First Project in the National City Balanced Plan Meets Major Milestone

The Port of San Diego's first project in the National City Balanced Plan is nearing the construction stage. The Board of Port Commissioners has approved a Coastal Development Permit (CDP) for the commercial segment of the Marina Way Realignment project. A component of the National City Balanced Plan, the road realignment sets the stage for more commercial development on the National City Bayfront.

"Delivering coastal access for all means creating more welcoming, connected, and enjoyable ways for everyone to experience San Diego Bay," said Chair Ann Moore, Port of San Diego Board of Port Commissioners. "The Marina Way Realignment is an important step toward bringing the National City Balanced Plan to life by unlocking the commercial development potential, supporting new recreational opportunities, improving access to the bayfront, and helping ensure National City residents, visitors, and businesses can share in the benefits of a vibrant waterfront."

"A healthy community is one where residents have safe, welcoming, and equitable access to the waterfront and the opportunities it provides," said Commissioner GilAnthony Ungab, M.D., Port of San Diego Board of Port Commissioners. "The Marina Way Realignment project helps lay the groundwork for a National City Bayfront that better connects people to the bay, supports recreation and maritime activity, and advances the community-driven vision of the Balanced Plan."

Project Information
The project will realign an approximately 1,200-foot-long segment of Marina Way between the eastern side of the National Distribution Center and the eastern entrance to Pepper Park. The new, curved roadway will be 38 feet wide with two lanes (one lane in each direction), on-street parking, street lighting, landscaping, stormwater treatment systems, and new storm drain, sewer, water, and other underground utilities. The utilities will be built to support the full buildout of the proposed commercial recreation development of the Balanced Plan. Additional commercial recreation development will provide more tax revenue for the City of National City and more rent revenue for the Port (the Port does not assess or collect taxes).

Project Cost & Funding
The estimated project cost is $9.8 million, $8.8 million of which is covered by a California Port & Freight Infrastructure Program grant the Port received in 2023. This grant can only be used for the Marina Way realignment, and the project must be completed by June 2028.

Next Steps
Staff is tracking toward bringing a construction contract award to the Board for approval by December. Construction is anticipated to begin in early 2027 and be completed in early 2028.

National City Balanced Plan
The National City Bayfront is made up of 273 acres of waterfront land and 167 acres of water. It includes Pepper Park - with a public boat launch, fishing pier, and new splash pad and playground, a portion of the Bayshore Bikeway, an aquatic center, public art, Pier 32 Marina, the National City Marine Terminal, and other maritime & industrial facilities. The area within and around Pier 32 Marina is referred to as the Marina District. The Balanced Plan, a product of public outreach and close collaboration with the City of National City and business and community stakeholders, is a land use plan that rebalanced land uses - commercial recreation, maritime, and public access - in the Marina District. Implementation of the Balanced Plan involves development activities by both the Port and Marina District tenants. The Port-led development that is part of the Balanced Plan includes the following:

• Marina Way Realignment: Proposed by the Port, this road realignment would be curved between the entrance to the Marina District and generally the existing intersection of 32nd Street and Tidelands Avenue. The road would be realigned in two segments - the commercial segment and the park segment. The commercial segment will be completed first. The park segment will be completed as a subsequent step in a future phase. The road realignment will create a more contiguous footprint for commercial recreation development.

• Park Expansion: A 2.5-acre expansion to Pepper Park is planned as a future phase. In order to accommodate the park expansion, a corner of the marine terminal will be reconfigured.

The tenant-led development that is part of the Balanced Plan includes the following:

• Commercial Recreation Development: Proposed by GB Capital, owners and operators of Pier 32 Marina, this development proposes construction and operation of a commercial recreation project in two phases. Phase 1 would consist of a recreational vehicle (RV) park, cabins, tents, structured tents, dry boat storage, and an expanded marina. Phase 2 will consist of up to two hotels.

• Connector Rail: Proposed by Pasha Automotive Services and BNSF, this development proposes construction and operation of a rail connector track and storage track.

• Tidelands Avenue Closure: Proposed by Pasha Automotive Services, this development proposes closure of Tidelands Avenue between Bay Marina Drive and 32nd Street as well as West 28th Street between Tidelands Avenue and Quay Avenue.

In December 2025, the California Coastal Commission (Coastal) unanimously certified the Port Master Plan Amendment (PMPA) to incorporate the Balanced Plan into the Port Master Plan. In February 2026, the Board unanimously accepted Coastal's certification of the Balanced Plan PMPA. That important milestone means the Port, City and tenants can begin making progress on projects to expand commercial recreation and maritime uses, as well as expand and improve public access and park space on the National City Bayfront.