City of Chula Vista
276 4th Ave, Chula Vista, CA 91910
Prepared by Robin Luna, Associate Planner
2025
General
Plan
Annual Progress Report
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 Prohousing Designation ................................ ................................ ................................ .......... 12
4.3 Shallow Rental Subsidy Program ................................ ................................ ............................ 12
4.4 Palomar Point ................................ ................................ ................................ .......................... 12
5.0 Development Services _____________________________________________ 13
5.1 Community Facilities Districts ................................ ................................ ................................ ... 13
5.2 Park Master Plan for Citrus Bay Park ………………………………………………………………………………………………............... 14
5.3 Battery Energy Storage Facility ................................ ................................ ............................... 14
5.4 Park Master Plan for Filipino American Veteran Park ................................ ............................... 15
5.5 DSD Front Counter ................................ ................................ ................................ ................. 16
5.6 Automation................................ ................................ ................................ ............................... 16
6.0 General Plan Amendments __________________________________________ 18
6.1 Otay Ranch General Development Plan and Sectional Planning Areas ................................ ... 18
6.2 Rohr Wohl Specific Plan ................................ ................................ ................................ .......... 19
6.3 Senate Bill 1000 and Senate Bill 1425 ................................ ................................ ...................... 20
7.0 Ordinance Amendments ____________________________________________ 21
7.1 ADU and JADU Code Amendment ................................ ................................ ........................... 21
7.2 2025 California Building and Fire Codes ................................ ................................ .................. 21
7.3 Micromobility Vehicle Ordinance ................................ ................................ ............................... 22
7.4 Comprehensive Code Update ................................ ................................ ................................ ... 23
8.0 City Projects - Highlights ____________________________________________ 24
8.1 Edward Bryne Memorial Justice Assistance Grant ................................ ................................ .. 24
8.2 Chula Vista Bayfront and Bayfront Shuttle ................................ ................................ ................. 24
8.3 Chula Vista Strategic Plan ................................ ................................ ................................ ........ 25
8.4 Speed Limit Reduction and Establishment ................................ ................................ ............... 26
8.5 Fire Safety and Hazardous Fuels Reduction Program ................................ ............................... 26
8.6 Chula Vista Community Shuttle ................................ ................................ ................................ 27
8.7 Capital Improvement Projects ................................ ................................ ................................ ... 27
8.8 Chula Vista Olympic & Paralympic Training Site Facility ................................ .......................... 28
8.9 Economic Development ................................ ................................ ................................ ........... 29
9.0 Conclusion ______________________________________________________ 30 3 ACRONYM LIST
AB Assembly Bill
ADA Americans with Disabilities Act
ADU Accessory Dwelling Units
APR Annual Progress Report
BESS Battery Energy Storage System Facility
CBSC California Building Standards Commission
CFD Community Facilities Districts
CIP Capital Improvement Program
CVMC Chula Vista Municipal Code
DSD Development Services Department
EJ Environmental Justice
EPR Electronic Permit Process
ESG Emergency Solutions Grant
GDP Otay Ranch General Development Plan
GPA General Plan Amendment
CBSC California Building Standards 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 5
1.0 INTRODUCTION
California Government Code Sections 65400 and 65700 require 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 the first requirement by providing an overview of General Plan implementation in calendar year 2025 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
City Highlights
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 Section 65400 details the information that must be contained 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, 2025, through December 31, 2025.
6 7
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, targeted amendments, and comprehensive updates.
Amendments are typically smaller in scope and involve changing one part in a way that fits within the overall framework. Updates to entire elements are done as needed and include a look at underlying conditions and preferences. Consideration of amendments is 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 well as optional elements to address 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 General Plan. All elements are internally consistent and have equal legal status.
Table 2-1
State Law Mandatory and Optimal General Plan Elements and Topics
Element or Topic Land Use
&Transportation
Economic
Development Housing
Public
Facilities &
Services
Environmental Safety
Mandatory Elements
Land Use X
Circulation X
Housing X
Conservation X
Open Space X
Noise X
Safety X
Optional Elements and Topics
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
8 2.1 The General Plan Vision
The City’s 2005 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 (7) 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 2025 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 2025 are found in:
Chapter 4.1 Funding and Grant Programs
Chapter 5.5 DSD Front Counter
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 2025 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 Shallow Rental Subsidy Program
9 Chapter 4.4 Pro housing Designation
Chapter 6.0 Rohr Wohl Specific Plan
Chapter 7.1 ADU and JADU Code Amendment
Chapter 8.2 Chula Vista Bayfront and Bayfront Shuttle Chapter 8.9 Economic Development
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 2025 are found in:
Chapter 7.2 2025 California Building and Fire Codes
Chapter 7.3 Electric Micromobility Vehicle Ordinance Chapter 8.1 Edward Bryne Memorial Justice Assistance Grant Chapter 8.4 Speed Limit Reduction and Establishment
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 2025 are found in:
Chapter 4.1 Funding and Grant Programs
Chapter 8.2 Chula Vista Bayfront and Bayfront Shuttle Chapter 8.4 Speed Limit Reduction and Establishment
Chapter 8.6 Chula Vista Community Shuttle
Chapter 8.7 Capital Improvement Projects
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 2025 are found in:
Chapter 5.6 Automation
Chapter 6.4 Senate Bill 1000 and Senate Bill 1425
Chapter 8.5 Fire Safety and Hazardous Fuels Reduction Program
Theme 6 - High Quality Community Services
Chula Vista places a high priority on exemplary community services and facilities (such as police and fire protection, and libraries) and continues to ensure that services and infrastructure expand to match needs created by growth and redevelopment. Key efforts that contributed to the City’s progress in achieving this theme in 2025 are found in:
Chapter 5.1 Community Facilities Districts
Chapter 8.1 Edward Bryne Memorial Justice Assistance Grant Chapter 8.5 Fire Safety and Hazardous Fuels Reduction Program
10 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 2025 are found in:
Chapter 2.4 Tribal Consultation
Chapter 5.4 Park Master Plan for Filipino American Veteran Park Chapter 6.3 Senate Bill 1000 and Senate Bill 1425
Chapter 8.8 Chula Vista Olympic & Paralympic Training Site Facility
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. In 2025, LCI kicked off a comprehensive update of the State’s General Plan Guidelines, Specific Plan Guidelines, and Tribal Consultation Guidelines.
City staff has attended both workshops hosted by the agency to sh are feedback that will help shape the LCI Planning Guidelines
2.4 Tribal Consultation
In accordance with AB 52 and SB 18, 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.
11 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 RHNA process. The RHNA process uses projected population growth to determine hou sing, 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 responsible 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 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 3-1
NEW HOUSING CONSTRUCTION OBJECTIVES
2021-2029
Income Category RHNA Construction Need
Very Low 2,750 25%
Low 1,777 16%
Moderate 1,911 17%
Above Moderate 4,667 42%
Total 11,105 100%
Table 3-2 shows progress made towards the City’s RHNA allocation during the 2021-2029, 6th cycle, as well as 2025 progress. The progress shown below includes all units built since the beginning of this 6th cycle. Yearly progress includes all units after the projection period, until the end of the referenced year.
12 3.2 Housing Element Implementation Status
The 2021-2029 Housing Element contains four (4) 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 2025, 428 housing applications were submitted to the City, representing a total of 2,057 proposed housing units. In 2024, 481 housing applications were submitted to the City, representing a total of 673 units. This is roughly a 205 percent increase in proposed housing units received from the previous year. Table 3-4 gives further insights into the project structure types for all entitled, permitted and completed housing applications this year.
Units by Structure Type Entitled Permitted Completed
428 Single-family Attached 0 0 0
2,057 Single-family Detached 0 31 56
0 2 to 4 units per structure 4 86 206
0 5+ units per structure 1319 377 964
Accessory Dwelling Unit 0 223 202
Mobile/Manufactured Home 0 0 0
Total 1323 717 1428
Housing Applications Summary
Total Housing Applications Submitted:
Table 3-3 Table 3-4
Number of Proposed Units in All Applications Received:
Total Housing Units Approved:
Total Housing Units Disapproved:
RHNA Allocation by
Income Level
Projection Period
06/30/2020 -
04/29/2021
2021 2022 2023 2024 2025
Total Units to
Date
(all years)
Total Remaining
RHNA by Income
Level
Deed Restricted - - - - - - #REF! Non-Deed Restricted - - - - - -
Deed Restricted - 29 - - 7 -
Non-Deed Restricted - - - - - -
Deed Restricted 12 46 95 - 14 - Non-Deed Restricted - - - - - - Deed Restricted - 65 276 58 41 2
Non-Deed Restricted - - - - - - Deed Restricted - - - - - - Non-Deed Restricted - - - - 222 Above Moderate 4,667 1,753 749 804 821 1,588 493 11,105
1,765 889 1,175 879 7,075 5,571 Table 3-2
167
442
222
6,208 Total RHNA
Income Level
Extremeley Low
Acutely Low -
36 -
Total Units
2,547
1,335
1,689
Very Low 2,750
Low 1,777
Moderate 1,911
-
-
-
-
-
-
13 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 an d 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 an d 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 a HUD Entitlement Community, the City of Chula Vista receives funds annually aimed to fund diverse programs and services to enhance the quality of life for Chu la Vista’s most vulnerable populations. As a recipient of these funds, the City is required to develop and submit a 5 -Year Consolidated Plan for use of the se funds describing the housing and community development needs of the City’s low/moderate-income residents and outlining the strategies to address those needs. In addition, the City must develop and submit an Annual Action Plan for each of the five (5) years of the Consolidated Plan . From 2024 through early 2025 City staff held a series of four (4) public input meetings to provide the community with input on the goals and funding priorities that will be established through the 2025 -2029 Five-Year Consolidated Plan. HUD Entitlement jurisdictions receive CDBG, HOME and ESG annual allocations via a formula-based system determined by statistical and demographic data. The funds aim to address HUD’s performance measurement framework and were each enacted with a distinct community need. The 2025 -2029 Consolidated Plan and the Fiscal Year 2025 -2026 Annual Ac tion were approved in April 2025 with the goal of funding affordable housing, economic development, address homelessness, public services, and CIP improvements and infrastructure. 14 4.2 Prohousing Designation
In May 2025, Chula Vista received the Prohousing d esignation from HCD, which provides benefits only available to designated jurisdictions such as the ability to apply for grant funds through the Prohousing Incentive Program. The City will apply for $1.12 million in Prohousing Incentive Program by winter 2026. This accomplishment highlights the City’s overall progress in meeting goals and objectives identified in the 2021 -2029 Housing Element to support housing production in Chula Vista.
4.3 Local Housing Trust Fund
A total of $1 million was secured in 2025 towards production of affordable housing, through matching funds from HCD’s L ocal Housing Trust Fund program. These funds combined with $3 million in City Housing Successor funds will be awarded in early 2026 to create additional affordable housing units in the community.
4.4 Shallow Rental Subsidy Program
In response to market conditions and rental affordability in the 55+ populations, the City launched a one-year pilot program in July 2025 to provide a $500 monthly rental subsidy for up to 40 qualifying households using Housing Successor homeless prevention funds. The City will be completing a senior housing affordability study in early 2026 to assess need and future program funding.
4.5 Palomar Point
In 2023, the City of Chula Vista acquired the Palomar Motel, located at 1160 Walnut Avenue, with the intent to rehabilitate the motel structure and convert it into a development providing permanent supportive housing for formerly homeless households . In 2025, the City appropriated $3 million in Low- and Moderate-Income Housing Asset Fund funds for the project, administered by the Housing Authority in its capacity as the Housing Successor Agency .
Further, the City applied for Homekey+ funding and was successfully awarded $8.61 million in partnership with Wakeland Housing Development Corporation to renovate the former motel site into a 28-unit permanent supportive housing complex. Rehabilitation will begin in early 2026. 15 5.0 DEVELOPMENT SERVICES
The City of Chula Vista DSD assists the public in managing the development of the community to protect and preserve 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 2025 DSD efforts that implement and support the General Plan’s policies and/or implementation actions.
5.1 Community Facilities Districts
In 2025, the City has formed and initiated new CFDs for 676 Moss Street and Village 8 East projects to levy special taxes that will help achieve project specific mitigation. CFD for the City’s 676 Moss Street and Village 8 East projects are highlighted below:
676 Moss Street CFD
This CFD was formed at the request of the property o wner in conjunction with the planned residential development on the 6.9 -acre site at 676 Moss Street – a project proposing approximately 141 housing units. This CFD finances various development impact fees that will contribute to the construction of parks, transportation facilities and other public improvements.
Village 8 East
In 2025, a CFD for Village 8 East started processing. Village 8 East is located within the Otay Ranch SPA. It proposes a village core area that will accommodate a mix of uses including multi- family residential and retail/commercial uses along with an elementary school site and centrally located 7.3 -acre neighborhood park. A future multi -modal bridge, planned to accommodate Neighborhood Electric Vehicles, bicycles and pedestrians, is also planned in the village core, linking Village 8 East and future Village 9. The proposed project is anticipated to include 1,752 for-sale medium-high density residential homes and 1,524 affordable, age qualified, and multi- family homes. The village’s elementary school site has an underlying “High” residential land use designation that could accommodate 264 multi -family units if the site is not utilized as a school site. With the CFD, the developer proposes to finance specific streets and development impact fees, which will fund various public improvements.
16 5.2 Park Master Plan for Citrus Bay Park
In 2023, the City of Chula Vista Planning Commission approved a tentative map for the Citrus Bay development consisting of 244 market-rate townhomes for sale, a commercial parcel and a 0.5-acre parcel for a public park on an existing 15.54-acre site within the Urban Core Specific Plan. City ordinance requires parkland dedication based on a standard of three (3) acres per 1,000 people. The project is required to provide 1.91 acres of developed parkland based on 244 attached townhomes . In 2025, t he City approved the park master plan, through the “turnkey” method where the developer constructs the park on behalf of the City. The 1.91-acre park requirements are satisfied by providing: a) the half-acre park site, b) the equivalent of 1.0 acre of Parkland Acquisition and Development Fees through park amenities , and c) the remaining 0.41-acre obligation will be met with payment of the in-lieu Parkland Acquisition and Development Fees. The park master plan has been designed to activate the entire park site by creating movement throughout the park while grouping relatable activities near one another.
The design of the park site includes the following elements:
An active recreation area with fitness equipment
A lot with separate play structures for both 2 to 5 and 5 to 12-year-old age groups Meandering paths
Seat walls and benches
Lawn Area
Picnic tables
Bicycle racks
Entry monument wall sign
Plaza with specimen tree
Shade Structures
On-site 3-bin trash receptacle
5.3 Battery Energy Storage System Facility
In 2025, the City approved entitlements for a BESS facility. A BESS is a facility that stores electricity in large batteries so the power can be used later in times of need, thus helping to improve power grid reliability and support renewable energy efforts. Batteries will charge during periods of high supply and low demand, discharging back to the grid during periods of low supply and high demand . The project will be developed in two phases, with an ultimate electrical generation capacity of 50 megawatts. Phase one will include the installation of 56 purpose-built containers designed to house lithium -ion batteries, generators, a step -up transformer, and various other equipment on the northern portion of the property . Phase two will occur over multiple years and will include the addition of supplementary cabinets and containers to compensate for the natural reduction in storage capacity of the existing batteries over time, not to exceed 50 megawatts.
17 The site will be secured by an existing 10 -foot galvanized chain link fence and screened from view by existing trees a nd shrubs located along each property line. In addition, a remotely monitored security system will be installed to enhance the protection of the site.
5.4 Park Master Plan for Filipino American Veterans Park In 2025, the City approved the name and master plan for the Filipino American Veterans Park in Otay Ranch Village 8 West. The village includes an active mixed-use Town Center and other complementary land uses, including Community Purpose Facilities, two parks (Central Square Park and the Filipino American Veterans Park), residential neighborhoods, open space and a community-wide trails system. The 5.5-acre neighborhood park located on the eastern side of Village 8 West will increase the recreational opportunities already provided in the newly constructed Central Square Park located in the Town Center . The park is a HOA-owned and maintained park that is to be open for use by the public. The park is designed to provide the following features and flexible, non-programmed recreational amenities:
A two-acre multi-purpose field with lighting
One (1) full-size basketball court with lighting
Two (2) decomposed granite bocce ball courts
Six (6) pickleball courts with lighting
A tot lot with separate play structures for both 2 to 5 and 5 to 12-year-old age groups Concrete paths which connect to regional trail system Picnic tables for general and small group gatherings
Benches for seating and sports viewing
Bicycle racks
Drinking fountain with dog bowl
A restroom comfort station with two unisex rooms
On-site 3-bin trash enclosure
Off-street parking lot with 16 standard stalls and two (2) ADA accessible stalls designated for park use only
Joint use on-street parking for 13 vehicles adjacent to the park Pedestrian connection to senior housing development bordering south edge of park A park entry monument sign with accent planting
Filipino American Veterans monument and seating area
18 5.5 DSD Front Counter
The City of Chula Vista DSD front counter is available Monday – Friday for both walk -ins and appointments. Here, citizens can ask questions and retain information on general zoning, fees, easements and building standards. In 2025, DSD counted approximately 4,900 interactions with lo cal developers, contractors , business owners, and residents. The Table 5 -1 below highlights for in-depth insights on operation time, wait time and review processing.
5.6 Automation
In 2024, the City of Chula Vista DSD launched an electronic plan submittal and review software system that allows the City to accept 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 created a more efficient and effective way for the City to process permits by using data and technology to improve transparency and performance. In 2025, t o support the ongoing innovations of electronic plan review, the city resigned a 5 -year term contract with Accela that includes extra support for enhancements to allow for more efficient processing of permits.
Table 5-1
Queue
Number of
Operations
Average
waiting time
Average
operating time
ADU Questions 35 4:57 9:10
Business/License Approval 18 15:41 9:03
Code Enforcement 89 21:59 4:00
Engineering 304 1:35 10:46
Fee Payments 542 5:48 14:13
Fees & Submittal Requirements 204 10:47 18:00
Fire Plans Examiner 1 22:21 0:33
Info Request 507 6:10 17:51
Inspection 99 6:01 6:30
Minor Utility 143 10:21 23:37
Mylars 4 9:06 0:18
Permit Issuance 331 6:43 0:01
Planner of the Day 930 11:19 16:24
Project Feasibility/Basic Planning 39 7:04 14:37
Records Request/Viewing 14 4:47 13:00
Reroof 29 7:43 19:02
Roll-Off (Temp Encroachment) 2 4:34 0:09
Status Check 351 4:32 13:24
Transportation Permit 130 5:22 12:14
Building Plans Examiner 538 15:57 13:05
Easements, Plot plans, Driveway Requirements,
Sewer Questions 45 5:51 7:15
19 To further support the ongoing innovations of electronic plan review, Accela is moving to a cloud-based service to enable efficient rollout of up-to-date services/versions and resolve any known bugs or issues. Throughout 2025, DSD staff has been actively engaged in user migration testing prior to cloud -based services being launched in 2026. DSD has also initiated an effort to add Authorize.Net into its Citizen Access permitting system to facilitate an improved payment processing experience . Lastly, DSD began a website update effort to comply with ADA regulations and reorganize the department website to be more user friendly.
20 6.0 GENERAL PLAN AMENDMENTS
6.1 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 addit ional, more detailed planning processes prior to subdivision of the 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 2025, the City Council approved the following General Plan, GDP, and SPA amendments:
Village Seven General Plan and SPA Amendment
In 2025, the City approved proposed changes to amend the Otay Ranch Village Seven SPA Plan and the associated Planned Commu nity District Regulations to reclassify 287 previously approved and analyzed single -family residential units for multifamily development . The applicant asserted the original Site Utilization Plan for Village Seven no longer represented the highest and best land use given the transformation of the surrounding area into a higher - intensity, mixed-use district anchored by the Village Eight West Town Center located south of the Project Site. The applicant asserted that upzoning of their remaining parcels in Vill age Seven from single -family to multifamily would better complement the higher -density housing and Town Center core of Village Eight West . The project included a Tentative Map to assign units to three multi-family neighborhoods. The three (3) properties of the project had a General Plan land use designation of low-medium residential, allowing residential densities between three (3) and six (6) dwelling units per acre. The proposed General Plan amendment changed the density for two (2) neighborhoods to medium-high residential, which allow ed densities between 11 and 18 dwelling units per acre. One (1) additional neighborhood was redesignated as town center with allowable densities between 18 and 45 dwelling units per acre. The amendment increased residential density of 14.5 acres in Village Seven thereby surpporting the City's Housing Element by facilitating a broader range of housing types, particularly rental options, while enhancing connectivity to the emerging mixed-use Town Center in Village Eight West.
21 6.2 Rohr Wohl Specific Plan
In 2025, the City certified the Final Environmental Impact Report and Mitigation Monitoring Program and approved amendments to the Chula Vista General Plan and Bayfront Local Coastal Program for the Rohr Wohl Specific Plan. The project involved the preparation of a specific plan to govern future development within the project site. The specific plan was created 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 were 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 established the procedures and requirements to approve new development within the specific plan area. Project-specific proposals will be subject to further review and separate approval in accordance with the development standards and processes laid out in the Rohr Wohl Specific Plan. 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 c eased operations in 2021. Manufacturing in the remaining areas between Building 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 . 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 property, creating new employment opportunities, and providing regulations that support the success of a highly visible employment area in the City. The Local Coastal Program revisions reflected the adoption of the Rohr Wohl Specific Plan and the attendant zoning changes to the Bayfront Local Coastal Program’s Land Use Plan.
22 6.3 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, which is on the department priority list for Fiscal Year 26/27.
SB 1425 – Open Space Element Update
SB 1425 requires an Open Space Element update in 2026. This bill requires the Open Space Element to include plans and action programs that address climate resilience, climate equity, and “rewilding”. The City is actively seeking funding to support the inco rporation of state law requirements into the General Plan.
23 7.0 ORDINANCE AMENDMENTS
7.1 ADU and JADU Code Amendment
In 2025, the City processed revisions to the CVMC through an ADU and JADU code update that aimed to further streamline and clarify processes and regulations, fix outdated references, and comply with state law. The California Legislature has frequently amended laws governing ADUs and JADUs in recent years to promote housing production. These ongoing changes require local jurisdictions to regularly u pdate their ordinances to remain in compliance with state law.
Under Government Code Section 65852.2(a)(4), any local ordinance that does not conform to current state standards is deemed null and void. In such cases, the jurisdiction must apply state law d irectly until a compliant ordinance is adopted. Noncompliance can also expose municipalities to enforcement actions by HCD. The City has made consistent efforts to align its ADU and JADU regulations with state requirements. However, the frequency and complexity of legislative updates make it increasingly difficult to maintain a local ordinance that remains compliant. To avoid the need for continual updates, reduce regulatory confusion, and ensure ongoing compliance, the City repealed its local ADU and JADU ordinances in their entirety and defers to state law and applicable Government Code provisions.
7.2 2025 California Building and Fire Codes
As mandated by the California Building Standards Commission , jurisdictions within the state shall begin enforcing the 2025 Edition of the California Building Standards Code on January 1, 2026. Every three (3) years, the state adopts and amends the newest model codes published by the various independent code developing bodies. New state building codes take effect 180 days after they are published to allow local jurisdictions time to adopt local amendments to the state building codes before they take effect. Local amendments cannot be less restrictive than the state building codes and must be based on findings that the amend ments are necessary because of local climatic, geological, or topographical conditions. Local amendments are not effective until the amendments have been filed with the CBSC. In 2025, the City adopted a series of local amendments that are necessary to address the City’s unique climatic, geological, and topographical conditions. It is important to note that most of these amendments are not new regulations but are being re -adopted from the City’s existing Municipal Code. This is a standard part of the trienni al code adoption process, ensuring that the City’s proven and effective construction standards are carried forward and remain consistent with the new state code. Additionally, the ordinances repeal ed Chapter 15.38 of the C VMC and adopted a new Chapter 15.38 titled "Wildland-Urban Interface Code."
24 This new chapter incorporate d the recently published Title 24, the 2025 California Wildland - Urban Interface Code, along with local amendments. All proposed amendments are consistent with the requirements of AB 130, being that they are substantially equivalent to previously filed amendments, are related to home hardening, and/or are aligned with the City’s previously adopted General Plan.
7.3 Electric Micromobility Vehicle Ordinance
On September 28, 2024, the Governor signed AB 2234, the San Diego Electric Bicycle Safety Pilot Program, into law. AB 2234 authorized local agencies within the County of San Diego, or the County of San Diego in unincorporated areas, to adopt an ordinance or resolution that would prohibit a person under 12 years of age from operating a Class 1 or Class 2 electric bicycle. In addition, AB 2234 requires certain reporting to the legislature by the County of San Diego, including the total number of traffic stops initiated for a violation of the ordinance or resolution, the results of those traffic stops, the actions taken by a peace officer during a traffic stop, and other relevant information. Lastly, AB 2234 requires the local authority to administer a public information campaign for at least 30 calendar days prior to the enactment of the ordinance or resolution, including but not limited to public announcements in major media outlets and press releases, which was conducted in 2025. As a pilot program, AB 2234’s provisions are in effect only until January 1, 2029, and as of that date are repealed, unless the legislature takes action to extend the program. In 2025, the City adopted an ordinance in response to AB 2234 making the following changes to the CVMC:
1. Add Chapter 10.73 (Electric Micromobility Vehicles)
The new Chapter 10.73 (Electric Micromobility Vehicles) implements the provisions of AB 2234 and consolidates existing micromobility vehicle regulations in a single municipal code chapter.
It also incorporates certain existing regulations from the California Vehicle Code related to the operation of micromobility vehicles.
2. Amend Chapter 10.08 (Vehicles and Traffic – Definitions); and 3. Amend Chapter 5.67 (Shared Micro-Mobility Device Pilot Program)
The amendments to Chapters 10.08 and 5.67 add and update certain defined terms and repeal CVMC Section 5.67.090 (Prohibited areas of use) in its entirety (updated and moved to new CVMC Section 10.73.08.
25 7.4 Comprehensive Code Update
In 2025, the City initiated a comprehensive code amendment to streamline improvements for both the overall City and specifically DSD. Final approval is anticipated in early 2026. Initiated code amendments can be grouped into the three broader categories found below:
Procedural
These items refer to revisions that are procedural in nature and/or contain formatting changes.
This includes the following items:
Expanding the procedures for administrative citations and enforcement. Clarifying the permit expiration process for cannabis businesses. Making c onsistent the timelines and procedures for public noticing and appeal applications
State Law Compliance
These items refer to revisions required to ensure continued compliance with s tate law. This includes the following items:
Establishing a permitting process for hydrogen fueling facilities pursuant to SB 1418 Clarifying what development projects are exempt from development impact fees, pursuant to Government Code Section 66001
Land Use and Development
These items refer to revisions within Title 19 related to land use or development standards. This includes the following items:
Temporary and permanent storage containers
Recreational vehicle storage and habitation
26 8.0 CITY PROJECTS – HIGHLIGHTS
8.1 Edward Bryne Memorial Justice Assistance Grant
Proposed to streamline justice funding and grant administration, the Edward Byrne Memorial Justice Assistance Grant Program allows states, tribes, and local governments to support a broad range of activities to prevent and control crime based on their local needs and conditions.
The Police Department received notice on September 4, 2024, of an Edward Byrne Memorial award in the amount of $63,372 from the U.S. Department of Justice. Funds were accepted by the City Council in early 2025. With the allocation, the Police Department funded personnel costs for a Police Community Relations Specialist position during the fiscal year 2024-25. The Police Community Relations Specialist provides a vital link between the community and the Police Department by attending community meetings, coordinating events which involve the community, providing Crime Prevention through Environmental Design assessments for homeowners and businesses, coordinating the annual Community Police Academy and the Teen Police Academy.
8.2 Chula Vista Bayfront and Bayfront Shuttle
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. The City, the Port of San Diego and other South Bay leaders and partners celebrated the opening of the Gaylord Pacific Hotel in May 2025, along with representatives of Marriott, Gaylord Hotels, and many partners and community supporters. Gaylord Hotels is the large convention hotel brand of Marriott International – Gaylord Pacific is the brand’s first West Coast location and Chula Vista’s first world-class hotel and convention center. The hotel features 1,600 guest rooms and suites, more than 10 restaurants from fine dining to causal cuisine; multiple pools, waterslide s and a lazy river; public promenades; a spa; and more. The convention center boasts four (4) ballrooms, three (3) levels of meeting space, and two (2) outdoor meeting and event lawns. To ensure connectivity to the wider bayfront, the venue also has many p ublic amenities including pedestrian promenades, bicycle access, a variety of food and beverage offerings, game activities, a nature playground, and more. The City’s Public Access Program ensures the public’s right of access to the shoreline.
27 The program implements an extensive multi -modal pedestrian, bicyclist, mass transit, and automobile-based system to provide a variety of free and low-cost Chula Vista waterfront public recreational opportunities for residents and visitors. In May 2025, after a compet itive request for proposal process the city entered into a 13.5-month agreement with SD Luxury Limos shuttle services to service t he Chula Vista Bayfront Shuttle in the Master Plan . Shuttle operations began in May and are available seven days a week from 8 a.m. to 6 p.m. Four (4) shuttles are available, two (2) in each route direction, that are fully electric, ADA complaint, and with a minimum capacity of 12 passengers.
8.3 2025 Chula Vista Strategic Plan
In 2024, the City kicked off a robust community engagement effort for the 2025 Strategic Plan.
A total of six (6) 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 2025, a City Council workshop and a commity survey were provided. In the interactive community 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 (4) in- person community meetings, one (1) meeting for local business owners or managers, and one (1) virtual meeting that provided opportunities for the general community to contribute to the discussion. Spanish language translation was offered at each meeting. The new Strategic Plan is conceptually envisioned to include the following elements, and to reflect the input and direction provided by the City Council:
Executive Summary
Mission, Vision and Values Statements
Strengths, Weaknesses, Opportunities and Threats Analysis 5-Year Strategic Plan
City Council Goals & Objectives
Policies and Strategies to Achieve the Goals and Objectives Implementation Timeline
Two-year Implementation Plan and Resourcing Strategy
Performance Measures
Strategic Planning Cycle
Annual Report Template
28 8.4 Heritage Road Bridge Replacement Project
The Heritage Road Bridge Replacement Project will expand the existing crossing over the Otay River from four to six lanes, improving regional mobility between the City of Chula Vista and the City of San Diego’s Otay Mesa community. The existing structure i s a four -lane facility configured with one northbound lane, one southbound lane, and a median providing expansion capacity of two (2) lanes. The project will add two (2) additional lanes, resulting in a 6 -lane primary arterial roadway . In 2025, City staff engaged in internal and external cooperation towards achieving project completion. In 2025, the City approved a contribution agreement with the City of San Diego who recognizes the direct benefits of this improvement and has agreed to contribute $2,000,000 toward associated construction costs.
8.5 Speed Lane Reduction and Establishment
In 2025, the City completed Engineering and Traffic Surveys in accordance with the California Vehicle Code. Based on the results of the Engineering and Traffic Surveys, the Cit y reduced and established the following speed limits:
Reduced speed limits on Olympic Parkway between Hunte Parkway and Olympic Vista Road from 50 mph to 45 mph
Reduced speed limits Olympic Parkway between Olympic Vista Road and Wueste Road d from 45 mph to 40 mph
Established speed limits on Palomar Street between Bay Boulevard and Walnut Avenue/Frontage Road be at 30 mph
Established speed limits on Bob Pletcher Way between Millenia Avenue and Wolf Canyon Loop at 25 mph
8.6 Fire Safety and Hazardous Fuels Reduction Program
The City of Chula Vista Hazard Mitigation Plan classifies wildfire as posing a highly significant threat to the City and its residents. Chula Vista has several residential communities and commercial structures built in and around many wildland and open space areas. Additionally, Chula Vista’s eastern boundary abuts a rural mountainous region that is rated as a very high fire hazard severity zone. Wildfire is rated as a “high” hazard within the City because of the amount of open space and canyon areas that are in the center city. In response to the ever - increasing threat of wildfire, the Fire Department established its fi rst ever Fuels Crew. By industry standards, a Fuels Crew is a group of personnel that specializes in vegetation fuel management related to vegetation fire hazards and risks. The mission of the Fuels Crew is to reduce the wildfire risk to the public through the Hazardous Fuels Reduction Program.
29 In 2025, t he Fire Department applied for the San Diego Regional Fire Foundation Grant for assistance in supporting the Hazardous Fuels Reduction Program efforts and community fire education and safety awareness. S an Diego Regional Fire Foundation awarded $ 649,880 in grant funds for the Chula Vista Fire Department hazardous fuels reduction projects . Further, the City was awarded an additional $6,550 for Chula Vista Fire Safe Council activities. The Chula Vista Fire Safe Council helps to advance the Fire Department’s mission of educating our community about fire safety.
8.7 Chula Vista Community Shuttle
The CV Community Shuttle operates between the hours of 7 a.m. and 7 p.m. Monday through Friday as an on -demand service using a fleet of dedicated all -electric vehicles . The CV Community Shuttle is serviced by a total of five (5) sedans and two (2) passenger vans, one (1) of which is ADA compliant. Riders can request rides within a geo-fenced coverage zone through a mobile ride request app available on iOS and Android, by call in or text, by kiosks available at key destinations and public spaces, or by waving down a vehicle. The initial goal of the CV Community Shuttle Pilot Program was to improve mobility options for the se nior community, provide connections to public transit and key community services, improve social determinants of health related to transportation accessibility, reduce greenhouse gas emissions, improve air quality, and reduce congestion. Caregivers, senior living community staff, and others can also make requests on behalf of riders. The service includes an ADA accessible vehicle for riders requiring ADA assistance, which can be indicated in the ride request app, the kiosk, or when requesting by phone. Whil e the service remains free for users ages 55 and up, in April 2024 the service was opened to everyone under 55 for a fare of $2 per ride. A revenue sharing model exists for all funds obtained through fares and advertising with the current operator to be applied to year four. As of March 2024, fare collection has been minimal, totaling approximately $2,000 and no advertising dollars have been acquired. The program has been funded through two (2) primary funding sources under the Clean Mobility Options Voucher Pilot Program and Community Congregational Development Corporation. In 2025, the City accepted funding and amend existing agreements from all existing partners totaling $400,000 towards a fourth year of operation.
8.8 Capital Improvement Projects
The City has undertaken a wide range of Capital Improvement Projects, with multiple projects progressing through design, construction and actively pursuing grant funding in 2025:
30 F Street Promenade
The F Street Promenade Streetscape Master Plan is an approximately 1.25-mile long segment of F Street from Third Avenue to Bay Boulevard. The project will link downtown’s Village District and Civic Center with the City's up and coming Bayfront by way of a streetscape master plan designed using the principles of "complete streets,” a balanced, connected, safe, and convenient transportation network designed to serve all users via walking, biking, public transit, and driving. The project envisions street and sidewalk improvements to enhance the corridor through the undergrounding of utilities, addition of bike lanes, widened landscaped parkways, extended curb returns at intersections, enhanced paving, pedestrian -scale lighting, site furnishings and a unified planting scheme. Placemaking opportunities and the ability to expand the public realm will enhance the pedestrian experience and is highly desirable. The project, through its design features, will also promote energy efficiency and water conservation. The F Street Promenade Streetscape Master Plan was awarded the American Planning Association’s 2018 San Diego Section Transportation Planning Award.
Bayshore Bikeway Plan
The Bayshore Bikeway is a regional corridor that will eventually extend 24 miles around San Diego Bay, providing a vital and scenic connection t o major bayfront employers, as well as tourist and recreational destinations. Approximately 18 miles of bike paths have been built to date. The rest of the bikeway consists of on -street sections designated as either bike lanes or bike routes. SANDAG is developing additional improvements to the Bayshore Bikeway based on the Bayshore Bikeway Plan, which was adopted by SANDAG in 2006 to identify opportunities to improve the bikeway primarily along the east side of the San Diego Bay. The objective is to develop a continuous Class I bike path that would allow bike riders to ride all the way around San Diego Bay on a dedicated path away from city street
8.9 Chula Vista Olympic & Paralympic Training Site Facility In 2014, the United States Olympic Committee approached the City of Chula Vista with the opportunity to acquire the Chula Vista Olympic Training Center and continue its operation as a U.S. Olympic and Paralympic Training Site. Following a series of negotiations, the City Council approved the terms and conditions for the transfer of property and operation of the facility in February 2016. Under the agreements, the United States Olympic Committee transferred ownership of the facility to the City of Chula Vist a for the nominal price of one dollar, and the City agreed to operate the facility as a premier training site for Olympic and Paralympic athletes.
31 Since that time, the City, the United States Olympic Committee and Elite Athlete Services have worked coll aboratively to ensure the successful operation of the Chula Vista Elite Athlete Training Center with all parties benefitting from the continued operation and designation of the facility as an official U.S. Olympic and Paralympic Training Site. In 2025, the City accepted a new agreement which provides continued access to the facility for athletes and allows the Chula Vista Elite Athlete Training Center to maintain its designation as an official training site. The agreement between the City and the United Sta tes Olympic Committee outlines the terms for continued access to the Chula Vista Elite Athlete Training Center for athletes representing the United States Olympic Committee. This agreement is vital for ensuring that the training center retains its designat ion as a U.S. Olympic and Paralympic Training Site, a designation that provides significant prestige and opportunity for both the City of Chula Vista and the U.S.
Olympic and Paralympic teams through 2028
8.10 Economic Development
In 2025, the City of Chula Vista’s Economic Development Department e ngaged with the business community and stakeholders to develop a draft Economic Development Strategic Plan expected to be presented to the City Council in early 2026 . The Department further p rovided direct contact and case management support to more than 110 businesses and created an Asian and Latinx food and beverage establishment interactive online map. New timelines and expedited permit reviews were processed for qualifying projects for eco nomic development purposes which resulted in three (3) approvals. A letter of support for South Coast Welding and Manufacturing’s $4.5 million federal New Markets Tax Credit application was also processed, and the department coordinated the solicitation and submittal of support letters from the Chula Vista Chamber of Commerce, the San Diego Regional EDC, and other business organizations.
Lastly, the department began developing policies and regulations in support of commercial outdoor dining citywide as well as updating the City’s Street vending policies.
32 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 acti vity and progress in 2025.