HomeMy WebLinkAbout08 - 04BA-063 - Mariners Mile Waterfront Pierhead Line ExtensionCITY OF NEWPORT BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. 8
May 25, 2004
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Public Works Department
Lloyd Dalton, P.E.
(949)644 -3311
Id alto n @city.newport- beach.ca. us
SUBJECT: MARINER'S MILE WATERFRONT WALKWAY PIERHEAD LINE
EXTENSION: APPROVAL OF AMENDMENT TO PROFESSIONAL
SERVICES AGREEMENT WITH CASH & ASSOCIATES
RECOMMENDATION:
1. Approve Amendment No. 1 to the Professional Services Agreement with Cash &
Associates, and authorize the Mayor and the City Clerk to execute the
amendment.
2. Approve a budget amendment in the amount of $15,000 from the Tide and
Submerged Land fund balance, 230 -3605, to Tidelands Capital, 7231 -
05100314.
DISCUSSION:
Last year's budget contained an appropriation to retain a consultant to determine the
feasibility of constructing a public walkway along the Mariner's Mile waterfront from
Newport Boulevard to the Balboa Bay Club (Study). Subsequent to a qualifications —
based selection procedure, Cash & Associates Engineering and Architecture (Cash)
was selected to perform the Study and entered into a contract with the City. The
completed Study was presented to City Council during its March 23, 2004 Study
Session (see attached agenda item).
The Study concluded that the walkway construction was feasible; however, a key
component of constructing the public walkway would be to find the space needed to
construct the walkway. Inasmuch as many parcels are built out to the bulkhead, in
those areas the walkway would have to be built over water, where boats are presently
docked. In other words, some of the space needed to construct the walkway within
Mariners Mile could only be provided by relocating or eliminating boat docks.
SUBJECT: Mariner's Mile Waterfront Walkway Pierhead Line Extension — Approval of Amendment No. Ito Professional
Services Agreement with Cash & Associates
May 25, 2004
Page 2
Unfortunately, there is no vacant space within the Mariner's Mile area to relocate the
docks. In addition, most docks are already built to the maximum legal length into the
bay, as defined by a federally - established 'pierhead line'. If these docks were moved
further toward the bay, then they would illegally cross over this pierhead line and into
the federally - established turning basin.
To provide space for the walkway while maintaining the existing amount of dock space,
Staff and Cash feel that the City should appeal to the federal government to reestablish
the pierhead line bayward by the dimension that is needed to construct the walkway.
This would allow all docks to be moved bayward, thus eliminating the need to
compensate dock owners for permanent loss of slip space when the walkway must be
built over water. In addition, the proposed pierhead line would provide additional dock
space for all dock owners along the entire pierhead line. The proposed pierhead line
extension would be needed along approximately 3,940 feet of Mariner's Mile, parallel to
and approximately 20 feet landward of the federal navigation channel dredging limit.
However, in practice, the extension would apply to the entire 7,040 -foot length of the
pierhead line, beginning near Newport Boulevard and ending at the navigational
channel to Upper Newport Bay.
At the City's request, Cash has proposed to provide the engineering services needed to
investigate extending the pierhead line further into the bay (see attached proposal).
Cash suggests that services be phased, so that progress could be reported to the City,
who would then determine if it wishes to proceed with additional phases of work.
Phase 1 would provide for Tasks 1 and 2 of Cash's proposal, including:
Obtaining information on physical and biological conditions of the site, including
ocean engineering and environmental coordination by subconsultants Everest
International Consultants, Inc., and The Chambers Group;
Meeting with representatives from approximately 10 regional, state, and federal
agencies that will have an interest in the pierhead line extension in order to identify
their concerns and need for information; and
Managing the work and providing detailed meeting minutes, as well as providing
the documents and illustrations needed to describe and submit documentation to
the various agencies.
Cash has roughly described certain additional services as Tasks 3 through 5 in their
proposal; however, at this time it is impossible to envision exactly what work will be
needed. Staff therefore recommends that the City contract only for Phase 1 services at
this time. If during the completion of Phase 1 services Staff determines that additional
work is needed, Staff will request the City Council to direct that the additional work be
done and approve additional funding for the work.
SUBJECT: Mariner's Mile Waterfront Walkway Pierhead Line Extension — Approval of Amendment No. Ito Professional
Services Agreement with Cash 8 Associates
May 25, 2004
Page 3
Environmental Review
Not applicable at this time.
Funding Availability:
Upon approval of the recommended Budget Amendment, sufficient funds will be
available in the following account for the project:
Account Description Account Number Amount
Tidelands - Capital 7231- C5100314 $15,000.00
Prepared
. R. Dalton,
ign Engineer
Submitted by:
Attachment: Amendment No. 1 to Professional Services Agreement
March 23, 2004 Council Report
Budget Amendment
AMENDMENT NO. 1
TO
PROFESSIONAL SERVICES AGREEMENT
WITH CASH & ASSOCIATES
FOR MARINERS MILE WATERFRONT WALKWAY
THIS AMENDMENT NO. 1 TO PROFESSIONAL- SERVICES AGREEMENT, entered
into this day of , 20_, by and between the CITY OF
NEWPORT BEACH, a municipal corporation, (hereinafter referred to as "City ") and
CASH & ASSOCIATES, whose address is 5772 Bolsa Ave., Suite 100, Huntington
Beach, California, 92648, (hereinafter referred to as "Consultant'), is made with reference
to the following:
RECITALS
A. On June 24, 2003, CITY and CONSULTANT entered into a Professional
Services Agreement, (hereinafter referred to as Agreement) to prepare a
feasibility study for Mariners Mile Waterfront Walkway, (hereinafter referred
to as Project) This Agreement is scheduled to expire on July 1, 2004.
C. City desires to enter into Amendment No. 1 to reflect additional services
not included in Agreement and to extend the term of Agreement to July 1,
2005.
D. City desires to compensate Consultant for additional professional services
needed for Project.
E. City and Consultant mutually desire to amend Agreement, hereinafter
referred to as "Amendment No. 1 ", as provided here below.
NOW, THEREFORE, the parties hereto agree as follows:
1. Consultant shall be compensated for services performed pursuant to
Amendment No. 1 according to "Exhibit A" dated May 4, 2004 attached
hereto.
2. Total additional compensation to Consultant for services performed
pursuant to Amendment No. 1 for all work performed in accordance with
Amendment No. 1, including all reimburseable items and subconsultant
fees, shall not exceed Fifteen Thousand Dollars ($15,000).
3. The term of Agreement shall be extended to July 1, 2005.
4. Except as expressly modified herein, all other provisions, terms, and
covenants set forth in Agreement shall remain unchanged and shall be in
full force and effect.
IN WITNESS WHEREOF, the parties hereto have executed Amendment No. 1 on the
date first above written.
APPROVED AS TO FORM: CITY OF NEWPORT BEACH,
A Municipal Corporation
0
City Attorney Mayor
for the City of Newport Beach for the City of Newport Beach
ATTEST:
LaVonne Harkless,
City Clerk
Attachment: Exhibit A
CASH & ASSOCIATES:
in
('n CASH & ASSOCIATES
lJ 1 Engineering and Architecture
May 4, 2004
City of Newport Beach
Public Works Department
3300 Newport Boulevard
P.O. Box 1768
Newport Beach, CA 92658 -8915
Attention: Mr. Lloyd Dalton
Subject: Mariners Mile Project
Pierhead Line Extension — Entitlement Process
(C&A Proposal No. 96039.01)
Gentlemen:
Elliott H. Boone
Randy H. Mason
Wilfrido B. Simbol
Kerry M. Simpson
In accordance with your request, we are pleased to submit this proposal for Engineering Services
on the subject project.
BACKGROUND
Based on the Mariners Mile Walkway development process, Cash & Associates suggested that the
City of Newport Beach pursue potential entitlement for the extension of the pierhead line along the
Mariners Mile walkway route. This proposal outlines the various scope and steps involved in the
federal and state process.
Cash & Associates has invited the firm of Everest International Consultants, Inc., and their
subconsultant, The Chambers Group, to provide the ocean engineering and environmental
coordination portion of this process. Cash & Associates will manage the work, as well as provide
the documents and illustrations needed for describing and submitting documents to the various State
and Federal agencies.
This proposal is strictly structured for the portion of work to obtain the entitlement to move the
pierhead line. Any construction documentation that may be required to provide final drawings and
calculations, if necessary, would be part of a subsequent proposal and phase of this work.
The study area, known as Mariner's Mile, covers the existing dock system and navigation channel
between Lido Island and the Pacific Coast Highway. The study area extends approximately 6,300
feet along the eastern landside boundary of the navigation channel. There is a dock system that
runs along the study area and the landside portion is characterized by commercial uses such as
restaurants, boat sales, and boat maintenance facilities. The pierhead line runs parallel to the
existing federal navigation channel dredging limit and it is located approximately 20 feet landward
of the dredging limit.
5772 Boise Avenue, Suite 100 . Huntington Beach, CA 92649 USA . TEL 714.895.2072 a FAX 714.895.1291
Web Site www.cashassociates.com a A California Corporation
City of Newport Beach Mariners Mile Project— Pierhead Line Extension
Lloyd Dalton (C &A Proposal No.96039.01)
May 4, 2004
Page 2
Our team will be responsible for obtaining the permits and agreements needed for pierhead line
realignment, if possible, as well as team members providing the biological and environmental review
consulting services needed for pierhead realignment entitlement process.
SCOPE OF WORK
Engineer will provide the following services:
Task 1: Characterize Existing Conditions
Existing data and prior reports will be reviewed to obtain information on the existing physical and
biological conditions of the site. No new fieldwork will be performed. The type of information that
will be researched will include bathymetry, property boundaries, dredging limits, pierhead line, and
habitat areas (e.g., presence /absence of eelgrass). The history of the pierhead line establishment
will be researched to provide background information, including functional requirements and
responsible agencies.
Task 2: Meet with Agency Representatives
Meetings will be held with representatives from the agencies responsible for establishing and
overseeing the pierhead line. The purpose of the meeting will be to identify the information needs
of the agencies required for pierhead realignment. It is anticipated that the following agencies will
be involved in the meeting.
• City of Newport Beach (City)
• County of Orange (County)
• U.S. Army Corps of Engineers (USACE)
• U.S. Coast Guard (USCG)
• California Department of Boating and Waterways (DBAW)
• National Marine Fisheries Service (NOAA Fisheries)
• U.S. Fish and Wildlife Service (USFWS)
• California Department of Fish and Game (CDFG)
• California Coastal Commission (CCC)
• California State Lands Commission (SLC)
• Santa Ana Regional Water Quality Control Board (RWQCB)
Detailed meeting minutes will be provided to summarize the discussion items for each meeting, for
the record. These notes will be distributed to all interested parties. Action items will be created that
may require further study and/or action.
At the completion of Task 2, an assessment of the likelihood and associated costs of obtaining
entitlement to extend the pierhead line will be presented. If it is determined that the extension is
feasible, and the City of Newport Beach is interested to continue, C&A will rebudget, propose and
then continue into the next phases.
City of Newport Beach Mariners Mile Project — Pierhead Line Extension
Lloyd Dalton (C&A Proposal No.96039.01)
May 4, 2004
Page 3
Task 3: Prepare Pierhead Line Realignment Work Plan
Based on the outcome of Task 2 and the information obtained during Task 1, a work plan will be
prepared to define the deliverables that need to be submitted to the responsible agencies to obtain
the required permits and agreements. At this time, it is anticipated that the following permits and
agreements may be needed for pierhead line realignment, along with supporting documentation
(e.g., maps).
• Rivers and Harbors Act Section 10 permit
• City permits (e.g., special use, fire, and coastal development)
• County permits and agreements (e.g., special use and fire)
• Clean Water Act Section 404 permit
• Clean Water Act Section 401 permit
• CDFG Section 1600 Streambed Alteration Agreement
• Coastal Act Coastal Development Permit
• Endangered Species Act Section 7 consultation
Since this pierhead realignment project does not involve construction or maintenance activities,
several of the permits noted above may require only abbreviated submittals. However, coordination
with the agencies responsible for overseeing these permit/agreement programs will still be
necessary. The agencies responsible for navigation public health and safety (e.g., City, County,
USACE, USCG, and DBAW) will be involved in approving any changes to the pierhead line
alignment. In addition, some documentation may be required under California Environmental Quality
Act (CEQA) and National Environmental Policy Act (NEPA), and identification of any level of effort
would need to be defined for work plan preparation.
Task 4: Prepare Pierhead Line Realignment Documentation
The tasks identified in the work plan will be completed to prepare the necessary documentation for
pierhead line realignment. The information will be compiled into a draft deliverable that will be
submitted to the responsible agencies for review. The deliverable will be revised based on
comments received from the responsible agencies and a final deliverable will be submitted to the
same agencies to begin processing the City's request for pierhead line realignment. We will provide
the graphics necessary to complete the deliverables for this task. The full scope of work for this task
will be defined as part of Task 3, after the initial agency meeting defined in Task 2. For budgeting
purposes it is assumed that a brief initial study checklist will be prepared in accordance with CEQA
only to identify potential issues (not for CEQA purposes), and that permit documentation will be
prepared for the permits listed above; however, this will be verified during the initial agency meeting
(Task 2).
Task 5: Attend Meetings
In addition to the agency meetings identified under Task 2, we have estimated attending up to two
additional meetings with the City Staff. Additional meetings beyond this limit would be on a time and
material, as- needed basis.
City of Newport Beach
Lloyd Dalton
May 4, 2004
Page 4
3.0 Schedule
Mariners Mile Project — Pierhead Line Extension
(C&A Proposal No.96039.01)
It is anticipated that the five tasks defined in Scope of Work will be completed within six months. The
first two tasks will be completed within eight weeks from receiving a written notice to proceed
depending on the availability of agency representatives to meet.
4.0 Fee Estimate
It is anticipated that the scope of work presented will be completed according to the schedule
presented below, on a time and materials basis according to the task breakdown provided in Table
1. The Phase 1 effort (Tasks 1 and 2) includes characterization of existing conditions and
participating in the meetings with agency representatives. In addition, environmental research is
also made part of these two tasks. The Chambers Group will be providing environmental services
for our team.
The fee estimates provided for the last three tasks noted in Table 1 are based on the assumption
that the quantity and quality of existing data will be sufficient to complete the scope of work as
described above. The final scope and fee estimate for these last three tasks will be assessed at the
completion of Task 2, and presented to the City. We will not proceed on Tasks 3 thru 5 without the
authorization of the City.
For Engineering Services outside the Scope of Work, we propose to charge in accordance with
Exhibit D, "Rate Schedule" dated July 2003. Our Rate Schedule will be updated in July of 2004, to
reflect merit and cost -of- living increases for individual employees and classifications. Any new Rate
Schedule will be the basis of budget estimates and invoicing, for the appropriate work period.
Our procedure is to invoice at the end of the month for work completed during the month, or upon
completion of the work if completed within thirty days. Our terms are Net 30 Days from date of
invoice.
Table 1. Fee Estimate Task Breakdown
Thank you again for giving us the opportunity to be of service to the City of Newport Beach. Please
contact me at (714) 895 -2072 with any questions or comments you have regarding this proposal.
ITEMS PROVIDED BY OTHERS
1. Bathymetric survey of the harbor, within the limits of this study. It is our understanding
that the City has recent survey data provided by the Army Corp of Engineers that should
satisfy these requirements.
Task Description
Fee Estimate
1.
Characterize Existing Conditions — Phase 1
$10,000
2.
Meet with Agency Representatives — Phase 1
$ 5,000
3.
Prepare Pierhead Line Realignment Work Plan - Phase 2
$ 3,500
4.
Prepare Pierhead Realignment Line Documentation — Phase 3
$35,000
5.
Attend Meetings/Documentation — Phases 2 and 3
$ 5,000
Total
$58,500
Thank you again for giving us the opportunity to be of service to the City of Newport Beach. Please
contact me at (714) 895 -2072 with any questions or comments you have regarding this proposal.
ITEMS PROVIDED BY OTHERS
1. Bathymetric survey of the harbor, within the limits of this study. It is our understanding
that the City has recent survey data provided by the Army Corp of Engineers that should
satisfy these requirements.
City of Newport Beach Mariners Mile Project — Pierhead Line Extension
Lloyd Dalton (C&A Proposal No.96039.01)
May 4, 2004
Page 5
ITEMS EXCLUDED
1. In -depth environmental assessments, studies and /or reports.
2. Environmental Best Management Practices documentation.
3. Geotechnical reports.
4. NPDES permit compliance.
5. Marine biology bio -assay reports
6. EIR/EIS studies and reports
If this proposal is acceptable, please sign in the space provided below and return one copy to us,
or create a change order to our existing contract with the City of Newport Beach. All terms and
conditions established for our existing contract with the City of Newport Beach would be binding for
this effort, as well.
Thank you for the invitation to present this proposal and we look forward to the opportunity of
working with you.
Very truly yours,
CASH & ASSOCIATES
Randy H. IPson, P.E.
President
Enclosures
This proposal and the attached Exhibits D have been read and are understood. The undersigned
authorizes CASH & ASSOCIATES to proceed with the work described.
M
Title:
Date:
REF: g.Vrojec1MrhrnM391603900 Change Order Request 2- Pierhd.doc
City of Newport Beach Mariners Mile Project - Pierhead Line Extension
Lloyd Dalton (C&A Proposal No.96039.01)
May 4, 2004
Page 6
JULY 2003 RATE SCHEDULE FOR ENGINEERING SERVICES
ON A TIME
AND MATERIAL BASIS (1)
EXHIBIT D
HOURLY OVERTIME
PROJECT DIRECTOR
150.00
150.00
TERMINAL PLANNING SPECIALIST
150.00
150.00
SR. PROJECT MANAGER
135.00
135.00
PROJECT MANAGER
125.00
125.00
SENIOR ENGINEERING SPECIALIST
125.00
125.00
SENIOR ENGINEER/PROJECT ENGINEER
120.00
120.00
PROJECT ARCHITECT
100.00
100.00
ARCHITECT
95.00
95.00
ENGINEER III
110.00
110.00
ENGINEER II
100.00
100.00
ENGINEER 1 90.00
90.00
ENGINEER
80.00
80.00
COST CONTROL MANAGER
70.00
70.00
PROJECT DESIGNER 111
95.00
114.00
PROJECT DESIGNER 11
85.00
102.00
PROJECT DESIGNER 1
80.00
96.00
SENIOR DESIGNER/CAD OPERATOR 111
75.00
90.00
DESIGNER/CAD OPERATOR 11
70.00
84.00
DRAFTER/CAD OPERATOR 1
65.00
78.00
PERMIT PROCESSOR/COORDINATOR
70.00
84.00
SPECIFICATION PROCESSING 65.00
78.00
WORDPROCESSOR
65.00
78.00
CLERICAL
50.00
60.00
In addition, for direct outof- pocket expenses (if and when they occur) we quote the following:
1) In -House Repro:
Blueprint $.10 to $1.50 per square foot -depending on type of paper
Plotting $.80 to $2.00 per square foot - depending on type of paper
2) Automobile: $.365 per mile
3) Travel Expense: at Cost
4) Subsistence: Away from home office more than one day: at Cost. rat to exceed $150.00/day /per man.
5) Plan Check and Building Permit Fees: at Cost plus 15% mark -up.
6) Third Party Services: at Cost plus 15% mark -up.
a) Surveying
b) Soils investigation
C) Materials testing laboratory work
d) Consultant and subcontract professional fees
e) Outside reproduction services
Payments due under this schedule shall bear Interest at the rate of ten percent per annum commencing thirty (30) days after the date of
invoice. Terms are Net - Thirty Days.
(1) Assume 2.5% to 7.5% rate increases, based on individual classilicetion, for year 2004.
CITY OF NEWPORT BEACH
CITY COUNCIL STAFF REPORT
Study Session Item No. 2
March 23, 2004
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Public Works Department
Lloyd Dalton, PE
949 -644 -3328
ldalton@city.newport-beach.ca.us
SUBJECT: MARINERS MILE WATERFRONT WALKWAY FEASIBILITY STUDY
RECOMMENDATION:
Review the study results and provide staff direction on possible further actions
regarding the walkway feasibility.
DISCUSSION:
The FY 02 -03 budget contained an appropriation to retain a consultant to determine the
feasibility of constructing a waterfront walkway along Mariners Mile from Newport
Boulevard to the Balboa Bay Club. This Study has been completed by Cash &
Associates Engineers and Architects (Cash), and it has been reviewed by the Harbor
Commission. The summary of the Study and the Harbor Commission's comments are
attached hereto. Copies of the complete Study are available in the Public Works
Department for review.
A major portion of Cash's work was to research property and business ownership along
the waterfront and to schedule individual onsite meetings with business and property
owners. In these meetings, Cash explained the components of the Study, disclosed
ownership of easements within the parcels, and received verbal input concerning the
project. Some owners agreed to follow up the meeting with their written comments, all
of which are included in the appendix to the Study.
In summary, the Study indicates that it is feasible to construct the walkway, although it
would be a lengthy, controversial, and costly project. Many easements already exist
along the waterfront for such a project and from Pacific Coast Highway (PCH) to the
waterfront. Certain of these easements may need to be widened or renegotiated in order
to be used for the proposed project, while other easements would need to be purchased
or voluntarily dedicated to make the project viable.
SUBJECT: Mariners Mile Waterfront Walkway Feasibility Study
March 23, 2004
Page 2
Many privately -owned buildings and structures along the waterfront would need to be
modified or strengthened in order to build the walkway. The Appendix of the Study
includes, photographs of each parcel along the waterfront and estimated costs to buy land
and construct the walkway within or adjacent to each parcel.
Today, most Mariners Mile dock installations extend into the Bay to the maximum legal
limit, as defined by a federally - established 'pierhead line'. If a waterfront walkway was to
be built along Mariners Mile, the 10t foot space needed to construct the walkway could
be provided by relocating or removing some of the boat docks. Removing the docks
would be very costly, since the City would need to compensate their owners for their
permanent loss of dock space. Removing them would also be counterproductive to the
City's renown as an enclave for pleasure and commercial boating facilities.
There is no space to relocate docks within the Mariners Mile waterfront. However, the
docks could be moved further into the bay, but then most of them would cross over the
pierhead line. To mitigate this, Staff could request the federal government to reestablish
the pierhead line further out into the bay. This would allow the existing docks to be simply
moved outward, thus eliminating the need to compensate dock owners for permanent
loss of slip space.
Obtaining federal permits and approvals needed to reestablish the pierhead line would be
a lengthy, tedious, and costly exercise. The Summary of the Study cites that it would take
approximately 18 to 39 months and cost about $150,000.00 to $500,000.00 to produce
the environmental detail and assessments required to accomplish this task. The time and
cost relates to the extent of pierhead extension requested and the number and type of
studies required to justify the extension.
Certain Mariners Mile business and property owners would also seek compensation from
the City for devaluation of property value due to impeded access to docks, obstruction of
views, or other physical impairment caused by the walkway. This is the case where the
proposed walkway would interfere with views from a restaurant, impede use of boat
launching facilities, etc.
During the Harbor Commission meeting, several comments were made relating to
providing more analysis regarding the physical and economic benefits and investigating
complimentary issues such as pedestrian circulation and parking in the Mariners Mile
area. The project would undoubtedly attract more visitors to the Mariners Mile area;
accordingly, the project must be coupled with the need to provide additional public
parking and pedestrian access to the walkway. It was suggested that it may be feasible
to build a public parking garage on the inland side of PCH and a pedestrian bridge over
PCH to facilitate public access from the parking garage to the walkway. These concepts
were not included in the scope of work for the walkway feasibility study.
SUBJECT: Mariners Mile Waterfront Walkway Feasibility Study
March 23, 2004
Page 3
If the City Council desires to move forward with the project, staff recommends that the
City Council direct staff to begin obtaining the approvals and permits needed to extend
the pierhead line into the turning basin so as to avoid displacing dock space. In addition,
the City Council may wish to direct staff to investigate the pedestrian circulation and
parking issues throughout the Mariners Mile business area including the feasibility of
building a public parking garage on the inland side of PCH and a pedestrian bridge over
PCH to join the walkway.
If staff determines that consultant services are needed to accomplish the City Council's
direction, staff will request the City Council to approve a budget amendment to provide for
such services at a later date.
Environmental Review:
Not applicable at this time.
Funding Availability:
Not applicable at this time.
Prepared .
.•b_.
De:26gn Engineer
Attachments: Study Summary
Harbor Commission Comments
Submitted by:
e en G. Badum
PAlic Works Director
Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
Mariner's Mile Waterfront Walkway Feasibility Study
(C -3548)
City of Newport Beach
Public Works Department
INTRODUCTION
The following report is a collaborative effort between individuals representing the City Council,
City of Newport Beach Public Works, individual property owners along the study area, Paragon
Partners Ltd. providing the land and water value study, and Cash & Associates, to assess the
feasibility of constructing a walkway along the waterfront area know as Mariner's Mile.
Mariner's Mile is composed of 24 separate parcels, representing 19 separate ownerships.
Among the predominantly private ownership of this strip of land is one ownership by the State of
California (Orange Coast College) and one non - profit organization ownership (Boy Scouts of
America).
The concept of a waterfront walkway along Mariner's Mile has been of interest to various
community leaders over the last 20 years. The California Coastal Commission has requested
the City of Newport Beach to investigate the potential for this walkway for several years, as
providing public access to the water's edge is a primary charter of the Commission. The
Mariner's Mile Walkway is a controversial proposal, as it would traverse through predominantly
private property that currently encompasses various uses ranging from commercial to
residential.
For the purposes of this report, reference to the `Design Team" refers to Cash & Associates, led
by Mr. Randy H. Mason, and Paragon Partners Ltd., led by Mr. Charles Wadell, Jr. Meetings
with City Council members Mr. Tod Ridgeway (Mayor) and Mr. Don Webb, along with Mr. Lloyd
Dalton of Public Works were held to understand the nature of the proposed walkway as well as
obtain an understanding of existing easements and conditions.
CASH & ASSOCIATES 1
Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
A. CITY AND DESIGN TEAM GOALS
The Goals provided to Cash & Associates by the City of Newport Beach for this project were
simple: Assess the technical feasibility as well as the associated project build -out costs for a
continuous walkway along Mariners Mile waterfront. The purpose of this walkway are stated as
follows:
There are currently few opportunities for either citizens of Newport Beach or
outside tourists to have access to the water's edge. This is particularly true along
one of Newport Beach's noteworthy spots; Mariners Mile. Other major waterfront
cities in the United States have created waterfront boardwalks along city coastlines
that have become destination points and fostered local business success and
growth. The City of Los Angeles is currently embarking on an ambitious
waterfront enhancement program in San Pedro and Wilmington to bring new life to
a tired waterfront. The City of Long Beach has embarked on a major campaign to
upgrade the waterfront with the recent Queensway Bay project, aquarium and
commerciaUresidential developments along the downtown Long Beach waterfront.
The Lido Village boardwalk in Newport Beach is also an example of a public
walkway along the waterfront that attracts public use and enhances local business.
It is envisioned that a new continuous boardwalk along the waterfront of Mariners
Mile will rejuvenate the area, providing access for adjacent and City -wide residents
as well as tourists, promoting local business establishments and creating a
positive atmosphere, now and in the future.
The City of Newport Beach recognizes that this project possesses both technical as well as
property use and ownership challenges. The City believes that the potential benefits of this
walkway are worth pursuing, but require this feasibility study to assess the issues and costs
before making final judgement.
The City of Newport Beach requested a non - biased assessment of the issues and an
independent evaluation of this plan by Cash & Associates. To this end, the City of Newport
Beach has neither guided the study, nor attended the various meetings between the Consultant
and the individual property owners, so as not to influence the nature of the discussions and
study development.
The Goals of the Design Team included assessing potential options for the proposed walkway
including landside and waterside solutions assessing technical and safety issues,
accommodating ADA access and compliance, and proposing pathways that minimize cost and
disruption to existing uses. The City of Newport Beach desired a wide boardwalk, in the range of
8 to 10 feet wide if possible. As noted later in the study, some areas along the pathway cannot
attain these widths without major construction and are proposed to be narrower, due to existing
site constraints and associated costs and impacts to widen these walkways.
Due to project study funding limitations, it was not the intent to exhaust every project alternative
and assess each and every project cost associated with the proposed walkway. The intent of
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Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
this study is to determine technical feasibility and "order -of- magnitude" costs associated
with the project, and to determine the desire of the City and Community to continue their interest
in this project. Therefore, the detailed cost estimates in the rear portion of this report have been
broadly bracketed, to account for the conceptual level of this study and the wide range of
potential impacts on the cost of this project.
It is important to note that the architectural theme and treatment of the walkway, including
material selections, railings, seating, lighting and landscaping, although all very critical factors to
the planning, design, and a successful development, was not the focus of this study and would
be subject of future study, planning and detailed costing, when deemed appropriate. For the
purposes of providing a comprehensive construction cost estimate, generalized unit costing for
the architectural treatment of the walkway for the items noted above have been included in the
construction cost estimates in this report.
B. EXECUTIVE SUMMARY
A walkway along the Mariner's Mile waterfront is technically feasible. Special technical
challenges exist along several of the properties, in particular the various boat yards, but
solutions exist for each property. In order to provide this walkway as a continuous pathway
along the waterfront, the route traverses over both existing landside and waterside spaces.
Some pathways utilize existing parking lot areas and building corridors, while other potential
routes occupy water space currently occupied by floating docks and boats.
Property owners were contacted and the project issues discussed. There was a wide range of
responses voiced regarding the merits of this project. Some owners perceived a public or
commercial benefit resulting from the proposed walkway, while others did not. All property
owners had specific concerns about various aspects of the walkway, regardless of their position
for or against the project. These issues and concerns are included in the body of this report.
Refer to the Appendix of this report for formal communications from property owners willing to
express their opinions in writing. These letters and/or written communications were provided
upon request of the Design Team for inclusion in this report.
Based on the proposed pathways noted in this report, the estimated 1� quarter 2004
construction cost for this project is between $3,000,000 and $5,000,000. "Soft' costs
associated with design and project contingency could range between $750,000 and $1,250,000.
Land acquisition associated with this project could add between $2,500,000 to $4,000,000.
Costs associated with obtaining approval to extend the pierhead line beyond current limits could
range between $150,000 to $500,000, depending on the environmental detail and assessments
required, and take between 18 to 39 months to complete.
These estimates assume that the majority of lost water space can be recreated by extending the
pierhead line further into the channel, thus not impacting water space revenue over the long-
term. If the Federal pierhead line cannot be relocated to mitigate lost water space caused by
the walkway layout, a cost range of between $1,000,000 to $3,000,000 may become an I
additional project factor.
CASH & ASSOCIATES 3
Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
Other potential project cost impacts may include business interruptions, severance damages,
temporary construction period impacts, and other potential related costs and damages were not
a focus of this report, but should be investigated further, if this project proceeds. Conversely,
potential benefits of the walkway that may include extinguishment of public easements that
could revert back to the individual property ownerships, as well as potentially enhanced
business environments, were not factored into this study.
Based on our understanding of the funding for this project, it is not the intent of the City of
Newport Beach to have the impacted private property owners along the Mariner's Mile
alignment pay for the improvements associated with this walkway. Funding would be generated
through various public mechanisms and possibly augmented by private contribution.
C. STUDY PROCEDURE AND WORK PLAN
The procedure for this study was as follows:
1. Meet with City officials to determine project goals and discuss project challenges.
2. Determine property ownership. A formal title report process was not part of the
project scope; therefore, ownership listings were obtained through various City
inquiries and field discussions with property managers and owners.
3. Project Notification to Property Owners: Several notifications were sent to
property owners and managers regarding the nature of the study, and scheduling
meetings with each property owner and/or representative to discuss the specifics
of each property.
4. Aerial photographs, field surveying/dimensioning and still photographs were
utilized to establish a baseline for the various layouts and options.
5. Pathway concepts were developed for each property. In some cases, two to
three alternative concepts were developed for consideration, due to special
issues and challenges.
6. Meetings were scheduled with each property owner and /or property manager.
Program goals and pathway concepts were presented, and comments were
received from each property representative. A letter was requested from each
property owner stating support or opposition, as well as any specific issues or
concerns that represented the owner's specific circumstance.
7. Conceptual Walkway Development Plans were revised based on further
development and information obtained at these meetings.
8. Construction cost estimates were prepared for each site. Land/water acquisition
costs were also evaluated and quantified by initiating a study of recent property
sales. Other potential project costs have been listed in this report, but have not
been quantified and would be subject to further study in a subsequent project
phase.
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Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
9. This report was assembled from all the communications, studies and documents
developed during the course of this study.
D. WALKWAY DEVELOPMENT PLANS
The existing, proposed and alternative conceptual development plans for each parcel are
provided in Section 1 of the Appendix. An aerial photograph of the walkway extent has been
provided in Fig. 1a that follows, with various easements and Federal bulkhead and pierhead
limit lines noted. The Mariner's Mile project has been divided into six (6) "zones ", as presented
in Fig. 1 b that follows, and in Section 1 of the Appendix. There is no special significance to the
organization of the six zones other than for purposes of presentation and consolidation, to
clearly illustrate the properties at a reasonable drawing scale. Each parcel along the pathway is
illustrated in Section 1 noting both the existing conditions as well as the proposed walkway
plans. Figs. 2a & 2b that follow, identify the limits of this study.
CASH & ASSOCIATES 5
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It should be noted that the Walkway Development plans are not based on discussions with the
City of Newport Beach and would be subject to their ultimate review and approval, as well as
other governing agencies. Based on Design Team's experience with similar projects and a
knowledge of agency concerns, the proposed plans are consistent with accepted policies and it
would be expected that local, state and federal approvals could be obtained. In addition, all
concepts, alternatives, and options for this walkway are the brainchild of the Design Team, and
should not assume that individual property owners or City officials necessarily agree with or
sanction all of the concepts represented in these Walkway Development plans.
The California Coastal Commission has been contacted, and the general concept of this public
walkway expressed. Based on these discussions, the California Coastal Commission is in
support of this plan, and will review the project in greater detail once it is formally submitted.
Existing pedestrian pathway easements, either horizontal (parallel to the waterfront) or vertical
(perpendicular to the waterfront connecting to Coast Highway), property, federal pierhead and
bulkhead lines are noted on the Walkway Development plans in this report. All easements and
various legal lines must be verified once full Title Reports are authorized.
Various "Walkway Types" are noted in the following Fig 3, representing various cross - sectional
details and concepts for the public walkway. A detailed condition survey of the existing
seawalls, owned by individual property owners, was not an element of the scope of work for this
project. Based on age and the brief observations made during our site walks, most seawalls will
require structural rehabilitation and /or replacement in the coming years and could experience
damage during a major localized seismic event. Based on uncertainties regarding seawall
condition, we have selected 'Type I" from Fig 3 as the over - the -water walkway. This walkway
type does not rely on support offered by the existing seawalls. All project costing is based on
the Type I walkway, where the walkway route is over the water.
Fagade Improvements: The introduction of this new pedestrian walkway along the waterfront
will expose the public to portions of existing properties that previously were not subject to public
view. Improvements would be necessary to rear and side yard areas, screening of utilities and
trash enclosures and improvements to wall finishes, landscaping, etc, to provide a durable and
aesthetic walkway.
CASH & ASSOCIATES 10
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Mariner's Mile Waterfront Walkway Feasibility Study (C-3546)
City of Newport Beach, Public Works Department
ZONE
The east edge of the Newport Blvd Bridge over the Newport Blvd Channel defines the westerly
boundary limits of the Mariners Mile study area. Zone 1 is composed of the multi -story 3333
Coast Highway commercial building, marina and parking lot, owned by Golden Shores. This
property already has both vertical and horizontal easements established from previous capital
project improvements. The majority of boardwalk along this waterfront in this zone is 10 feet
wide, with isolated locations narrowing to 5 feet wide due to the installations of the
Harbormaster office and a gangway approach ramp. In general, the existing walkway width
appears adequate.
Site improvements to support the walkway project would include relocating a stair and an ADA
chair lift alongside the multi -story building, and providing a cantilevered sidewalk extending over
the adjacent property line along the Villa Nova Restaurant. General upgrades to pavement,
sidewalks, railings, lighting and landscaping would also be part of the overall plan.
ZONE 2
Zone 2 includes Villa Nova Restaurant, The Towers, and Mariners Mile commercial building.
Villa Nova Restaurant: The pathway across this property is planned to run over the water, as
the building is located over the water's edge on piles. A 6 to 8 foot wider pile- supported
walkway is proposed to connect from the 3333 Coast Highway property to the adjacent The
Towers interface. This pathway would impact the existing docks and gangway access,
resulting in a loss of slip rental, unless pierhead lines can be relocated channelward.
The Villa Nova ownership requested this planned walkway not be located directly against the
existing building frontage and include a clearance space, providing a more comfortable
atmosphere for restaurant patrons. It was also requested to lower the walking path, if possible,
so as not to limit views of customers seated and dining in the restaurant.
The Towers: The pathway across this property is proposed to be located through and beneath
the waterside Tower. It is proposed that the pathway be supported from the existing concrete
pile -cap girders spanning the Tower support columns and supporting the floors above. The
additional weight of the walkway is considered negligible in comparison to the weight currently
being supported by the foundation of the building, but this would need to be verified by a
structural engineer at a later date.
The pathway would impact the existing docks resulting in a loss of berthing area, unless
pierhead lines can be relocated channelward. The walkway width is proposed to be between 6
to 8 feet wide.
Mariner's Mile Building: The building already has a waterfront walkway easement that serves
only this parcel. This walkway is located approximately 3' -6" below the top of seawall. At high
tides, the walking surface is below the harbor water level, and the seawall is required to prevent
water from flooding the office space of the first floor.
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Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
Utilizing the existing pathway and easement in any new proposal provides two challenges at the
two far ends of the property. In particular, if the existing easement were a part of the new
walkway, it would be necessary to create a ramp over the existing bulkhead at the west end of
the property and ramp down to the existing walkway easement. Obtaining headroom beneath
the overhang for this route would require great expense and would alter the building and
support of upper floors. A similar challenge exists on the east end of the property. Due to these
conditions, an independent walkway located channelward from the seawall is proposed. This
walkway is proposed to be 6 to 8 feet wide.
Due to the approximate 3.5 to 4.0 foot elevation differential between these two parallel
walkways, we would not suggest a lateral connection, thus making both walkways independent
from one another.
This over - the -water pathway will impact the existing docks resulting in a loss of slip rental,
unless the pierhead line can be relocated channelward.
ZONE 3
Zone 3 includes The Waterfront commercial building, the Chart House and related office
building, Billy's Restaurant, the Rusty Pelican Restaurant, and Larson's Shipyard and
related office buildings. Pathway widths are suggested to be between 6 to 8 feet, unless noted
otherwise.
The WaterFront: The Waterfront commercial building currently has an approximate 10 foot
pedestrian walkway across the frontage of the property, and little other work is deemed
necessary. An ADA- compliant ramp is required to replace the existing stair interface, between
The Waterfront and building to the east that includes the Chart House restaurant.
Chart House: The Chart House Restaurant property also has an existing walkway that requires
cosmetic upgrade. This walkway narrows in spots to a little over 5 feet in width, due to columns
that support the upper floors and roof. Widening this walkway beyond it's current width would
require relocation of the marina, and would still include restrictions at the columns that support
the upper floor and roof. Due to these conditions, we are not suggesting a widening of this
walkway.
Billy's: Billy's Restaurant has an existing walkway approximately 7 feet in width, that requires
some remedial concrete repair. At the interface between Billy's and the Rusty Pelican, a new
ADA ramp will be required to accommodate the change in elevation between these two
properties.
Rusty Pelican: An elevated over - the -water walkway is required, and is suggested to be
incorporated as part of the existing structure and deck within the alignment of the proposed
walkway. This proposed walkway could be incorporated with the tenant's desire to create a
narrow patio area with outdoor seating. The existing deck requires structural upgrade and is
currently used as a platform for washing the frontage windows. The existing gangway leading
down to the docks must be relocated, and this proposal would result in a loss of water space to
the marina, if the pierhead line can not be moved channelward.
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Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
A major challenge associated with this property is the boat yard to the east. The waterfront
walkway proposal at this interface will require a bridge. Many different types of bridges could be
designed for this site, but a hydraulic lift bridge hinged on the Rusty Pelican side of the water
space property is currently being represented in this report as a feasible concept. There
appears to be sufficient water and land space between the restaurant and the property line to
develop all foundations and hydraulic equipment necessary for a bridge or this type.
Bridge operation would be controlled by Larson Shipyard personnel, with appropriate pedestrian
safety gates, electronic signage, and secondary landside access to bypass the bridge path,
when the bridge is up and the public desires to pass. Similar pedestrian bridges exist along the
waterfront in other locations in the United States and can become another point of interest for
the public. An architectural theme for this bridge should be developed and incorporated into the
design. Fig. 4 illustrates the basic concept of this hydraulic bridge, for reference.
Larson's Shipyard: The bridge from the Rusty Pelican site would terminate at a new pile -
supported girder along the face of the piled- supported office building. An existing walking deck
(8 to 9 feet in width) is in place along the waterfront of this office building and is being proposed
to be the continuation of the Mariner's Mile pathway. Along the eastern face of the office
building, a new pile- supported walkway is required over the water (6 to 8 feet in width), as the
building is located on the seawall's edge. This walkway will eliminate dock space and will result
in a loss of revenue, unless the pierhead line can be relocated channelward.
CASH & ASSOCIATES 14
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Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
ZONE 4
Zone 4 includes the following facilities: Port Calypso /Marina Properties, Joe's Crab Shack
Restaurant, Josh Slocums Restaurant, the Wig Shop /Residences, South Shore Yacht Club,
Bayport Yacht, and the Hornblower Cruises office complex.
Port Calypso/Marina Properties: The frontage along the walkway of the Port Calypso property
is composed of a parking lot. Although a landside walkway is feasible, it would eliminate
several parking spaces and is considered undesirable. Therefore, a short section of landside
walkway, along with a pile- supported walkway over the water is proposed. The over - the -water
walkway may impact the existing docks, and result in some loss of revenue, unless pierhead
lines can be relocated channelward.
Joe's Crab Shack: The Joe's Crab Shack Restaurant property has no existing access around
the channelside face of the complex, since the building is located directly adjacent to the
seawall. The west face of the building has a narrow walkway, steps and a platform that serves
one exit doorway. A narrow 4 foot walkway exists on east side of the building and could be
incorporated into the public walkway. Due to these conditions, a new 6 to 8 foot wide pile -
supported walkway is proposed on the west and south faces of the building. This independent
walkway will impact the dock system revenue, unless the pierhead line can be relocated
channelward.
Josh Slocums: This restaurant is supported by an existing gravity seawall and no waterfront
space exists for a walkway. A new 6 to 8 foot wide pile- supported walkway is proposed to be
located adjacent to the existing seawall. This walkway may impact the existing docks, and
result in some loss of revenue, unless pierhead lines can be relocated channelward.
Wig Shop/ Rear Residences: It is proposed that the over - the -water walkway extend across
this property, as well, so as not to interfere with the existing landside property open spaces.
This walkway may impact the existing docks, and result in some loss of revenue, unless
pierhead lines can be relocated channelward.
South Shore Yacht Club: It is recommended that the new walkway return onto existing paved
surfaces along the frontage of the South Shore Yacht Club. It is proposed that this walkway be
approximately 6 foot wide. If the existing boat hoists are removed or relocated or the use of this
property were to change, this walkway could be widened to 8 to 10 feet.
Bayport Yacht: It is recommended that the new walkway continue on land behind the seawall,
as is proposed for the South Shore Yacht Club. Slight impacts to the parking lot would be
required for this orientation, but no loss in parking stalls is anticipated.
Pedigree Marine Inc.: This property contains a boat yard and utilizes a travel lift. This
represents a challenging condition for the public walkway and must be carefully planned and
managed. The proposed concept includes a series of fences and rolling gates that prevent the
public from wandering outside of the pathway limits, and closes access to the public walkway
during operations of the travel lift. Operation of the gates would be managed by boat yard
personnel. Creating this walkway will reduce the current size of the maintenance yard and will
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Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
impact boat yard operations and revenue. Risks and liabilities relating to public and commercial
use of these common open spaces must be further discussed and reconciled.
Hornblower Cruises: The Hornblower Cruise property has an existing walkway along the
waterfront approximately 6 to 8 feet in width. A wall that divides the Hornblower area with the
adjacent property must be removed to create a continuous pathway. A stair that serves the
second level of one of the buildings must be relocated to provide the proper width needed for
the walkway. The relocation of this stairway may be problematic, due to City Planning
Department requirements for view corridors and open space.
ZONE 55
Zone 5 includes the following facilities: Windows By The Bay, Ardell and Duffy Boats.
Windows By The Bay: This property currently has a waterfront walkway of approximately 7
feet in width, that meets the requirements of this project. A portion of the walkway extends
beneath the overhang of the existing building. It is understood that potential plans for the
redevelopment of this property may be in conflict with City desires of providing a public walkway
across this property.
Ardell Properties: This property currently has a waterfront walkway that meets the
requirements of this project. At the south end of the property, the walkway must be built over
the water in order to traverse around an existing building that is built over and beyond the
bulkhead. It is proposed that the block wall that divides the Ardell Property from the Duffy Boats
site be removed to provide a continuous walkway. It is understood that potential plans for the
redevelopment of this property may be in conflict with providing a public walkway across the
property.
Duffy Boats: This property is particularly challenging due to the heavy use of the landside
operations that includes boat sales and boat maintenance, including frequent boat launches
using a modified forklift. The maintenance yard is quite small and congested with boats staged
for repair, and any land -based walkway would severely impact existing operations.
The proposed concept presents an independent waterside walkway, with a new boat jib crane
and hoist to launch and retrieve boats. Various risks and liabilities are associated with the
common public and commercial use of this property, requiring additional discussion and dialog.
ZONE 6
Zone 6 includes the Boy Scout Base, and the Orange Coast College Sailing Base.
Boy Scout Base: The Boy Scout Base facility is currently under reconstruction. A public
walkway along the waterfront is a project component of the design, and a reduced copy of the
site work plan is included in this report for reference. No additional work is necessary for this
property.
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Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
Orange Coast College Sailing Base: This facility currently has a waterfront walkway that
meets the requirements of this program. Some upgrading of the pavement finish would be
required.
Orange Coast College Sailing Base represents the westerly limit of the Mariners Mile route and
study area, at which point the public is directed to the sidewalk along PCH to walk further
southbound to a public lateral walkway through the Balboa Bay Club site and to the waterfront.
E. PROJECT IMPACTS, ISSUES AND OBSTACLES
All property owners were contacted as part of this program and meetings were coordinated on-
site with most property owners and/or managers. Property owners not available to meet on -site
were contacted by phone or e-mail, and comments were received. The following is a summary
of the impacts, issues and comments received from the various owners along the proposed
walkway, as well as those issues perceived by our Design Team. Refer to the Appendix section
for letters received from various property owners that address specific project concerns in
writing.
GENERAL: Some owners supported the concept of a walkway, but generally had reservations
about specific areas of concern. Some owners looked at the public walkway as an opportunity
to enhance current operations and provide greater visibility. Some owners were very opposed
to a public walkway and felt this was an invasion of their property rights and /or future
development plans.
• Walkway Usage: A general skepticism was voiced that this walkway may be built at high
expense with associated risks and property operational constraints, and public usage may
not be as high as expected. Some owners compared this proposed walkway to the Lido
Village public walkway in Newport Beach, where the pathway meanders along businesses
and restaurants. Although there were perceived benefits to restaurant and yacht broker
businesses, controlled access to floating docks was a concern of most respondents.
• Parking: Parking was an issue with many of the property owners contacted. Increased
public usage of the waterfront would require additional parking. People visiting the
waterfront may spend more time on the waterfront, and thus parking durations would
increase.
• Loss of Water Space: Where the proposed walkway extends over the water, a loss of
water space would occur and the dock revenue would be impacted. Property owners would
expect long -term reimbursement of any lost revenue due to this condition.
Federal Pierhead Line Extensions: Cash & Associates has investigated the possibility of
extending the existing federal pierhead line as part of this project. Although only informal
discussions have taken place to this point with Federal agencies, it is believed to be feasible
to extend the existing pierhead lines by some modest amount. Studies will be required
regarding navigation and the planned channel width as well as the Federal dredging limits
and conditions. If deemed appropriate by all agencies, the pierhead line could be extended
channelward, thus providing the needed additional water space for Mariner's Mile berthing
CASH & ASSOCIATES 18
Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
requirements. Pierhead line realignment will take time due to the required studies and
associated approvals, with estimates between 3 to 10 years to obtain ultimate approval,
depending on the nature and extent of the pierhead line relocation.
If extension of the pierhead line is desired, it is recommended that studies be commissioned
by the City of Newport Beach as soon as possible, since Federal and County approvals can
take several years to obtain. Cash & Associates is in the process of preparing a listing of
potential requirements and effort duration for obtaining the permits.
• Loss of Landside Property: The walkway proposals relate to a loss of property, unless
easements already exist, and monetary reimbursement for this property is expected.
Various types of property ownership exists along the waterfront of the Mariner's Mile strip.
Some ownerships involve City and County Tidelands, others are owned by the State of
California, while others are privately owned. For the purposes of this study, these varied
ownership conditions are ignored, and not made part of the analysis. In addition, for the
purposes of this study, it is assumed that land will be acquired from each property owner at
market value. It should also be understood that establishing the market value of waterfront
property is not an exact science and is subject to formal negotiations between the City of
Newport Beach and the individual property owners.
• Business Interruption /s: If disruption to existing uses or operations are involved as part of
the development or during the construction process, several property owners voiced their
concerns that some sort of reimbursement for this disruption be included in any settlement.
• Security and Safety: The security of property, both landside and waterside was a concern
of many. Gates would be required with locking hardware to prevent the public from walking
on the docks or into commercial property uses. Various owners inquired as to how the City
would monitor and provide security for this walkway; i.e., guards and/or camera surveillance.
Along buildings, a walkway buffer space was requested by restaurant owners, so seated
restaurant patrons have a more comfortable dining experience. Lighting for the pathway
was an issue of concern, as well. It was recommended that decorative pole- mounted
lighting be provided and maintained by the City of Newport Beach.
• Special Events: During the Christmas Boat Parade, several restaurant owners voiced a
concern about the public congregating along the pathway, limiting the view of the parade by
customers. A desire to "lower" the walkway and provide some separation between the
walkway and the face of building, was expressed.
• Noise: It was noted that a public walkway and related uses; i.e., patio dining, may impact
residential concerns across the channel on Lido Isle, in regards to noise. It was generally
felt that noise could be minimized by management of the space within acceptable levels.
• Maintenance of Public Walkway: Many owners were concerned about the maintenance of
the walkway. There is a perception that additional trash will be generated due to public
access to the water's edge, both landside and waterside. Property owners do not want this
additional responsibility and cost associated with maintenance of the walkway.
CASH & ASSOCIATES 19
Mariner's Mile Waterfront Walkway Feasibility Study (C•3548)
City of Newport Beach, Public Works Department
• Walkway Links: Links for public access to Lido Village and the Balboa Bay Club were
voiced. It was felt that these links would insure a higher usage and success of the walkway.
It was noted that a public access easement already exists across the frontage of the Balboa
Bay Club.
• Cost of Construction: Several property owners voiced a concern that the proposed walkway
would be very expensive and wanted the City's assurance that they would not be the source
of funding. In addition, costs associated with potential lighting of the walkway, including cost
and location for transformers, utility trenches and distribution, maintenance, and pathway
upkeep must be addressed.
• Walkway Liabilities and Damage: It is anticipated that public access along existing
properties will result in higher risks and exposure, as this relates to the potential of property
damage, personal injury, fire and theft. Individual property insurance policies are expected
to be impacted. In addition, during construction of any new walkway, damage could occur to
existing structures, including the seawalls. These costs and risks are expected to be
assumed by the City of Newport Beach or Others, and not the various property owners.
•
Public Restrooms: It was noted that a public walkway would require public restrooms.
Property owners do not want existing building facilities to be used for public restrooms, due
to the increased liabilities and maintenance costs.
• Severance Damages: Some owners voiced their concern that a public walkway would
negatively impact the value, use and marketability of remaining property, resulting in
severance damages.
It is not within the scope of work for this Report to solve all specific issues or to address
valid concerns identified by the City of Newport Beach, Cash & Associates, and/or voiced
by property owners. It is the intent of this Report to present all issues of concern for
assessment and discussion by the City of Newport Beach City Council, property owners,
and the community. All of these issues can be addressed, if contracted to do so in the
future.
F. COST ASSESSMENTS
The walkway cost estimate includes the following general elements, although not every parcel
requires each item noted:
1. Pavement upgrades including new surfacing.
2. Building side yard beautification.
3. New waterside railings, gates and transition plates, where access to docks are
required.
4. New elevated walkway consisting of concrete piles and deck.
CASH & ASSOCIATES 20
Manner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
5. Standard walkway signage and special electronic signage coupled to boat
launching operations, where applicable.
6. Retrofitted stairs and ramps to meet ADA compliance requirements.
7. Relocation and extension of floating docks, where required, including guide piles.
8. Walkway fixtures such as benches, landscaping and lighting.
9. Lift bridge alongside the Rusty Pelican Restaurant.
10. New boat lift at Duffy's Electric Boat facility.
Construction costing data is based on estimated prices for the 1� quarter, 2004. Costing has
been presented in unit pricing terms; i.e., costs per square foot or linear foot, where appropriate.
Costs for items such as walkway surfacing, landscaping, and architectural barrier railings can
vary greatly depending on the nature of the design and materials selected.
Based on the estimates prepared, and the uncertainties of the plan at this early stage, the
project costing has been bracketed by providing a cost range, from 20% lower to 40% higher
than the estimate sheets provided in the Appendix. The estimate for this project would be
further refined at each subsequent stage of design, and as more guidance and detail is
established.
1. Construction Cost Range: $3,000,000 and $5,000,000
2. Soft Costs (Design & Project Contingency): $ 750,000 and $1,250,000
3. Land Acquisition: $2,500,000 to $4,000,000
4. Pierhed line extension: $ 150,000 to $ 500,000
These estimates assume that the majority of lost water space can be recreated by extending the
pierhead line further into the channel, thus not impacting property owner water space revenue
over the long -term. If the Federal pierhead line cannot be relocated to mitigate lost water
space caused by the walkway layout, water space purchases totaling $1,000,000 to $3,000,000'
may be needed.
This project will require an environmental impact study and /or report. Environmental costs
associated with EIR mitigation concerns have not been budgeted in the pricing above, as yet.
Environmental concerns may include traffic, parking, noise abatement, inter -tidal mudflats
environmental concerns, and channel navigation.
As previously noted, other potential costs and damages are not made part of this evaluation.
See the Appendix for the Market Value evaluation used for assessing property acquisition costs.
CASH & ASSOCIATES 21
Manner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
Cash & Associates appreciates the opportunity to assist the City of Newport Beach with this
exciting project. It is our hope that this report provides valuable information and enables the
City of Newport Beach to objectively assess the potential issues and costs and make the
appropriate decisions.
We would also like to express our appreciation to all the property owners that took time to meet
with us and express their opinions about this proposal.
Cash & Associates is available to answer any questions or provide additional information and /or
study, if so desired.
Very truly yours,
Randy H. Mason, P.E.
President
CASH & ASSOCIATES
Engineering and Architecture
CASH & ASSOCIATES 22
Date: March 12, 2004
Harbor Resources Division
Memorandum
To: Lloyd Dalton, Principal Civil Engineer, Public Works Department
From: Tom Rossmiller, Manager Harbor Resources Department
Subject: Comments on Mariner's Mile Waterfront Walkway Feasibility Study
Following is a compilation of comments from the Newport Beach Harbor
Commission. I have paraphrased many of the comments in order to provide a
more concise listing of their concerns. Also attached are the comments in their
original format.
• The Feasibility Study should provide a more detailed definition of
the goals and objectives of the proposed project such as:
• Allow greater public access to the Waterfront of Newport
Harbor, thereby increasing the public's awareness of the
harbor's marine oriented activities;
• Enhance the exposure of the public to the retail /marine
elements of Mariner's Mile, i.e. boat brokers and charter
companies;
• Create a friendlier waterfront atmosphere in Newport Beach. In
addition to a public walkway, consider amenities such as
provisions for public guest docks.
• The Feasibility Study should provide a listing of potential
physical and economic benefits:
• Improved occupancy of existing "dead" and underutilized
commercial water frontages seen along some of this high value
property;
• Achieving the (underutilized) existing potential for outdoor
waterfront dining at multiple levels of all of the waterfront
restaurants;
• Higher visibility for yacht sales, charter, brokerage and boat
rentals through increased foot traffic and accessibility drawn by
these and other uses;
• Reduced lot -to -lot local car trips by residents and visitors to
multiple uses along the waterfront, thus reducing overall local
traffic on PCH in this congested area;
• Additional fire and police access and visibility;
• Use of the water area for portions of the walkway not
achievable on land;
• Use of the existing underutilized portions of waterfront walkway
and access easements which were constructed in the past, but
are "dead- ended';
• Creating links to the other side of PCH with bridges, walks, etc.
• The Feasibility Study should also consider other factors:
• Newport Beach already provides a tremendous opportunity for
viewing the water and "going to the water's edge ". The study
should recognize that this project is part of a larger effort to
provide waterfront access to the extent feasible throughout the
harbor;
• A market study is needed to show the usage that the walkway
will likely get, who the user group is and what the resultant
business gains and /or losses might be.
• Accommodating the security needs and controlled access
related to the boatyards and rental boat dry storage /launch by
walk - arounds or other simple means where needed (avoid
expensive bridges, etc.);
• Meeting the overwhelming parking needs of the existing
commercial and visitor - serving uses, as well as future walkway
visitors through new parking structures and an overall parking
plan;
• Expanding the water area available for berthing reconfiguration
to meet fire code, design standards, market demand, etc. by
extending the pierhead line, or by granting exceptions for
moving docks for reasons of fire safety, navigational safety and
public access /ADA;
• Encouraging renovation of waterfront uses to take advantage
of the presence of a waterfront walkway, and to redesign to
accommodate and create new security, views, and expanded
sales /revenue areas;
• Creation of a Mariners' Mile "sense of place" linked visually,
economically, and physically to the water by a waterfronUto-the-
water pedestrian network rather than as parallel car - oriented
commercial strips oriented to PCH;
• Creation of expanded parking capacity /accessibility through the
creative design and construction of at least two parking
structures on the inland side of PCH with planted /open space
/viewing roof decks to serve as an attractive foreground view for
the residences on the bluffs above, with commercial uses on
the ground level;
• Linkage of uses and parking areas on both sides of PCH by two
or more pedestrian bridges crossing from the parking structures
to the waterfront side of PCH, and serving as visual "gateways"
defining Mariner's Mile;
• Creation of a comprehensive docking facility reconfiguration
master plan for the entire length of Mariners' Mile;
• While initially appearing overwhelming, the cost estimates are
appropriately /necessarily conservative and overstated at this
point in the process, but they tend to so discourage the casual
reader in that they artificially constrain further consideration of
the idea;
• To reduce potential costs a number of these areas could be
served by a floating walkway rather than by adjustments to their
existing structures or land areas. This would also reduce the
visual blockage of concern to some restaurants, and provide a
variety of experiences for people along the length of the
walkway (above /adjacent to the water; on the water, etc.);
• This proposed project needs strong, articulate, continuing,
patient and creative political sponsorship and leadership by the
elected representatives;
• The private sector, particularly the Mariners' Mile business
groups and Chamber of Commerce need to weigh in
constructively on the general concept of this project;
• How the intent, results and future follow -on of this study are
described, by whom and in what forums will determine if there is
any future to this idea.
City of Newport Beach
BUDGET AMENDMENT
2003 -04
EFFECT ON
BUDGETARY FUND BALANCE:
Description
Division
Increase Revenue Estimates
X
Account
Increase Expenditure Appropriations AND
C5100314 Balboa Island Bayfront Repair
Division
Transfer Budget Appropriations
SOURCE:
Account
Number
from existing budget appropriations
PX
from additional estimated revenues
Number
from unappropriated fund balance
EXPLANATION:
This budget amendment is requested to provide for the following:
NO. BA- 04BA -063
AMOUNT: $15,000.00
Increase in Budgetary Fund Balance
X Decrease in Budgetary Fund Balance
No effect on Budgetary Fund Balance
To increase expenditure appropriations for the costs associated with the Mariners Mile Waterfront Walkway project.
ACCOUNTING ENTRY:
BUDGETARY FUND BALANCE
Fund Account
230 3605
REVENUE ESTIMATES (3601)
Fund /Division Account
EXPENDITURE APPROPRIATIONS (3603)
Description
Tidelands Fund Fund Balance
Description
Signed:
Signed:
Signed:
Approval:
Administrative
Services Director
City Manager
City Council Approval: City Clerk
Amount
Debit Credit
$15,000.00
$15,000.00
0 sz
Date
6
D to
Date
Description
Division
Number
7231 Tidelands Fund
Account
Number
C5100314 Balboa Island Bayfront Repair
Division
Number
Account
Number
Division
Number
Account
Number
Division
Number
Account
Number
Signed:
Signed:
Signed:
Approval:
Administrative
Services Director
City Manager
City Council Approval: City Clerk
Amount
Debit Credit
$15,000.00
$15,000.00
0 sz
Date
6
D to
Date