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November 18, 2025
ITEM TITLE
Certify Final Environmental Impact Report and Mitigation Monitoring and Reporting Program: Amend the Chula Vista General Plan and Bayfront Local Coastal Program; Approve the Rohr Wohl Specific Plan, a Tentative Parcel Map, and Coastal Development Permit
Report Number: 25-0233
Location: Generally, west of Interstate 5, north of H Street, east of Marina Parkway, and south of G Street, approximately 0.5 mile east of the San Diego Bay (APNs: 571-330-35 through 571-330-45) Department: Development Services
G.C. § 84308 Regulations Apply: Yes
Environmental Notice: A Final Environmental Impact Report (EIR22-0003; SCH #2022100138) and related Mitigation Monitoring and Reporting Program have been prepared for the Project in compliance with the California Environmental Quality Act.
Recommended Actions
Conduct the public hearing and take the following actions:
A. Adopt a resolution certifying Fin al Environmental Impact Report EIR22 -0003 and approving the related Mitigation Monitoring and Reporting Program; approving amendments to the Chula Vista General Plan and the Chula Vista Bayfront Local Coastal Program Specific Plan (MPA21-0021); and approving a Tentative Parcel Map and a Coastal Development Permit for a four (4)-lot subdivision; and
B. Place an ordinance on first reading to adopt the Rohr Wohl Specific Plan and to incorporate the associated zoning changes to the Chula Vista Bayfront Local Coastal Program Land Use Plan . (First Reading)
SUMMARY
PW Wohl G Street, LLC and Wohl Property Group, LLC (collectively, “Applicant” or “Developer”) propose s a coordinated set of land use actions that together comprise the Rohr Wohl Project (“Project”) . The Project includes the Final Environmental Impact Report (EIR22 -0003) and related Mitigation Monitoring and Reporting Program (“MMRP”), amendments to the Chula Vista General Plan and the Chula Vista Bayfront P a g e | 2
Local Coastal Program (“LCP”) to update land use designations; creating the new Rohr Wohl Specific Plan to establish a detailed framework for land uses, infrastructure, and design standards , and related zoning changes from General Industrial (IG) to a mix of business park, regional technology park, light industrial, commercial retail, office, and visitor -serving uses. The Project also includes approval of a Tentative Parcel Map (“TM”) consistent with the Specific Plan and issuance of a Coastal Development Permit for a four (4)-lot subdivision and associated improvements.
ENVIRONMENTAL REVIEW
The Project has been reviewed for compliance with the California Environmental Quality Act (“CEQA”) and determined that the Project could result in significant impacts on the environment. Because significan t impacts were identified that cannot be clearly mitigated to a level of insignificance without further analysis, a Final Environmental Impact Report (“EIR”) and MMRP have been prepared (EIR22 -0003; SCH #2022100138) and included as Attachments 3 and 3.13, respectively.
In accordance with Section 15161 of the CEQA Guidelines, the EIR was prepared as a project EIR. Because the Project involves the redevelopment and repurposing of land that has been used for industrial activities, the EIR focuses primarily on the environmental changes that would result from approval of the Project. The EIR identified four areas of project implementation that could potentially have significant environmental impacts: air quality, biological resources, cultural resources, and geology and soils.
Chapter 1 (Table 1 -1) of the Final EIR provides a summary of the environmental impacts that could result from implementation of the Project and identifies feasible mitigation measures that will reduce or avoid all potentially significant environmental impacts. These mitigation measures are listed in the MMRP, which is part of the Final EIR and are required to be implemented by the Project through conditions of approval of the TM. Implementation of these mitigation measures will avoid the imp acts or mitigate the impacts to a point where no significant environmental impacts would occur.
Comments on the Draft EIR
The Draft EIR was available for public review and comment from August 26, 2024, to October 9, 2024. While there were no comments rece ived from individual members of the public, comments were received from several agencies including the California Department of Fish and Wildlife, the California Department of Toxic Substances Control, the California Coastal Commission, Sweetwater Authority, and the San Diego Unified Port District (“Port”).
In response to the Port’s request for additional time to review the Draft EIR, the review period was extended beyond the standard 45-day public review period, which originally ran from August 26, 2024, to October 9, 2024. The City of Chula Vista (“City”) received the Port’s final written comments on March 4, 2025.
The City’s responses to all Draft EIR comments, including those submitted by the Port, were published on the City’s website on August 20, 2025. Furthermore, City staff met with Port representatives on August 22, 2025, to discuss the City’s responses and the upcoming Planning Commission hearing. Many of the submitted comments focused on concerns about impacts to sensitive environmental areas suc h as the Sweetwater Marsh between F and G Streets, how future development within the Project will occur and be approved, potential effects on surrounding existing and planned developments, and the Projects anticipated traffic and P a g e | 3
infrastructure impacts. Al l comments received concerning the Draft EIR have been fully addressed in the Final EIR within the Response to Comments.
BOARD/COMMISSION/COMMITTEE RECOMMENDATION
Public notice for the Planning Commission hearing was published and mailed 20 days in advance, in accordance with Assembly Bill 2904. On August 27, 2025, the Planning Commission voted 6 -0 to adopt Resolution No. 2025-06, recommending that the City Council approve the Project. During public comment on this item, a representative from the Port raised concerns regarding the notification process for the Draft EIR and the hearing itself. The Port also questioned the adequacy of the City’s responses to the Port’s comments on the Draft EIR. Specific concerns included the Port’s role as a responsible agency under CEQA, the overall adequacy of the EIR, and potential impacts on the adjacent Sweetwater Marsh.
A follow-up meeting with the Port was held on September 25, 2025, to further address issues raised by the Port during the Planning Commission hearing on the Project . All comments received from the Port were thoroughly reviewed and responded to in the Final EIR and responses are summarized below.
Responsible Agency
The Port has indicated that future development associated with the Project may require offsite improvements within the District Tidelands. As such, the Port anticipates that certain Project components — either as part of this proposal or future phases — could require discretionary real estate agreements and/or permits issued by the Port prior to construction of any offsite infrastructure improvements. In light of this potential involvement, the Port has formally requested designation as a responsible a gency under CEQA.
The initial TM included plans to install two new storm drain connections along H Street and to retain an existing storm drain. These proposed connections would have crossed landscaped areas and tied into existing stormwater infrastructur e beneath H Street. However, after further evaluation, the Applicant has elected not to pursue the two new storm drain connections. As a result, no Port -issued permits, approvals, or entitlements are currently required for this component of the Project.
EIR Adequacy
The Port expressed concern that the Draft EIR relied on assumptions intended to represent the most impactful development scenario but did not clearly state whether additional CEQA review would be required once specific Project details are final ized. The Port further noted that future phases of development could potentially exceed the impacts analyzed in the Draft EIR, resulting in an underestimation of environmental effects.
In response, the Applicant clarified in the Final EIR that all future development within the project area would be subject to the analysis and mitigation measures contained in the certified EIR. Should any subsequent development proposals result in impacts beyond those disclosed and studied in the EIR, further environmental review under CEQA would be required at that time to evaluate , and potentially to mitigate, those additional impacts.
Sweetwater Marsh
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The submitted Port comment letter stat ed that the Project Site is approximately 250 feet from the Sweetwater Marsh — closer than the 310 feet cited in the Draft EIR. Based on this proximity, the Port argued that the Draft EIR should have included a more detailed analysis of potential impacts on marsh -related species. The Port also recommended adding mitigation measures, inclu ding a requirement for electric construction equipment or equipment operating below 60 decibels, to minimize noise impacts on sensitive wildlife in the marsh and nearby Bay areas. At the Planning Commission hearing, the Port representative expressed that the City's responses to these concerns were inadequate and did not fully address the potential impacts to the marsh.
In response, the Applicant clarified that an active industrial use exists between the Project Site and the marsh, which would act as a buffer and further reduce potential impacts. Proximity to the marsh was determined by using Google Earth and measured from the nearest property line of the Project Site to the marsh. Local Coastal Plan Policy EM.1.E.2 recommends buffer widths of 100 feet from w etlands and the Project Site is greater than 100 feet from the wetlands, as verified in Figure 4 of the Biological Resources Report of the DEIR. Additionally, the Project incorporates mitigation measure AQ -3, which requires the use of electric construction equipment and temporary electrical hookups to avoid diesel-powered tools. Diesel generators are prohibited unless electric power is not yet available. Noise measurements taken near the marsh in May 2025 recorded ambient levels below the 60 dBA threshold u sed to protect sensitive wildlife. The construction noise analysis was refined to assess impacts over a one -hour period, following industry standards and assuming realistic equipment locations across the site. This approach ensures that noise exposure to wildlife remains within acceptable limits and potential impacts are accurately evaluated.
DISCUSSION
The Project involves the preparation of a specific plan that would govern future development within the Project site. Specific plans are a mechanism to ensure that projects develop in an organized and cohesive manner and incorporate a development framework for detailed land use, including circulation, infrastructure (including drainage, sewer, and water facilities), design, and landscape plans. A comprehensive set of design guidelines and development regulations are included to guide and regulate site planning, landscape, and architectural character within the specific plan area, ensuring that excellence in design is achieved during project development. The Rohr Wohl Specific Plan establishes the procedures and requirements to approve new development within the specific plan area.
The proposed Project do es not involve approval of any buildings or site design drawings. Project -specific proposals would be sub ject to further review and separate approval in accordance with the development standards and processes laid out in the Rohr Wohl Specific Plan.
Site Location and Existing Conditions
The Project site is approximately 44.8 acres and is located within the LCP boundary. The site is currently designated for General Industrial (IG) use in the LCP’s Land Use Plan and the General Plan. Land uses in the vicinity of the Project site include vacant properties, Collins Aerospace, and Seven Mile Casino to the north; the marina, Chula Vista Harbor, and future development identified in the Chula Vista Bayfront Master Plan to the south; Bay Boulevard and Interstate 5 to the east; and the Gaylord Pacific Resort and Convention Center (“Gaylord Resort”) to the west.
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The site has a long history of industrial use dating back to 1941 and was used for agricultural purposes prior to that. Due to its past operations, soil and groundwater contamination cleanup is being conducted under oversight from the San Diego Regional Water Qu ality Control Board, with a Cleanup and Abatement Order issued in 2021 outlining the required remediation timeline.
The site was formerly occupied by the Rohr Aircraft Facility and included several industrial buildings previously used for manufacturing, warehousing, and research and development. Building 29, located at the corner of H Street and Bay Boulevard, was renovated between 2021 and 2024 after the Rohr Aircraft Facility ceased operations in 2021. Manufacturing in the remaining areas between Buildin g 29 and the Gaylord Resort ended around 2020, and demolition of approximately 767,000 square feet of structures began in 2023 to support environmental cleanup. Demolition is now complete, and soil remediation is ongoing.
Chula Vista General Plan
California Government Code (Title 7, Division 1, Chapter 3, Article 8, §§ 65450–65457) permits adoption and administration of specific plans as an implementation tool for the local general plan. Specific plans must demonstrate consistency in regulations, guidelines, and programs with the goals and policies set forth in the general plan. The Project was prepared to be consistent with the goals and policies of the Chula Vista General Plan (as amended), providing commercial/light industrial uses on an underutilized pr operty, creating new employment opportunities, and providing regulations that support the success of a highly visible employment area in the City.
The land use designation changes, in conjunction with the approved amendments to the LCP, implement the General Plan by providing a comprehensive program to implement the Project. The Project aims to revitalize the former Rohr Aircraft Facility site by attracting diverse, high -quality employers and capital investment through flexible land use designations that su pport clean industry, research, and commercial development.
To accomplish this, the proposed Rohr Wohl Specific Plan introduces new land uses on the site where once only General Industrial was allowed. Those new land uses include Commercial Retail (CR), Co mmercial Visitor ( “CV”), Commercial Office ( “CO”), Light Industrial ( “LI”), Regional Technology Park ( “RTP”), and Business Park Flex (“BPF”).
Chula Vista Bayfront Local Coastal Program
The Chula Vista Bayfront LCP consists of two documents , the Bayfront Specific Plan and the Land Use Plan which together guide development on parcels west of Interstate 5 over which the City holds permitting and approval authority. The proposed amendments to the LCP’s Bayfront Specific Plan and Land Use Plan ar e limited to changing the land use and zoning designations for a defined area within the LCP, referred to as the "Project Site."
The Project proposes revising specific exhibits and tables within the Bayfront LCP Land Use Plan that currently govern the Proj ect Site (Attachment 6). Because the Project Site will no longer be subject to the existing land use and zoning designations identified in the Bayfront Specific Plan and Land Use Plan and will instead be governed by the land use policies, zoning standards, and development regulations set forth in the Rohr Wohl Specific Plan, revisions to the LCP are necessary. These LCP revisions reflect the adoption of the Rohr Wohl Specific Plan and the attendant zoning changes to the Bayfront LCP Land Use Plan , which are contained in Attachment 6 to this Staff Rep ort. Changes to the Bayfront LCP Specific Plan will identify the new land uses of CR, CV, CO, LI, RTP, and BPF applicable to the Project Site.
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The proposed amendment does not change the existing General Industrial land use designation or the associated development standards for any other areas within the LCP. Those standards and allowed uses will continue to apply to all other properties with the same designation.
Rohr Wohl Specific Plan
The Rohr Wohl Spe cific Plan envisions transforming the Chula Vista Bayfront into a modern employment hub centered on technology, innovation, and visitor -oriented uses. It aims to honor Chula Vista’s heritage while attracting new investment, creating jobs, and supporting sustainable, long-term economic growth. The Rohr Wohl Specific Plan promotes clean industries, flexible business spaces, and high -quality design, with objectives that include enhancing transportation access, and encouraging active mobility.
Land Use and Development Standards
The Project Site, located at the intersection of visitor-serving uses and the City’s historic working waterfront, would replace the current industrial designation with three planning areas:
Planning Area A – is located in the eastern p ortion of the Project Site, adjacent to Interstate 5 between G Street and H Street and encompasses approximately 9.29 acres. This planning area is designed to encourage light industrial activities with low environmental impacts, that can operate in proximity to visitor -serving uses. The vision is to attract creative industries, incubator businesses, and innovative design and manufacturing. Uses would be compatible with clean technology, design, and fabrication industries with building forms and landscaping designed to provide a high-quality visual edge along H Street and Bay Boulevard.
Planning Area B-1 – is the largest of the three planning areas, covering approximately 26.13 acres.
This planning area allows light industrial uses , office and administration facilities, research and development laboratories, and limited types of warehousing, as well as business and commercial service uses. It would also be reserved for manufacturing, processing, e-commerce distribution, light industrial research parks, and retail uses designed to complement the primary use(s). It can accommodate supportive amenities and services, convenient transit access, and a broad range of similar clean industrial practices and processes that typically generate less truck traffic and noise. Planning Area B -2 – is situated south of B -1, fronting H Street, this planning area consists of approximately 9.36 acres and is envisioned as the Bayfront’s primary visitor -serving gateway. It is intended to create a welcoming first impression for travelers and residents arriving from major transportation routes. Permitted uses focus on hospitality and visitor-oriented services which could include restaurants, retail, hotels, and entertainment venues, along with complementary commercial activities that support tourism and the Bayfront experience. Development in B -2 will feature high - visibility architecture, active street frontages, and pedestrian-friendly site planning that encourages walking between lodging, dining, shopping, an d waterfront attractions. Streetscape design, landscaping, and building orientation will be coordinated to reinforce B -2’s role as a vibrant entry point and year-round destination within the Bayfront.
The Rohr Wohl Specific Plan’s permitted uses and devel opment standards supersede underlying zoning regulations and standards. Where the Specific Plan is silent, CVMC Title 19 and other applicable City codes apply. In case of conflict, the Specific Plan prevails.
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Circulation
The Project emphasizes a connected, walkable, and bike -friendly environment that allows workers and visitors to move easily between destinations. A “park once” approach encourages people to leave their vehicles in designated parking areas and travel on foot or by bicycle to shops, offices, and other amenities.
Key access points are provided from H Street, Bay Boulevard, and G Street, with internal private roads linking the three planning areas. Truck traffic will primarily enter from Bay Boulevard and G Street, reducing large vehicle activity along H Street for improved neighborhood compatibility and safety.
Pedestrian and bicycle paths are planned along the perimeter of the planning areas, connecting buildings, public spaces, and parking areas with direct links to visitor -serving uses. The Specific Plan extends the Bayshore Bikeway and incorporates bike parking, signage and amenities to encourage cycling.
Truck access will be concentrated along Bay Boulevard and G Street to limit conflicts along H street. Transit stops will be integrated into major activity nodes, connecting seamlessly with pedestrian and bicycle infrastructure. Streets will follow the Complete Streets principles, with landscaping, lighting and street furniture enhancing safety, comfort and the Project’s visual character.
Infrastructure and Public Facilities
Future development within the Project Site will require a range of infrastructure improvements and public facilities to support planned land uses and ensure adequate service levels. These include circulation and access improvements; water, sewer, and stormwater drainage systems; solid waste disposal; and utilities such as gas and electricity.
The infrastructure concepts identified in the Rohr Wohl Specific Plan are preliminary and intended to illustrate how water, sewe r, and drainage systems will serve the Specific Plan area and connect to nearby existing and future developments. All infrastructure improvements will be designed in accordance with applicable City codes, standards, and manuals, including the Subdivision M anual, the Stormwater Best Management Practices (BMP) Manual, and other relevant documents. Final grading and construction drawings will be supported by required technical studies and reports, such as a soils report, drainage study, and Stormwater Quality Management Plan (SWQMP).
Design Guidelines
Chapter 8 of the Rohr Wohl Specific Plan establishes a comprehensive set of design guidelines intended to guide the character, quality, and cohesion of future development within the Project area. These guidelines address key design elements, including site circulation, parking, architectural design (such as building orientation, form, massing, materials, and color), landscape, and signage. Collectively, these design standards aim to ensure cohesive and high-quality development throughout the Specific Plan area.
In addition to adhering to the design guidelines, all future development within the Rohr Wohl Specific Plan area will be required to incorporate sustainable design features as outlined in Section 4.4.5 of the Final EIR.
These features are intended to reduc e energy and water consumption, encourage pedestrian and bicycle travel, and minimize environmental impacts related to things like air quality and noise. These design and sustainability strategies contribute to the Project’s overall consistency with the Ro hr Wohl Specific Plan’s goals and support the City’s long-term vision for environmentally responsible waterfront development.
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The design guidelines apply to new construction and the rehabilitation of existing structures. As future development projects are submitted for City review and permitting, they will be subject to the applicable design and architectural review process of the Rohr Wohl Specific Plan. In preparing development plans, the Applicant will reference the specific plan and the Final EIR for g uidance. This ensures that all proposed improvements are aligned with the aesthetic, functional, and environmental goals set forth in the Rohr Wohl Specific Plan and supporting environmental documents.
Implementation and Administration
To guide future deve lopment, the Rohr Wohl Specific Plan outlines its implementation and administrative procedures in Chapter 9. This includes procedures for administration, review processes, and the criteria for initiating amendments to the Rohr Wohl Specific Plan. All devel opment (as defined in the Bayfront Specific Plan) within the plan area must comply with the Coastal Development Permit (“CDP”) procedures set forth in CVMC 19.83.
The Rohr Wohl Specific Plan would enhance efficiency in the administration and implementation of the development standards by streamlining the entitlement process. Specifically, it would allow for the administrative review of future developments, with only a limited set of uses subject to the requirement for a conditional use permit. Design review , as outlined in CVMC 19.14.582, would be administered by the Director of Development Services or their designee, typically the Zoning Administrator. Decisions rendered by the Zoning Administrator may be appealed to the Planning Commission in accordance wi th the appeal procedures established in the CVMC. All developments remain subject to applicable CVMC regulations governing discretionary actions, including but not limited to variances and subdivision approvals.
In addition, minor modifications to the Rohr Wohl Specific Plan may be considered and approved administratively, provided the modifications meet the criteria for administrative amendments as outlined in Chapter 9 of the Rohr Wohl Specific Plan. Modificatio ns that do not meet these criteria will be processed as formal amendments to the Rohr Wohl Specific Plan requiring review by the Planning Commission and approval by the City Council.
This framework ensures that future developments within the Rohr Wohl Spe cific Plan boundaries proceed in a manner that is consistent with the administration and implementation of the Bayfront Specific Plan and the CVMC.
Tentative Parcel Map
The Project includes a TM that lays out the proposed development of Planning Area B-1. The TM proposes to subdivide the 26 -acre Planning Area B1 into four (4) individual lots for industrial/commercial office development and one (1) lot for associated common areas, such as parking areas, drive aisles, and landscape areas. Planning Areas A and B2 are not part of the subdivision boundaries.
Pursuant to Government Code Section 66473.5, the City Council must make the findings listed in the draft resolution to approve the Project, substantiating that the TM, as conditioned therein, is in conformance with the General Plan. The proposed TM was reviewed for consistency with the General Plan, as well as with the Chula Vista Subdivision Manual, and the draft resolution includes the necessary conditions that must be satisfied prior to its approval. The conditions are described in detail in the draft resolution.
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Coastal Development Permit
Because the Project meets the definition for development as outlined in CVMC 19.83.002, a Coastal Development Permit is required. The Coastal Development Permit may be considered concurrent with the Project entitlements and issued alongside them. Subsequent qualifying development of the Project Site in accordance with the Rohr Wohl Specific Plan will also be subject to the provisions of the CVMC requiring a separate Coastal Development Permit.
COMPLIANCE WITH COUNCIL POLICY NO. 400-02 (PUBLIC PARTICIPATION) The Applicant held a community meeting on November 18, 2024, at the Chula Vista City Council Chambers with three City staff representatives in attendance. Notification of the meeting was mailed to property owners and residents within a 500 -foot radius of the Project Site 10 days prior to the scheduled date. The purpose of the meeting was to inform the public about the Project and provide an opportunity for community members to ask questions and offer input.
Public attendance was limited to two individuals: one local resident and one representative from the Port of San Diego. Both attendees participated in the meeting to gain a better understanding of the Project, including the overall design, intended uses, and anticipated timeline for completion. No concerns, objections, or formal comments were raised during the meeting. The meeting concluded without the need for follow-up action or additional public comment.
DECISION-MAKER CONFLICT
Staff has reviewed the property holdings of the City Council members and found no property holdings within 1,000 feet of the boundaries of the subject property. Consequently, this item does not present a disqualifying real property -related financial conflict of interest under California Code of Regulations Title 2, section 18702.2(a)(7) or (8), for purposes of the Political Reform Act (Cal. Gov’t Code §87100, et seq.).
Staff is not independently aware and has not been informed by any City Council member of any other fact that may constitute a basis for a decision-maker conflict of interest in this matter.
CURRENT-YEAR FISCAL IMPACT
All costs associated with the processing and proposed amendments are borne by the applicant, resulting in no net fiscal impact to the General Fund or Development Services Fund.
ONGOING FISCAL IMPACT
There is no immediate fiscal impact associated with adoption of the Rohr Wohl Specific Plan and related amendments. Implementation of the Specific Plan is anticipated to result in a net positive fiscal impact over time by generating new property tax, sales tax, and transient occupancy tax revenues, and by attracting high- quality employers and investment to the Bayfront area. Infrastructure improvements required to support future development are expected to be funded by project developers through development impact fees or other cost recovery mechanisms, minimizing direct costs to the City.
ATTACHMENTS
1. Planning Commission Resolution No. 2025-06, dated August 27, 2025 P a g e | 10
2. Location Map
3. Final Environmental Impact Report 22-0003
3.1. – 3.14. Appendices to FEIR 22-0003
4. Draft Rohr Wohl Specific Plan
5. Tentative Parcel Map
6. Amended Local Coastal Program Land Use Plan
7. Disclosure Statement
Staff Contact: Arturo Ortuño, Senior Planner, Development Services Desmond Corley, AICP, Principal Planner, Development Services D. Todd Philips, Ed.D., Planning Manager, Development Services Roy Sapa’u, Director of Development Services