DATE: September 16, 2026
TO: Chairperson and Members of the Community Development Commission
FROM: Development Services Department
TITLE: RESOLUTION CERTIFYING THE FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT FOR THE PIER VIEW WAY BRIDGE, LIFEGUARD HEADQUARTERS, AND BEACHFRONT PHASE II PROJECT
RECOMMENDATION
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Staff recommends that the Community Development Commission adopt a resolution certifying the Program Environmental Impact Report (PEIR) and Mitigation, Monitoring, and Reporting Program (MMRP) for the proposed Pier View Way Bridge, Lifeguard Headquarters, and Beachfront Phase II Project.
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BACKGROUND AND ANALYSIS
The Pier View Way Bridge ("Pier Bridge") is a 99-year-old concrete structure originally constructed in 1927 to provide vehicular and pedestrian access to the Oceanside Municipal Pier. Located between the Junior Seau Beach Community Center to the north and the Junior Seau Pier Amphitheater/Bandshell directly south of the project, the Pier Bridge connects Pacific Street to the pier along Pier View Way.
Originally designed with a public dining room at its western end, that portion of the structure was repurposed in 1987 to house the City's Lifeguard Headquarters. Over time, both the Pier Bridge and Lifeguard Headquarters have experienced significant deterioration despite ongoing maintenance efforts. A Waterfront Facility Inspection Report completed in 2007 and updated in 2018 determined the Pier Bridge requires substantial long-term structural rehabilitation and/or replacement. In addition, the existing Lifeguard Headquarters no longer meets the operational needs of the City's Lifeguard Division and requires an expansion to accommodate current and future service demands.
To address these deficiencies, Community Development Commission (CDC) directed staff to identify the Pier Bridge and Lifeguard Headquarters as a Capital Improvement Project (CIP) and replace the existing Pier Bridge, and west Lifeguard Headquarters building along with construct a new Lifeguard Headquarters on the eastern side of the project site.
On March 10, 2021; the CDC approved a Professional Services Agreement (PSA) with Moffatt & Nichol, Inc. to initiate Phase I - Schematic Design for evaluating rehabilitation and replacement alternatives for the Pier Bridge and Lifeguard Headquarters. On December 21, 2022, the CDC approved Amendment No. 1 to the PSA to provide additional project management, agency coordination, and stakeholder engagement necessary to complete Phase I. Subsequently, on August 10, 2023, the CDC approved Amendment No. 2 to advance the project into Phase II - Preliminary Design and Environmental Documentation.
The proposed Pier Bridge and Lifeguard Headquarters Project is proceeding in parallel with the Beachfront Improvement Phase II Project, which includes cosmetic and non-structural improvements to the Junior Seau Beach Community Center, a replacement of the Junior Seau Pier Amphitheater and Bandshell, and program-level planning for Betty’s lot.
The Beachfront Improvement Phase II Project was authorized by the City Council on May 20, 2020, to evaluate potential improvements to the beachfront facilities. On January 20, 2021, the City Council approved a PSA with Johnson Favaro to complete a feasibility study. On October 18, 2023, the City Council approved Amendment No. 1 for preliminary design and environmental support services.
Phase II is an extension of the work completed under Phase I project which was commissioned in September 2014, and which constructed a new restroom at Tyson Park and a new restroom and OPD substation adjacent to the Bandshell.
Given the proximity of the projects and their shared relationship to the City's beachfront and pier facilities, the City determined that both would be considered a “project” under the California Environmental Quality Act (CEQA). By including both as a “project”, a Program Environmental Impact Report (PEIR) was drafted to include a comprehensive environmental review of the project, including planning, construction, and operation to facilitate a streamlined processing of future development approvals and permitting, including Coastal Development Permits.
As environmental review and preliminary design efforts progressed, additional technical studies, field investigations, project management, permitting coordination, and environmental support services were identified as necessary to complete Phase II of the Pier Bridge and Lifeguard Headquarters Project (hereinafter “Project”). Accordingly, on September 3, 2025, Staff approved Amendment No. 3 to the PSA with Moffatt & Nichol, which expanded its scope of work to include enhanced project management and coordination, additional field investigations and technical studies, increased design development efforts, support for Coastal Development Permit processing, and additional preparation and support associated with the PEIR.
Pursuant to CEQA Guidelines Section 15168, a PEIR was prepared for the Project. The PEIR concludes that, with implementation of the mitigation measures identified in the Mitigation Monitoring and Reporting Program (MMRP), the Project would result in a less than significant impact to the environment.
The Draft PEIR was circulated for public review from November 20, 2025, through January 9, 2026, in excess of the minimum 45-day review period required by CEQA. The Draft PEIR referenced in the Final PEIR (Attachment 1) is available on the City of Oceanside’s CEQA webpage: <https://www.ci.oceanside.ca.us/government/development-services/planning/ceqa/ceqa>.
One comment letter was received from the San Diego County Archaeological Society. The comments and responses have been incorporated into the Final Program Environmental Impact Report (FPEIR).
Staff recommends that the CDC certify the FPEIR, adopt the MMRP, and adopt the Findings of Fact. Certification of the FPEIR will allow the City to utilize the environmental document in support of future discretionary approvals and regulatory agency permitting necessary for Project implementation.
Staff anticipates returning to the CDC later this year to seek approval of an amendment to the existing PSA with Moffatt & Nichol to advance the Project into Phase III - Final Design and Permitting. Phase III will include preparation of final construction documents, completion of regulatory agency permitting, and bidding support services.
Staff also anticipates returning to the CDC later this year for approval of a Development Plan and Conditional Use Permit, as required pursuant to the City’s Zoning Ordinance to implement the proposed project. These approvals are required as part of the City’s local approval process for the Consolidated Coastal Development Permit and must be obtained prior to issuance of the Coastal Development Permit by the California Coastal Commission.
FISCAL IMPACT
There is no fiscal impact associated with the adoption of the PEIR.
COMMISSION OR COMMITTEE REPORT
Does not apply.
CITY ATTORNEY’S ANALYSIS
The referenced documents have been reviewed by the City Attorney and approved as to form.
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Prepared by: Kymberly Corbin, Senior Civil Engineer
Reviewed by: Lillian Doherty, Development Services Director
Submitted by: Jonathan Borrego, City Manager
ATTACHMENTS:
1. Final PEIR & MMRP
2. Findings of Fact
3. Community Development Commission Resolution (PEIR Certification)
4. Draft PEIR (Hyperlink)