Chula Vista Bayfront Update
Chula Vista City Council
Vice Chair Ann Moore
2 Chula Vista Bayfront Master Plan
Transformation in Progress – Phase 1
3 Chula Vista Bayfront Master Plan
Transformation in Progress – Phase 3
4 Unsolicited Proposal Overview
• Sports and hospitality
concept affiliated with an
elite professional athlete
• Complementary uses
include:
• Popstroke
• Water Polo academy
• Retail village and dining
• Health and wellness facility
• IMAX theatre
• Multi-purpose stadium
• Blue tech & aquaculture
space
• Parking
5 Divaris Group of Companies
Mr. Gerald Divaris Chairman and CEO
4525 Main Street, Suite 900
Virginia Beach, VA 23462
(757) 497
-
2113
[email protected]
www.divaris.com
The McGarey Group, A Divaris Group Company
Mr. F. Denver McGarey, CEO and President
12 Elkton Drive
Pinehurst, NC 28374
(910) 758
-
0098
[email protected]
www.themcgareygroup.com
Tucker Sadler Architects
Mr. Greg Mueller, Design Principal and CEO
1747 Hancock Street, Suite A
San Diego, CA 92101
(619) 277
-
9478
[email protected]
www.tuckersadler.com.com
5 6
Port Master Plan – Chula Vista Bayfront
Project list for the 124-acre Otay District (Phase 3)
includes:
• 237 space RV park (Commercial Recreation at 14
acres)
• Roadway and infrastructure improvements
• Wetland and upland habitat creation, restoration and
enhancement (Telegraph Canyon Creek and no-touch
buffers)
• 24-acre passive public park
• Two parcels designated Industrial Business Park (O-1
at 18 acres and O-4 at 28 acres)
• From CCC staff report: “No specific projects are
proposed in the area designated Industrial Business
Park, and future development projects in those areas
would require a PMPA.”
7 Recent Actions
1. Board of Port Commissioners received a presentation on July 15 a. Considered Port Code and Board Policy surrounding unsolicited proposals. b. Considered relevant factors including:
• Market demand/location
• Unique project features
• Strength of development team
• Time and resource savings.
2. Board voted unanimously to:
a. Adopt a resolution waiving the requirement for a competitive process pursuant to Board of Port Commissioners Policy No. 360; and
b. Adopt a resolution authorizing staff to negotiate and enter into a six (6) month Exclusive Negotiating Agreement (ENA) with The McGarey Group.
8 What the ENA is Not
• It is NOT a Development Agreement.
• It is NOT a Lease of Port land.
• It is NOT a Financing Agreement.
• It is NOT a formal CEQA review.
• It is NOT a Funding Commitment by the Port.
• It is NOT a "Deal."
The ENA is an opportunity for preliminary discussions and negotiations and additional study, evaluation and advancement of its concepts. 9 Next Steps
1. Negotiate and Enter into 6-Month ENA with Developer
a. Confirm agreement between elite professional athlete and developer b. Prepare market study for primary and adjacent uses
c. Confirm the need for geographic exclusivity based on market study d. Explore project description/understand adjacent uses e. Outline preliminary development/entitlement approach f. Negotiate labor agreements
g. Develop public outreach plan
h. Develop community benefits plan
i. Conduct outreach to CVB stakeholders, City of Chula Vista, WAG and public
2. District to engage in preliminary discussion with State Lands during ENA
3. Report to Board at a future Open Session meeting.
Divaris Group of Companies
Mr. Gerald Divaris Chairman and CEO
4525 Main Street, Suite 900
Virginia Beach, VA 23462
(757) 497
-
2113
[email protected]
www.divaris.com
The McGarey Group, A Divaris Group Company
Mr. F. Denver McGarey, CEO and President
12 Elkton Drive
Pinehurst, NC 28374
(910) 758
-
0098
[email protected]
www.themcgareygroup.com
Tucker Sadler Architects
Mr. Greg Mueller, Design Principal and CEO
1747 Hancock Street, Suite A
San Diego, CA 92101
(619) 277
-
9478
[email protected]
www.tuckersadler.com.com 11
Introduction
Greg Mueller
CEO & Design Principal
Tucker Sadler Architects, a nationally certified minority- owned, and small business enterprise, is based in San Diego with a six-decade legacy of delivering complex, high-profile projects across the U.S. and abroad. Known for inclusive design and deep community engagement, Tucker Sadler
fosters trust and collaboration among diverse stakeholders to create vibrant public spaces rooted in community pride.
The firm’s portfolio spans every building type and sector, with a longstanding reputation for quality, accountability, and lasting client relationships.
12 13
A World Class Team
• Westgate Entertainment District Glendale, AZ
• Ka Makana Ali’i Shopping Center West Oahu, HI
• Virginia Beach Town Center Virginia Beach, VA
• Gallery Place Washinton, DC
• Atlantic Station Atlanta, GA
• Desert Ridge Marketplace Phoenix, AZ
• Modelo Mixed Use Development Commerce, CA
• Hanover Broadway Retail Oakland, CA
• Manchester Pacific Gateway San Diego, CA
• Harbor Park at Cabrillo Way San Pedro, CA
• Bryant Street Pier Development San Francisco, CA
13 Westgate Entertainment District turned former agricultural fields into a vibrant, high-density mixed-use district. Today, it’s a dynamic hub of light, sound, and energy—anchoring Glendale’s sports, retail, and entertainment scene.
Westgate Entertainment District
Anchored by a Multi-Purpose arena and a
30-screen theater, the Entertainment
District features:
• Six 15-story office towers
• Three hotels
• Six 10-story residential/retail lofts
• Expansive event lawns
• 223 Acres at full build out
• 8 million SF of retail, residential,
hotel, and office space
• 612,000 SF multi-purpose arena
• 1.7 million SF stadium
• 78,000 SF theater and arts center
14 • Destination hub for sport, waterfront vitality, and Chula Vista pride -- a unique convergence of culture, community, and coast.
• Latinx and cross-border culture embedded throughout retail, dining, and gathering spaces reflect regional identity.
• Capturing demand from the 7.1M-strong Cali-Baja Region -- a magnetic draw for a vibrant, binational audience.
A Global Destination
15 The Rise of Racket Sports in North America
• Racket Sports have seen explosive growth across North America, with participation surging by double and even
triple digits for four consecutive years.
• Pickleball has now surpassed 19 million players in the U.S., solidifying its title as fastest growing sport in America.
• Tennis participation in the U.S has grown by 34% since 2019, rising from 17.7 million players to over 25.7 million in 2024.
16 • Inclusive design throughout the site – Universal accessibility ensures ease of use for individuals of all physical abilities.
• Accessible athletics for all ages with affordable access to professional grade sports education.
• Programs for underserved & at-risk youth-- Sports and mentorship opportunities for local youth, including those with disabilities. • Health and wellness education – Integrated programs focused on physical fitness, nutrition, and mental well-being for all ages.
A Destination for All
17 Job creation at every level – From construction to operations, the project creates meaningful employment across the San Diego region.
Commitment to union labor – The Development team has signed an MOU with regional unions and looks forward to negotiating Project Labor Agreements (PLA).
Regional economic boost - Drives year-round activity through new restaurants, retail, events, and recreation.
Stewardship of the waterfront – Revives an underutilized shoreline with lasting public access, ecological care, and year-round activation.
Opportunities for Sports Scholarship Programs – Supports pathways to higher education through athletic excellence.
Wide range of certification programs: Yoga, Fitness, Nutrition, Lifeguard, Management, Operations, and more.
Educational Programs for Regional K-12 and Higher Education through partnerships with the sports programs, theater, and wellness center Local, Regional, and International Tournaments – Attracts visitors and strengthens Chula Vista’s role as a global sports destination.
Regional Community Benefits
18 • 64.9 acres of open space (51% of the site) – Prioritizes nature, walkability, and gathering spaces throughout the development.
• Community outreach and engagement – Ensures South Bay residents are directly and actively involved in wellness programs, sports, cultural events, and activities across the property.
• Discounted rates for the South Bay community – Ensures affordability and equitable access to facilities and programs.
• Exposure to new sports and experiences – Introduces youth and families to a range of sports they might not otherwise access.
• Water Polo, Swimming, Tennis, Golf, Padel Ball
• Additional playing fields for Soccer, Rugby, Lacrosse, Baseball • Inclusion of local artisans, merchants, and retailers – Showcases South Bay’s unique culture and supports small business growth. • Reconnect the South Bay community to the waterfront – creates new public spaces and waterfront access for the community.
South Bay Community Benefits
19 20
Master Plans Comparison
PROPOSED LAND USE DEVELOPMENT PLANLOCALLY APPROVED LAND USE DEVELOPMENT PLAN
CITY OF CHULA VISTA & PORT OF SAN DIEGO
Source: www.portofsandiego.org
• 2,828,105 / 64.9 ACRES OF OPEN AREA
(INCLUDES ACTIVE, PASSIVE, BUFFER AND PUBLIC ZONES)
• 300,00 SF RETAIL / CULTURAL DEVELOPMENT
• 1,418,000 SF - SPORTS/ WELLNESS DEVELOPMENT
(INCLUDES POPSTROKE, WATERPOLO, TENNIS, SOCCER AND SPORTS WELLNESS) • 722,970 SF - HOTELS
• 464,250 SF - OFFICES / BUSINESS ZONE
Pangaea Campus Plan
21 Pangaea Open Space Plan
22 Built-In Environmental Protections
• 22.9-acre “No T ouch Buffer” (Lot OP-2A): Native habitat restoration planned to offset impacts and enhance ecosystem function
• 100-foot buffer zones maintained from Wildlife Refuge and J Street Marsh
• No public access to buffer areas
• Bird-strike mitigation through downward-shielded lighting, non-reflective building design, and glass articulation
• Only native plants in buffers and restoration areas
• No trees in or near buffers to prevent raptor
perching/nesting
23 Aerial View
24 Aerial View
25 26
Retail / Entertainment and Dining
Plaza
27 Elite Athlete Sponsored Sports Centre Campus
Viewing Theatre
28 29
Hotel & Wellness Center
30 Retail / Entertainment Aerial View
31 6
-
8 Water Polo Academy Aerial View
32 Incorporating the Big Idea
During the Exclusive Negotiation
Agreement (ENA) process, the
Development Team will:
• Enter into an ENA with the
Port of San Diego
• Negotiate Project Labor Agreements
(PLAs) with the Unions
• Identify key partners in the development
• Develop public outreach participation
plan
• Develop community benefits plan
33