HomeMy WebLinkAbout12 - Corona del Mar State Beach - Beachgoer Amenity Improvement ProjectCITY OF NEWPORT BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. 12
July 08, 2003
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Planning Department: George A. Berger, AICP, Comm. & Econ. Devt.
Program Manager; (949) 644 - 3207; gaberger @citv.newport- beach.ca.us
SUBJECT: Corona del Mar State Beach — Beachgoer Amenity Improvement Project
ISSUE:
The public facilities at Corona del Mar State Beach (Big Corona) have become
antiquated and have deteriorated to the point that they should be removed and rebuilt.
The Council is asked to consider the design and location of proposed facilities, to affirm
the Categorical Exemption, and to recommend direction regarding project funding.
Should the City Council affirm the recommendation of the Parks, Beaches, and
Recreation Commission to move forward with planned improvements to Corona del Mar
State Beach?
RECOMMENDATION:
1. Approve conceptual site plan and draft facilities concept for replacement facilities
at Corona del Mar State Beach;
2. Affirm the Categorical Exemption (copy attached);
3. Direct staff to proceed with the full site plan and facilities concept by phasing the
full project to reflect available funds and by seeking additional funding for its
completion.
DISCUSSION:
Background:
The City of Newport Beach operates and maintains the parking lot and beach facilities
at Corona del Mar State Beach on behalf of the State of California. On August 19, 1949,
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July 8, 2003
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the State and the City entered into an operating agreement, renewed six times —most
recently in 1999 —that dictates the City's operations at the beach and directs the City to:
"care, maintain, and control" Big Corona "for the purposes of the State Park
System" including "playground, recreational, and beach park purposes" (that
are) "at all times accessible and subject to the use and enjoyment of all
citizens of the State of California."
Although the City does not "profit" from administering the beach at Big Corona —all
revenue generated at the facility must be used for "recreation and park purposes within
the City," according to the City's operating agreement with the State —it has a
substantial interest in maintaining and enhancing the facilities there, as the beach park
is a significant source of passive and active recreational activity for both residents of,
and visitors to, the City.
Public facilities at Corona del Mar (CdM) State Beach have been built, operated and
maintained by the City of Newport Beach under agreement with the State of California,
which expires in 2029. Beach facilities that were built in 1951, 1960, 1965 and 1970
have become antiquated and deteriorated in the hostile salt air environment to the
extent that they should be removed and replaced. The facilities include buildings
containing two concession stands, a "beach rental" storage stand, two men's and two
women's restroom buildings. Concrete shade structures were also on the site, but were
removed for safety reasons. Various paving and walkway areas are present, with lawn
area, raised planters, and palm trees in place throughout the site. A picnic area is
separate from the bulk of the "beachfront" facilities, adjacent to the base of the jetty at
the northwest corner of the parking lot. Finally, "on- beach" amenities include
approximately 30 concrete fire rings and 10 sets of beach volleyball standards.
Approximately 800,000 – 1,000,000 users visited Corona del Mar State Beach in FY
2001 -2002 according to the City's lifeguards, who have kept estimates for a number of
years. Revenue collected at the park consists of two sources — parking fees and
concession revenue. In FY 01 -02, parking revenue generated $622,620, which was the
second - highest income in the last decade ('99-'00 had the highest, at $626,626).
Concession revenue accounted for $87,633; therefore, the total revenue generated to
the City from the park was $710,253.
Project Scope & Description:
Beginning in 1999, City leaders began a push to find funds to upgrade the facilities at
the aging, but beautiful and very popular beach. In 1999, the Trustees Council of
plaintiffs involved in the American Trader Oil Spill settlement assigned $476,000 to the
nascent Corona del Mar State Beach improvement project. In 2001, the City received a
one -time $479,000 Proposition 12 Bond Act (the Safe Neighborhood Parks, Clean
Water, Clean Air, and Coastal Protection Bond Act of 2000) local assistance grant from
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the State of California Parks & Recreation Department to replace the aging concession
stands with new, more attractive and useful facilities more reflective of the Corona del
Mar atmosphere and history. Specifically, the grant award called for a year -round facility
that maximizes views of the Corona del Mar beach, the nearby Newport Jetty, and
would take advantage of the nearly 300 days of unbroken sunlight at the beach.
The project scope also included a call for the removal, redesign and new construction of
shading infrastructure, placement of interpretive signage about the tidepools at "Little
Corona," and a permanent lifeguard facility. These facilities met grant criteria; a one-
time grant award was authorized by the State, and was paired with the "American
Trade' funds. Upon initial detailed investigation of the facilities, it was determined
that —in addition to the demolition and reconstruction of the existing concession and
shade structures —the restroom facilities were in serious need of improvement. In fact,
some roof elements of the dressing areas were removed for safety reasons, as chunks
of concrete had the potential to fall and injure patrons. In October of 2002, an additional
$365,535 in "American Trader funds" and interest were redirected by the Trustees
Council to the CdM State Beach improvement project, providing a total funding amount
of $1,320,535.
Therefore, the final scope of the project involves a total removal and reconstruction of
the existing antiquated facilities along the beachfront, along with an update of the uses
to reflect the requirements of the current beach -going resident and visitor park users. In
conjunction with the architectural firm of Robbins, Jorgensen, Christopher Architects
(RJC) —hired by the City as consulting architects and designers —a series of "design
objectives" were established. They include:
• Providing a safe beachgoing environment;
• Improving the public safety /lifeguard presence at the beach;
• Fostering environmental awareness of the tide pools and beach, while minimizing
environmental damage;
• Maintaining the natural aesthetic appeal of the beach, bluffs, and ocean view;
• Minimizing the impact of new structures and landscape on existing views;
• Sizing facilities appropriately for `existing' level of beach use, not for expansion;
• Designing structural roofs as "5`"- sided" architecture;
• Designing attractive, vandal proof, easily - maintainable facilities in the harsh salt/beach
environment; and
• Mitigating conflicts where possible between fire ring users, volleyball players, and
sunbathers.
Public Safety Needs -- Lifeguard Facilities:
We believe that the City of Newport Beach also has a responsibility to provide a safe
environment for the public at Corona del Mar State Beach. This responsibility includes
lifeguard services, whose needs at CDM State Beach are outlined below by Fire Chief
Riley:
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"Our primary reasons for providing lifeguard services are to watch the water
for potential problems, effect rescues of persons in distress, and provide
medical assistance to minor beach related injuries.
The Fire Department uses a dynamic deployment model for staffing lifeguard
towers and vehicles. Our model is based upon the time of year (summer,
spring break, spring/fall, and winter), the current weather and surf conditions,
and the current and projected beach attendance. During the summer, we
project full deployment each day and scale back from there. So during peak
times of our beach use, we have all towers staffed and watching the water
and all vehicles staffed and providing patrol and tower back -up. A typical full
deployment at Corona del Mar Beach starts at 9:00 AM with one lifeguard
unit patrolling the beach and one lifeguard assigned to a lifeguard tower. By
11:00 AM, we have added a supervisor in a vehicle and four lifeguards to
staff the other lifeguard towers (three more at CdM Main Beach and one at
Little Corona.) The towers remain staffed until 5:00 PM, when we begin
closing the towers over the next two hours. By 7:00 PM, we have closed all
towers and taken a lifeguard patrol vehicle out of service. From 7:00 PM until
9:00 PM, we only have one supervisor to patrol the beach. This is our
schedule from June 15 through August 15; nine of the fifty -two weeks we
provide lifeguard services.
The other forty-three weeks of the year, we use dynamic deployment based
upon circumstances and availability of personnel. There are times when we
only have one lifeguard at CdM. This is due to light crowds or marginal
weather where few people are using the water. Sometimes it is due to the
fact that many of our seasonal staff are not available as they have returned
to their non - summer pursuits (i.e. other jobs, school.) With a new trend
towards spring break occurring during many different weeks of spring, we
have significant difficulty with varying large crowds of out -of- school visitors
and an inconsistent supply of seasonal lifeguards who may or may not be
available. Watching the water during non - summer weeks has become
increasingly challenging.
All of that being said, the Fire Department has asked for some space at CdM
to provide for the following:
1) an enclosed area to park our patrol vehicles - we currently park our
vehicles inside the crowded garage at LG Headquarters at the Newport Pier.
This provides them reasonable protection from the harsh beach environment
that already prematurely shortens the usable life of our vehicles (max. four
years.) This means our personnel assigned to vehicles that patrol CdM must
first go to the Newport Pier to pick up their vehicles and drive to CdM. This is
valuable time we pay for that is not spent watching the water.
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2) an area to provide first -aid services - we currently use the back of the
parking control kiosk (about 12 square feet) to administer minor first -aid due
to beach related injuries, such as sting ray stings, sea urchin spine
punctures, and minor bumps and bruises from being knocked down by surf.
We believe we can design our parking garage to become our first -aid area
when we pull our vehicles out to patrol the beach, eliminating the need for a
separate first -aid area. We would use this area to provide patient seating,
access to clean, hot water, and clean storage of first -aid supplies. It would
also provide a private area for paramedic to work on a patient if necessary.
3) a small observation /work area - as mentioned earlier, there are times
when only one person is assigned to CdM, frequently a full -time employee. A
strategically placed and elevated observation area would allow a single
employee the ability to view the maximum beach area from an improved
vantage point. Currently, the only way for a single person to observe all of
CdM during a non - high -usage period is to patrol in a vehicle. This does not
provide the best visibility in contrast to the proposed observation tower. To
see the strategic value of a well - placed observation tower, visit us at the
Newport Pier and see what we can see from LG Headquarters; everything
but CdM. This would also allow us to have a presence there and still allow
our full -time employees access to our computer and telephone systems to
work on projects while being available for public response.
4) a location to install an 800 MHz radio repeater - the countywide 800 MHz
law /fire /public works radio system has some obvious coverage problems due
to the topography of Orange County, particularly the areas of Balboa
Peninsula, Corona del Mar and Newport Coast. Working with the County, we
have installed radio repeaters at the Corona del Mar Fire Station and the
Crystal Heights Association entrance kiosk and still may have some
coverage problems along Corona del Mar Main Beach and the Peninsula.
This means we have areas of Newport Beach where our police and fire
personnel cannot communicate on their radios. The County staff believes
and we agree that a repeater at CdM Main Beach would solve the coverage
problems associated with these areas. The erection of a small observation
tower and garage would provide the perfect physical structure to house a
repeater.
This illustrates that this is not a frivolous request but rather a great
opportunity to improve public safety services to CdM beach visitors and their
neighbors. Each one of the reasons listed above enhances our primary
mission - to watch the water."
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Public Outreach:
In response to the design objectives noted above, a public outreach program was
formally established to solicit input from adjacent residents, Parks, Beaches and
Recreation (PB &R) Commissioners, City Council members, and City staff who have a
daily presence at the facility. In late 2001, in conjunction with the State Parks grant
application process, a survey was mailed to approximately 1,000 households in Corona
del Mar and placed on the City's website. 180 responses from the community were
received — that's a 15% response, which is considered fairly strong. Information
gathered from the survey was used to provide additional baseline direction for the
consultants and project team. The Parks, Beaches & Recreation Commission heard an
initial presentation of project concepts in January of 2002 and was asked to provide
initial direction in their role as advisors to the City Council regarding parks and
recreation.
Following the RFP process, culminating with the selection of RJC as project architects
in September, 2002, a series of pre- design meetings were held with City departments to
identify and outline necessary refinements of the project's scope and ways that scope
might be implemented to balance competing needs and interests.
On March 41h, 2003 the project team returned to the PB &R Commission to review and
comment on three site plan alternatives prepared by the consultants. A public
workshop, with individual mailed notices sent to over 300 adjacent property owners,
was held on March 10th so that property owners and residents could also see close up
what was being considered and could provide their recommendations. We made a
similar presentation to the City Council on March 251h during Study Session.
In April 2003, project team members presented the latest options and proposals for
discussion to the boards of both the Corona del Mar Residents Association and the
CdM Business Improvement District at their monthly meetings. Board members of both
organizations responded with questions and comments.
After this series of meetings and public hearings, suggestions and recommendations
were focused into one proposal, which was presented to a standing subcommittee of
adjacent property owners — mainly residents of Breakers Drive —on May 1". Following
their recommendations, and those stemming from additional meetings with City Harbor
Resources, General Services, and Fire departmental staff, the site plan and building
concepts have been further defined into what is the subject of this report. Additionally,
ongoing comments have been received via the project's web page on the City's
website, where the PowerPoint presentations of all public hearings may be reviewed.
Most recently, the project was presented for.conceptual approval and for direction —if
any —on budgetary issues to the P, B & R Commission on June 4th. Following
discussion from the public on a number of issues, including those related to
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July 8, 2003
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concessions and lifeguard service and facility matters, the Commission approved the
conceptual plan as presented.
One side aspect of the project should be mentioned at this time to inform the
Commission and Council. Although the "on sand" amenities —fire rings and volleyball
courts —were not formally part of the project's scope, the project team presented a
number of options to attempt to alleviate the tension between volleyball players, fire ring
users, and adjacent residents who must bear the burden of smoke and soot throughout
the year. The fire rings were the subject of much of the response from the survey, and
of heated debate from residents at the March 10`h public workshop. Also, none of the
alternative arrangements appear to be suitable to the organized volleyball constituency
at the beach, who organized an e-mail effort to express their opinions.
As the volleyball court locations shown on the three early alternative plans were not "to
scale" and thus shouldn't have been relied on as particularly accurate; and since there
is still much uncertainty as to what the California Coastal Commission will allow in terms
of any possible reduction in the number of fire rings; and as design of the "on sand"
facilities were not part of the consultant's scope of work but were taking up valuable
resource hours that needed to be utilized elsewhere, the project team has decided —
with the assistance and cooperation of Recreation & Sr. Services departmental staff to
defer this effort to a later date and more suitable venue. Reasonably, this outreach effort
will occur following the approval of a final hardscape design, and be led by staff from the
Recreation & Sr. Services department, with assistance from both Community &
Economic Development and General Services departments.
Site Plan:
Three buildings are proposed for the site: two 1,231 gross square foot restroom
facilities, each having both men's and women's rooms (see Attachment 1); and a 2,225
gross square foot joint -use concession, lifeguard /first aid, and marine life resources
facility that is one -story with a small lifeguard observation room on a second level (see
Attachment 2). The proposed site plan (see Attachment 3) indicates the proposed
position of these three structures, which are proximate to the current location of the
existing structures. The restroom buildings are spread out —with the
concession /lifeguard facility between them —so that they have the ability to serve users
from the entire beach.
Prior to the recent demolition, there were 9,268 s.f. of facilities (including the T -beam
shade structures) at CDM State Beach. This site plan envisions 5,687 s.f. of facilities.
Each of the two proposed restroom facilities are fully - fixtured and ADA- compliant, and
have 12 total water closets for women and four water closets and four urinals total for
men, along with changing tables in each area. These buildings are proposed in such a
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way as to provide the maintenance and cleaning staff the ability to close half the
building (men /women) for cleaning, while leaving the other half (men /women) open for
use. Also, these buildings are located on site in such a way as to enhance visibility of
the doorways from as many sides as possible, assisting with passive security. There
are two rinsing showers outside each of these buildings, which will utilize sand traps to
maintain adequate drainage. The aggregate additional square footage proposed for the
new structures (two identical buildings) is 96 square feet larger than the existing
restroom /changing room structures (which are presently three separate structures); and
the proposed design dramatically increases the number of bathroom fixtures available —
particularly for women —a critical element to almost everyone involved in the public
outreach process.
Likewise, the concession /lifeguard facility is more centrally - located than the existing
structures, providing both the lifeguards and the concessionaire the opportunity to more
easily view and serve the users. This facility design has the ability to provide suitable
concession service for food service concessions, "beach rentals" (body boards,
umbrellas and similar equipment) and storage; marine life refuge educational as well as
first aid, observation, light supervisory activities for the lifeguard service. Following
discussion with adjacent residents, and after on -site facility inspection and discussion
between the consultants and lifeguards, the higher -level lifeguard observation room has
been significantly scaled back in size, to a total of 75 square feet of floor area
(approximately 8.4' wide by 9' deep) and approximately 19 feet in total exterior height.
To accommodate peak beach food service concession on an "as- needed" basis —the
possible 10 -15 days per year where the project team envisions that the proposed
structural concession service may not be sufficient —a temporary vehicular concession
parking area has been located adjacent to the western side of the park. This area is
near the largest proposed area of grass to accommodate standing patrons (both before
and after service), and would not require the removal —on even a temporary basis —of
parking. A subcontract to the concessionaire could likely be established with a local
commercial food service provider, which would operate a self- sufficient van -type vehicle
at that location adjacent to the curb. This "as- needed" location for a non - permanent
concession facility serves a number of goals: it reduces the total permanent building
mass and space adjacent to the beach; reduces on -going maintenance for the
concessionaire and the City; and thus saves costs.
A note about public concerns regarding the site plan: Several residents of Breakers
Drive have written the City about the proposed project. Most state that additional
permanent structures will not benefit the beach. Some have pointed to the lifeguard
facility as an unnecessary addition. We hope that design simulations and possibly story-
poles for the facilities might allay residents' concerns regarding building height, location
and view impacts.
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July 8, 2003
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The existing concessionaire -- Mr. Gordon Kilmer -- has also raised concerns about the
reduction in space available for the concession at CDM State Beach. Kilmer believes
that two separate concession spaces are needed to effectively serve the beachgoers.
The staff team associated with this project (Kill, Dalton and Berger) recommend
reducing the size of the concession area to better fit within the proposed project and to
help respond to residents' desires to see "fewer permanent structures." The
concessionaire has been working with the City for a number of years, although there is
not a concession agreement in place at this time. We intend to issue a Request for
Proposals (RFP) for new concession services (to which Mr. Kilmer is more than
welcome to respond) as the Project nears completion -- doing so is consistent with
Council Policy F -4 ( "Income Properties ").
• .
This report indicates the existing and proposed "space lists " —i.e., what uses are
allocated how much square footage on the site and what net increase /decrease is
proposed (see Attachment 4). A significant comparative statistic is located in the chart
titled "Miscellaneous Comparisons" (see Attachment 5). The linear building frontage —
the amount of 'building wall' a viewer sees from the ocean side or the Breakers Drive
side —is almost reduced by half. In other words, the proposed building arrangement has
greatly increased the ocean visibility for adjacent residents — particularly those whose
houses are below the bluff —by orienting the "long side" of the buildings perpendicular to
the ocean.
Finally, the existing 'softscape' areas adjacent to the beach — grass, trees, seating walls
and sidewalks —will be reconfigured to allow for a more appealing user experience.
Approximately 8,800 square feet of turf grass area will be added; spread out across the
length of the beachfront/pavement "strand" so users can feel more separation from each
other and so that school children attending tide pool education can be more effectively
(and safely) controlled by their chaperones as they walk to and from the tide pool areas.
However, the actual length of paving /sidewalk is not substantially increased, though
they will be widened to allow for more comfortable pedestrian circulation and more
efficient cleaning by the City's existing rolling stock. Seating walls along the strand will
allow additional 'non -sand' relaxation while protecting the turf somewhat from blowing
sand build -up. These seating walls accommodate a number of breaks, however, for
visitors to easily walk to the sand and for emergency vehicle access. Further, a new
sidewalk along the along the western edge of the parking lot— connecting the strand to
the stairway leading to Ocean Boulevard —is proposed. Many of the current site's
existing palm trees will be removed and relocated in new ways to accommodate the
update in design.
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Alternatives and Phasin
We estimate that the total cost of this project —if we include each of three Alternatives —
may be in the range of $2.1 to $2.4 million. As noted previously, only about $1.3 million
is secured and "in- hand." The base project— without the Alternatives —is estimated at
about $1.99 million.
As such, the Council will want to determine if we should include or exclude certain
alternatives— listed below —in the project and whether or not to direct us to complete the
overall project in phases.
If the Council likes the overall project but we still need additional funding, phasing may
work well —we would complete what we can with available funds and seek funding for
the remainder. Once the remaining funding is secure, we would complete the full scope
of the project as a "Phase II."
Phase I. Phase I consists of demolition of the existing structures on the site, and
construction of the three replacement buildings (two restroom facilities and one multi-
use structure), along with necessary sidewalks, seating walls, utilities and landscaping
along the beachfront/pavement "strand," as noted above.
Phase II. Phase II consists of three possible add -ons. In a project of this nature —at a
facility where no significant improvements have been made for many years —there are
usually additional elements (called "add -ons" in this Staff Report) that are deemed
appropriate —even necessary—but are not critical to the project's success. The Corona
del Mar State Beach improvement project is no exception; there are three.
• Add -on #1 -- Parking Lot Improvements. Add -on #1 relates to the site parking
lot. Portions of the lot and the parking fee booth will be demolished and rebuilt to
accomplish the main elements of the project. However, to accommodate better
internal traffic flow and parking accommodations (with little net change in total
spaces) and to provide a more efficient entrance kiosk, it is recommended that
the parking lot improvements be combined with the project's first phase. This
add -on does not, however, significantly alter the existing driveway in and out of
the park or the entrance to Breakers Drive. Due to the physical constraints on the
property, the stacking of waiting vehicles at the top of the hill will continue to be
enforced by traffic management and police personnel when the existing lot is full,
in order to ensure access the ability of Breakers Drive residents and emergency
vehicles to enter and exit the facility at all times.
• Add -on #2 -- Picnic Areas. As a 2 "d additional element, there is a call to improve
the existing picnic area at the northwest corner of the park site. Although the
details have not yet been worked out in any substantive detail, the consulting
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July 8, 2003
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architects have taken a first step in estimating sitework and landscaping
descriptions in response to recommendations by City staff. Improvements may
include: new landscape, turf and associated irrigation —but saving the existing
trees; new picnic tables and barbeque areas; hardscape pavers/paving to
accommodate year -round use of the barbeques; proper drainage to
accommodate runoff; low retaining walls as required; better pedestrian access as
required; and covering the adjacent existing drainage swale.
• Add -on #3 -- Additional Lifeguard Vehicular Storage. Add -on #3 concerns the
final portion of new facilities recommended by the Fire Department for additional
public safety presence at the park. The Fire Chief believes that, to increase
efficiency and timeliness in their duties, they may require the ability to store a
lifeguard vehicle (truck) away from the proposed lifeguard facility in an enclosed
space. One possible option would be to construct a small, non - obtrusive
structure near the northwest portion of the site, perhaps in conjunction with picnic
area improvements.
These three add -ons are meant to be viewed as separate and distinct options —and not
as a part of the base scope of work. If the City Council wants to pursue these, it should
consider the allocation of additional funds in future year budgets (see Attachment 7).
Although add -ons #1 and 42 are indicated on the proposed site plan for purposes of
clarity, add -on #3 has not been, and none are part of the initial project scope of design
for the consultants or staff. The PB &R Commission has, and City Council should, review
these add -ons, however, to understand and debate the entirety of the site - related
project.
Schedule:
Following approval of the conceptual plans by City Council, the project team must
prepare fully detailed construction plans and specifications, obtain plan approval from
the California Department of Fish and Game, the California Department of Parks and
Recreation, and permits from the City's Building Department and the California Coastal
Commission before the project may be advertised for bid. The project must be
advertised for bid by mid -June '04 so that bids may be opened by mid -July, award made
by early August, construction commence the day after Labor Day 2004, and work be
completed by Spring Break '05. A copy of the current schedule is provided (see
Attachment 8).
Environmental Review:
A Notice of Exemption, utilizing Categorical Exemption Class 2, Section 15302
(Replacement or Reconstruction), was filed with the Clerk of the County of Orange and
posted in March, 2003. Per the California Environmental Quality Act, "Class 2 consists
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July 8, 2003
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of replacement or reconstruction of existing structures and facilities where the new
structure will be located on the same site as the structure replaced and will have
substantially the same purpose and capacity as the structure replaced." (Sec. 15302)
The N.o.E. was filed prior to the project's conceptual approval, in order to comply with
procedures for obtaining the agreement required under the Proposition 12 local
assistance grant noted above. The project description outlined in the N.o.E. calls for the
project to: "replace restrooms, concession facilities and outdoor eating facilities; provide
lifeguard substation facilities and interpretive areas."
Fundina Availabilit
As noted above, the City has approximately $1,320,535 allocated to the project at the
present time, minus design, engineering, and other consulting services costs. However,
the grand total for the base scope of work is estimated at approximately $1,992,848
(see Attachment 6). Additionally, Phase // Add -on #1 improvements are estimated at
$219,385; Ph. II Add -on #2 improvements are estimated at $146,258; and Add -on #3
improvements are estimated at approximately $103,863 (see Attachment 7).
Staff Recommendation. Staff believes that the proposed base scope of work, as
presented in this report, is a reasonable and well- considered project appropriate to the
local community and the wider audience it serves. Additionally, the project team
believes that Phase II Add -on #1 is an appropriate addition to the overall project, which
should reasonably be constructed along with the Phase I (base scope of work)
improvements.
Therefore, we recommend that the Council approve in concept the design and cost
estimate for the base scope of work (Phase 1) and Add -on #1 of Phase II for a total
project cost approximated at $2,212,233. We also recommend that the Council
authorize us to go forward with planning, design and permitting for both Phase I and
Add -on #1 of Phase 11. As design and permitting are underway, we will examine
additional funding options (including grants) to reach our almost $2.5 million goal.
Prepared by: Submitted by:
w
Ge ge Urger / C9. D P gram Manager Dave Kiff, AssItant City Manager
Attachments:
Attachment 1: Proposed Restroom Facility Plan and Elevation
Attachment 2: Proposed Concession/Lifeguard/Marine Resources Plan and Elevation
Attachment 3: Proposed CdM State Beach Site Plan
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Attachment 4: Space List
Attachment 5: Miscellaneous Comparisons List
Attachment 6: Conceptual Cost Estimate — Base Scope of Work
Attachment 7: Conceptual Cost Estimates — Phase 11 Add -ons 1 -3
Attachment 8: Current Project Schedule
Attachment 9: Notice of Categorical Exemption
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Attachment 6
Corona del Mar State Beach
Beachgoer Amenity Improvements Project
Conceptual Cost Estimate
Description
Area/Quantity Unit
Unit Cost
Total Costs
Demolition:
6,100 sf
$2.00
$12,200
Demo Existing Concrete Planters
4,508 sf
$1.50
$6,762
Demo Existing Lawn
12,664 sf
$0.50
$6,332
Demo Existing Concrete Sidewalk
33,443 sf
$1.10
$36,787
Demo Existing Buildings
4,044 sf
$6.00
$24,264
New 4" enhanced paving
11,339 sf
subtotal
$74,145
Buildings:
750 If
$100.00
$75,000
Restroom Buildings (inct Showers)
2,462 sf
$100
$246,200
Lifeguard / Concessions Building
2,225 sf
$85
$189,125
Permanent Shade Structures
1,000 sf
$35
$35,000
Alloteances:
subtotal
$470,325
Sitework:
is
$25,000
Curb & Gutter
1,220 If
$12.00
$14,640
Asphalt Repair
6,100 sf
$2.00
$12,200
Soil Prep and Grading
51,015 sf
$0.50
$25,508
Compaction (at site)
30,328 sf
$1.50
$45,492
Compaction (at buildings)
5,687 sf
$1.50
$8531
New 4" concrete walk
22,678 sf
$5.00
$113,390
New 4" enhanced paving
11,339 sf
$6.50
$73,704
Concrete Seat Wall
750 If
$100.00
$75,000
Utility Connections
is
$1,500
$10,000
Trash Cans
8 ea
subtotal
$378,464
Landscape
New Palm Trees (mature)
10 ea
$4,500
$45,000
Relocate Existing Palm Trees
32 ea
$2,250
$72,000
Shrubs & Groundcover
15,000 sf
$5.00
$75,000
Turf
30,328 sf
$2.00
$60,656
Concrete Mow Strip
500 if
$9.00
$4,500
Irrigation
45,328 sf
$1.50
$67,992
Landscape & Pathway Lighting
is
$15,000
Drinking Fountains
4 ea
$1,500
$6,000
Picnic Tables
8 ea
$1,500
$12,000
Trash Cans
8 ea
$800
$6,400
subtotal
$364,548
Alloteances:
Interpretive Signage
is
$25,000
Electrical Upgrade
Is
$10,000
Lifeguard Communication Equip.
Is
$15,000
subtotal
$50,000
Total Construction Costs
total
$1,337,482
General Contractor Fees:
Bond
1%
$13,375
General Conditions
9%
$120,373
Overhead & Profit
9%
$120,373
Contingency
15%
$200,622
Project Management
15%
$200,622
grand total
$1,992,848
June 25, 2003
7 t
Corona del Mar State Beach
Beachgoer Amenity Improvements Project
Conceptual Cost Estimate
Phase II, Add On 1: Parking Lot Improvements
Description Area/Quantity Unit Unit Cost Total Costs
Demolition:
Demo Existing Buildings 200 sf $6.00 $1,200
Demo existing curbs 1,129 If $1.25 $1,411
subtotal $2,611
Buildings:
New Parking Attendant Building 200 sf $85 $17,000
Siteruork
Concretecurbs
2,2581£
$8.00
$18,064
4" Concrete Walkways
1,176 sf
$5.00
$5,880
New A.C. Paving
7,000 sf
$2.00
$14,000
Patch /Repair Exist. Paving
1,5441s
$1.00
$1,544
New Seal Coat
30,881 sf
$0.32
$9,882
New Striping
30,881 sf
$0.07
$2,162
subtotal
$33,468
Landscape:
Parking Islands
963 sf
$2.50
$2,408
Shrubs & Groundcover
5,643 sf
$5.00
$28,217
Turf
2,822 sf
$2.00
$5,643
Relocate Existing Palm Trees
15 ea
$2,250
$33,750
Irrigation
9,428 sf
$1.50
$14,142
subtotal
$84,160
Allowances:
Enhance Lighting
is
$5,000
Security Gates
is
$5,000
subtotal
$10,000
Total Construction Costs
total
$147,238
General Contractor Fees:
Bond
1%
$1,472
General Conditions
9%
$13,251
Overhead & Profit
9%
$13,251
Contingency
15%
$22,086
Project Management
15%
$22,086
grand total
$219,385
June 25, 2003
Attachment 7
ZZ
Corona del Mar State Beath
Beachgoer Amenity Improvements Project
Conceptual Cost Estimate
Phase II, Add On 2• Picnic Area Improvements
Description
Area/Quantity Unit
Unit Cost
Total Costs
Sitework:
Soil Prep and Grading
9,990 sf
$0.50
$4,995
Compaction (at site)
9,990 sf
$1.50
$14,985
Concrete Retaining Walls
35 if
$150.00
$5,250
4" Concrete Walkways
850 sf
$5.00
$4,250
subtotal
$4,250
Landscape:
Shrubs & Groundcover
3,047 sf
$5.00
$15,233
Turf
6,093 sf
$2.00
$12,187
Relocate Existing Palm Trees
15 ea
$2,250
$33,750
Concrete Mow Strip
200 if
$9.00
$1,800
Irrigation
6,093 sf
$1.50
$9,140
Landscape & Pathway Lighting
Is
$5,000
Drinking Fountains
2 ea
$1,500
$3,000
Picnic Tables
6 ea
$1,500
$9,000
Trash Cans
6 ea
$800
$4,800
Barbeque Grills
6 ea
$800
$4,800
Coal Recepticals
2 ea
$800
$1,600
subtotal
$93,910
Total Construction Costs
total
$98,160
General Contractor Fees:
Bond
1%
$982
General Conditions
9%
$8,834
Overhead & Profit
9%
$8,834
Contingency
15%
$14,724
Project Management
15%
$14,724
grand total
$146,258
June 25, 2003
Corona del Mar State Beach
Beachgoer Amenity Improvements Project
Conceptual Cost Estimate
Phase II, Add On 3: Lifeguard Vehicle Storage
Description Area/Quantity Unit Unit Cost Total Costs
Demolition:
Demo Existing A.C. Paving 1,295 sf $1.00 $1,295
Buildings:
$775
9%
$6,976
Lifeguard Vehicle Storage Building
695 sf
$85
$59,075
Sitetuork:
$11,627
grand total $103,863
Asphalt Repair
925 sf
$2.00
$1,850
Soil Prep and Grading
695 sf
50.50
$348
Compaction (at buildings)
695 sf
$1.50
$1,043
Utility Conncections
Is
$10,000
subtotal
$13,240
Landscape:
Shrubs & Groundccver
600 sf
$5.00
$3,000
Irrigation
600 sf
$1.50
$900
subtotal
$3,900
Total Construction Costs
General Contractor Fees:
Bond
General Conditions
Overhead & Profit
Contingency
Project Management
total $77510
1%
$775
9%
$6,976
9%
$6,976
15%
$11,627
15%
$11,627
grand total $103,863
June 25, 2003
ZLf
POSTED k,-tTY OF NEWPORT BE,CH
3300 Newport Boulevard - P.O. Box 1768
MAR 0 3 2003 Newport Beach, CA 926SS -8915
(949) 644 -3200
TOM DALY, CLERK-RECORDER
DEPM NOTICE OF EXEMPTION
F I L E DATTACHMENT
9
MAR 0 3 2003
TOM DALY, CLERK- RECORDER
To:
From: City of Newport Beach
1400 Tenth Street, Room 121
F-1 Office of Planting and Research
Planning Department
3300 Newport Boulevard - P.O. Box 1768
Sacramento, CA 95814 �
Newport Beach, CA 92658 -8915
(Orange County)
County Clerk, County of Orange
V
Public Services Division
P.O. Box 238
Date received for filing at OPR:
Santa Ana, CA 92702
i
Name of Project: Corona Del Mar State Beach Amenity Improvements
Project Location: Corona Del Mar State Beach
Specific:
Project Location -City: Newport Beach Project Locatio n- County: Orange County
Project Description: Replace restroorru, carrcession facilities and outdoor eating
facilities; provide lifeguard substation facilities and interpretive
areas. R= CEIVED BY
PLAP.iRIING DEPART;,
Ec 1
lT - hl _i, rte... -- nr •� -.i i
Exempt Status: (check one) 1003
'''
Ministerial (Sec.21080(b)(1);15268); r
r'ifVl 7i41
Declared Emergency (Sec. 21080(b)(3); 15269(x)); r' ICI 3'1`!"
Emergency Project (Sec. 21080(b)(4); 15269(b)(c);
X Categorical Exemption. State t)Pe and section number. Class 2, Se tion 15302
Statutory Exemptions. State code number:
General Rule (Sec. 15061(b)(3))
Reasons why project is exempt: Reconstruction of existing structures and facilities on the same site with
substantially the same purposes and capacities as the exisrino structures and facilities.
Name of Public Agency Approving Project: City of Newport Beach
Date of Approval:
Name of Person or Agency Cabling Out Project: Lloyd Dalton, Public TForks Department
Contact Person: Lloyd Da ton Title: Desi.n Engineer
/
Signature: �i Tel.No. 949 - 644 -3335 Date: January 16, 2003
'71(l7
CITY OF NEWPORT BEACH COUM 9L mEN 3
CITY COUNCIL STAFF REPORT] G
Agenda Item No. 22
June 24, 2003
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Planning Department: George A. Berger, AICP, C &ED Program Manager;
(949) 644 -3207; gaberger @citv.newport- beach.ca.us
Public Works Department: Lloyd Dalton, Principal Design Engineer; (949)
644 -3328; Idalton @citv.newport- beach.ca.us
SUBJECT: Corona del Mar State Beach — Beachgoer Amenity Improvement Project
ISSUE:
The public facilities at Corona del Mar State Beach (Big Corona) have become
antiquated and have deteriorated to the point that they should be removed and rebuilt.
The Council is asked to consider the design and location of proposed facilities, to affirm
the Categorical Exemption, and to recommend direction regarding project funding.
Should the City Council affirm the recommendation of the Parks, Beaches, and
Recreation Commission to move forward with planned improvements to Corona del Mar
State Beach?
RECOMMENDATION:
1. Approve conceptual site plan and draft facilities concept for replacement facilities
at Corona del Mar State Beach;
2. Affirm the Categorical Exemption (copy attached);
3. Direct staff to proceed with the full site plan and facilities concept by phasing the
full project to reflect available funds and by seeking additional funding for its
completion.
Corona del Mar State Beach
June 24, 2003
Page 2
DISCUSSION:
Background:
The City of Newport Beach operates and maintains the parking lot and beach facilities
at Corona del Mar State Beach on behalf of the State of California. On August 19, 1949,
the State and the City entered into an operating agreement, renewed six times —most
recently in 1999 —that dictates the City's operations at the beach and directs the City to:
"care, maintain, and control" Big Corona "for the purposes of the State
Park System" including "playground, recreational, and beach park
purposes" (that are) "at all times accessible and subject to the use and
enjoyment of all citizens of the State of California."
Although the City does not "profit" from administering the beach at Big Corona —all
revenue generated at the facility must be used for "recreation and park purposes within
the City," according to the City's operating agreement with the State —it has a
substantial interest in maintaining and enhancing the facilities there, as the beach park
is a significant source of passive and active recreational activity for both residents of,
and visitors to, the City.
Public facilities at Corona del Mar (CdM) State Beach have been built, operated and
maintained by the City of Newport Beach under agreement with the State of California,
which expires in 2029. Beach facilities that were built in 1951, 1960, 1965 and 1970
have become antiquated and deteriorated in the hostile salt air environment to the
extent that they should be removed and replaced. The facilities include buildings
containing two concession stands, a "beach rental" storage stand, two men's and two
women's restroom buildings. Concrete shade structures were also on the site, but were
removed for safety reasons. Various paving and walkway areas are present, with lawn
area, raised planters, and palm trees in place throughout the site. A picnic area is
separate from the bulk of the "beachfront" facilities, adjacent to the base of the jetty at
the northwest comer of the parking lot. Finally, "on- beach" amenities include
approximately 30 concrete fire rings and 10 sets of beach volleyball standards.
Approximately 800,000 – 1,000,000 users visited Corona del Mar State Beach in FY
2001 -2002 according to the City's lifeguards, who have kept estimates for a number of
years. Revenue collected at the park consists of two sources — parking fees and
concession revenue. In FY 01 -02, parking revenue generated $622,620, which was the
second - highest income in the last decade ('99 -'00 had the highest, at $626,626).
Concession revenue accounted for $87,633; therefore, the total revenue generated to
the City from the park was $710,253.
0
Corona del Mar State Beach
June 24, 2003
Page 3
Project Scope & Description:
Beginning in 1999, City leaders began a push to find funds to upgrade the facilities at
the aging, but beautiful and very popular beach. In 1999, the Trustees Council of
plaintiffs involved in the American Trader Oil Spill settlement assigned $476,000 to the
nascent Corona del Mar State Beach improvement project. In 2001, the City received a
one -time $479,000 Proposition 12 Bond Act (the Safe Neighborhood Parks, Clean
Water, Clean Air, and Coastal Protection Bond Act of 2000) local assistance grant from
the State of California Parks & Recreation Department to replace the aging concession
stands with new, more attractive and useful facilities more reflective of the Corona del
Mar atmosphere and history. Specifically, the grant award called for a year -round facility
that maximizes views of the Corona del Mar beach, the nearby Newport Jetty, and
would take advantage of the nearly 350 days of unbroken sunlight at the beach.
The project scope also included a call for the removal, redesign and new construction of
shading infrastructure, placement of interpretive signage about the tidepools at "Little
Corona," and a permanent lifeguard facility. These facilities met grant criteria; a one-
time grant award was authorized by the State, and was paired with the "American
Trader" funds. Upon initial detailed investigation of the facilities, it was determined
that —in addition to the demolition and reconstruction of the existing concession and
shade structures —the restroom facilities were in serious need of improvement. In fact,
some roof elements of the dressing areas were removed for safety reasons, as chunks
of concrete had the potential to fall and injure patrons. In October of 2002, an additional
$365,535 in "American Trader funds" and interest were redirected by the Trustees
Council to the CdM State Beach improvement project, providing a total funding amount
of $1,320,535.
Therefore, the final scope of the project involves a total removal and reconstruction of
the existing antiquated facilities along the beachfront, along with an update of the uses
to reflect the requirements of the current beach -going resident and visitor park users. In
conjunction with the architectural firm of Robbins, Jorgensen, Christopher Architects
(RJC) —hired by the City as consulting architects and designers —a series of "design
objectives" were established. They include:
• Providing a safe beachgoing environment;
• Improving the public safety /lifeguard presence at the beach;
• Fostering environmental awareness of the tide pools and beach, while minimizing
environmental damage;
• Maintaining the natural aesthetic appeal of the beach, bluffs, and ocean view;
• Minimizing the impact of new structures and landscape on existing views;
• Sizing facilities appropriately for'existing' level of beach use, not for expansion;
• Designing structural roofs as "5"- sided" architecture; 3
Corona del Mar State Beach
June 24, 2003
Page 4
• Designing attractive, vandal proof, easily - maintainable facilities in the harsh salt/beach
environment; and
• Mitigating conflicts where possible between fire ring users, volleyball players, and
sunbathers.
Public Safety Needs -- Lifeguard Facilities:
We believe that the City of Newport Beach also has a responsibility to provide a safe
environment for the public at Corona del Mar State Beach. This responsibility includes
lifeguard services, whose needs at CDM State Beach are outlined below by Fire Chief
Riley:
"Our primary reasons for providing lifeguard services are to watch the
water for potential problems, effect rescues of persons in distress, and
provide medical assistance to minor beach related injuries.
The Fire Department uses a dynamic deployment model for staffing
lifeguard towers and vehicles. Our model is based upon the time of year
(summer, spring break, spring/fall, and winter), the current weather and
surf conditions, and the current and projected beach attendance. During
the summer, we project full deployment each day and scale back from
there. So during peak times of our beach use, we have all towers staffed
and watching the water and all vehicles staffed and providing patrol and
tower back -up. A typical full deployment at Corona del Mar Beach starts at
9:00 AM with one lifeguard unit patrolling the beach and one lifeguard
assigned to a lifeguard tower. By 11:00 AM, we have added a supervisor
in a vehicle and four lifeguards to staff the other lifeguard towers (three
more at CdM Main Beach and one at Little Corona.) The towers remain
staffed until 5:00 PM, when we begin closing the towers over the next two
hours. By 7:00 PM, we have closed all towers and taken a lifeguard patrol
vehicle out of service. From 7.•00 PM until 9:00 PM, we only have one
supervisor to patrol the beach. This is our schedule from June 15 through
August 15, nine of the fifty -two weeks we provide lifeguard services.
The other forty -three weeks of the year, we use dynamic deployment
based upon circumstances and availability of personnel. There are times
when we only have one lifeguard at CdM. This is due to light crowds or
marginal weather where few people are using the water. Sometimes it is
due to the fact that many of our seasonal staff are not available as they
have returned to their non - summer pursuits (i.e. other jobs, school.) With a
new trend towards spring break occurring during many different weeks of
spring, we have significant difficulty with varying large crowds of out -of-
school visitors and an inconsistent supply of seasonal lifeguards who may
or may not be available. Watching the water during non - summer weeks
has become increasingly challenging.
Corona del Mar State Beach
June 24, 2003
Page 5
All of that being said, the Fire Department has asked for some space at
CdM to provide for the following:
1) an enclosed area to park our patrol vehicles - we currently park our
vehicles inside the crowded garage at LG Headquarters at the Newport
Pier. This provides them reasonable protection from the harsh beach
environment that already prematurely shortens the usable life of our
vehicles (max. four years.) This means our personnel assigned to vehicles
that patrol CdM must first go to the Newport Pier to pick up their vehicles
and drive to CdM. This is valuable time we pay for that is not spent
watching the water.
2) an area to provide first -aid services - we currently use the back of the
parking control kiosk (about 12 square feet) to administer minor first -aid
due to beach related injuries, such as sting ray stings, sea urchin spine
punctures, and minor bumps and bruises from being knocked down by
surf. We believe we can design our parking garage to become our first -aid
area when we pull our vehicles out to patrol the beach, eliminating the
need for a separate first -aid area. We would use this area to provide
patient seating, access to clean, hot water, and clean storage of first -aid
supplies. It would also provide a private area for paramedic to work on a
patient if necessary.
3) a small observation/work area - as mentioned earlier, there are times
when only one person is assigned to CdM, frequently a full -time
employee. A strategically placed and elevated observation area would
allow a single employee the ability to view the maximum beach area from
an improved vantage point. Currently, the only way for a single person to
observe all of CdM during a non - high -usage period is to patrol in a vehicle.
This does not provide the best visibility in contrast to the proposed
observation tower. To see the strategic value of a well - placed observation
tower, visit us at the Newport Pier and see what we can see from LG
Headquarters; everything but CdM. This would also allow us to have a
presence there and still allow our full -time employees access to our
computer and telephone systems to work on projects while being available
for public response.
4) a location to install an 800 MHz radio repeater - the countywide 800
MHz law /fire /public works radio system has some obvious coverage
problems due to the topography of Orange County, particularly the areas
of Balboa Peninsula, Corona del Mar and Newport Coast. Working with
the County, we have installed radio repeaters at the Corona del Mar Fire
Station and the Crystal Heights Association entrance kiosk and still may
S
Corona del Mar State Beach
June 24, 2003
Page 6
have some coverage problems along Corona del Mar Main Beach and the
Peninsula. This means we have areas of Newport Beach where our police
and fire personnel cannot communicate on their radios. The County staff
believes and we agree that a repeater at CdM Main Beach would solve
the coverage problems associated with these areas. The erection of a
small observation tower and garage would provide the perfect physical
structure to house a repeater.
This illustrates that this is not a frivolous request but rather a great
opportunity to improve public safety services to CdM beach visitors and
their neighbors. Each one of the reasons listed above enhances our
primary mission - to watch the water."
Public Outreach:
In response to the design objectives noted above, a public outreach program was
formally established to solicit input from adjacent residents, Parks, Beaches and
Recreation (PB &R) Commissioners, City Council members, and City staff who have a
daily presence at the facility. In late 2001, in conjunction with the State Parks grant
application process, a survey was mailed to approximately 1,000 households in Corona
del Mar and placed on the City's website. 180 responses from the community were
received — that's a 15% response, which is considered fairly strong. Information
gathered from the survey was used to provide additional baseline direction for the
consultants and project team. The Parks, Beaches & Recreation Commission heard an
initial presentation of project concepts in January of 2002 and was asked to provide
initial direction in their role as advisors to the City Council regarding parks and
recreation.
Following the RFP process, culminating with the selection of RJC as project architects
in September, 2002, a series of pre- design meetings were held with City departments to
identify and outline necessary refinements of the project's scope and ways that scope
might be implemented to balance competing needs and interests.
On March 4th• 2003 the project team returned to the PB &R Commission to review and
comment on three site plan alternatives prepared by the consultants. A public
workshop, with individual mailed notices sent to over 300 adjacent property owners,
was-held on March 10th so that property owners and residents could also see close up
what was being considered and could provide their recommendations. We made a
similar presentation to the City Council on March 251h during Study Session.
After this series of meetings and public hearings, suggestions and recommendations
were focused into one proposal, which was presented to a standing subcommittee of
adjacent property owners — mainly residents of Breakers Drive —on May 1s1. Following
their recommendations, and those stemming from additional meetings with City Harbor
0
Corona del Mar State Beach
June 24, 2003
Page 7
Resources, General Services, and Fire departmental staff, the site plan and building
concepts have been further defined into what is the subject of this report. Additionally,
ongoing comments have been received via the project's web page on the City's
website, where the PowerPoint presentations of all public hearings may be reviewed.
Most recently, the project was presented for conceptual approval and for direction —if
any —on budgetary issues to the P, B & R Commission on June 4th. Following
discussion from the public on a number of issues, including those related to
concessions and lifeguard service and facility matters, the Commission approved the
conceptual plan as presented.
s�•
One side aspect of the project should be mentioned at this time to inform the
Commission and Council. Although the `on sand" amenities —fire rings and volleyball
courts —were not formally part of the project's scope, the project team presented a
number of options to attempt to alleviate the tension between volleyball players, fire ring
users, and adjacent residents who must bear the burden of smoke and soot throughout
the year. The fire rings were the subject of much of the response from the survey, and
of heated debate from residents at the March 10"' public workshop. Also, none of the
alternative arrangements appear to be suitable to the organized volleyball constituency
at the beach, who organized an e-mail effort to express their opinions.
As the volleyball court locations shown on the three early alternative plans were not "to
scale" and thus shouldn't have been relied on as particularly accurate; and since there
is still much uncertainty as to what the California Coastal Commission will allow in terms
of any possible reduction in the number of fire rings; and as design of the `on sand"
facilities were not part of the consultant's scope of work but were taking up valuable
resource hours that needed to be utilized elsewhere, the project team has decided —
with the assistance and cooperation of Recreation & Sr. Services departmental staff to
defer this effort to a later date and more suitable venue. Reasonably, this outreach effort
will occur following the approval of a final hardscape design, and be led by staff from the
Recreation & Sr. Services department, with assistance from both Community &
Economic Development and General Services departments.
Site Plan:
Three buildings are proposed for the site: two 1,231 gross square foot restroom
facilities, each having both men's and women's rooms (see Attachment 1); and a 2,225
gross square foot joint -use concession, lifeguard /first aid, and marine life resources
facility that is one -story with a small lifeguard observation room on a second level (see
Attachment 2). The proposed site plan (see Attachment 3) indicates the proposed
position of these three structures, which are proximate to the current location of the
existing structures. The restroom buildings are spread out —with the
Corona del Mar State Beach
June 24, 2003
Page 8
concession /lifeguard facility between them —so that they have the ability to serve users
from the entire beach.
Prior to the recent demolition, there were 9,268 s.f. of facilities (including the T -beam
shade structures) at CDM State Beach. This site plan envisions 5,687 s.f. of facilities.
Each of the two restroom facilities are fully - fixtured and ADA- compliant, and have 12
total water closets for women and four water closets and four urinals total for men,
along with changing tables in each area. These buildings are proposed in such a way as
to provide the maintenance and cleaning staff the ability to close half the building
(men /women) for cleaning, while leaving the other half (men /women) open for use. Also,
these buildings are located on site in such a way as to enhance visibility of the
doorways from as many sides as possible, assisting with passive security. There are
two rinsing showers outside each of these buildings, which will utilize sand traps to
maintain adequate drainage.
Likewise, the concession /lifeguard facility is more centrally - located than the existing
structures, providing both the lifeguards and the concessionaire the opportunity to more
easily view and serve the users. This facility design has the ability to provide suitable
concession service for food service concessions, "beach rentals" (body boards,
umbrellas and similar equipment) and storage; marine life refuge educational as well as
first aid, observation, light supervisory activities for the lifeguard service. Following
discussion with adjacent residents, and after on -site facility inspection and discussion
between the consultants and lifeguards, the higher -level lifeguard observation room has
been significantly scaled back in size, to a total of 75 square feet of floor area and just
under 19 feet in total exterior height.
To accommodate peak beach food service concession —the possible 10 -15 days per
year where the project team envisions that the proposed structural concession service
may not be sufficient, a temporary vehicular concession parking area has been located
adjacent to the western side of the park. This area is near the largest proposed area of
grass to accommodate standing patrons (both before and after service), and would not
require the removal --on even a temporary basis --of parking. A subcontract to the
concessionaire could likely be established with a local commercial food service
provider, which would operate a self- sufficient van -type vehicle at that location adjacent
to the curb. The existing concessionaire has been working with the City for a number of
years, although there is not a concession agreement in place at this time.
A note about public concerns regarding the site plan: Several residents of Breakers
Drive have written the City about the proposed project. Most state that additional
permanent structures will not benefit the beach. Some have pointed to the lifeguard
facility as an unnecessary addition. We hope that design simulations and possibly story-
poles for the facilities might allay residents' concerns regarding building height, location
and view impacts.
91
Corona del Mar State Beach
June 24, 2003
Page 9
The concessionaire -- Mr. Gordon Kilmer -- has also raised concerns about the
reduction in space available for the concession at CDM State Beach. Kilmer believes
that two separate concession spaces are needed to effectively serve the beachgoers.
The staff team associated with this project (Kill, Dalton and Berger) recommended
reducing the size of the concession area to better fit within the proposed project and to
help respond to residents' desires to see "fewer permanent structures." We also intend
to issue a Request for Proposals (RFP) for new concession services (to which Mr.
Kilmer is more than welcome to respond) as the Project nears completion -- doing so is
consistent with Council Policy F -4 ( "Income Properties ").
..
This report indicates the existing and proposed "space lists " —i.e., what uses are
allocated how much square footage on the site and what net increase /decrease is
proposed (see Attachment 4). A significant comparative statistic is located in the chart
titled "Miscellaneous Comparisons" (see Attachment 5). The linear building frontage —
the amount of 'building wall' a viewer sees from the ocean side or the Breakers Drive
side —is almost reduced by half. In other words, the proposed building arrangement has
greatly increased the ocean visibility for adjacent residents — particularly those whose
houses are below the bluff —by orienting the "long side" of the buildings perpendicular to
the ocean.
Finally, the existing 'softscape' areas adjacent to the beach — grass, trees, seating walls
and sidewalks —will be reconfigured to allow for a more appealing user experience. A
substantial increase in turf grass area is spread out across the length of the
beachfront/pavement "strand" so users can feel more separation from each other and
so that school children attending tide pool education can be more effectively (and
safely) controlled. However, the actual length of paving /sidewalk is not substantially
increased, though they will be widened to allow for more comfortable pedestrian
circulation and more efficient cleaning by the City's existing rolling stock. Seating walls
along the strand will allow additional 'non -sand' relaxation while protecting the turf
somewhat from blowing sand build -up. These seating walls accommodate a number of
breaks, however, for visitors to easily walk to the sand and for emergency vehicle
access. Further, a new sidewalk along the along the western edge of the parking lot —
connecting the strand to the stairway leading to Ocean Boulevard —is proposed. Many
of the current site's existing palm trees will be removed and relocated in new ways to
accommodate the update in design.
Alternatives and Phasing:
We estimate that the total cost of this project —if we include each of three Alternatives —
may be in the range of $2.0 to $2.3 million. As noted previously, only about $1.3 million
q
Corona del Mar State Beach
June 24, 2003
Page 10
is secured and "in- hand." The base project — without the Alternatives —is estimated at
about $1.7 million.
As such, the Council will want to determine if we should include or exclude certain
alternatives — listed below —in the project and whether or not to direct us to complete the
overall project in phases.
If the Council likes the overall project but we still need additional funding, phasing may
work well —we would complete what we can with available funds and seek funding for
the remainder. Once the remaining funding is secure, we would complete the full scope
of the project as a "Phase II."
Phase I. Phase I consists of demolition of the existing structures on the site, and
construction of the three replacement buildings (two restroom facilities and one multi-
use structure), along with necessary sidewalks, seating walls, utilities and landscaping
along the beachfront/pavement "strand," as noted above.
Phase II. Phase it consists of three possible add -ons. In a project of this nature —at a
facility where no significant improvements have been made for many years —there are
usually additional elements (called "add -ons" in this Staff Report) that are deemed
appropriate —even necessary—but are not critical to the project's success. The Corona
del Mar State Beach improvement project is no exception; there are three.
• Add -on #1 -- Parking Lot Improvements. Add -on #1 relates to the site parking
lot. Portions of the lot and the parking fee booth will be demolished and rebuilt to
accomplish the main elements of the project. However, to accommodate better
internal traffic flow and parking accommodations (with little net change in total
spaces) and to provide a more efficient entrance kiosk, it is recommended that
the parking lot improvements be combined with the project's first phase.
• Add -on #2 -- Picnic Areas. As a 2nd additional element, there is a call to improve
the existing picnic area at the northwest comer of the park site. Although the
details have not yet been worked out in any substantive detail, the consulting
architects have taken a first step in estimating sitework and landscaping
descriptions in response to recommendations by City staff. Improvements may
include: new landscape, turf and associated irrigation —but saving the existing
trees; new picnic tables and barbeque areas; hardscape pavers/paving to
accommodate year -round use of the barbeques; proper drainage to
accommodate runoff; low retaining walls as required; better pedestrian access as
required; and covering the adjacent existing drainage swale. Although the
preliminary cost estimate indicates a grand total of $127,000, it does not include
design fees or construction contingencies which may increase the cost
substantially.
10
Corona del Mar State Beach
June 24, 2003
Page 11
• Add -on #3 -- Additional Lifeguard Vehicular Storage. Add -on #3 concerns the
final portion of new facilities recommended by the Fire Department for additional
public safety presence at the park. The Fire Chief believes that, to increase
efficiency and timeliness in their duties, they may require the ability to store a
lifeguard vehicle (truck) away from the proposed lifeguard facility in an enclosed
space. One possible option would be to construct a small, non - obtrusive
structure near the northwest portion of the site, perhaps in conjunction with picnic
area improvements.
These three add -ons are meant to be viewed as separate and distinct options —and not
as a part of the base scope of work. If the City Council wants to pursue these, it should
consider the allocation of additional funds in future year budgets (see Attachment 7).
Although add -ons #1 and #2 are indicated on the proposed site plan for purposes of
clarity, add -on #3 has not been, and none are part of the initial project scope of design
for the consultants or staff. The PB &R Commission has, and City Council should, review
these add -ons, however, to understand and debate the entirety of the site - related
project.
Schedule:
Following approval of the conceptual plans by City Council, the project team must
prepare fully detailed construction plans and specifications, obtain plan approval from
the California Department of Fish and Game, the California Department of Parks and
Recreation, and permits from the City's Building Department and the California Coastal
Commission before the project may be advertised for bid. The project must be
advertised for bid by mid -June '04 so that bids may be opened by mid -July, award made
by early August, construction commence the day after Labor Day 2004, and work be
completed by Spring Break '05. A copy of the current schedule is provided (see
Attachment 8).
Environmental Review:
A Notice of Exemption, utilizing Categorical Exemption Class 2, Section 15302
(Replacement or Reconstruction), was filed with the Clerk of the County of Orange and
posted in March, 2003. Per the California Environmental Quality Act, "Class 2 consists
of replacement or reconstruction of existing structures and facilities where the new
structure will be located on the same site as the structure replaced and will have
substantially the same purpose and capacity as the structure replaced." (Sec. 15302)
The N.o.E. was filed prior to the project's conceptual approval, in order to comply with
procedures for obtaining the agreement required under the Proposition 12 local
assistance grant noted above. The project description outlined in the N.o.E. calls for the
project to: "replace restrooms, concession facilities and outdoor eating facilities; provide
lifeguard substation facilities and interpretive areas."
11
Corona del Mar State Beach
June 24, 2003
Page 12
Funding Availability:
As noted above, the City has approximately $1,320,535 allocated to the project at the
present time, minus design, engineering, and other consulting services costs. However,
the grand total for the base scope of work is estimated at approximately $1,725,352
(see Attachment 6). Additionally, Phase 11 Add -on #1 improvements are estimated at
$189,938; Ph. II Add -on #2 improvements are estimated at $126,626 (very preliminarily,
and could be upwards of $200,000); and Add -on #3 improvements are estimated at
approximately $99,988 (see Attachment 7).
Staff Recommendation. Staff believes that the proposed base scope of work, as
presented in this report, is a reasonable and well- considered project appropriate to the
local community and the wider audience it serves. Additionally, the project team
believes that Phase II Add -on #1 is an appropriate addition to the overall project, which
should reasonably be constructed along with the Phase I (base scope of work)
improvements.
Therefore, we recommend that the Council approve in concept the design and cost
estimate for the base scope of work (Phase 1) and for Phase II for a total project cost
approximated at $1,915,290. We also recommend that the Council authorize us to go
forward with planning, design and permitting for both Phase I and Phase 11. As design
and permitting are underway, we will examine additional funding options (including
grants) to reach our $1.9 million goal.
Prepared .
Submitted by:
&44
—U u I c
Lloyd Dalton, Principal Design Engineer,
Department of Public Works
Attachments:
Attachment 1: Proposed Restroom Facility Plan and Elevation
Attachment 2: Proposed Concession/Lifeguard /Marine Resources Plan and Elevation
Attachment 3: Proposed CdM State Beach Site Plan
Attachment 4: Space List
Attachment 5: Miscellaneous Comparisons List
Attachment 6: Conceptual Cost Estimate — Base Scope of Work
Attachment 7: Conceptual Cost Estimates — Phase 11 Alternatives 1 -3
Attachment 8: Current Project Schedule
Attachment 9: Notice of Categorical Exemption
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ATTACHMENT
5
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ATTACHMENT
Corona del Mar 6
Conceptual Cost Estimate
Description
Area/Quantity Unit
Unit Cost
Total Costs
Demolition:
32 ea
$2,250
$72,000
Demo Existing Concrete Planters
4,508 sf
$1.50
$6,762
Demo Existing Lawn
12,664 sf
$0.50
$6,332
Demo Existing Concrete Sidewalk
33,443 sf
$1.10
$36,787
Demo Existing Buildings
4,044 sf
$6.00
$24,264
Landscape & Pathway Lighting
is
subtotal
$74,145
Buildings:
4 ea
$1,500
$6,000
Restroom Buildings (incl. Showers)
2,462 sf
$100
$246,200
Lifeguard / Concessions Building
2,225 sf
$85
$189,125
Permanent Shade Structures
1,000 sf
$35
$35,000
Allouoances:
subtotal
$470,325
Sitemork..
is
$25,000
Curb & Gutter
1,220 If
$12.00
$14,640
Asphalt Repair
6,100 sf
$2.00
$12200
Soil Prep and Grading
51,015 sf
$0.50
$25,508
Compaction (at site)
30,328 sf
$1.50
$45,492
Compaction (atbuildings)
5,687 sf
$1.50
$8,531
New 4" concrete walk
22,678 sf
$5.00
$113,390
New 4" enhanced paving
11,339 sf
$6.50
$73,704
Concrete Seat Wall
7501f
$100.00
$75,000
Utility Conncections
is
$10,000
subtotal
$378,464
Landscape
New Palm Trees (mature)
10 ea
$4,500
$45,000
Relocate Existing Palm Trees
32 ea
$2,250
$72,000
Shrubs & Groundcover
15,000 sf
$5.00
$75,000
Turf
30,328 sf
$2.00
$60,656
Concrete Mow Strip
500 if
$9.00
$4,500
Irrigation
45,328 sf
$1.50
$67,992
Landscape & Pathway Lighting
is
$15,000
Drinking Fountains
4 ea
$1,500
$6,000
Picnic Tables
8 ea
$1,500
$12,000
Trash Cans
8 ea
$800
$6,400
subtotal
$364,548
Allouoances:
Interpretive Signage
is
$25,000
Electrical Upgrade
is
$10,000
Lifeguard Communication Equip.
is
$15,000
subtotal
$50,000
Total Construction Costs
total
$1,337,482
General Contractor Fees:
Bond
1%
$13,375
General Conditions
9%
$120,373
Overhead & Profit
9%
$120,373
Contingency
15%
$133,748
grand total
$1,725,352
June 03, 2003
ATTACHMENT
Corona del Mar 7
Conceptual Cost Estimate
Phase II, Alternate 1: Parking Lot Improvements
Description Area/Quantity Unit Unit Cost Total Costs
Demolition
Demo Existing Buildings
200 sf
$6.00
$1,200
Demo existing curbs
1,129 If
$1.25
$1,411
subtotal
$2,611
Buildings:
New Parking Attendant Building
200 sf
$85
$17,000
Sitework
Concrete curbs
2,258 if
$8.00
$18,064
4" Concrete Walkways
1,176 sf
$5.00
$5,880
New A.C. Paving
7,000 sf
$2.00
$14,000
Patch /Repair Exist. Paving
1,544 is
$1.00
$1,544
New Seal Coat
30,881 sf
$0.32
$9,882
New Striping
30,881 sf
$0.07
$2,162
subtotal
$33,468
Landscape:
Parking Islands
963 sf
$2.50
$2,408
Shrubs & Groundcover
5,643 sf
$5.00
$28,217
Turf
2,822 sf
$2.00
$5,643
Relocate Existing Palm Trees
15 ea
$2,250
$33,750
Irrigation
9,428 sf
$1.50
$14,142
subtotal
$84,160
Allowances:
Entrance Lighting
is
$5,000
Security Gates
is
$5,000
subtotal
$10,000
Total Construction Costs
total
$147,238
General Contractor Fees:
Bond
1%
$1,472
General Conditions
9%
$13,251
Overhead & Profit
9%
$13,251
Contingency
15%
$14,724
grand total
$189,938
June 03, 2003
Phase II, Alternate 3: Lifeguard Vehicle Storage
Description Area/Quantity Unit Unit Cost Total Costs
Demolition:
Demo Existing A.C. Paving 1,295 sf $1.00 $1,295
Buildings:
Lifeguard Vehicle Storage Building 695 sf $85 $59,075
Sitework
Asphalt Repair
Corona del Mar
$2.00
$1,850
Soil Prep and Grading
Conceptual Cost Estimate
$0.50
$348
Phase II, Alternate 2: Picnic Area
Improvements
$1.50
$1,043
Utility Conncections
Is
$10,000
Description
Area/Quantity Unit
Unit Cost
Total Costs
Landscape:
Sitework
600 sf
$5.00
$3,000
Soil Prep and Grading
9,990 sf
$0.50
$4,995
Compaction (at site)
9,990 sf
$1.50
$14,985
Concrete Retaining Walls
35 If
$150.00
$5,250
4" Concrete Walkways
850 sf
$5.00
$4,250
subtotal
$4,250
Landscape:
Shrubs & Groundcover
3,047 sf
$5.00
$15,233
Turf
6,093 sf
$2.00
$12,187
Relocate Existing Palm Trees
15 ea
$2,250
$33,750
Concrete Mow Strip
200 If
$9.00
$1,800
Irrigation
6,093 sf
$1.50
$9,140
Landscape & Pathway Lighting
is
$5,000
Drinking Fountains
2 ea
$1,500
$3,000
Picnic Tables
6 ea
$1,500
$9,000
Trash Cans
6 ea
$800
$4,800
Barbeque Grills
6 ea
$800
$4,800
Coal Recepticals
2 ea
$800
$1,600
subtotal
$93,910
Total Construction Costs
total
$98,160
General Contractor Fees:
Bond
1%
$982
General Conditions
9%
$8,834
Overhead & Profit
9%
$8,834
Contingency
15%
$9,816
grand total
$126,626
Phase II, Alternate 3: Lifeguard Vehicle Storage
Description Area/Quantity Unit Unit Cost Total Costs
Demolition:
Demo Existing A.C. Paving 1,295 sf $1.00 $1,295
Buildings:
Lifeguard Vehicle Storage Building 695 sf $85 $59,075
Sitework
Asphalt Repair
925 sf
$2.00
$1,850
Soil Prep and Grading
695 sf
$0.50
$348
Compaction(atbuildings)
695 sf
$1.50
$1,043
Utility Conncections
Is
$10,000
subtotal
$13,240
Landscape:
Shrubs & Groundcover
600 sf
$5.00
$3,000
Irrigation
600 sf
$1.50
$900
subtotal
$3,900
12
June 03, 2003
2
Total Construction Costs
General Contractor Fees:
Bond
General Conditions
Overhead & Profit
Contingency
Corona del Mar
Conceptual Cost Estimate
1%
9%
9%
15%
June 03, 2003
total $77,510
$775
$6,976
$6,976
$7,751
grand total $99,988
93
POSTED
MAR 0 3 2003
TOM DALY, CLERK- RECORDER
BY DEPUTY
k,1TY OF NEWPORT BE.-,CH
3300 Newport Boulevard - P.O. Box 1768
Newport Beach, CA 92658 -8915
(949) 644 -3200
NOTICE OF EXEMPTION
F I L E DATTACHMEN'
9
MAR 0 3 2003
TOM DALY, CLERK - RECORDER
To:
From: City of Newport Beach
O
❑ Office of Planning and Research
1400 Tenth Street, Room 121
w
Planning Department
3300 Newport Boulevard - P.O. Box 1768
;-
Sacramento, CA 95814
Newport Beach, CA 92658 -8915
(Orange County)
County Clerk, County of Orange
X Public Services Division
❑
Date received for filing at OPR:
P.O. Box 238
�: ' -.
Santa Ana, CA 92702
=' • r
r
Name of Project: Corona Del Mar State Beach Amenity Improvements
Project Location: Corona Del Mar State Beach
Specific:
Project Location -City: Newport Beach Project Location - County: Orange County
Project Description: Replace restrooms, concession facilities and outdoor eating
facilities; provide lifeguard substation facilities and interpretive
areas. RECEIVED By
PLANNING DEPARTME�! i
CITY 7.E
Exempt Status: (check one) .. b,
1003
Ministerial (sec. 21080(b)(1); 15268); A M
PM DeclaredEmergency (Sec.21080(b)(3); 15269(a)); efl is lU 1!, l= 1
Emergency Project (Sec. 21 080(b)(4); 15269(b)(c); i x° 1 ^12,31 IS 16
X Categorical Exemption. State type and section number. Class 2, Action 15302
Statutory Exemptions. State code number:
General Rule (Sec. 15061(b)(3)1
Reasons why project is exempt: Reconstruction of existing structures and facilities on the same site with
substantially the same purposes and capacities as the existing structures and facilities.
Name of Public Agency Approving Project: City ofNewport Beach
Date of Approval:
Name of Person or Agency Carrying Out Project: Lloyd Dalton, Public Works Department
Contact Person: Lloyd Da ton Title: Design Engineer
Signature: Te1.No. 949 - 644 -3325 Date: January 16, 2003
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June 14, 2003
Newport Beach City Council
3300 Newport Blvd.
Newport Beach, Calif.
Re: Corona Del Mar Beach
We have been residents of Newport Beach since 1971, and here at Corona Del Mar for 3
years. We care deeply about our community. At the last meeting of the Park and
Recreation Board, one of the gentlemen rudely told the residents in attendance that the
home owners had nothing to say about the proposed changes — they were for the public
who come to the beach. We certainly take exception to his remark. We are the people
who pay the taxes, and elect you to represent us in a responsible manner — wisely
spending our tax dollars. We are the ones who also support yearly local business. For
your information, our yearly property tax bill was $25,862.47. We also like to enjoy a
sandy beach, but often times have trouble finding a spot to put our chairs.
At present Big Corona Beach is too small for the size of the parking lot. What we need is
more sand and less cars. The proposed architectural changes will cut down on the sand
area. Although beautiful on the architect's model, adding the grass area clear around the
parking lot would be a drastic mistake. During seasonal high tides, the grass would be
saturated with salt water on the South end by the turn around, as the beach is narrow
there. That would mean nice brown grass, hardly an improvement.
We also believe adding a lifeguard tower would be another big mistake. The three towers
we have at present are adequate. The fireman who spoke to the committee, admitted
there have been no water rescues at Big Corona, and the tower would be used for
"computer evaluations" etc., which can continue to be handled at the Bayside facility.
The three lifeguard stands are manned during the months the beach is heavily used.
There aren't any swimmers during the winter months.
There isn't any doubt the restrooms need to be redone, but PLEASE keep the building to
a minimum. Let's not destroy our beautiful cove.
Thank you for taking the time to listen to a resident.
�in"derely ?
r / an etty
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Jack Barton Larson, D.D.S.
COUNCIL AGENDA
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3024 Breakers Drive • Corona del Mar, CA 92625 • (714) 675 -7559
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