efforts that contributed to the City’s progress in achieving this theme in 2024 are found in:
Chapter 3.1 Regional Housing Needs Allocation
Chapter 3.2 Housing Element Implementation Status
Chapter 3.3 Summary of Housing Production
Chapter 4.3 Tax-Exempt Bonds
7 Chapter 6.2 Repeal of the Growth Management Element Chapter 7.1 Comprehensive Code Update
Chapter 8.2 Chula Vista Bayfront
Theme 3 - Strong and Safe Neighborhoods
Chula Vista continues to be a diverse, yet integrated, community that celebrates its neighborhoods as the building blocks that make it a great place to live. Key efforts that contributed to the City’s progress in achieving this theme in 2024 are found in:
Chapter 4.2 Increased Funding for Homeless Prevention Program and Landlord Incentive program
Chapter 4.4 Amendments to Mobile Home Rent Control Services Chapter 4.5 Adding “Service Providers” to the Chula Vista Municipal Code Chapter 4.6 Unsheltered Policy
Chapter 4.7 Updates to the Tenant Protection Ordinance Chapter 5.3 Scripps Medical Facility and Parking Structure Chapter 7.2 Housing Policy Updates
Theme 4 - Improved Mobility
Chula Vista continues to provide a wide range of convenient and affordable mobility options that allow people to go from where they are to where they want to be, in a safe; pleasant; rapid; cost-effective; and environmentally friendly manner. Key efforts that contributed to the City’s progress in achieving this theme in 2024 are found in:
Chapter 8.6 Chula Vista Community Shuttle
Chapter 8.7 Capital Improvement Projects
Chapter 8.8 Regional Transportation Improvement Program
Theme 5 - Healthy and Sustainable Community
Chula Vista is committed to the health and wellbeing of all its residents. Key efforts that contributed to the City’s progress in achieving this theme in 2024 are found in:
Chapter 6.1 Safety Element Update
Chapter 6.4 Senate Bill 1000 and Senate Bill 1425
Chapter 8.4 2024 Climate Action Plan Update
Chapter 8.9 Costumer Service Improvements
Theme 6 - High Quality Community Services
Chula Vista places a high priority on exemplary community services and facilities (such as police and fire protection, libraries, and parks and recreation), and continues to ensure that services and infrastructure expand to match needs created by growth and
8 redevelopment. Key efforts that contributed to the City’s progress in achieving this theme in 2024 are found in: Chapter 5.1 Community Facilities Districts Chapter 5.2 Park Master Plan for Deeann Baldwin Plaza Chapter 6.1 Safety Element Update
Chapter 6.4 Senate Bill 1000 and Senate Bill 1425
Chapter 8.1 Measure P Ballot Measure Renewal and Public Education
Theme 7 - Shaping the Future Through the Present and Past Chula Vista values its heritage and unique sense of place and manages change in a way that complements the important qualities and features that shape its identity. Key efforts that contributed to the City’s progress in achieving this theme in 2024 are found in:
Chapter 2.4 Tribal Consultation
Chapter 5.2 Nakano Annexation Project
Chapter 5.4 Urbana 2.0 Project
Chapter 8.5 Accessory Dwelling Units - Website, Standard Plans, Software
2.3 General Plan Compliance with LCI’s General Plan Guidelines LCI adopts and periodically revises General Plan Guidelines for the preparation and content of general plans including detailed information on statutory requirements of the mandated general plan elements. City staff periodically evaluates all state requirements and conducts the required updates or amendments as needed.
2.4 Tribal Consultation
In accordance with AB 52 and SB18 , tribal consultation is conducted prior to adoption or amendment of the General Plan, Specific Plans, Environmental Impact Reports, and Negative Declarations. Consultation includes identifying and addressing potential adverse impacts to Historical Resources, Unique Archaeological Resources, and Tribal Cultural Resources.
9 3.0 HOUSING ELEMENT REPORT
Every eight years, future housing needs are determined for each region of the state based on anticipated growth over a specified period of time (projection period) through the regional housing needs allocation (RHNA) process. The RHNA process uses projecte d population growth to determine housing and affordability needs relative to household incomes and provides estimates of how many new units are needed to meet those needs. SANDAG distributes this regional housing need to the County of San Diego (County) and all incorporated cities. Each recipient of a RHNA allocation must develop a plan (Housing Element) to accommodate the additional housing growth. The City is not required to build the dwelling units assigned through the RHNA process. Rather, the City is r esponsible for ensuring adequate land is zoned to accommodate projected housing development and to adopt and implement housing programs that promote and facilitate housing construction at all affordability levels without undue governmental constraints. The City’s most recent Housing Element was completed in 2021 for the eight-year planning period that ends in 2029.
3.1 Regional Housing Needs Allocation
The current RHNA and Housing Element period extends from 2021-2029 and is referred to as the “sixth cycle ” since it is the sixth required update since housing element law was majorly revised by the state legislature in 1980. The City’s sixth cycle RHNA allocation is 11,105 dwelling units which are broken down into different affordability levels based on regional need:
Table 3-2 shows progress made towards the City’s RHNA allocation during the 2021-2029, 6th cycle, as well as 2024 progress. The progress shown below includes all units built since the beginning of this 6th cycle. Yearly progress includes all u nits after the projection period, until the end of the referenced year.
Table 3-1
Income Category
Very Low 2,750 25%
Low 1,777 16%
Moderate 1,911 17%
Above Moderate 4,667 42%
Total 11,105 100%
NEW HOUSING CONSTRUCTION OBJECTIVES
2021-2029
RHNA Construction Need
10 3.2 Housing Element Implementation status
The 2021-2029 Housing Element contains four goals, 40 policies, and 66 programs intended to address the City’s housing needs.
3.3 Summary of Housing Production
As shown in Table 3 -3, in 2024, 481 housing applications were submitted to the City, representing a total of 673 proposed units. In 2023, 446 housing applications were submitted to the City, representing a total of 1,602 units. This is roughly a 7.8 percent increase in the number of applications received in the previous year. Table 3 -4 gives further insights on the project type for different housing applications this year.
RHNA
Allocation by
Income Level
Projection Period
06/30/2020 -
04/29/2021
2021 2022 2023 2024
Total Units to
Date
(all years)
Total
Remaining
RHNA by
Income
Level
Deed
Restricted 12 46 95 - 14 Non-Deed
Restricted - - - - -
Deed
Restricted - 65 276 58 41
Non-Deed
Restricted - - - - -
Deed
Restricted - - - - -
Non-Deed
Restricted - - - -
Above
Moderate 4,667 1,753 749 804 821 1,588 11,105
1,765 860 1,175 879 1,643 4,679 6,426 Total Units 2,597
1,378
1,911
540
Very Low 2,750
Low 1,777
Moderate 1,911
Table 3-2
153
399
-
4,127
Total RHNA
Income Level
2024 Units by Structure Type Entitled Permitted Completed 481 Single-family Attached 0 198 304
673 Single-family Detached 20 101 156
2 to 4 units per structure 0 111 21
673 5+ units per structure 232 987 675
0 Accessory Dwelling Unit 0 246 99
Mobile/Manufactured Home 0 0 0
Total 252 1643 1255
Total Housing Units Disapproved
Table 3-4Table 3-3
2024 Housing Applications Summary
Total Housing Applications Submitted:
Total Housing Units Approved
Number of Proposed Units in All
Applications Received:
11 4.0 HOUSING AND HOMELESSNESS
Building affordable housing today in California is an economically challenging endeavor that requires collaborative partnerships with public and private organizations to overcome market forces. The City partners with lenders, developers, nonprofits, and/or state and federal agencies to expand the supply of affordable housing opportunities by providing incentives, policies, and direct financial assistance. The Department of Housing and Homelessness Services is working to address the issues surrounding homelessness and give unhoused individuals a better opportunity to succeed and become self -sufficient. By offering a variety of programs, in addition to partnering with other agencies and service providers, the City seeks to better serve residents by removing barriers and providing access to a breadth of resources.
4.1 Funding and Grant Programs
As an entitlement community with HUD, the City of Chula Vista receives annual funding under three entitlement block grant programs: CDBG, HOME and ESG. As a recipient of these HUD funds, the City is required to adopt a five -year planning document entitled the Consolidated Plan, which describes the City's five -year strategy for use of these funds based upon the identified goals and objectives related to its housing and community goals and development priorities. Details on the
activities identified by the
City for the different grants
in Table 4.1 below. For the
2024/25 program year,
Chula Vista will receive
$2,353,427 in CDBG
Funds, $788,011 in HOME
funds, and $204,011 in
ESG funds. Additionally,
the City submitted the 2024
annual application for funds
of the PLHA grant from
HCD and approve d a Plan
Amendment that
12 complies with new PLHA program requirements.
4.2 Increased Funding for Homeless Prevention Program and Landlord Incentive program
Homelessness Prevention Program
In June of 2023 the Housing and Homeless Services Department implemented a Homelessness Prevention Program which assists clients on the verge of eviction. The program assisted 15 households in 2024. This program enables the City of Chula Vista to pay up to six months of missed rent and late fees to avoid eviction and potential homelessness. Keeping households in place has a direct impact on the health of the community as well as on the individual. In early 2024, the City allocated an additional $100,000 from the SHA funds with which the City anticipates being able to assist up to 15 additional households with rental arrears to maintain their current housing.
Landlord Incentive Program
Another barrier to accessing safe and permanent housing is the lack of the necessary rental and credit history. The Landlord Incentive Program. In 2024, the City allocated an additional $300,000 from the SHA to the Landlord Incentive Program. The incentive program includes the following:
A leasing bonus of $2,500 to a landlord willing to accept a tenant who was previously unhoused
Security deposit totaling 2 months’ rent
Payment of application and credit check fees up to $50 A contingency fund totaling up to $5,000 per unit to cover potential damages.
This program assists both the tenant & landlord in the rental market as it helps secure units for individuals who may not be otherwise accepted.
4.3 Tax-Exempt Bonds
In 2024, the Chula Vista Housing Authority adopted a resolution that updating its bond policies to require the Chula Vista Housing Authority to be the bond issuer for affordable housing developments except when a developer has a compelling reason to use an outside issuer. In accordance with the Tax Equity and Fiscal Responsibility Act of 1982 (TEFRA) t he City held multiple TEFRA hearings to give the public the opportunity to comment on the use of the proposed tax-exempt bond proceeds. 2024 TEFRA hearings are highlighted below:
13 Tax-exempt revenue bonds for the acquisition, construction, improvement and equipping of a multifamily rental housing development known as Congregational Place located at 305 E Street.
Tax-exempt facility bonds for the acquisition, construction, improvement and equipping of a multifamily rental housing project located at 178 Third Avenue. Tax-exempt bonds to finance and refinance the acquisition, rehabilitation, improvement and equipping of a 440 -unit qualified residential rental project located at 1250 Santa Cora Avenue.
4.4 Amendments to Mobilehome Park Rent Review Services
CVMC Chapter 9.50 (Mobilehome Park Space Rent Review), sets the annual rental increase to 0.75 of CPI. Mobilehome park owners can request to increase rental rates beyond the annual permitted rate, and residents have the right to dispute such increases. Historically, cases were heard by the MHRRC, however since 2012, no cases have been filed. In 2024, changes were to the Mobilehome Parks Space Rent Review process were adopted to improve access improve the process of by replacing the MHRRC with a Hearing Officer . This transition eliminates the MHRRC, simplifies the administrative fee collection, reduces staff costs, and addresses ongoing challenges with maintaining the Commission. Staff is committed to streamlining the administration of the Mobile Home Rent Review Ordinance, while ensuring a fair process for both park owners and residents.
4.5 Unsheltered Policy
In the last four years, the unsheltered crisis has grown within the City with a number of unsheltered doublings from prior years. Unsheltered persons frequently occupy public spaces and other places not meant for human habitation. In response, the City has developed and implemented a multi -faceted approach inclusive of initiatives, programs, and projects to address the needs of the unsheltered. However, the concentration of growing encampments has resulted in a public health and safety hazard that has adversely impacted the surrounding areas. In 2024, the City approved an ordinance that prohibits campsites and si tting, sleeping, lying, or storing personal property on public property at specific locations in the City.
4.6 Updates to the Tenant Protection Ordinance
On September 30, 2023, the state increased tenant protections via SB 567 that took effect on April 1, 2024. The City has amended Chapter 9 (Public Peace, Morals and Welfare) the Municipal Code to incorporate changes to state law and continues providing additional protections beyond state law. SB 567 adds additional requirements related to the
14 termination o f tenancy for no-fault bases through the amendment of California Civil Code Section 1946.2
15 5.0 DEVELOPMENT SERVICES
The City of Chula Vista Development Services Department assists the public in managing the development of the community to protect and pr eserve the quality of life, promote a sound economic base and appropriate design, and ensure safe construction, all in balance with the constraints of the City’s environment and resources. This section describes the completed and in-progress 2024 Developme nt Services Department efforts that implement and support the General Plan’s policies and/or implementation actions.
5.1 Community Facilities Districts
In 2024, the City has created new CFD for the City’s Citrus Bay and El Dorado Ridge project s to levy special taxes that will help achieve project specific mitigation. CFD for the City’s Citrus Bay and El Dorado Ridge projects are highlighted below:
El Dorado Ridge Project CFD
A Tentative Map and Mitigated Negative Declaration were approved on January 10, 2006, for the El Dorado Ridge Project . The Project is required to create a 4 -acre natural open space easement within the 11.5 -acre project site to protect environmentally sensitive habitat. In addition to the on -site open space easement, the project must provide an additional 5.5 -acre off-site habitat to mitigate for the Project’s biological impacts. In 2024, the City approved a CFD which will fund long-term maintenance in perpetuity by levying an annual special tax which will be collected on th e property tax bill of the subject properties. The funds collected will be transferred to the City and used to perform the maintenance and monitoring of the open space mitigation areas.
Citrus Bay CFD
The owner of the Citrus Bay project is, in the process of constructing a 244 for-sale, market rate townhomes on the former Sears site at the Chula Vista Center Mall. In connection with this development, the developer is required to construct a half -acre public park and pay certain DIF’s, and other fees associated with the project. The formation of the CFD will generate funding to construct the public park and build other public facilities with DIF funds.
16 5.2 Park Master Plan for Deeann Baldwin Plaza
In 2024, a Park Master Plan for the 1.41-acre Park located in Otay Ranch Village Two has been approved. The public park , named “ Deeann Baldwin Plaza”, will be privately maintained and owned by the Village of Montecito Homeowner Association with a public access easement placed in perpetuity that will allow the general public to enjoy the recreational facilities offered.
Construction of the park is expected to start in Fall of 2025 . T he master plan for the park includes the following elements:
Picnic tables/benches
Bean bag toss area
Two Bocce ball courts
Two community rocker benches
Two group picnic area under shade structures (rentable) Foosball table
Ping pong tables
Group gathering plaza with overhead festival lights
Large open lawn area
Seating areas within gardenesque planting areas
New additional accessible parking stall along Santa Victoria Road Park monument sign in the Montecito Community theme
Pedestrian orientated paved walkways & meandering DG pathways with lighting Bike racks
Pet waste stations
5.3 Nakano Annexation Project
On December 17 the City approved the development of up to 221 dwelling units consisting of detached condominiums, duplexes, and townhomes on a 23.77 -acre parcel generally located south of the Otay River and east of Interstate 805 . The Project incorporat es several pocket parks and publicly accessible trail connections to the OVRP and includes improvements to parking, landscaping, drainage, stormwater infrastructure, and associated utilities. Because the project site can only be accessed and receive services from the City of San Diego, the project has been additionally proposed to be annexed into San Diego. San Diego will go through their entitlement process in early 2025.
5.4 Scripps Medical Facility and Parking Structure
As part of the redevelopment of the Chula Vista Center Mall the Planning Commission approved the construction of a three -story, 75,884-square foot medical official building
17 and a four -story, 372 -space parking garage on a 2.43 acres portion of an existing surface parking lot for the mall.
The new medical office will offer variety of services including a pharmacy, urgent care, laboratory, exam rooms, physician offices, clinic space, and physical therapy. Construction of the project has started in the summer of 2024.
5.5 Urbana 2.0 Project
In 2024, the Chula Vista Planning Commission approved the construction of a seven -story apartment building with 208 market -rate rental units, underground parking, and a rooftop terrace with a pool. The proposed building will have four walk -up studio units, 94 studio units and 110 one-bedroom units, ranging in size from 355 square feet to 657 square feet and will be situated between the first Urbana project and the Veterans Administration building on H street.
18 6.0 GENERAL PLAN AMENDMENTS
6.1 Safety Element Update
In 2018, the Governor signed into law SB 1035. The law requires local jurisdictions to update their General Plan’s Safety Element upon each revision of the housing element or local hazard mitigation plan, but not less than once e very eight years. Each update is required to address new information relating to flood, fire hazards, climate adaptation, and resiliency strategies applicable to the city or county that was not available during the previous version of the safety element. In April 2024 , the City adopted its Safety Element to meet the requirements of SB 1035 and several other State bills that require amendments to the General Plan’s Safety Element as listed below:
Update flood-related information and strengthen flood protection measures (AB 162) Local Hazard Mitigation Plan integration or incorporation by reference into the Safety Element (AB 2140)
Identification of evacuation routes and access to two or more ev acuation routes for residential areas (SB 1241)
Consultation with Cal FIRE and the Department of Conservation on wildfire policies (SB 1241)
Analysis of evacuation routes to include the safety, viability, and capacity under a range of emergency scenarios (AB 747 and SB 99)
The adoption of the Safety Element assisted the City in achieving the Fire Risk Reduction Community List designation. The Fire Risk Reduction Community List, pursuant to California Public Resource Code §4290.1, is a list of local agencies located in a very high fire hazard severity zone that meet best practices for local fire planning. Inclusion on the list gives the Chula Vista Fire Department increased qualification for grant opportunities and allows for Chula Vista residents to potentially qualify for reduced fire insurance rates, and/or fire insurance rates that would not escalate. As required by California Government Code §65302, the draft Safety Element was submitted to and was reviewed by the California Board of Forestry and Fire Protection. The Board held a meeting on April 9, 2024, to discuss the City’s draft Safety Element. The Board’s final review determined that the City’s Safety Element ha d adequately addressed and mitigated the City’s wildfire risk and me t the fire safety planning requirements outlined in Government Code §65302.
19 6.2 Repeal of the Growth Management Element
In 2022, the City Council approved revisions to the General Rules , structure, and scope for various City Boards and Commissions.
Among the changes was the dissolution of the GMOC. The GMOC was originally formed, in part, to provide an independent annual review of the effectiveness of the General Plan regarding development progress within th e City. Additionally, annual reviews were conducted reviewing the implementation of the Growth Management Element of the General Plan and the Growth Management Program. The dissolution of the GMOC resulted from the depletion of vacant land east of Interstate 805 to the eastern city boundary, and the progression of building out previously approved SPA s since 2014. In addition, legislative actions signed by the Governor of California in recent years make any growth management -related measures an impermissible barrier to increasing the supply of housing and in direct contradiction to state law(s). As a result, the City removed the remaining vestiges of the GMOC and the Growth Management Element in its entirety in 2024 within the following documents:
the General Plan;
the General Plan Implementation Plan;
the City’s Public Facilities Financing Plan Guidelines; and several titles within the CVMC.
6.3 Otay Ranch General Development Plan and Sectional Planning Areas The Otay Ranch GDP was adopted by the Chula Vista City Council and the San Diego County Board of Supervisors on October 28, 1993, after a five-year planning process. The plan covers the 23,000-acre Otay Ranch properties and aligns with and implements the City of Chula Vista General Plan in eastern Chula Vista. Since its adoption, the Otay Ranch GDP has been amended several times to address village-specific planning issues. Both the City and the County implement the GDP through additional, more detailed planning processes prior to the subdivision land. In Chula Vista, the City requires the preparation and adoption of SPA plans, which include district regulations and provide a more detailed planning process. In 2024, the City Council approved several amendments to the GDP and SPAs, summarized below:
Village 8 East SPA Amendment
In May 2024, the Chula Vista City Council approved an amendment to the Village 8 East SPA Plan. The amendment included changes to the residential product mix by removing medium - density single -family residential uses, adjusting the alignment of internal str eets,
20 accommodating interchange designs for State Route 125, replacing mixed -use land with Village Core land uses, and expanding the Village Core into the northern portion of the SPA.
Revisions were also made to the configurations of the Community Purpose Facility, Neighborhood Park, and school sites. The total number of authorized units in Village 8 East remains 3,276, spread across 18 parcels.
Otay Ranch Freeway Commercial Spa Amendment
In early 2024, the City approved changes to the Otay Ranch Freeway Commercial SPA Plan, adding medical offices as a permitted use within the C/MU (Commercial Mixed-Use) zone.
The amendment also authorized administrative approval of minor modifications to previously approved Design Review permits by the Zoning Administrator through a Substantial Conformance Review process. Medical offices were not previously included in the SPA’s land use regulations. This change allows medical offices by right to attract a neighborhood-serving facility, which will be targeted for the ground floor of a previously approved mixed-use development along Town Center Drive.
Late in 2024, the City approved additional changes to the Otay Ranch Freeway Commercial SPA Plan, an addendum to the associated FEIR 02-04, and a zone change to modify the land use plan. The previously entitled commercial space was amended from 960,000 square feet to 816,000 square feet and now incorporates a mixed-use residential designation allowing up to 840 multifamily dwellings with optional ground-floor commercial space. The project will include redevelopment of approximately 37,500 square feet of existing commercial space within the existing Otay Ranch Town Center mall in addition to providing approximately 2.56 acres of usable parkland and an enhanced plaza space.
6.4 Senate Bill 1000 and Senate Bill 1425
SB 1000 – Environmental Justice Element
The City’s Environmental Element currently includes goals, policies, and objectives addressing Environmental Justice throughout the City. However, the City is actively seeking funding to support the development of a new separate Environmental Justice Element for the General Plan and is on the department priority list for 2025.
SB 1425 – Open Space Element Update
SB 1425 r equires an Open Space Element update by January 1, 2026 . This bill requires the Open Space Element to include plans and action programs that address climate resilience,
21 climate equity, and “rewilding”. Staff anticipates the updated Open Space Element to begin in 2025 be completed by 2026.
22 7.0 ORDINANCE AMENDMENTS
7.1 Comprehensive Code Update
In 2024, the City processed revisions to the CVMC through a comprehensive code update that aimed to further streamline and clarify processes and regulations, fix outdated references, and comply with state law. The comprehensive code update was split into four (4) broader categories: Jurisdictional/Procedural, State Law Compliance, Land Use and Development, and Process Improvements. Find each category highlighted below:
Jurisdictional/Procedural
This category includes revisions to jurisdictional or procedural changes:
Clarifying the permitting authority within the public right -of-way within Title 12 (Streets and Sidewalks)
Clarification on items being heard at any City Council meetings to be consistent with the City Charter
State Law Compliance
This category includes revisions for state law compliance:
Dwelling unit allowances under Senate Bill 9 Urban Lot Splits; and ADU size requirements, pursuant to Government Code section 66321
Land Use and Development
This category covers the revisions within Title 19 regarding use or development standards:
Electric Vehicle sales and services
R-3 zoning designation density requirements
Temporary and permanent storage containers
Recreational vehicle storage and habitation
Home occupations (home-based businesses)
Process Improvements
This category includes updates to existing processes for projects and/or permits. This includes the following items:
Substantial conformance review
Use determinations
Planned sign program approval authority
Coastal development permit and design review permit approval findings Design review permit requirements
Rebuilding non-conforming structures
Initiating amendments to policy documents
23 Development project conformance with the City’s trash hauling requirement
7.2 Housing Policy Updates
The City provided updates to commitments made in the City of Chula Vista’s 2021 -2029 Housing Element to facilitate increased production and improved oversi ght of affordable housing development in Chula Vista. The se updates to the Housing Policy amended various sections of CVMC Title 19 (Planning and Zoning), including aligning the City’s density bonus with state law; codifying an inclusionary housing ordinance; making minor revisions to the City’s objective design standards; and establishing new chapters setting forth requirements for marketing and leasing affordable units , as well as for the sale of affordable homeownership units. Additionally, the City appr oved measures that streamline fee exemptions for 100% affordable projects and enhance oversight over affordable projects.
24 8.0 CITY PROJECTS - HIGHLIGHTS
8.1 Measure P Ballot Measure Renewal and Public Education In 2016, voters approved Measure P, a 10 -year one-half cent general sales tax. Collection of this general sales tax began in March 2017 and was anticipated to raise $245 million for high priority infrastructure needs within the City during the collection period. As the end of the 10- year term of Measure P approached, the City contracted with TeamCivX in 2023 to gauge voters’ opinions regarding the quality of life and services provided by the City of Chula Vista and the feasibility of renewing Measure P. In 2024, the City approved an additional agreement with TeamCivX which allowed the City to further educate the public through awareness and develop a potential similar ballot measure. Measure P renewal was placed on the November 2024 Ballot and passed with 73% in favor of renewal.
8.2 Chula Vista Bayfront
A partnership between the Port of San Diego and City of Chula Vista, the redevelopment of the 535-acre Chula Vista Bayfront envisions a world-class destination in the South Bay – a unique place for people to live, work and play. It is designed to create new public parks and recreational adventures, improve the natural habitat, offer new dining and shopping options, provide a world-class hotel and convention center, all for residents and coastal visitors to enjoy. T he Gaylord Pacific Resort and Convention Center is currently in construction and is anticipated to open in summer 2025. The Sweetwater Park began construction in the fall of 2023 and is anticipated to be completed in early 2025.
8.3 Chula Vista Strategic Plan
In 2024, the City kicked-off a robust community engagement effort for the 2025 Strategic Plan.
A total of six workshops were held in late November and early December. Community input is an essential part of this process as the City seeks to establish a vision that represents those who live, work, own a business, attend school, or visit the City of Chula Vista.
In the interactive workshops, participants shared thoughts about their experiences living or working in Chula Vista such as what City facilities or services they use, as well as what is good about the City and their communities and what could be improved. The community workshops included four in -person community meetings, one meeting for local business owners or
25 managers, and one virtual meeting that provided opportunities for the general community to contribute to the discussion. Spanish language translation was offered at each meeting.
8.4 2024 Climate Action Plan Update
In 2017, the City of Chula Vista adopted its Climate Action Plan (CAP) as a roadmap to reduce greenhouse gas emissions and protect the environment. Since then, the City has made significant progress in achieving many of the plan’s goals and strategies. However, given the changes in our community and the world since 2017, an u pdate to the CAP was necessary to promote a healthier, more equitable community while strengthening our commitment to environmental sustainability. In 2024, staff hosted multiple workshops at all three Chula Vista Library locations to inform residents and gather feedback on this important update. After incorporating community input, staff anticipates presenting the updated CAP to the public in 2025.
8.5 Accessory Dwelling Units - Website, Standard Plans, Software In 2023, the City received a Housing Acceler ation Program grant from SANDAG to develop tools to assist homeowners interested in constructing ADUs in Chula Vista. In 2024, City staff created and implemented these tools, which include a comprehensive resource page on the City’s website, standard ADU p lans to streamline design review, placement software to visualize ADUs on properties, and a pilot program through matching funds to provide forgivable loans to homeowners who agree to construct and rent ADUs at affordable rates
8.6 Chula Vista Community Shuttle
Since June 2022, The City has been offering affordable eco -friendly rides in Chula Vista through Circuit. The all-electric shared vehicles reduce emissions and traffic congestion in the community while creating jobs and promoting local businesses. In 2024, the Chula Vista service was open to riders under the age of 55 for a fare of $2 per rider. Riders 55 and older will continue to enjoy free rides.
8.7 Capital Improvement Projects
The City has undertaken a wide range of Capital Improvement Project s, with multiple projects progressing through design or construction in 2024. Find a list of projects below:
Construction Phase Projects
Sidewalk Gap Third Ave W/S Orange Ave to Anita St, E/S Anita St to Zenith St
26 Sidewalk Replacements (Citywide)
Heritage Road Bridge
Eucalyptus Park Renovations
Design Phase
Street Improvements for Alpine Avenue
Sidewalk Panel Replacement Citywide
Bayshore Bikeway Improvements
“F” Street Promenade Improvements
Telegraph Canyon Road Raised Median Improvements
8.8 Regional Transportation Improvement Program
Since 1987, the voters of San Diego County authorized a half-cent increase in the countywide sales tax through 2048 to fund specified transportation programs and projects. One third of the revenues generated by the tax are allocated by SANDAG to the local agencies for local street and road purposes. In 2024, SANDAG provided the member agencies with an updated Transnet Revenue Forecast for the Local Street Improvement Program, covering fiscal years 2024-25 throu gh 2028 -29. The following are the major projects that will be included for TransNet funding in fiscal year 2024-25:
Congestion Relief Projects
Traffic Signal System Optimization
Major Pavement Rehabilitation
Raised Median Improvements
New Sidewalk Improvements
Maintenance Projects
Pavement Management System
Minor Pavement Rehabilitation Program
Major Pavement Rehabilitation
Advance Planning Studies
School Zone Traffic Calming
Neighborhood Traffic and Pedestrian Safety Program
Traffic Signing. Studies and Signal Upgrade
Traffic Monitoring Program
ADA Pedestrian Curb Ramps
8.9 Customer Service Improvements
In 2024, the City of Chula Vista’s Development Services Department launched an electronic plan submittal and review software system (EPR) that allows the City to accept
27 development and building permits online for all new projects. The 2024 launch expanded the existing digital permitting process that had been available in previous years for a limited number of permit types. This effort is expected to create a more efficient and effective way for the City to process permits by using data and technology to improve transparency and performance.
Staff can now review construction plans electronically through the implementation of EPR and the system allows for customers to review project status and comments in a timelier fashion by using the City’s Citizen Access web portal. Additionally, technology advancements were also made this year to enhance the in-person payment processing experience with the integration of Tyler Cashiering software which has helped modernize the intake of customer payments.
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9.0 CONCLUSION
The City's General Plan guides the use and protection of the City's various resources to meet community purposes. It reflects consensus and compromise among a wide diversity of citizens' preferences, within a framework set by state law. The General Plan is published in separately adopted elements, each containing policies and implementing programs. The General Plan Annual Report summarizes the major programs in these elements that saw activity in 2024.