Coronado Ferry Landing Revitalization Project by Port Coronado Associates, LLC, at Coronado Ferry Landing

The proposed project would involve the Coronado Ferry Landing Revitalization Project (Project) by Port Coronado Associates, LLC (PCA; Tenant), consisting of a comprehensive redevelopment of the existing Coronado Ferry Landing waterfront commercial and retail center and associated ferry pier, in the city of Coronado, California. The Project would include both landside and waterside improvements implemented through a phased construction that would result in upgrades to existing commercial and retail facilities, common areas and landscaping, surface parking lots, and other associated improvements to extend the useful life of existing infrastructure and enhance visitor experience at Coronado Ferry Landing. The Project would be required as part of a 12-month Option to Lease Agreement (Option) between the San Diego Unified Port District (District) and PCA for an extended 35-year Amended and Restated Lease (A&R Lease) to provide improved terms that would ensure timely Project delivery, establish high standards for ongoing maintenance, and maximize long-term benefits to visitors and the general public. The current 40-year lease with PCA for the project area is scheduled to expire in accordance with its terms on June 30, 2026, and would be extended by the proposed Option and A&R Lease to PCA. The project area is currently developed with a 38,000 square foot specialty retail shopping center comprising of one-story commercial buildings (identified as Buildings 1A, 1B, 2A, 2B, Spiro’s, Village Pizzeria, Little Piggies, and the Peohe’s anchor restaurant); two (2) surface parking lots; and a pedestrian plaza featuring a water fountain, landscaping, hardscaping, and various lighting fixtures. The ferry pier that supports passenger ferry operations and public access is located to the north of the waterfront commercial center. Improvements associated with the landside component of the Project are anticipated to commence Summer 2027 and would be fully implemented by Summer 2029, with ongoing maintenance as needed. Improvements associated with the waterside component would be completed at a later date in concurrence with the implementation of the proposed Flagship Ferry Electrification project. Implementation of the Project would occur completely within the current footprint of the existing commercial and retail facilities, and would not result in new building(s) or increased square footage, nor would it result in new use(s) or change to the existing use(s) of the site; similarly, improvements to the pier would result in no change to over-water coverage and/or fill, and all over-water work would occur completely within the existing over-water and structural envelope of the pier. Work to specifically complete the landside and waterside components of the Project, and the construction activities specifically associated with each phase of construction and respective schedules, as currently anticipated, are listed below. Landside Improvements The landside component of the Project would primarily consist of improvements to (1) building exteriors and interiors, (2) mechanical, electrical, plumbing, and fire/life-safety infrastructure, and (3) site parking, landscaping and hardscaping, which would be implemented across all phases of construction. Improvements would specifically include the following: Landside Building and Interior Improvements: • Structural and Building Envelope Work: Installation of new composite siding, framing repairs, new parapets and rafter tails, replacement or repair of damaged plywood substrate, new roofing systems (asphalt shingles, TPO, flashing), and improved insulation. • Openings and Glazing: New storefront systems, double glass entry doors, breezeway and dormer windows, and a new skylight and roof glazing at the Peohe’s anchor restaurant. • Interior Base Building Work: New drywall, parapet wall sheathing, taping and mudding to a Level 4 finish, and backerboard in restrooms to support tile finishes. • Signage: All existing signage would be replaced with a coordinated, center-wide signage package to improve visibility, durability, and improved experience through streamlined circulation throughout the commercial and retail areas. • Restrooms: Full demolition and reconstruction of Building 1B and 2B restrooms, including new slab preparation, plumbing lines under slab, new fixtures (toilets, urinals, sinks, drains, faucets), tile floor and walls, solid surface countertops, partitions, and ADA-compliant accessories. • Finishes and Architectural Features: Installation of new painting of interior walls, exterior beams and columns, parapets, rafter tails, doors, and site light poles; installation of new fabric awnings consistent with the existing design intent. • Tenant Improvements: Individual tenant improvements within upgraded core and shell consisting of typical restaurant and retail buildouts (partitions, finishes, furniture, fixtures, and equipment). Individual tenant improvements may be subject to the District for additional review and approval prior to construction activities. Mechanical, Electrical, Plumbing, and Fire/Life-Safety Improvements: • Mechanical/HVAC: Replacement of existing roof-top HVAC package units serving Buildings 1A, 1B, 2A, 2B, kiosks, and the Peohe’s anchor restaurant; provision of new unit curbs, controls, and marine-appropriate coatings; and new “down shots” and connections for future tenant buildouts. • Plumbing: Installation of new under-slab water and sewer lines for Building 1B and 2B restrooms, slab preparation for tile floors, and replacement of all restroom plumbing fixtures. • Electrical: Installation of new electrical connections to roof-top HVAC units; new electrical work within tenant spaces as needed for code compliance; new landscape and hardscape lighting throughout retail areas; new wall sconce lighting on primary buildings, kiosks, and Peohe’s anchor restaurant building; new power to support tenant signage; and electric vehicle (EV) charging infrastructure within the surface parking lots. • Fire/Life-safety: Installation of new code-compliant signage for egress, occupancy, restrooms, and ADA accessibility; and upgraded fire protection components where necessary for associate waterside fire sprinkler work described below. Site, Parking, and Landscape Improvements: • Surface Parking Lots: Removal and resurfacing of existing asphalt surface with new asphalt paving, installation of slurry seal at gateway areas, painting of new striping and pavement markings, and associated localized repairs. The improvements to surface parking lots would maintain the existing parking stall and traffic flow layout, and would not result in the removal, nor the addition of parking spaces, other than what is required to meet ADA and EV requirements. The Project would not result in any changes to existing parking rates; any future changes proposed to existing parking rates will require additional District review and separate approval. • Lighting: Replacement of existing surface parking lot light pole heads with LED fixtures; installation of new landscape and hardscape lighting within the retail and plaza areas; and installation of new building and wall sconces on primary buildings and kiosks. All lighting installed for the Project will not exceed 3,000 Kelvins. • EV Infrastructure: Installation of new EV charging infrastructure and EV chargers within surface parking lots. • Hardscape: Rehabilitation of existing concrete with power washing, acid washing, and staining, as well as localized replacement or repair of damaged or heaved areas; and placement of new concrete in the partially demolished fountain area to add new usable space to the adjacent plaza and common areas. The Project is not anticipated to exceed 5,000 square feet of new or replaced impervious areas; proposed hardscape for new usable space may be substituted with other pervious materials suitable for seating areas. • Landscaping: Replacement of existing pear trees with new vegetation that better aligns with the intent of the Project design, which may be determined at a later date given the Applicant coordinate with District staff in their selection; irrigation repairs and/or replacement; and selective upgrades to existing landscape and installation of new landscape throughout the project site. • Site Furnishings: Installation of new tables and chairs and other seating enhancements to support plaza area activation; new bike racks within the plaza area. • Service Areas: Improvements to trash enclosure siding, roofing, and associated facilities. Waterside Improvements The waterside component of the Project, consisting of selective repairs and improvements to the existing pier, would focus on structural, utility, and other associated improvements to the existing pier to address deficiencies identified during a previously completed condition assessment and report, extend the service life of the structure, and improve long-term performance in the coastal environment. Construction activities associated with the waterside improvements would specifically include the following: • Installation of temporary scaffolding and fall protection along the underside of the existing pier. • Removal and disposal of existing wood decking and salvage of the center handrail for later reinstallation. • Installation of new wood decking. • Selective repair of identified cracked and/or damaged concrete piles. • Replacement of the existing PVC fire line system with a new stainless-steel fire line system and wharf hydrants. • Replacement of light posts and lighting heads which will not exceed 3,000 Kelvins. The Project would be limited to replacing existing light fixtures and would not result in any new light sources on the pier. Construction Phasing Landside improvements would be implemented through a phased construction, designed to maintain continuous public access, pedestrian circulation, and ferry operations to the greatest extent feasible throughout construction, consisting of three (3) major stages: early construction activities, Phase 1, and Phase 2. In order to maintain access throughout construction, temporary closures of specific buildings, plaza areas, portions of surface parking lots, and segments of the pier, would be implemented as necessary. Construction activities specifically associated with each phase of construction are listed in further detail below. Early Construction: Early construction activities would occur across the existing landside development and parking areas, and are anticipated to commence January 1, 2027, and would conclude by June 30, 2027. Existing on-site uses would remain open during early construction activities, as work would be sequenced to maintain access and parking. Early construction activities would specifically include the following: • Investigative review and selective demolition of existing materials and systems. • Installation of electrical conduit infrastructure and related equipment to support future EV charging stations within the existing parking areas. • Improvements to public-facing perimeter landscaping, including replacement and/or enhancement of planting and irrigation and installation of new and/or upgraded site furnishings. • Rehabilitation of surface parking lots, including the surface replacement of approximately two (2) inches of existing asphalt with a new asphalt overlay, localized associated repairs, and application of a slurry seal coat at the gateway entry area. • New parking lot striping and pavement markings, and installation of surface parking lot traffic and parking signage. • Replacement of surface parking lot lighting heads with new LED fixtures. • Rework of the existing fountain area to reduce the existing footprint and create additional usable space to the adjacent plaza and common areas. Phase 1: Construction during Phase 1 is anticipated to commence between July 1, 2027, and October 1, 2027, and would conclude by June 30, 2028. Phase 1 would focus on the renovation of Buildings 2A and 2B, the standalone Spiro’s restaurant building, and associated hardscape and landscape areas; selective common area improvements such as fountain refurbishment and plaza enhancements would also be included. Construction activities associated with Phase 1 would specifically include the following: • Demolition of select interior and exterior building components to support reconfiguration and modernization of the select facilities, including removal of drywall, flooring, existing restrooms, roof-top Heating, Ventilation, and Air-Conditioning (HVAC) units, storefront glazing systems, roof membranes and shingles, and existing wood siding. • Replacement of exterior siding, damaged plywood, and construction of new wood parapets, rafter tails, and framing for interior buildouts and new rooftop HVAC units. • Installation of new insulation, new asphalt terra cotta shingles, and new roof systems. • Installation of new glass and glazing systems. • Interior improvements to landlord facilities and common restrooms. • New painting of breezeway beams, columns, parapets, rafter tails, hollow metal doors, and parking lot light poles. • New code-compliant signage for egress, occupancy, restroom identification, ADA compliance, wayfinding, and activation. • Plaza and common area improvements. Phase 2: Construction during Phase 2 is anticipated to commence between July 1, 2028, and October 1, 2028, and would conclude by June 30, 2029. Phase 2 would include the renovations of Buildings 1A and 1B, the standalone Village Pizzeria and Little Piggie’s buildings, and the Peohe’s anchor restaurant building, and associate site improvements. Construction activities associated with Phase 2 would be generally consistent with the scope described in Phase 1, and would specifically include the following: • Demolition of select interior and exterior building components to support reconfiguration and modernization of the select facilities, including removal of drywall, flooring, existing restrooms, roof-top Heating, Ventilation, and Air-Conditioning (HVAC) units, storefront glazing systems, roof membranes and shingles, and existing wood siding. • Installation of new composite siding, weather barrier, framing, parapets, rafter tails, insulation, asphalt shingles, TPO roofing, flashings, gutters, and downspouts. • Installation of new door and door frames; hardware for electrical, fire riser, and restrooms; new storefront glazing systems and doors; and new skylights and/or roof glazing at the Peohe’s anchor restaurant building. • Interior improvements to drywall, new restroom tiling, countertops, partitions, and accessories. • Implementation of site and plaza improvements including new paint finishes, new awnings at retail entries, new bike racks and seating, upgrades to landscaping and irrigation, and the continued refinement of plaza activation elements. • Completion of parking lot and project site concrete work, including hardscape improvements listed above. • Installation of new vegetation to be determined in coordination with District staff in place of the existing pear trees, and associated irrigation repairs and improvements. Equipment required for the completion of the proposed Project would consist of standard construction equipment, including, but not limited to, excavators, loaders, pavers, lifts, trucks, compressors, and hand tools, as well as a crane would be used on a temporary, as-needed basis for roof-top units and materials related to pier improvements. Minor trenching would be required for electrical and plumbing work within buildings up to a depth of approximately 36 inches. As previously mentioned, all work and staging would occur within the current footprint of the existing commercial and retail facilities and within the overwater and structural envelope of the existing pier. Nesting bird surveys performed by a qualified biologist(s) shall be conducted and submitted to the District for review and approval prior to any tree removal. The nesting bird survey area(s) shall include the entire limits of disturbance plus a 500-foot buffer. The nesting bird survey(s) shall be conducted within one (1) week prior to initiation of any clearing and/or construction activities. Additionally, while final details are not known at this time, the following shall be submitted by the Tenant concurrently with working drawing submittal and may be subject to additional District review and approval prior to the initiation of any work and/or construction activities: • Lighting Plan: Tenant shall submit a Lighting Plan concurrently with working drawings to reflect that all lighting installed outside (parking lot, retail waterfront commercial center, landscape areas and pier) will be LED and has a correlated color temperature no more than 3,000 Kelvin. Additionally, large parking lot pole fixtures shall have a motion sensor and shall remain at 50% when no pedestrian or traffic activity is present, be full cutoff, and shielded to minimize light spill. • Landscape Plan: Tenant shall submit a Landscape Plan concurrently with working drawing submittal for District review and approval. Any new and/or replacement landscaping installed shall be both non-invasive and drought tolerant. • Comprehensive Signage Plan: Tenant shall submit a Signage Plan concurrently with working drawings for District review and approval. Existing signage would be replaced with a cohesive signage package designed to improve tenant visibility and retail center circulation. • Public Access Plan: Tenant shall submit a Public Access Plan (PAP) concurrently with working drawings for District review and approval. The PAP shall indicate site circulation, location of public wayfinding and parking signage in a format determined to be acceptable by the District. The size of each sign and associated signage text shall be large enough to be clearly visible and in a standard sign format. • Public Art: Board of Port Commissioners (BPC) Policy No. 608 requires tenants undertaking improvements to their leaseholds to provide a tenant percent for art allocation no less than one percent (1%) of the tenant improvement’s total project cost. In accordance with BPC Policy No. 608, the Tenant shall coordinate plans with District staff to implement public art as part of the final Project design. Due to its nature and limited scope, construction of the Project would generate a minor amount of vehicle trips and would require limited use of equipment. Therefore, impacts related to air quality, greenhouse gas emissions, and transportation and traffic are not anticipated to occur. Furthermore, the Tenant would be responsible for complying with all applicable federal, state, and local laws regarding construction demolition debris, hazards and hazardous materials, and stormwater.