Nicky Rottens restaurant failed to shed its controversial requirements for off-site parking last week when the City Council unanimously denied an appeal from the Coronado Ferry Landing business.
According to a city staff report, in 2012, the council granted Nicky Rottens a 500-square-foot expansion. In exchange for extra dining space, the restaurant was required to provide five off-site parking spots behind Coronado Hardware Glass and Paint.
Because of this, the owners of Nicky Rottens back then signed an agreement with the hardware store and the city to provide parking.
However, in 2023, Assembly Bill 2097 (AB 2097) went into effect prohibiting public agencies from enforcing minimum parking requirements on developments located within a half-mile of major transit stops.
That is also when Simon Guindi took over the restaurant. Guindi, 41, has been a Coronado local for the last 40 years.
Coronado Ferry Landing is within a half-mile of Nicky Rottens. The city has argued that the landing does not qualify as a major transit stop, but Guindi contended in his appeal that it should. After his position was rejected by the City Council, he said he wasn’t done trying to fight this.
I am very disencouraged as a local business owner … But right now, I’m not going to give up.
Simon Guindi, owner of Nicky Rottens
“I am very disencouraged as a local business owner,” Guindi told The Coronado News. “But right now, I’m not going to give up.”
If Guindi had prevailed, Nicky Rottens would have been freed of the responsibility for those parking spots.
But, he said the appeal was less about being freed from the parking, and more about being treated fairly under the law. “All we were seeking was guidance from the city on whether or not the law applied,” he said.
I am trying to explain to everyone that I’m a new owner with a vision for the corner restaurant … Many people are not aware that the ownership changed completely and the old owners have nothing to do with my venture.
Simon Guindi, owner of Nicky Rottens
“I am trying to explain to everyone that I’m a new owner with a new vision for the corner restaurant … Many people are not aware that the ownership changed completely and the old owners have nothing to do with my venture.”
Guindi complained that city staff won’t give clear responses or return emails.
“We’re not asking for special treatment, we’re just trying to exercise the same rights under the law that everyone else has and it’s tough to get a response,” he added.
Guindi appealed the parking requirements in February 2025, citing AB 2097 and his business’ proximity to the Ferry Landing.
In response, the city said AB 2097 applies only to new development, and since Nicky Rottens has been there for years, the restaurant was not relieved from parking requirements.
While Guindi wanted the city to deem the ferry terminal as a major transit stop – which would put AB 2097 in effect for his business – city staffers decided that the distinction was not relevant to Guindi’s appeal because his renovation plans don’t qualify as a new development project.
Staff urged members of the council on March 3 to deny the appeal because they believed the restaurant didn’t qualify under the assembly bill.
Former Coronado Mayor Richard Bailey appeared at the meeting and argued the opposite on behalf of Guindi. He cited a technical advisory from the California Department of Housing and Community Development that states the bill does not only apply to new projects.
The advisory reads that “in addition to new construction, AB 2097 also applies to changes of use in existing buildings or structures, including the creation or expansion of qualifying uses.”
Guindi said he plans to change the concept of his business to a more neighborhood-friendly sports bar and restaurant. He wants to change out the interior and the entire experience of the bar.
However, all council members agreed that Nicky Rottens does not qualify to be exempt from its parking requirements.
We’re looking at one thing: Is this a new development? And it’s not … It’s been there for over a decade. We have a deal with them — it’s a fair deal, I think.
Council member Kelly Purvis
“We’re looking at one thing: Is this a new development? And it’s not,” Council member Kelly Purvis explained. “It’s been there for over a decade. We have a deal with them – it’s a fair deal, I think.”
Council member Carrie Anne Downey said that despite Guindi’s claim about a new concept for the restaurant, she does not see any change of use.
Downey added that in 2012 Nicky Rottens changed its liquor license in order to turn the bar into a family-friendly restaurant.
“I’m not seeing any new development happening here. It’s the exact same wording we used in 2012,” Downey said.
The question of whether the ferry landing constitutes a “major transit stop” also proved contentious.
Bailey argued that a letter from CalTrans in May of 2025 “confirms that the state recognizes the ferry terminal as a major transit stop.”
According to emails obtained by The Coronado News exchanged between Guindi and the city, the city stated they do not believe the island has a qualifying major transit stop.
