1 August 13, 2015 Update on Port of San Diego Lower Cost Overnight Accommodations Study

2 San Diego Unified Port Act Details Port’s responsibilities Directs Port to manage San Diego Bay and the Tidelands Promote commerce, navigation, recreation and fisheries

3 Port by the Numbers About 527 employees 11 departments 123 are sworn Harbor Police Officers Fiscal Year 2015/2016 budget: $147.1 million revenue  Real estate: $93.5 million  Maritime: $35.7 million  Harbor Police: $14.7 million  Other: $3.2 million

4 Economic Engine Two maritime cargo terminals B Street Cruise Ship Terminal Port Pavilion on Broadway Pier SD Convention Center South Bay Wildlife Refuge Airport terminals and expansions 20 dedicated public parks Shelter Island Harbor Island National City Marina Basin $1.7 billion invested since 1963

5 Purpose of Study Establish a baseline of existing lower cost overnight accommodations Create the framework for a future policy Foundation (draft 12/14) Nexus Study (in progress) Site Criteria & Identification Environmental Review ✔

6 Progress Update Foundation (draft 12/14) Nexus Study Site Criteria & Identification Environmental Review ✔ ✔ (draft 08/2015) Establish nexus for establishment of fair share fee concept to fund construction of lower cost accommodations

7 Next Steps Foundation (draft 12/14) Nexus Study (in progress) Site Criteria & Identification Environmental Review Develop scope, schedule and budget for Phase III Following Phase III, commence Environmental Review Form policy as part of PMPA

8 Conclusion

9 San Diego Unified Port District Port Master Plan Amendment No. 47 (PMP-6-PSD ) East Harbor Island NORTH HARBOR ISLAND DRIVE EXISTING RESTAURANTS California Coastal Commission Hearing - Item Th22d August 13, 2015 FUTURE HOTEL SITES EXISTING MARINA

10 Port Master Plan Amendment Area Current Port Master Plan One 500-room “high quality” hotel Proposed Port Master Plan Amendment Port Master Plan Amendment Up to three hotels with combined total of ≤ 500 rooms Proposed 175-room Sunroad Hotel

Room, 4-Story Select Service Hotel Roadway and Traffic Circle Realignment Enhanced Public Access $30M Estimated Investment in Improvements Area w/175-room Hotel Proposed Port Master Plan Amendment

12 Resolution of Issues CCC Staff Issue Port Staff Response Parking Shuttle Activating Uses Bulk and Scale; Public Views Public Access 15 public parking spaces across the hotel sites Participation and expansion of bayside shuttle system Provision of public amenities Building envelopes ≤70% of each hotel site; views through access corridors Interim promenade to be constructed until existing buildings are demolished and promenade can be realigned

13 Public Promenade Existing Promenade Proposed Promenade Proposed 175-room Sunroad Hotel

14 Outstanding Issue Reserve portion of site for lower cost accommodations. New PMPA to change designation of lower cost accommodations site. 2 of 3 hotels cannot be built prior to completion of Port’s study.

15 Up to 500 Hotel Rooms Method to Satisfy §30213 Port’s Provision of Lower Cost Overnight Accommodations 175 rooms (Sunroad Hotel) 325 rooms – Minimum 82 rooms (25% of 325 rooms) – Maximum of 243 rooms Pay in-lieu fee or provide on-site RFP for mid-scale or economy [no payment of in-lieu fee] Pay in-lieu fee or provide on-site

16 Issues with CCC Staff Approach Requires regulating room rates - prohibited by Section Preempts Port’s study that is currently underway. No nexus study to support the fee, set aside or land dedication. California law recognizes regulatory taking’s protections apply to public land. Requires East Harbor Island to remain underutilized indefinitely. Port needs to achieve a rate of return on land to support reinvestment in public initiatives.

17 Port’s Lower Cost Overnight Accommodations Policy Preliminary four phase study underway: Foundation (draft 12/2014) Nexus Study (draft 08/2015) Site Criteria & Identification Environmental Review ✔ ✔

18 NORTH HARBOR ISLAND DRIVE Sunroad 175-room Hotel *175-room hotel is part of 500 total hotel rooms Port Master Plan Amendment Area

19 Supporters Government Mayor of Chula Vista, Mary Salas Mayor of National City, Ron Morrison Environmental San Diego Coastkeeper Tourism & Hospitality San Diego Port Tenants Association Lodging Industry Association San Diego Tourism Authority Flagship Cruises & Events The Downtown Partnership Chambers of Commerce San Diego County Regional Chamber of Commerce Chula Vista Chamber of Commerce National City Chamber of Commerce San Ysidro Chamber of Commerce Community Organizations Mexican American Business and Professional Association Chicano Federation of San Diego County National Latino Peace Officers Association- San Diego Chapter National Latina Business Women’s Association U.S. Hispanic Contractors and Professionals Association Hispanic Contractors and Suppliers Association TTG Environmental Labor & Trade Organizations Kaylake Reinforcing, Inc. J.R. Construction, Inc. CMS Interiors, Inc. Condon-Johnson & Associates, Inc. Guida Surveying Inc. Dyna Electric San Diego Sunset Glazing Bonelli & Brown Acoustics & Associates, Inc. Johnson, Finch & McClure Construction, Inc. Flody & Howerton Plumbing Inc. Morrow- Meadows Corporation Electrical/Datacom Contractors and Engineers ABC Construction Co., Inc. Bradshaw Engineer NOVA AAA Environmental Contracting Inc. Audio Associates of San Diego Onyx Building Group, Inc. HMT Electric Swinerton Builders Brady SoCal, Inc.

20 Conclusion Approval of PMPA as submitted Consistent with Coastal Act – Consistent with public access policies – Consistent with recreation policies – Consistent with visual resource policies

21 San Diego Unified Port District Port Master Plan Amendment No. 47 (PMP-6-PSD ) East Harbor Island California Coastal Commission Hearing - Item Th22d August 13, 2015

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24 Recent Coastal Development Permits ProjectCondition Lane Field North (February 2013) In-lieu fee: $30,000 per unit for 25% (100 units) of the number of high-cost overnight visitor accommodations, for a total fee of $3,000,000 (prior to occupancy of the hotel) Lane Field South (February 2013) In-lieu fee: $30,000 per unit for 25% (100 units) of the number of high-cost overnight visitor accommodations, for a total fee of $3,000,000 (prior to occupancy of the hotel) Kona Kai Expansion (August 2013) Comply with District's ordinance or program, if adopted -OR- In-lieu fee: $30,000 per room for 25% (41 units) of the newly developed high- cost overnight visitor accommodations, for a total fee of $307,500 (prior to occupancy of the expansion)

25 Class Identification – Luxury Loews Coronado Manchester Grand Hyatt – Upper Upscale Hilton Airport Harbor Island Hilton Bayfront Humphrey’s Half Moon Inn & Marina Marriott Coronado Resort & Spa Marriott Marquis & Marina Sheraton Hotel & Marina Wyndham Bayfront – Upscale Bay Club Hotel & Marina Kona Kai Resort & Spa – Upper Midscale, Midscale, Economy Best Western Plus Island Palms Hotel & Marina Best Western Yacht Harbor Holiday Inn Bayside

26 What are “lower cost” accommodations? CCC Rate Categories San Diego Region ( ) Lower<$ Moderate$ to $ Higher>$159.48

27 Alternative Methodology AAA vs. ADR San Diego County Market Port Submarkets Source: PKF Hospitality Research

28 Alternative Methodology San Diego Average ADR = $135.58

PKF Rate Categories San Diego Downtown Submarket Lower<$ Moderate$ to $ Higher>$ Alternative Methodology

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31 Outstanding Issue Reserve 1/3 of non-lower cost rooms on-site for lower cost visitor serving accommodations. – Historic CCC Formula If 500 rooms, add 25% as lower cost for mitigation 500 non-lower cost rooms lower cost rooms = 625 total rooms (or in-lieu fee of 125 x $30k = $3.8 M) – CCC Staff Proposal Of 500 total rooms, 25% as lower cost (125 rooms) 500 non-lower cost rooms lower cost rooms = 375 total non-lower cost rooms New PMPA to change designation of lower cost accommodations site. 2 of 3 hotels cannot be built prior to completion of Port’s study.

32 Calculation Reserve 1/3 of non-lower cost rooms on-site for lower cost visitor serving accommodations. – Historic CCC Formula If 500 rooms, add 25% as lower cost for mitigation 500 non-lower cost rooms lower cost rooms = 625 total rooms (or in-lieu fee of 125 x $30k = $3.8 M) – CCC Staff Proposal Of 500 total rooms, 25% as lower cost (125 rooms) 500 non-lower cost rooms lower cost rooms = 375 total non-lower cost rooms

33 CCC Staff Proposal Calculation Outstanding Issue Reserve 1/3 of non-lower cost rooms on-site for lower cost visitor serving accommodations. New PMPA to change designation of lower cost accommodations site. 2 of 3 hotels cannot be built prior to completion of Port’s study. Historic CCC Formula – If 500 rooms, add 25% as lower cost for mitigation 500 non-lower cost rooms lower cost rooms = 625 total rooms CCC Staff Proposal – Of 500 total rooms, 25% as lower cost (125 rooms) 500 non-lower cost rooms lower cost rooms = 375 total non-lower cost rooms

34 Consistency with Coastal Act As submitted and modified, PMPA is consistent with public access/recreation and visual resource policies of Coastal Act: – Encouraging new overnight accommodations and public amenities to serve visitors to the Bay; – Providing public access to a previously inaccessible area of the Bay; – Providing continuous, contiguous waterfront pedestrian access along promenade; – Allowing shared/joint use parking to ensure adequate parking on East Harbor Island while providing a total of 15 public parking spaces across the hotels sites; and – Reducing bulk and scale by allowing for hotel rooms to be sited in multiple lower profile structures throughout East Harbor Island.

35 Proposed PMPA Existing Development: Restaurants, marina and parking, promenade along bay Current Port Master Plan: – One 500-room hotel Proposed Port Master Plan Amendment: – Up to three hotels totaling 500 rooms instead of a single hotel – Extension of the public access promenade – Realignment of the traffic circle

36 Location East Harbor Island San Diego

37 Coastal Act Section Lower cost visitor and recreational facilities; encouragement and provision; overnight room rentals Lower cost visitor and recreational facilities shall be protected, encouraged, and, where feasible, provided. Developments providing public recreational opportunities are preferred. The commission shall not: (1) require that overnight room rentals be fixed at an amount certain for any privately owned and operated hotel, motel, or other similar visitor-serving facility located on either public or private lands; or (2) establish or approve any method for the identification of low or moderate income persons for the purpose of determining eligibility for overnight room rentals in any such facilities. [Emphasis added]

38 Island Prime Restaurant

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42 Proposed Port Master Plan Amendment language: “The extended promenade…will be located immediately adjacent to the shoreline except at the southeast end of the peninsula where it moves inland briefly due to an existing restaurant structure. At such time when the cumulative redevelopment of the restaurant structures exceeds demolition or relocation of more than 50% of the major structural components including exterior walls, floor and roof structure, and foundation (excluding maintenance and repairs), the promenade will be relocated adjacent to the shoreline.” Public access available along shoreline, except for 170 feet Requires promenade to be extended along waterfront when restaurant relocation/reconstruction occurs Promenade on Restaurant Parcel

43 PMPA Timeline 2008 – Commence environmental review June 14, 2011 Port Board meeting ˗Option Agreement, EIR, PMPA, Concept Approval July 2011 to April CEQA lawsuit by Unite HERE ˗EIR analysis adequate for Sunroad Harbor Island Hotel ˗Additional CEQA review needed for PMPA August 14, 2012 Port Board meeting ˗Rescind approvals for EIR, PMPA, Concept Approval 2013 – Revisions to Draft EIR prepared March 2014 – Port Board meeting ˗Approval of Revised Final EIR, draft PMPA, concept approval July 2014 – CCC Hearing

44 Sunroad Hotel CONCEPT APPROVAL

45 Proposed PMPA language: “For each development or redevelopment on the western half of East Harbor Island, completion of the public bayside promenade along that development or redevelopment site will be required by the Port. On each hotel project site, the shoreline promenade will be a minimum of 10-feet wide and that respective portion must be fully completed prior to the completion of any new structure requiring issuance of a final Certificate of Occupancy on that hotel project site.“ Requires hotels to construct the promenade as leaseholds are developed and redeveloped, rather than requiring the entire promenade to be constructed with development of the first hotel, despite the absence of the required “nexus” or “rough proportionality.” Timing of Promenade cont’d

46 Issues with CCC Staff Language “Lower cost” is not defined in PMPA. Would require that room rates be fixed, which is prohibited by Section Presents enforcement issue for Port to regulate room rates. Preempts study that is currently underway to identify where lower cost accommodations could be sited; policy anticipated to be considered by Port Board late 2014.

47 Existing Promenade Proposed Promenade Proposed 175-room Hotel Public Promenade

48 Supporters Kevin Faulconer, Mayor, City of San Diego Ron Roberts, San Diego County Supervisor San Diego State University, Hospitality & Tourism Management San Diego Lodging Industry Association San Diego Port Tenants Association Swinerton Builders

49 NORTH HARBOR ISLAND DRIVE Port Master Plan Amendment Area w/175-room Hotel *175-room hotel is part of 500 total hotel rooms Port Master Plan Amendment Area

50 Public Promenade Existing Promenade (2,200 ft) Proposed Promenade (3,655 ft) Proposed 175-room Hotel Island Prime Restaurant MarinaMarina Other Hotel(s) RestaurantsRestaurants Sunroad Restaurant

51 CCC Staff Issue Port Staff Response Outstanding Issue Reserve 1/3 of non-lower cost rooms on-site for lower cost visitor serving accommodations. New PMPA to change designation of lower cost accommodations site. 2 of 3 hotels cannot be built prior to completion of Port’s study. Developer to provide lower cost accommodations or in- lieu fee as condition of CDP pursuant to study. – Same language approved by CCC for Hilton Expansion in October Request for Proposal (RFP) for remaining 325 hotel rooms to specify: – No less than 25% of hotel rooms will be midscale or economy; – Developer will be required to include amenities that lower cost of stay. Include summary bullets re: each hotel

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53 San Diego Unified Port Act Governing legislation that details Port’s responsibilities Directs Port to manage San Diego Bay and the Tidelands (consistent with principles of Public Trust Doctrine) Promote commerce, navigation, recreation and fisheries $1.7 billion reinvested into Tidelands since 1963 – Parks, piers, infrastructure, coastal access, maintenance Port is a landlord and needs to achieve a rate of return on land through rents to remain self-sustaining and support reinvestment initiatives.