After alot of trying, I have finally been able to disembark units from transports. Park the ship next to a beach tile, left click on the unit on the ship to select and then Right click on the beach tile to unload. The problem is that you only seem to be able to do this one unit at a time and when you disembark one unit it switches to its info so you always have to go back and re-select the boat to disembark the next unit. Pain in the ass when you have a boatload of units 
Also, i have noticed that line indicating the beach/unloadable tiles in cloth mode, are smoother(straighter?) than the tiles you can't unload on (which are more curvy). You may wanna try and check out the shore and see for yourself if you can begin to see the difference.
Transports defenitely need an unload button or something.