The Port of San Diego has issued a Request for Qualifications to seek a developer for a signature convention destination resort hotel as part of the Chula Vista Bayfront (CVB). The CVB project is one of the last great waterfront development opportunities in California and is creating a legacy destination for the public. It will transform 535 acres on San Diego Bay into a world-class destination for local residents and visitors.
5. 5
Contents
7
4427
19
58
Executive Summary
Bayfront Master PlanRegional Market &
Economic Overview
Site Ownership, Governance &
Anticipated Contractual Structure
Solicitation Information
Introduction ...............................................................7
Purpose of Solicitation .............................................8
Chula Vista Bayfront Overview...............................11
Comparable Mixed Use Properties........................12
Comparable Resort Projects...................................13
Site Attributes..........................................................15
Project Background.................................................44
Site Overview...........................................................47
Phase One Infrastructure........................................48
Harbor District..........................................................50
Sweetwater District..................................................54
Otay District.............................................................56
Regional Overview...................................................27
Economic Overview ................................................28
Chula Vista / South Bay...........................................30
Ports of Entry............................................................32
Transportation..........................................................33
Tourism.....................................................................34
Ecotourism...............................................................36
Tourism Market Statistics........................................38
H-3 Parcel: Destination Resort
Feasibility Analysis...................................................40
H-18 Parcel: Destination Retail / Commercial.......42
Site Ownership........................................................19
Port and City Partnership .......................................20
Design Review, Entitlement and Permits...............21
Other Key Stakeholders..........................................23
Access to Solicitation..............................................58
6. Chula Vista Bayfront Siteplan
SAN DIEGO
CORONADO
SAN DIEGO B
PACIFIC OCEAN
POINT LOMA
SAN DIEGO INTL AIRPORT
7. 7
Executive Summary
The San Diego Unified Port District (the “Port”)
and the City of Chula Vista are seeking a visionary
development team to create a world-class
convention destination resort hotel on the Chula
Vista Bayfront (CVB). Located on world famous San
Diego Bay, the approximately 535-acre CVB Master
Plan has been approved by the California Coastal
Commission. This is the last great waterfront
development opportunity in southern California
and is intended to create a legacy destination for
the public.
After 20 years of hard work and planning, the
site is now “shovel ready” with favorable market
conditions to transform the CVB vision into reality,
leaving a generational legacy of vibrant waterfront
development that honors the environment,
contributes to the local economy and is enjoyed
by residents of Chula Vista, the surrounding region
and visitors from around the world.
To access the solicitation, visit
www.cvbayfront.com
Introduction
BAY
CHULA VISTA
8. 8
Executive Summary
Purpose of Solicitation
In June 2014, the Port will be seeking Expressions of
Interest and Qualifications from teams of qualified investors,
developers and designers of convention hotels to develop
Phase I of the CVB, which includes developing a 1,400-
to 1,600-room convention destination resort hotel with
approximately 400,000 square feet of meeting/conference/
exhibition space and associated parking (collectively referred
to herein as the “Project”) on the 36.5 acre waterfront parcel
known as H-3 (the “Site”).
Through the solicitation process, the Port is seeking to engage
a development team that has a demonstrated track record
and capacity to design, build, finance and operate large-scale
convention destination resort hotel projects. The Port expects
to select the best qualified development team to design,
finance, construct, own and ultimately operate the Project.
This Request for Qualifications (RFQ) is the first of a two-stage
RFQ and Request for Proposal (RFP) solicitation process
intended to identify the best team that provides the Port with
the professional expertise, ability, and capacity to deliver a
landmark resort hotel that establishes a legacy presence for this
unique site on San Diego Bay. In addition to the convention
destination resort hotel, the Port could consider the selected
developer from this two-step solicitation process for a first right
of refusal for the development or master development of other
sites within the CVB, including the 24.6 acre H-23 site, which is
adjacent to the H-3 site to the southeast.
Specific areas of qualification will include:
•• The capabilities, as demonstrated through case studies,
past performance references and team qualifications to
plan, design, and construct a world class resort hotel and
convention center that incorporates best practices in
environmental sustainability;
•• Ability to finance a development of this scale;
•• Capability to engage the public in community
outreach activities;
•• Thoughtful narrative describing team vision and
approach to this development and key issues that
need to be addressed to ensure its long term viability.
The Port has partnered with the City of Chula Vista (the “City”)
to form a Joint Exercise of Powers Authority (JEPA) to create
a Financing Authority to fund the master plan infrastructure
and any demonstrated “bridge” funding necessary to design
and construct the convention center portion of the H-3 parcel
development. Details are provided in the Site Ownership,
Governance, & Anticipated Contractual Structure section
starting on page 19 of this document.
Subject Site Characteristics
The Site consists of approximately 36.5 acres of partially
developed land located within the Chula Vista Bayfront, west
of Marina Parkway, north of Chula Vista Harbor and fronting
San Diego Bay. The site is currently occupied by a recreational
vehicle (RV) park, which is in the process of being relocated.
The site is located just 1/3 mile from the Interstate 5 freeway
and the existing H Street light rail station and future Bus
Rapid Transit (BRT) station. This provides the Project with
excellent freeway visibility and easy access via multiple modes
of transportation. The Port will operate a shuttle system within
the CVB that connects to the light rail and BRT stations.
Development Objectives
The Port and the City seek to create a vibrant mixed-use
destination waterfront district that becomes the coastal focal
point for visitors, residents and business in the San Diego
South Bay. By striking a healthy balance between preserving
environmentally sensitive habitat, providing new parks,
promenades and boating facilities for passive recreation and
more active uses such as shopping, dining, marine commercial,
9. 9
and convention activities, the district will be a truly unique southern
California experience.
The convention destination resort hotel on the H-3 parcel,
permitted to reach a height of up to 240 feet, is expected to be
the hub of district life by hosting daily conferences, exhibitions,
entertainment, festivals, dining, events, and other activities that
attract visitors from afar and residents from the region. Superior
environmentally-sustainable architectural design should be
provided that is visually appealing from both land and the bay.
The City and Port desire for the convention destination resort
hotel to be completed and become operational concurrent with
the completion of the Phase I site infrastructure.
The development will benefit from improvements to the marina
adjacent to the resort hotel site, which will create an active
commercial harbor with retail shops, restaurants and public
space at the water’s edge. In addition to development on Port
lands, complementary mixed-use residential will be developed
on adjacent private lands by Pacifica Companies, a private
development firm. The location provides for more than 200 acres
of parks and other open space areas, including a signature public
park, bike paths, walking trails, interpretive signage and shoreline
promenades. These valuable amenities will act as a draw to the site
and promote active and passive recreation and eco-tourism.
The location’s regional proximity to downtown San Diego and the
Mexico border as well as the water access frontage to a population
and development growth area of San Diego County, provides a
strong user base and an excellent long-term geographic position.
Executive Summary
CVB’s regional proximity provides
a strong user base and an excellent
long-term geographic position
11. 11
Executive Summary
The CVB is located at the southern portion of the
San Diego Bay and is approximately midpoint
between downtown San Diego and the Mexico
border. With panoramic views stretching from Baja
California to San Diego and across the San Diego
Bay to the Pacific Ocean, the Bayfront offers a
unique opportunity to develop a special place
that will draw from local and regional populations
as well as from the broader U.S. and international
visitor groups that have historically traveled through
San Diego or Mexico.
Surrounded by 3,000 acres of wildlife preserve and
valuable natural resource lands, the Chula Vista
Bayfront Master Plan (CVBMP) was crafted to best
protect and enhance environmental resources while
encouraging high quality commercial development
for a vibrant and viable waterfront project. The
535-acre Master Plan consists of three planning areas:
the central Harbor District (in which the subject site of
this solicitation is located), the northern Sweetwater
District, and the southern Otay District, (the Chula
Vista Harbor, and Boat Channel are subareas within
the plan). The Sweetwater District proposes the
lowest intensity development and focuses on lower
scale, environmentally sensitive and ecologically
themed uses. In contrast, the Harbor District is
intended to provide a significant link from the City
to the Bayfront and includes the highest intensity
development. The Otay District proposes moderate
intensity mixed-use development. Each district
contains substantial amounts of open space and
public amenities and is seamlessly connected
by greenbelt linkages that include pathways for
pedestrians and bicyclists.
The site planned for the resort convention hotel
and convention center, known as the H-3 parcel,
is a 36.5 acre parcel located in the central Harbor
District. Parcel H-3 is located directly north of the
marina. The Harbor District encompasses the
greatest diversity of uses, including the majority of
the planning district’s developed commercial uses
and areas accessible by the public. As a result of
a land exchange, an interior portion of the Harbor
District falls under the City’s jurisdiction and is
intended for private residential, general office,
retail and hotel development – all of which has
been planned in conjunction with the CVBMP.
Proposed development in the Harbor District is
the highest intensity of the plan and encourages
an active, vibrant mix of uses and public spaces.
Land use designations within this subarea include
Open Space, Wetlands, Park/Plaza, the Convention
Destination Resort Hotel site, Retail Development
around the Marina, other Commercial uses, and a
Promenade around the Marina.
Chula Vista Bayfront Overview
12. 12
Executive Summary
Comparable Mixed Use Properties
The location and scale of the CVB provides a unique opportunity for a visionary
development team to create a distinctly branded resort of significant scale similar to
development projects such as:
Baltimore Inner Harbor – Baltimore, Maryland
Baltimore Inner Harbor is a historic seaport, tourist attraction and landmark of the city
of Baltimore, Maryland. In 2009, the Urban Land Institute described the development as
“the model for post-industrial waterfront redevelopment around the world.” The Inner
Harbor consists of the end of the Northwest Branch of the Patapsco River and includes any
water west of a line drawn between the foot of President Street and the American Visionary
Art Museum. The development provides a wide area of tourist attractions and demand
generators such as museums, restaurants, nightlife, cultural events and venues. The renewal
of the Inner Harbor began in 1958 with the adoption of a 33-acre development known
as the “Charles Center” and continued until 1965 as Baltimore renewed the center of its
business district by rebuilding Charles Center with office buildings, hotels, and retail shops.
Around this same time, the redevelopment program was expanded to include 240 acres
surrounding the Inner Harbor. Since then the area has continued to grow in popularity and
tourist attractions, as it is now considered a major hub for recreational, dining, retail, and
entertainment activities in the area.
National Harbor – Prince George’s County, Maryland
National Harbor is a 300-acre multi-use waterfront development on the shores of the
Potomac River in Prince George’s County, Maryland, just south of Washington, DC near the
Woodrow Wilson Bridge. With an estimated total price tag of approximately $2 billion, the
project is being developed in phases, with projected completion of all phases slated for late
2014. Phase 1 of National Harbor opened in April 2008. In addition to the Gaylord National
Resort & Convention Center (opened April 2008), the development offers five additional
hotels, waterfront condominium buildings, offices, retail stores, nightlife establishments, a
marina, and a new location for the National Children’s Museum. An outlet shopping center
opened at National Harbor in November 2013. The opening of the Gaylord property as
part of the development is believed to be a demand generator in and of itself, attracting
large groups and conventions from around the United States. National Harbor hosted
Cirque du Soleil in 2008, 2010, and 2012. A $925 million MGM-branded casino is expected
to open at National Harbor mid-2016, following a state commission that awarded Maryland
its sixth and final casino license in December 2013.
13. 13
Executive Summary
Comparable Resort Projects
Name: Gaylord Palms
Location: Kissimmee, FL
Rooms: 1,406
Description: Gaylord Palms Resort & Convention
Center opened in 2002 and acts as the de facto
convention center for Osceola County, FL. With
approximately 400,000 square feet of meeting
space, Gaylord Palms offers the second largest
meeting space of any hotel in the state of Florida.
There are currently tentative plans to expand the
property, potentially including an additional atrium
containing up to 500 more rooms, an entertainment
center, and two new restaurants.
Name: Gaylord National Resort & Convention Center
Location: National Harbor, MD
Rooms: 2,110
Description: The Gaylord National Resort & Convention
Center is a large hotel and convention center serving as
the anchor of a new mixed-use (office, residential, retail)
development in National Harbor, MD. The $870 million dollar
property is the largest non-gaming hotel and convention
center on the East Coast of the United States. The property
offers over 2,000 guestrooms and approximately 500,000
square feet of meeting space. Before the grand opening on
April 1, 2008, it had over 1.3 million room nights booked.
Name: Hotel del Coronado
Location: Coronado, CA
Rooms: 757
Description: The Hotel del Coronado, also known
as “The Del” and “Hotel Del”, is a beachfront
luxury resort in the city of Coronado, across the
San Diego Bay from San Diego. The Victorian
resort is the second largest wooden structure in
the United States and was designated a National
Historic Landmark in 1977. The property is also
designated a California Historical Landmark.
15. 15
Executive Summary
High visibility and accessibility
•• The development site has three entrances from
the heavily traveled north-south Interstate-5
freeway and is approximately a 15-minute drive
from both the San Diego International Airport
and the U.S.-Mexico border. Thirty million people
enter the United States annually from the nearby
border crossing and most pass this site.
•• An average of 160,000 vehicle trips pass the
entrance to the site per day.
•• While the Bayfront site will have its own sense of
place focused on the water, it will be connected
directly with the City of Chula Vista and the San
Diego Trolley system through road extensions
and shuttles.
International context
•• With panoramic views stretching from Baja
California to downtown San Diego and across the
San Diego Bay to the Pacific Ocean, the Bayfront
offers a unique opportunity to develop a special
destination capable of drawing from local and
regional populations as well as broader U.S. and
international visitors.
•• Beautiful views to the north across the bay provide
a visual connection with San Diego, and the
Bayfront site’s proximity to this top 10 vacation
and convention destination will make it a natural
beneficiary of San Diego’s continued growth.
Harmonious balance between
development and environment
•• The initial development, comprising both
commercial and residential elements, will be
centered around the marina and will be connected
with a large 22-acre waterfront park to the north
and west of the resort/hotel conference center.
•• A substantial public realm will weave throughout
the site providing access and a consistent feel
throughout the Bayfront.
•• A series of parks will stretch from north to south
along with a waterfront public promenade; bike
paths will provide an additional link throughout
the Bayfront.
•• The site is located directly in the Pacific Flyway.
Dozens of species of local and migrating birds can
be viewed from this site. In the winter, thousands
of birds can be seen in the bay.
Waterfront and recreational actives
•• Bayfront access directly across from site
•• Harbor tours and water taxis to downtown
San Diego are envisioned
•• Sailing and kayaking on the bay
•• Fishing and whale watching readily accessible
•• Boat launch ramp
•• Series of pathways throughout the entire Bayfront
site for walking, running and biking in a unique
ecological preserve of parklands and provide a
connection to the Bayshore Bikeway
Ability to create a distinctive brand presence
•• Large site provides many opportunities to create
a distinctive brand and amenities following the
overall master plan and permissible uses
•• Surrounding parklands provide a unique setting
to support active and passive recreation and
eco-tourism
•• Ability to integrate resort activities and amenities
with surrounding uses
Stakeholder alignment
•• The Port and City have worked in partnership
on this project for the past ten years and there is
political alignment and support for the project
•• The Port and City have entered into a JPA
to fund the infrastructure to support
Phase 1 development
•• The CVB Master Plan has been fully approved
by the California Coastal Commission
•• A Bayfront Cultural and Design Committee
(BCDC) has been established to review and
provide input to developer solicitation documents
and project designs
•• Environmental and labor organizations have
entered into a Settlement Agreement with the
Port and the City that provides a reasonable
process to ensure a healthy balance between
future development and wildlife habitat, project
financial feasibility and quality local job creation
Site Attributes
17. 17
LOOKING NORTH: view from 10th floor of proposed hotel
LOOKING SOUTH: view from 10th floor of proposed hotel
15Minutes from
Chula Vista Bayfront to
downtown San Diego
Proposed development in the Harbor
District is the highest intensity of the
plan andencourages an active, vibrant
mix of uses and public spaces. Land
use designations within this subarea
include Open Space, Wetlands, Park/
Plaza, Commercial / Recreation, and
Promenade. Up to 2,850 hotel rooms
are proposed in the Harbor District at
two separate sites. The exact number
of rooms may be allocated
among either site.
Unparalleled location
with expansive
ocean vistas
19. 19
The majority of the 535-acre CVB is on land held
in trust by the Port for the people of California.
The Port manages the tidelands and lands lying
under the inland navigable waters of San Diego
Bay, and promotes commerce, navigation,
fisheries, and recreation. The Port is prohibited
from selling its properties but may enter into
long-term ground leases of up to 66 years. Land
uses in the CVB are governed by the Port’s
Master Plan (the CVBMP) for the project area.
Site Ownership
Site Ownership, Governance &
Anticipated Contractual Structure
20. 20
The project’s progress to date represents a strong and
distinctive example of successful long term collaboration
between the Port and the City. This collaboration was
instrumental in achieving unanimous approval of the
CVBMP by the California Coastal Commission (“Coastal
Commission”) in 2012. That approval was achieved through
a decade-long joint planning effort between the Port, the
City and community participants including environmental
stakeholders. This process included clearing several
regulatory hurdles.
Since Coastal Commission approval, the ongoing Port/City
collaboration has continued to move the project forward,
with activities that include:
•• Extensive site preparation including a phasing plan
and basis of design for the Phase I infrastructure,
the demolition of the 550 mw power plant and the
construction of the “H” street extension that connects
the Harbor District directly to Interstate 5;
•• Extensive feasibility and cost analysis for Phase I
development in the Harbor District;
•• Development of draft Design Guidelines for
the CVB site;
•• Establishment of a Financing Agreement between
the Port and City to address financing and maintenance
of site infrastructure;
•• Development of the framework, authority, and duties
of the CVB Financing Authority.
The Port and City are committed to moving the project
forward as quickly as possible and will actively support the
selected development team in the permitting process.
Similarly, the entities are further committed to implementing
the infrastructure improvements in a time frame that does
not impact the schedule for the construction of the Project.
Port and City Partnership
Site Ownership, Governance &
Anticipated Contractual Structure
21. 21
The Port has adopted a Programmatic Environmental
Impact Report (EIR) that contemplates the maximum
potential development allowable in the approved
CVBMP within the Harbor District. Future development
projects within the Harbor District will only be subject to
the completion of a Secondary Study for environmental
conformance with the EIR. The Port will perform a
consistency determination of proposed projects within
the Harbor District that ensures their compliance
with the approved CVBMP and will ultimately issue a
Coastal Development Permit. Mapping and building
permits will be processed and approved through the
City. The proposed Project will follow a design review
process that responds to input from the City, Port, and
stakeholder groups.
Anticipated Form of Contract
The contractual structure between the Port and the
selected development team will be in the form of an
Option to Lease Agreement. Under this agreement the
development team will enter into a ground lease for up
to 66 years with the potential for lease extensions. The
details of this option to lease will be further outlined in
the RFP.
Joint Powers Authority / Public Funding
The Port and City have established a Joint Exercise of
Powers Agreement to create the “Financing Authority”,
specifically for the purpose of implementing the CVBMP
that will have representation from both the Port and
the City. The Financing Authority will act as the legal
entity and mechanism to fund the implementation
of the required public improvements. The Financing
Authority has the power to issue debt to fund project
improvements.
The Financing Authority has created a debt service
repayment capacity through collected ground lease
rents, fees, taxes and other revenues collected from
future project development for the purpose of funding
project infrastructure requirements.
Once a development partner for the H-3 parcel has
been selected, demonstrated necessary bridge funding
for the design and development of the convention
facility may be provided by the Financing Authority
upon its approval.
The long term financial objective is for the convention
destination resort hotel to become a positive source of
revenue for the City and Port through the generation
of sales tax, hotel room tax, property tax, ground lease
payments, job creation, and indirect economic impacts.
The Financing Authority is prepared to finance, and the
Port is prepared to manage, the design and construction
of the necessary CVB infrastructure and public spaces.
Upon selection of the development team for the H-3
site, the Port will collaborate with the development team
to ensure that necessary infrastructure improvements
are completed concurrent with, or in advance of, the
completion of the hotel and conference center. The
Port will consider delegating the responsibility of
constructing the infrastructure to the selected developer,
should that approach be deemed cost effective and in
the best interest of the delivery of the overall project.
In addition to the convention destination resort hotel,
the Port could consider the selected developer from this
two-step solicitation process for a first right of refusal for
the development or master development of other sites
within the CVB, including the 24.6 acre H-23 site, which is
adjacent to the H-3 site to the southeast.
Design Review, Entitlements and Permits
Site Ownership, Governance &
Anticipated Contractual Structure
23. 23
California Coastal Commission
The California Coastal Commission was established
by voter initiative in 1972 (Proposition 20) and
later made permanent by the Legislature through
adoption of the California Coastal Act of 1976.
The Coastal Commission, in partnership with
coastal cities and counties, plans and regulates
the use of land and water in the coastal zone.
Development activities, which are broadly defined
by the Coastal Act to include (among others)
construction of buildings, divisions of land, and
activities that change the intensity of use of land or
public access to coastal waters, generally require a
coastal permit from either the Coastal Commission
or the local government.
The mission of the Coastal Commission is to:
Protect, conserve, restore, and enhance
environmental and human-based resources of
the California coast and ocean for environmentally
sustainable and prudent use by current and
future generations.
The Coastal Act includes specific policies (see
Division 20 of the Public Resources Code) that
address issues such as shoreline public access and
recreation, lower cost visitor accommodations,
terrestrial and marine habitat protection, visual
resources, landform alteration, agricultural lands,
commercial fisheries, industrial uses, water quality,
offshore oil and gas development, transportation,
development design, power plants, ports, and
public works. The policies of the Coastal Act
constitute the statutory standards applied to
planning and regulatory decisions made by the
Commission and by local governments, pursuant
to the Coastal Act.
Settlement Agreement
with Environmental Stakeholders
In order to resolve any potential litigation or other
action challenging development within the Master
Plan area, the Port and the City negotiated a
settlement agreement with a coalition of six
environmental advocates and a coalition of trade
union advocates consisting of The Environmental
Health Coalition, The San Diego Audubon Society,
San Diego Coastkeeper, Coastal Environmental
Rights Foundation, Southwest Wetlands
Interpretative Association, Surfrider Foundation,
San Diego Chapter and Empower San Diego.
Generally, the agreement prescribes and/or
encourages construction and operating practices
as well as mitigation measures concerning
protection for the surrounding wildlife habitat,
energy conservation and other matters.
Other Key Stakeholders
Site Ownership, Governance &
Anticipated Contractual Structure
24. Over 260 days of sunshine
per year and an average daily
temperature of 70 degrees
San Diego
26. 3.2Million residents call
San Diego Bay home
TWO
Professional sports teams:
San Diego Padres &
San Diego Chargers
Regional GDP
of $202B
27. 27
Regional Market & Economic Overview
With a 27,000 square-mile footprint and a population in
excess of 6.5 million people, the bi-national San Diego
Mega-Region is composed of San Diego and Imperial
Counties and the state of Baja California, Mexico. With a
world-class infrastructure and talent to innovate, design,
develop and manufacture the products that will lead
the next wave of global economic growth, the region
boasts two major international airports, three land ports
of entry, and two major seaports. The region generates
an annual GDP of $202 billion, primarily from several key
industries including advanced manufacturing, tourism,
military and defense, applied biotechnology, information
technology, telecommunications, agribusiness, clean-
tech, and logistics. The region is ranked 5th worldwide
in attracting venture capital and is home of two national
professional sports teams, the San Diego Padres and the
San Diego Chargers.
San Diego County
San Diego County is home to 3.2 million residents and
is expected to add nearly 800,000 new residents by year
2030, and reach a population of 4.4 million by year 2050.
The San Diego regional workforce is well-educated, with
35% holding bachelor or post-graduate degrees.
Regional Overview
28. 28
Regional Market & Economic Overview
Economic Overview
BioTech
The region has more than 600 life science companies and
more than 80 research institutes employing more than 48,000
people with high average wages making it the nation’s
second-largest life sciences cluster. The research institutes
– along with the University of California, San Diego – provide
the sector with breakthrough technologies that fuel company
growth and product development. Major pharmaceutical
companies including Pfizer, Johnson & Johnson and Merck
maintain a presence in the region to foster collaboration with
major research institutes, universities and smaller biotech
companies. The region attracts graduate students and
postdoctoral trainees from around the world. Many stay in the
area to pursue academic research or positions in the industry.
Information Technology / Telecommunications
Information and communication technology companies
like Kyocera, Qualcomm, Intuit, and ESET employ more
than 72,000 people and are leading the way in our future
information sharing, on-line entertainment, military and
defense systems, and cyber security. San Diego was
recently ranked the top U.S. city in which to launch a
startup by Forbes magazine.
Technology and innovation incubators like EvoNexus and
CONNECT are nurturing some of tomorrow’s great new
forward-thinking businesses in innovative industries.
CONNECT is a regional program that catalyzes the creation
of innovative technology and life sciences products in San
Diego County by linking inventors and entrepreneurs with the
resources they need for success. Since 1985, CONNECT has
assisted in the formation and development of more than 3,000
companies. EvoNexus is a community-supported technology
incubator that has graduated 28 new companies and created
more than 1,000 jobs since 2009 while attracting $520 million
in venture capital.
Military / Defense
As the world’s largest concentration of military installations,
assets and combat power, San Diego provides more than
311,000 jobs in the military and defense industries. The
industry contributes $21 billion annually in direct spending
to the regional economy. As the west coast headquarters of
the Space and Naval Warfare Weapon Systems Command,
businesses specializing in research, command, control
and communications, intelligence, surveillance, and
reconnaissance play vital roles in the San Diego regional
economy. The businesses leading the regional defense indus-
try include Lockheed Martin, Raytheon, Cubic Corporation,
and BAE Systems.
29. 29
Regional Market & Economic Overview
Clean-Tech
San Diego is one of California’s most concentrated
centers of Clean-Tech employment with more than 850
companies. Between 1995 and 2010, employment in
the sector increased 73 percent, while total regional
employment grew 26 percent. These companies
represent 10 percent of the total green jobs in the state,
13 percent of renewable energy jobs in the state and 11
percent of energy efficiency and green building jobs.
San Diego is leading the way in preparing skilled workers
for jobs in the green economy. The region was the
recipient of a $4 million state grant to train people for
careers in the biofuels industry. Industry partners in the
program include the largest clean technology employers
in the region—General Atomics, Sempra Energy,
Sapphire Energy, Synthetic Genomics and Verenium.
Maritime / Blue-Tech
San Diego’s maritime industry is claiming its place as one
of the region’s unique technology clusters. “Blue-Tech”
is a term being used to describe technology innovation
in maritime industries. Even traditional maritime
activities are being transformed by technology. As one
of the region’s largest maritime operators, the Port of
San Diego employs more than 46,000 people, provides
cargo and cruise ship terminals, 17 waterfront parks, and
hundreds of visitor-serving uses such as hotels, retail, and
restaurants. Maritime technology is growing new industry
clusters such as aquaculture, biomedicine, desalination,
ocean energy, robotics and submarines, and climate
science. More than 6,000 new jobs in these industries
are projected by year 2020. Regional leaders include
Cubic Corporation, General Atomics, Poseidon
Resources, and Seabotix.
Sports and Active Lifestyle Industry
San Diego County’s Sports and Active Lifestyle (SAL)
industry cluster is a vibrant contributor to the region’s
economic and employment landscape. Providing more
than 23,000 jobs within 1,200 businesses, the industry
thrives on the region’s year-round temperate weather and
healthy lifestyle of its residents. Composed of companies
experienced in sports products and training equipment,
apparel and footwear, nutrition, endurance sports, and
motor sports, the San Diego region is the second largest
concentration of businesses specializing in sporting and
athletic goods in the country.
Higher Education and Research
San Diego County boasts several institutions of higher
education that conduct groundbreaking research, train
the region’s workforce, and provide a human capital
infrastructure that enables the region to compete
globally for investment and jobs.
•• The University of California in San Diego, with an
enrollment of more than 27,000 students, has been
ranked one of the top ten public universities in the
country specializing in math, sciences, and innovative
technology and medicine.
•• San Diego State University is ranked as a leader in
international business, rehabilitation counseling,
public health, and clinical psychology, boasts a
student enrollment of more than 35,000 and has
received more than $1 billion in research grants in
the past 13 years.
•• The University of San Diego, with a student
enrollment of more than 8,000, offers 42 high quality
undergraduate, 39 graduate, JD, and three doctoral
degree programs.
•• California State University, San Marcos, has a
student population of more than 10,000 with a
curriculum focused on writing, critical thinking
and collaboration.
•• Southwestern College offers an Associate of Arts
degree in 50 different majors, an Associate of
Science degree in 80 different majors, and numerous
professional development programs. With a student
enrollment in excess of 19,000, the college is one of
the nation’s top producers of associate degrees for
Hispanic students
Regional research facilities like the Salk Institute,
Scripps Institute of Oceanography, and the Sanford-
Burnham Medical Research Institute are advancing
possibilities for biofuels and treatments for diseases like
Alzheimer’s, cancer, and autism through plant biology
and genome therapy.
30. 30
Regional Market & Economic Overview
The South Bay region is composed of the
cities of Chula Vista, National City, Imperial
Beach, Coronado, and the San Ysidro and
Otay Mesa communities of the City of San
Diego. According to the 2010 Census,
the South Bay region includes more than
450,000 residents. South Bay is home to
major employers and visitor attractions
like Naval Base San Diego, the SleepTrain
Amphitheatre, Border Field State Park,
Aquatica Water Park, and the San Ysidro
Port of Entry.
The City of Chula Vista is the largest city in
the South Bay and the second largest city
in the county with more than 250,000
residents. As one of Southern California’s
fastest growing cities, Chula Vista is
expected to add another 60,000 residents
(25 percent) by year 2025, according to the
San Diego Association of Governments
Regional Growth Forecast. The City of Chula
Vista boasts one of South Bay’s highest
median annual household incomes at more
than $65,000.
Downtown Chula Vista
Located less than one mile from the Chula
Vista Bayfront, the Third Avenue Village
traverses the historic heart of downtown
Chula Vista. Its indoor/outdoor dining
opportunities, unique shops, nightlife, weekly
farmers market, museums, performing arts
theatre, and lively street festivals create a
year-round hub of interesting activities within
a pedestrian-friendly environment.
In 2007, the Chula Vista City Council
adopted a Specific Plan, combined with a
programmatic Environmental Impact Report,
to create a vision and the incentives for
attracting new investment and revitalization
to approximately 1,700 acres of its urban
core. The plan envisions a broad mix of
uses and business opportunities, as well
as a range of housing types. The urban
center is envisioned to be the “heart” of
the community where people gather to
attend special events, farmers markets,
street performances, and outdoor dining.
Comprehensive design guidelines are
included in the plan to encourage
superior architecture and high quality
pedestrian-friendly connections based
on sustainable design principles and
form-based code. The city is now
well-positioned to provide an efficient and
predictable entitlement process that reduces
risk to attract development and investment.
Maquiladoras
The South Bay is home to many
Maquiladoras, also known as maquilas
or twin plants that are assembly or
manufacturing facilities commonly located
in Mexico, with a parent company in the
United States. These companies import
goods, machinery, and technology and
export the final assembled product. The
Maquiladora Industry has played an essential
role in positioning Mexico as Latin America’s
largest exporter and 13th largest exporter
in the world. Moreover, Maquiladoras
Chula Vista / South Bay
Chula Vista looking south to Mexico
31. 31
Regional Market & Economic Overview
have become a significant source of revenue and employment for
both Mexico and the United States. Maquiladoras function in a
bi-national apparatus and benefit from NAFTA’s trade agreements.
Manufacturing companies with annual foreign sales of $50,000
or greater, can benefit from their San Diego/Baja location by
deferring tariffs until the final product shipment. Nearly one
million people work in over 3,000 Mexican Maquiladoras. The
Manufacturing industry is the number one source of employment
in Northern Mexico and employs 49 percent of the total
population of Baja California.
The United States accounts for more than $800 million annually in
direct investment in the manufacturing industry of Baja California.
Many corporate headquarter and regional offices are conveniently
located in South County to administer and aid business operations
in Baja California. Corporate offices in South County manage
R&D, final assembly, human resources, sales and accounting. The
labor-intensive manufacturing work is typically done in Baja California.
Companies in the United States can send raw materials, equipment,
and supplies to Mexico for assembly or processing without paying
import duties until final product shipment.
Twin plants become more competitive in world markets due to
the combination of American advanced technology and the lower
costs of Mexican labor and supplies. Additionally, South County
companies may realize benefits from the State offering hiring and
equipment sales/use tax credits, accelerated depreciation on
qualifying equipment, priority status on Industrial Development Bond
applications, and preference points on state contracts. South County
is also home to a Federal Foreign Trade Zone and State Recycling
Market Development Zone offering additional business incentives.
Major South Bay Projects
Cross-Border Terminal
Construction recently began on the new Cross-Border Terminal
located in Otay Mesa near the Tijuana International Airport. The
project will include a 500-foot bridge connecting the United States
to the Tijuana Airport terminal allowing ticketed passengers easy
access to international destinations. The terminal bridge is expected
to boost tourism and investment by foreign manufacturing companies
wanting to open distribution warehouses in Otay Mesa. Expected to
be open by the end of 2015, the project is funded by United States
and Mexican investors.
University and Innovation District
Within its Eastern Urban Center, the City of Chula Vista is currently
in the planning phase of creating a University and Innovation
District composed of a new four-year educational institution or
multi-institutional university and urban mixed-use town center. The
City has set aside 375 acres for the university campus and an adjacent
85 acres for a mixed-use village and technology park. The university
could provide an enrollment of approximately 17,000 students and
hundreds of jobs for the region. The neighboring technology park is
expected to attract thousands of high paying jobs.
32. 32
Regional Market & Economic Overview
The San Diego region has three land Ports of
Entry (POE): San Ysidro, Otay Mesa, and Tecate,
while a fourth is planned at Otay Mesa East and a
crossborder passenger connection to the Tijuana
International Airport will begin construction in
2014. The San Ysidro Land POE is known as the
world’s busiest international border crossing,
while the Otay Mesa POE is the main commercial
gateway for international trade between
California and Mexico. The San Ysidro POE
handled 27.75 million border travelers traveling
from Tijuana to San Diego in 2012. It is estimated
that a similar number of crossings take place from
San Diego to Tijuana, which means there were
approximately 55.5 million crossings through the
POE last year. The number of travelers almost
equals that of the Los Angeles International
Airport (LAX), which accommodated 63.6 million
air passengers in 2012.
More than half of the trips through the POE are
for shopping and recreation; some ten million are
trips to and from work. 90 percent of all personal
trips across the border are local in character,
either starting or finishing in San Diego County or
Tijuana/Tecate.
Planning is underway to redesign and expand
the San Ysidro Intermodal Transportation Center
(SYITC), which currently supports more than
22,000 daily transit boardings and arrivals. The
San Diego Trolley and local buses provide public
transit access to and from the border station.
The San Diego Association of Governments
(SANDAG) and the County of San Diego are
working to make the SYITC an iconic devel-
opment and welcoming gateway to California
that complements border crossing improvements
underway. In addition to creating a terminal hub
for connecting the region’s light rail, bus rapid
transit, local bus, pedestrian, and automobile
transportation modes, the center is envisioned to
include retail, dining, hotel and office uses.
U.S. Olympic Training Center
Chula Vista is home to the country’s only
warm-weather U.S. Olympic Training Center.
The Training Center is the first to be master-
planned from the ground up and is dedicated to
the development and performance of America’s
future Olympic and Paralympic athletes. The
year-round, warm-weather facility was a gift to
the U.S. Olympic Committee from the San Diego
National Sports Training Foundation, a group of
dedicated business and community leaders and
volunteers who raised the funds to build
the Center.
The Chula Vista Olympic Training Center
(CVOTC) rests on a 155-acre complex adjacent
to the Lower Otay Reservoir. The Center has
sport venues and support facilities for archery,
beach volleyball, BMX, canoe/kayak, cycling, field
hockey, rowing, rugby, soccer, softball, tennis,
track & field, triathlon, and cross-training abilities
for various winter sports. The CVOTC offers
support to athletes including housing, dining,
training facilities, local transportation, recreational
facilities, athlete services and professional
development programs.
The CVOTC, which opened in June 1995, has
benefited thousands of Olympic hopefuls,
numerous community groups, and hosted
countless visitors from around the globe.
Ports of Entry
U.S. Olympic Training Center
33. 33
Regional Market & Economic Overview
The San Diego region has a robust transportation infrastructure.
The county’s continually expanding modern light rail system
(The San Diego Trolley) covers 51 miles of track and is served by
53 stations. The H Street station is conveniently located adjacent
to the project Site. Amtrak and the Coaster provide more than 30
trains daily between downtown San Diego and the coastal cities to
the north, including Los Angeles.
An extensive bus rapid transit network will begin service in
2015 and will complement San Diego’s vast freeway system,
one of the best in the country. The South Bay Bus Rapid Transit
(BRT) project will offer passenger high-quality transit that is
fast, frequent, and comfortable. The project will provide new
upgraded vehicles and enhanced stations resulting in a premium
transit service. The 11 stations’ architectural design will reflect the
surrounding community’s character, and will serve major activity
centers in downtown San Diego and the South Bay, including
offices, shopping, recreational facilities, residential communities,
park-and-ride lots, as well as the Otay Mesa Port of Entry on the
border with Mexico. A BRT station will be located adjacent to
the H Street light rail stop at the gateway to the CVB and its main
entrance to the Harbor District.
The San Diego International Airport, conveniently located just
13 miles (17-minute drive) from the CVB, served 17.7 million
passengers on 188,000 flights in 2013. Of those annual passengers,
approximately 55 percent are visitors (98 percent domestic) and 44
percent are business travelers. Following the recently completed
renovation and expansion of Terminal 2, separated arrival and
departure decks, parking structure, and new nonstop service to
Tokyo, London, Toronto, Mexico City, and other international
destinations, San Diego International Airport is poised to expand
its business and leisure travel capacity for decades to come.
Annual passenger volume is forecast to exceed 30 million by year
2030. Construction is currently underway to relocate and expand
a state-of-the-art rental car facility and corporate jet terminal, and
increase capacity of the airport’s short-term parking areas.
Transportation
34. Page title here
34
One
and
des
Regional Market & Economic Overview
San Diego’s year-round ideal weather, popular
attractions and entertainment options draw
visitors and conventions in all seasons. The U.S.
Weather Bureau described San Diego’s weather
as the closest thing to perfect in America.
Fodor’s called San Diego a “vacationer’s
paradise.” With more than 70 miles of coastline,
spectacular hotel and convention spaces, arts
and cultural attractions, and an array of enter-
tainment options throughout the region, San
Diego is positioned as one of the top visitor and
convention destinations in the world.
The area is a hub for various tourism attractions
such as Balboa Park, San Diego Zoo, San
Diego Safari Park, Sea World and LEGOLAND.
Additional activities in the region include
beaches, casinos, racetracks, concert and
sports facilities, numerous shopping venues,
dozens of golf facilities, and the San Diego
Convention Center. These attractions are
popular destinations for international/domestic
tourists and business travelers. Throughout
periods of economic growth and decline, these
sources have proven to be the major drivers
behind tourism activity and, ultimately, hotel
demand. The region attracts 32 million visitors
spending $8 billion annually. SeaWorld, spread
across 190 acres on beautiful Mission Bay, offers
its 4.6 million annual guests the opportunity
to experience 32 different animal habitats,
interactive special experiences like swimming
with dolphins, shows, rides, a 320-foot tall
observation tower, beautiful landscaping, and
educational opportunities through its partnership
with the Hubbs-SeaWorld Research Institute. The
year-round park is one of the many attractions
that make the San Diego region one of North
America’s top leisure destinations.
The world famous San Diego Zoo, and its larger
sister destination, Safari Park, host more than
seven million visitors annually. Located on 1,800
acres, the Safari Park houses a large array of
wild and endangered animals. The park has
the world’s largest veterinary hospital and is
often noted for its successful California condor
breeding program that returned the endangered
species to the wild. The park offers visitors a
unique opportunity to explore animals such as
giraffes, rhinoceros, and antelope in free-range
enclosures. Its companion 100-acre park, the
San Diego Zoo, pioneered the concept of
open-air cage-free exhibits that recreate natural
habitats. Some of its more famous inhabitants
include the giant panda, the koala, and monkeys
from the rainforests of Asia and Africa.
Millions of visitors to the San Diego region enjoy
the diverse dining opportunities and outdoor
cafes, live music and entertainment, nightclubs,
festivals, hotels and retail boutiques in the
Gaslamp Quarter. On the National Register of
Historic Places, the 16 square-block district offers
beautifully restored ornate historic buildings
with late 19th- and early 20th-century charm in a
modern city environment. Providing some of the
country’s top-ranked nightclubs and restaurants,
the Gaslamp Quarter’s streets are filled with
vibrant street life year-round.
Craft Brewery Industry and Tourism
One of the fastest growing business sectors
in the San Diego region this decade has been
craft brewing. Since 2011, the total number
of craft breweries in the region has more than
doubled. In addition, San Diego’s craft brewers
contribute to the region’s tourism industry dollars
by hosting year-round events, festivals and
facility tours. Host to the 2012 World Beer Cup
(the “Olympics of Beer”) and frequently ranked
in the top three craft brew cities in the country,
San Diego’s craft brewing community is growing
rapidly, as is beer tourism. Unlike seasonal
attractions, brewery tourism occurs year-round,
and most of the major industry events in the
region occur during non-peak visitor months.
Many of the larger San Diego breweries
offer facility tours, provide event space, and
have active event calendars. Additionally,
more than a dozen independent tour guide
companies provide brewery tours. In 2012,
the region hosted more than ten major beer
festivals including two Beerfests and San
Diego Beer Week that attracted more than
100,000 attendees.
A 2012 study found that among brewery patrons
surveyed, 38 percent were tourists. Of particular
interest to the hospitality industry, the majority
of brewery tourists indicated in their responses
that they were staying overnight (58.5 percent)
for an average of 3.16 nights. As of December
2013, there were 88 craft breweries in San Diego
County with 33 more planning to open in 2014.
Some of the region’s most notable award-
winning breweries include Stone, Karl Strauss,
Ballast Point, and AleSmith.
Tourism
34
36. 36
Regional Market & Economic Overview
Vast areas for outdoor recreation and natural beauty like its local
mountains, deserts and habitat preserves place the region among
the top in the country for ecotourism. Ecotourism is a large and
growing component of the region’s tourism economy. The San
Diego—Baja California region is home to some of the world’s
most spectacular biological diversity, made possible by the variety
of ecosystems found here. San Diego’s natural wonders include
the magnificent waters of the San Diego Bay, as well as the lush
environs of San Diego parks and mountains. San Diego County
is the most botanically diverse county in the contiguous United
States. A total of 1,573 native plant species and 570 non-native
species have been identified and documented to date, with 26
endemic to San Diego County. There are four wildlife refuges in
San Diego County, and two of them, Sweetwater Marsh and the
Tijuana Slough National Wildlife Refuge, are located along South
San Diego Bay. Both offer the opportunity to see various endan-
gered and threatened plant and animal life and are among several
resources for diverse, up-close ecotourism experiences.
Ecotourism in the South Bay
Chula Vista and the South Bay provide many destinations for the
visitor seeking unique experiences in nature.
The 216-acre Sweetwater Marsh National Wildlife refuge borders
the CVB site to the north. This pristine bayfront wetlands refuge
features the Living Coast Discovery Center, which offers an inter-
active wildlife learning experience with the region’s native animals
and plants. A birder’s paradise, the site is located directly in the
North American flyway and over 200 species of birds have been
sighted on the refuge. The Living Coast Discovery Center offers
everything from birding tours, daily shark and ray interactions,
Nature Discovery Tours, and even overnight adventures. For a truly
memorable experience, the Living Coast Discovery Center invites
adventurers to spend a Sunday morning kayaking in San Diego’s
Back Bay in search of the illusive Giant Green Sea Turtles.
Ecotourism
One of the top rated
regions in the country
for eco-tourism
36
38. 38
Regional Market & Economic Overview
Tourism Market Statistics
San Diego’s convention and visitor industry
employs more than 160,000 people and delivers
more than $17 billion annually to the regional
economic impact. The visitor industry is expected
to grow 1.6 percent in 2014 and hotel demand is
expected to grow by 2.8 percent in 2014 and 2.5
percent annually in 2015-16, according to a recent
report prepared by Tourism Economics for the
San Diego Tourism Authority. The report forecasts
average occupancy to grow to 74 percent by 2016
with average annual Average Daily Rate (ADR)
growth of 4 percent through 2017. Through the
third quarter of 2013, total visitor expenditure was
4.9 percent higher than the same period in 2012.
In the near term, visitor expenditures will continue
to rise with visits, as inflation remains modest.
Spending is expected to grow 5.4 percent in
2014 largely due to the strong performance of
overnight visits relative to day visits. Longer
term, spending will moderate, but remain above
5 percent annually in 2015 and 2016—driven by a
balance of growth in visits and inflation.
Moving forward, room demand is forecast to
experience an increase of 2.8 percent in 2014
based on improving economic conditions as well
as the return of marketing initiatives of San Diego
Tourism Authority.
According to PKF consultants, in 2013 the San
Diego market posted increases of 1.6 percent,
1.2 percent, and 2.9 percent in ADR, Occupancy,
and Revenues per Available Room (RevPAR),
respectively. Year End 2013 RevPAR outperformed
PKF’s 2013 projection of 1.4 percent by 1.5
percentage points, with San Diego’s South Bay,
La Jolla, and Bay Area markets showing the
largest RevPAR year-over-year growth.
For 2014, the PKF report projects that occupied
rooms will continue to pace with supply growth
of approximately 1.1 percent, along with an
accelerated ADR growth of 3.4 percent, resulting
in forecasted RevPAR growth of 3.4 percent.
The San Diego Convention Center has
demonstrated a high level of success in
capturing convention demand, remaining one
of the key convention center venues on the West
Coast, and across the United States. This being
said, the Convention Center experienced a soft
2013, with a similar projection for 2014, followed
by a projected ramp up in 2015. An expansion
of the San Diego Convention Center is being
planned, with the expansion project currently on
track for a late 2014 groundbreaking. There have
been few additions to the San Diego lodging
market in 2012 and 2013, with limited openings
slated for 2014. Several projects in the planning
stages continue to be on hold or have been
withdrawn due to continued difficulties associated
with obtaining financing and the high replacement
costs relative to going concern value for new
construction. The Legoland Hotel and the Pier
South Resort Autograph Collection properties
were the only two properties to enter the San
Diego market in 2013. For 2014, the 137-room
Springhill Suites Oceanside opened in February,
with the 89-room Holiday Inn Express Hotel Circle
and the 182-room Hampton Inn Mission Valley
slated for later 2014. Additionally, numerous
projects are in the planning phase for 2015 and
beyond, including multiple projects in Downtown
and the Bay areas. The previously referenced
PKF report also mentions that additional hotel
projects are expected to enter the pipeline in the
Downtown and North Coastal areas over the next
several years.
39. Page title here
39
17Billion dollar annual impact
The San Diego Convention Center
is one of the key convention
center venues on the West Coast.
The waterfront facility features
2 million square feet of exhibit
space, meeting areas, ballrooms
and outdoor space.
The visitor industry
is expected to grow
by 1.6% in 2014
40. 40
Regional Market & Economic Overview
H-3 Parcel: Destination Resort Feasibility Analysis
In June 2013, Jones Lang LaSalle (JLL) prepared a second
analysis for this solicitation, evaluating the market viability for a
convention destination resort hotel focusing specifically on the
subject site on the Chula Vista Bayfront. This study reviewed
existing comparable hotels in the downtown San Diego
submarket and their respective meeting space compared to
hotel room inventory. The report also projected room demand
compared with current and known new supply through year 2023.
Based on existing San Diego County hotel room inventory and
new hotels either under construction or likely to be constructed,
JLL’s report forecasts a need for approximately 1,500 new
rooms in the 2016-2018 period and an additional 400 rooms
in 2021-2023.
JLL also evaluated the viability of delivering a single destination
hotel on the site versus a dual-branded hotel. The study
concluded that a dual-branded hotel is not likely feasible due
to weaker anticipated induced demand. Based on industry
standards and site-specific and regional market data, the JLL
report recommends a single-destination hotel and meeting space
program that approximates the following in the chart at right.
This conceptual program outlined at right is for illustrative
purposes based on comparable convention hotels located in
downtown San Diego. The short-listed development teams
will be expected to provide and justify their own proposed
development concepts and programs during the RFP phase
of the selection process.
Hotel / Resort Space Size
Total Guestrooms 1,500
Standard 1,380
Suites 120
Food & Beverage Facilities in square feet
(restaurants, cafes, cocktail lounges and bars,
kitchens and storage)
70,508
Convention Center in square feet 405,000
Meeting Space 225,000
Exhibit Space 180,000
Recreational Facilities in square feet
(swimming pools, sauna, lockers, fitness center,
spa, children’s area, support and storage)
47,000
42. 42
Regional Market & Economic Overview
H-18 Parcel: Destination Retail / Commercial
The 9.5 acre H-18 parcel is a prime retail site adjacent to Interstate
5 that is expected to be offered for development in a separate
solicitation in the summer of 2014. This site will present an exciting
opportunity to create a vibrant gateway to the CVB by developing
a significant visitor-serving or maritime related destination retail/
commercial experience.
Retail / Commercial Space Size
Parcel (in acres) 9.5
Potential Gross Building Area (in square feet) 100,000
44. 44
Bayfront Master Plan
On August 9, 2012, after completing a decade-long planning
effort and clearing several regulatory hurdles, the CVBMP
was unanimously approved by the California Coastal
Commission. With this approval, the way was finally cleared
to move the vision of redeveloping the Chula Vista Bayfront
(CVB) into a world-class destination, providing people a
unique place to live, work and play on the largest remaining
waterfront project entitled in southern California.
Since Coastal Commission approval, the ongoing
Port/City collaboration has continued to move the project
forward, with the demolition of the SDG&E power plant and
the initiation of construction of the H Street extension, which
will connect downtown Chula Vista directly with the water-
front. With the release of this RFQ, the Port and City are
initiating Phase I development. This includes development
in the Harbor District, connecting the Sweetwater District
to the Harbor District and development on the Sweetwater,
Harbor and Buffer parks.
Buffer Park
41.1 ac
Project background
45. 45
Bayfront Master Plan
Prior to the release of the RFQ, the Port retained
JLL to conduct a comprehensive update analysis
on the feasibility of, and strategies for, initiating Phase
I development on the CVB. The real estate and
financial analysis includes the identification of market
demand for various uses; infrastructure and vertical
development cost estimates, feasibility of a convention
hotel, financing strategies, and recommendations for
development solicitations.
In parallel with the real estate and financial analysis,
the Port retained HKS architects and CCI partners
to develop conceptual design guidelines to frame
overall site development. The real estate analysis and
development of design guidelines were performed
in collaboration with the Port, the City and other key
stakeholders, including the Bayfront Cultural and
Design Committee (BCDC).
The analysis concluded that with a strong hotel market
in San Diego County, historically low interest rates and
softening equity requirements, the Port is entering an
optimal time to initiate developer solicitations for a
convention destination resort hotel on parcel H-3, which
is the cornerstone of the Harbor District and the catalyst
for future development.
The CVB Master Plan was unanimously approved by the California Coastal Commission in
2012, providing a vision to redevelop the CVB waterfront into a world-class destination.
Looking North to downtown San Diego
47. 47
Site Overview
Bayfront Master Plan
The Chula Vista Bayfront Site is located on southeast
San Diego Bay in the jurisdiction of the City of Chula
Vista. The site is bounded by the Sweetwater National
Wildlife Reserve to the North; the Chula Vista Wildlife
Preserve to the South; Interstate 5 to the east and San
Diego Bay to the west.
Of the total site area of 535 acres, 199 acres are
developable and 336 are dedicated to the public realm
consisting of parks and natural open spaces. The site is
segregated into three planning Districts which include
the 130 acre Sweetwater District to the north; the 280
acre Harbor District in the center and 125 acre Otay
District to the south.
The master plan provides for light development in
the Sweetwater and Otay Districts with the greatest
density provided for the Central Harbor District.
Each District has certain unique characteristics, which
are further detailed in this section but the overall
planned developable areas contemplate a variety of
uses that include:
•• Hotels
•• Retail
•• Residential
•• Commercial
•• Recreational Vehicle (RV) Parks
48. 48
Phase One Infrastructure
Bayfront Masterplan
Phase 1 Infrastructure
Developments contemplated in the first phase include:
•• The convention destination resort hotel and related
parking in the Harbor District on lot H-3
•• The RV Park in the Sweetwater District on lot S-1
•• The Living Coast Discovery Center Parking on lot SP-3
•• Approximately 80,000 square feet of retail on
Lot H-9 at the north end of the marina adjacent to
the H-3 hotel/convention site
•• Retail development on 9.5 acres on Lot H-18 by the
freeway just south of H street
Infrastructure that will be constructed to support these
development projects include:
•• H Street from the freeway down to the waterfront
•• E Street from the E Street ramp at I-5 in the Sweetwater
District to the terminus of H Street in the Harbor District.
•• F Street from E Street to the Living Coast Discovery
Center parking area in the Sweetwater District
•• Marina Parkway continuing north of H Street as an
easement for the hotel on H-3 and connecting to E Street
at the juncture of the Harbor Park and Signature Park
•• 21-acre Signature Park and 41-acre Buffer Park in the
Sweetwater District
•• 22-acre Harbor Park surrounding the western portions
of the H-3 hotel/convention site and E Street
The Port plans to complete the construction of the Phase
1 infrastructure prior to the opening of the H-3 convention
destination resort hotel.
49. 49
Proposed Phase One Infrastructure
Chula Vista Bayfront - Proposed Phase IA - Infrastructure
Parks
Streets
RV Park
Retail
Hotel/Convention
Pacifica Residential
Fire Station
Bayfront Master Plan
51. 51
Bayfront Master Plan
The waterfront site designated for a convention
destination resort hotel that is the subject of this
solicitation is located in the Harbor District on parcel
H-3. This District is approximately 280 acres in size and
includes a marina that encompasses approximately 59
acres of water. Future development of the District will
provide a significant link from the City to the Bayfront
at F, H and J streets. The Harbor District proposes the
highest intensity development and encourages an active,
vibrant mix of uses: a convention destination resort
hotel and adjacent hotels; a bike path; parks and other
open space areas; a continuous waterfront promenade;
residential uses; mixed-use retail, office, and cultural
space; and new roadways and infrastructure
Existing uses in the Harbor District include a boat yard,
yacht club, marinas, restaurants, waterfront parks and
supporting parking facilities.
Resort Hotel and Convention Center
The development of a Resort hotel and convention
center on parcel H-3 is the cornerstone of the devel-
opment for the Harbor District. The 36.5-acre site
is located prominently along the waterfront to the
immediate north of the marina.
Public Amenities
Public amenities in the Harbor District will provide Parks
/ Plazas and Promenades, which include the existing
Bayside Park that will be improved and connected to
Signature Park. This park will be an attractive open space
for the public that will incorporate hardscape to allow for
more active uses and events. A minimum 25-foot wide
pedestrian shoreline promenade is planned to hug the
marina as well as the parks, connecting the pedestrian
and bicycle greenbelt linkage to other subareas.
Marina
An essential component of the CVBMP is the creation of
an active and vibrant commercial harbor that encourages
public access to the water and activity on the water. To
support this, the existing marina will be reconfigured to
accommodate about 700 boat slips and the perimeter of
the marina positioned for phased development of up to
225,000 square feet of retail.
Freeway Retail
Parcel H-18, along the freeway and just East of the
H-23, is being considered for the development of
visitor-serving or maritime-related retail. This lot is
9.5 acres in size and lies at a very prominent gateway
position at the intersection of Interstate 5 and H Street.
The Port and City are committed to only allowing uses on
this prominent site that will provide a direct amenity to
the new hotel and residential development.
Pacifica Companies – Residential Development
Approximately 35 acres of the 280 acres in the Harbor
District are within the jurisdiction of the City of Chula
Vista as the result of a land exchange agreement
between the Port and the Pacifica Companies. That
exchange agreement provides the Pacifica Companies
with fee simple title to the land to develop up to 1,500
residential units, 15,000 square feet of ancillary retail,
a 250-room hotel and up to 450,000 square feet of
commercial office space. The parcels that belong to the
Pacifica Companies and that are within the jurisdiction
of the City will be built by the Pacifica Companies under
a separate agreement with the City, but adhering to the
planning guidelines described above.
Harbor District
Convention Destination Resort Hotel on
H-3 parcel, 36.5 acres and 415,000 square feet of
convention space and related parking
Hotel on H-23 parcel, 24.6 acres
Harbor Retail on H-9, H-12, H-21 parcels,
18.0 acres up to 225,000 square feet
of retail, and marina support
Mixed Use Commercial / Retail on H-18 parcel,
9.5 acres, up to 100,000 square feet
Commercial Boating Center
on H-1 parcel, 2.1 acres
Residential on HP-5, H-13, H-14 parcels,
22.9 acres, up to 1,500 residential units and
15,000 square feet of ancillary retail
Hotel / Office on H-15 parcel,
9.5 acres for a development of up to 250 rooms
and commercial / recreation / office
development of up to 450,000 square feet
Fire Station on H-17 parcel,
1.8 acres, up to 5,000 square feet
Proposed development
uses in the Harbor District:
52. 52
Bayfront Master Plan
Harbor District
Harbor District Infrastructure
Improvements
Roadway improvements include the extension
of H Street that will connect the E Street
extension in the Sweetwater and Harbor
districts. The H Street extension will terminate
at the waterfront and end with a pedestrian
connection and a new pier. Modifications to
Marina Parkway and new access roads are also
proposed for the Harbor District.
Hotel / Convention Site Conditions
The Site consists of approximately 36.5
acres of partially developed land located
within the Chula Vista Bayfront, west of
Marina Parkway, north of Chula Vista
Harbor and approximately 450 feet east of
San Diego Bay.
Current development at the site consists of
a recreational vehicle (RV) park in the
southwest quadrant (which is in the process
of being relocated to another location within
the CVB approximately half a mile to the
Northeast), the foundations of three large
commercial buildings with associated paved
parking lot in the southeast quadrant, and a
paved parking/storage lot in the northeast
quadrant. The northwest quadrant is
currently undeveloped.
Topographically, the site is relatively level
with elevations across the site ranging from
approximately eight feet to 12 feet above
mean sea level. The site is located bayward
of the historic mean high tide line, and as
such has approximately seven to 14 feet of
undocumented hydraulic fill over bay deposits
and alluvium. Groundwater is expected at
approximately one to four feet above mean
sea level. The site is not known to be located
on any active or potentially active fault trace
as defined by the California Division of Mines
and Geology.
United Technologies Aerospace Systems
Company (UTAS) has operated a manufac-
turing facility adjacent to the H-3 site since the
early 1940’s. The Port and UTAS are working
in cooperation, as a part of a Relocation
Agreement between the Port, UTAS and the
City of Chula Vista, to address environmental
conditions resulting from discharges from
UTAS’ operation. Furthermore, the Regional
Water Quality control board has issued UTAS
a Cleanup and Abatement order for these
discharges. Groundwater contamination
under the H-3 parcel is known to exist
and other impacts may exist. The Port has
conducted several studies on H-3 which can
be found at:
http://geotracker.waterboards.ca.gov/.
Harbor District proposed marina
53. Page title here
53
Lot No. Use Units
Building
Size
Maximum
Height
HP-5, H-13
and H-14
Mixed Use
Residential Development
22.9 acres
Residential 1,500 units 200 Feet
Ancillary Retail 15,000 sf 45 Feet
H-15 Hotel and Commercial 9.5 acres
Hotel 250 Keys 130 Feet
Commercial 450,000 sf 130 Feet
Current park in the Harbor District
Pacifica Companies development on H-13, H-14 and H-15
55. 55
Bayfront Master Plan
The Sweetwater District will be acquired by the
Port as part of a land exchange agreement that is
currently in escrow. It is approximately 130 acres in
size. Land use designations include Open Space,
Habitat Replacement, Wetlands, Parks, Commercial,
Recreation and a Promenade.
Undeveloped land along the northern and western
boundaries of the district will be established as a
400-foot wide buffer/setback area to preserve and
protect the Sweetwater Marsh Wildlife Refuge from
planned development and to provide a gradual
transition from undeveloped native landscape to
developed area.
The Sweetwater District proposes the lowest
intensity development within the CVBMP and
focuses on lower scale, environmentally sensitive
and ecologically themed uses.
Of the 130 acres, 25 acres are available for
development.
General Planning Guides
From west to east, the buffer/setback area consists
of a 200-foot wide “no touch” zone, a 100-foot
“limited use” zone and a 100-foot wide “transitional
use” zone.
In addition a 21-acre Signature Park is proposed
with greenbelt linkages to park areas in the Harbor
District to the south. The park is envisioned as
a passive use meadow-type open space with
amenities such as landscaping, lighting, drinking
fountains, restrooms and picnic areas.
At the northern end of the district, planned
development includes a proposed RV park, as
well as a surface parking area and access road for
the Living Coast Discovery Center. Adjacent to the
RV Park is a low-intensity commercial/recreation/
marine related office development of approximately
120,000 square feet with a maximum height of
45 feet.
Roadway improvements in this district include the
extension of E Street into the Harbor District and
rerouting of F Street to connect to the E Street
extension. Each of the new roadways will include
pedestrian and bicycle connections to the rest of
the planning district.
Sweetwater District
Mixed-Use Commercial on S-3 parcel, 6.1
acres, 120,000 sf, maximum height 45 feet
RV Park, on S-1 parcel 18.7 acres
A 5.9-acre commercial parcel, S-4 which
is designated for a 120,000 sf office
development is no longer available
Proposed development
uses in the Sweetwater District:
57. 57
Bayfront Master Plan
Otay District
Commercial Use on
O-1 parcel, 20 acres
RV Park on O-3A,
O-3B parcels, 14.2 acres
Commercial Use on O-4 parcel,
18.7 acres
Proposed development
uses in the Otay District:
The Otay District uses will be designed in consideration of the adjacent sensitive habitat
areas. This area is currently characterized by commercial uses. The development of the Otay
District is planned to occur in the next 10-15 years. Of the approximately 125 acres within the
district, 53 acres are designated for development.
General Planning Guides
The proposed development for the Otay District consists of a mix of uses, including
commercial and low-cost visitor serving recreational uses. The extreme northern and
southern parcels are designated for Commercial Business Park use.
Land use designations for this area include Open Space, Habitat Replacement, Wetlands,
Commercial Business Park and Promenade.
A new 24-acre passive South Park is proposed and will include amenities such as pedestrian
trails, bicycle paths, landscaping, berms and lighting picnic areas. The park is to be passive
in nature, be low-impact and contain minimal structures. Additionally there will be an
approximately 25-acre “no touch” buffer green area at the water’s edge.
58. 58
Solicitation Information
The anticipated solicitation release date is June 30, 2014.
Qualified and interested development teams are requested
to visit the Port’s bid solicitation website at
www.cvbayfront.com
to register and download all documents and background
information related to the solicitation and qualifications
submittal process. The website also provides all studies,
design guidelines, and other relevant reports about the
site and the CVBMP.
Access to Solicitation