Institute
for Regional Studies of the CaliforniasInstitute
for Regional Studies of the CaliforniasThe San Diego communities included in the International Border Planning Area have adopted comprehensive plans that contain specific proposals for future land uses and public improvements together with programs to implement recommendations. The planning process, however, is an ongoing effort and periodic revisions are made to adopted plans.
The 1999 Tijuana River Valley Local Coastal Program Land Use Plan emphasized the preservation and enhancement of the natural ecosystem and long-term restoration of this area, while still allowing for limited recreational and agricultural use. Consistent with the new vision for the Tijuana River Valley as primarily a regional park and natural estuary, the County of San Diego is actively pursuing acquisition of property for park development purposes. The only other land use designations are: Military, which covers 177 acres (72 hectares) of the Imperial Beach Naval Air Station, and Utility, which is applied to the 189-acre (77-hectare) site of the International Wastewater Treatment Plant and the South Bay Water Reclamation and Wastewater Treatment Plant. The Tijuana River Valley is included in the City of San Diego's Multiple Species Conservation Program (MSCP) Subarea Plan's Multi-Habitat Planning Area (MHPA) that was developed in cooperation with state and federal wildlife agencies, property owners, developers, and environmental groups. The purpose of these plans is to restore the Tijuana River Valley to a broad natural flood plain. The flood plain contains riparian and wetland habitats and is bounded by high mesas and deep canyons vegetated with chaparral, sage scrub, and grasslands. The MSCP seeks to ensure that adequate amounts of appropriate habitats are maintained for endangered, threatened, and other covered species.
Proposed land uses in the community of San Ysidro reflect the needs of local residents and of the larger region with respect to requirements of the international border crossing. San Ysidro's designation as a Redevelopment Project Area under the provisions of the California Redevelopment Law is expected to encourage community revitalization. The adopted 1990 San Ysidro Community Plan and the 1996 San Ysidro Redevelopment Plan provided comprehensive development standards and implementation recommendations. Proposed residential land uses provide for a variety of densities, mostly in the range of 5–15 dwelling units per net acre (12–37 dwelling units per hectare), and take into consideration the overcrowded public facilities and services that currently exist in San Ysidro. Proposed commercial land uses provide for border and visitor oriented uses, as well as community uses. A Business Improvement District has been established to promote the San Ysidro Boulevard commercial core area. The community plan recommends that the older historic center of San Ysidro be preserved and enhanced. Proposed industrial land uses reflect expectations of only modest industrial growth within San Ysidro, mainly because of the small amount of vacant land available within the community for industrial development. Job opportunities for San Ysidro residents will be provided in the adjacent community of Otay Mesa. Significant projects for San Ysidro have been proposed to respond to local and regional needs. These include an intermodal transportation terminal, a new border crossing, a duty free shop, and a large commercial development.
Otay Mesa is partially developed and includes areas within the City of San Diego and the County of San Diego. The City's Otay Mesa Community Plan is currently undergoing revisions and, under the proposed revisions, residential development will be concentrated in the western sector of the community. Most residential development is anticipated to be in the very low and low density categories, permitting development that does not exceed 10 dwelling units per net acre (25 dwelling units per hectare). Commercially designated land is also anticipated to serve the Otay Mesa residential community, as well as to provide goods and services to the surrounding communities. The Otay Mesa Community Plan's extensive open space designation implements the City of San Diego's MSCP supporting preservation of natural characteristics and native habitats in the area. The plan identifies significant vernal pool sites.
Projections for the San Diego region indicate that by 2020, approximately 40 percent of residential growth and 50 percent of employment growth will be accommodated in the southern part of the region, primarily in Otay Mesa and Chula Vista. Otay Mesa contains the largest amount of land available for industrial use in the City of San Diego, some 1,900 acres (769 hectares). Presently under discussion is a proposal to redevelop Brown Field into a state-of-the-art intermodal transportation facility and industrial center to provide cargo service and meet the regional demand for freight via large aircraft. Also under discussion is a concept for the development of a transborder passenger terminal facility in Otay Mesa that could maximize joint San Diego-Tijuana use of the existing Abelardo L. Rodríguez International Airport in Tijuana.
The County of San Diego's Specific Plan for East Otay Mesa envisions a high quality, modern industrial and business center on the leveled and gently sloping terrain of this area. The Specific Plan recognizes that a significant portion of the planned industrial uses in East Otay Mesa will be directly linked to trade with Mexico. A new border crossing proposal is under study within the County's East Otay Mesa area, approximately 2–3 miles (3–5 kilometers) east of the existing Otay Mesa Port of Entry. Map 6 shows the approximate location of the planned port of entry.
The hillside areas at the eastern edge of East Otay Mesa are designated for estate residential uses and multiple rural uses allowing one unit per 2, 4, 8, or 20 acres (.8, 1.6, 3.2, or 8 hectares), depending on the slope. The plan also designates a large area as an impact sensitive area to protect and conserve existing biological resources—primarily coastal sage scrub, the habitat of the California gnatcatcher and other important species. Vernal pool habitats have also been identified adjacent to the international border.
The City of Tijuana has adopted a Partial Plan (Plan Parcial) for the three delegations included in the International Border Planning Area. Revitalization projects and strategies that can improve the quality of life of the neighborhoods are given highest priority by the local planning agency. Generally, the Partial Plan proposes the development of varied and compatible land uses within each of the delegations, seeking a balance among economic, land use, transportation, social, environmental, and political issues. The areas closest to the international border are among the oldest in Tijuana and will continue to develop intensely in response to the demands of dynamic population and economic growth. A study by the Economic Development Board of Tijuana (Consejo de Desarrollo Económico de Tijuana) on the El Chaparral-Puerta México area on the Mexican side of the San Ysidro Port of Entry is responding to such demands by proposing a commercial redevelopment program.
The Playas de Tijuana zone of the binational planning area is largely built out with mainly low density residential land uses. The infrastructure and services for this area have been improved so that the vacant lots that exist in this zone can be developed.
The Mesa de Otay portion of the International Border Planning Area has undeveloped areas, particularly on the eastern part. Some portions are dedicated to industrial uses, a large section is residential, and another is proposed as the site of the new border crossing to the east of the existing Mesa de Otay Port of Entry.
 Photo |
| View across the Tijuana River Valley with the South Bay Water Reclamation Plant ste in the foreground. Beyond the channelized Tijuana River on the right are new housing and vacant land slated for commercial development. Otay Mesa is in the Background. 2000. |
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