EAST HARBOR ISLAND SUBAREAITEM TH22D – PMP-6-PSD-14-0003-2

955 Harbor Island DrSan Diego

San Diego County

CALIFORNIA COASTAL COMMISSIONSAN DIEGO COAST DISTRICT SLIDE 1

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 2

PROJECT LOCATION

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 3

PROJECT LOCATION

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 4

EXISTING DEVELOPMENTView from East Harbor Island

towards DowntownLateral public access required

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 5

PORT MASTER PLAN AMENDMENT

PMP Amendment Three hotels in three areas with combined total of < 500 rooms

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 6

PUBLIC ACCESS ON EAST HARBOR ISLAND

Public Promenade on

south side of subarea

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 7

PUBLIC ACCESS ON EAST HARBOR ISLAND

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 8

CONTINUOUS PUBLIC PROMENADE

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 9

RESOLVED ISSUESPublic Parking – provision of 15 public parking spaces• Provision of 15 public spaces across hotel sites

Public Transportation – requires participation in bayside shuttle• Requires participation in bayside shuttle

Activating Uses – requires activating uses (benches, outdoor dining)• Requires provision of public amenities

Visual Resources– access corridors, building envelopes < 70% site• Building envelopes will not exceed 70% of each hotel site, access

corridorsPublic Promenade – continuous public promenade along bay• Continuous public promenade along bay

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 10

PMPA HISTORY

May 21, 2015 – PMPA filed as completeCommission/Port staff continued to meet to discuss

potential language

November 7, 2014 – Port resubmitted same PMPANon-filed several times for lack of info on: 1) Feasibility analysis on lower cost accommodations

2) Copy of the Port’s draft study on lower cost accommodations and timeline for completion of study

3) Details regarding the proposed Sunroad hotel (anticipated hotel brand and project room rates)

July 9, 2014 – Original Coastal Commission hearingPort withdrew PMPA before vote to work on study

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 11

IN-LIEU FEES FOR HOTELS ON PUBLIC TRUST LANDS

Kona Kai

Liberty Station

Hilton

Lane Field

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 12

STAFF’S SUGGESTED LANGUAGEA portion of the subarea remaining to be redeveloped on East Harbor Island shall be

reserved as a potential site for lower cost overnight accommodations (e.g., hostel, tent, cabin, RV) pursuant to the results of the San Diego Unified Port District Lower Cost Overnight Accommodations Study. An alternative location for the lower cost overnight accommodations required in this subarea may be considered through a future Port Master Plan amendment, pursuant to the results of the Study conducted by the District that will designate the location and timeframe for the construction of lower cost overnight accommodations within the District.

A minimum of 25% (125 units) of the 500 hotel rooms planned for East Harbor Island shall be reserved for lower cost overnight accommodations pending the results of the Study. As a special condition of the CDP for any hotel development, redevelopment, or change in lease that adds hotel rooms to East Harbor Island, the developer will develop or designate its fair-share (minimum of 25% of total rooms proposed) of on-site lower cost overnight accommodations or make a payment consistent with the results of the Study adopted by the District and certified by the Coastal Commission.

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 13

PORT’S PROPOSED LANGUAGE (1 OF 2)

As a special condition of the CDP for any hotel development or redevelopment that adds hotel rooms to Harbor Island, the hotel developer or redeveloper will develop or designate its fair-share of on-site or off-site lower cost visitor accommodations or pay an in-lieu fee based on a study conducted by the District.

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 14

EXISTING LOWER COST ACCOMMODATIONS~ 8,035 overnight accommodations within Port~ 237 of these are lower cost at the Chula

Vista RV resort~ Average room rate in Summer 2014 was

$242.42~ Half of rooms in Summer 2014 were more

than $250

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 15

PORT’S PROPOSED LANGUAGE (2 OF 2)

If the District issues a Request for Proposals to develop the one or two hotels (up to 325 rooms) on the southwesternmost area of Subarea 23 before the District has completed a lower cost visitor accommodations study, the RFP shall specify that no less than 25% of the hotel rooms will be midscale or economy, as defined by Smith Travel Research. The developer of the midscale or economy hotel rooms shall be required to include amenities that lower the cost of stay. Examples of amenities that could lower the cost of stay may include the provision of kitchenettes, refrigerators and/or microwaves in guest rooms, it could also include provision of complimentary services such as Wi-Fi, continental breakfast and/or parking. If a hotel is developed at a midscale or economy product, it need not pay the in-lieu fee identified earlier in this precise plan.

ITEM TH22D – PORT MASTER PLAN AMENDMENT NO. PMP-6-PSD-14-0003-2 SLIDE 16

EAST HARBOR ISLAND SUBAREA PMPA

PMP Amendment Three hotels in three areas with combined total of < 500 rooms