HomeMy WebLinkAbout11/26/1984 Item #I-1COUNCIL AGENDA NO.I -1
• CITY OF NEWPORT BEACH
OFFICE OF THE CITY MANAGER
November 26, 1984 BY THE CITY CO*ZJNCIL
CITY OF NEWPORT READ
TO: MAYOR AND CITY COUNCIL NOV 261984
FROM: Marinapark Mobilehome Ad Hoc Committee
SUBJECT: MARINA MOBILEHOME PARK ALTERNATE USES
INTRODUCTION:
On January 23, 1984, the Newport Beach City Council received a
request from the President of the Marinapark Homeowners Associa-
tion to create a City Council Ad Hoc Committee to study the future
uses at the Marina Mobilehome Park. If the future use is to in-
clude a mobilehome park, the owners requested permission to nego-
tiate with the Committee the extension of the current leases. On
February 28, 1984, the City Council adopted Resolution No. 84 -15
• creating a Marinapark Mobilehome Ad Hoc Committee and charged this
Committee with the responsibility of meeting with the representatives
of the Marinapark Homeowners Association to review and make recom-
mendations back to the City Council on the future use- wfr.•tie n�b}�.»
hQme�.Vark area, The Committee was to also interview representatives
of the Parks, Beaches and Recreation Commission and other groups
as necessary to complete the Committee's assignment. Lastly, the
Committee is to report back to the City Council with a final report
on or before January 1, 1985. The Resolution appointed the Manager's
Office as staff to the Committee.
The Committee met on Tuesday, March 20th, Thursday, March 29th,
Thursday, May 3rd, Thursday, May 31st, Wednesday, June 27th, Thurs-
day July 26th, Wednesday, September 5th, Thursday, October 25th and
Tuesday, October 30th. The Committee has received presentations by
the Parks, Beaches and Recreation Commission, by the Marinapark Mobile-
home representatives, and by interested individual residents. The
purpose of this memo is to present a status report to the City Council.
HISTORY:
• The City acquired the nucleus of the Marinapark property between
15th and 18th Streets from the Pacific Electric Land Company on
July 7, 1919, for $1.00. The parcel was originally utilized as a
City- operated, short -term visit campground until 1944. On March 6,
1944, a one -year lease was granted to the South Coast Company for
the purpose of installing wharfs for boat berthing and repairing.
On December 26, 1945, the City Council approved a plan for the camp
ground to be converted and operated as a travel trailer park. On
May 9, 1955, the City Council adopted a revised plan providing for
a further redevelopment of the travel trailer park as a mobilehome
park and also a public beach between 16th and 19th Streets. From
1955 to the present, various improvements, such as public sidewalks
To: Mayor and City Council
• Page -2-
adjacent to the public beach area, tennis courts, tot lot, and
parking facilities have been provided. In 1972, a study was com-
pleted by the Parks, Beaches and Recreation Commission recommend-
ing that the parcel be converted to public usage and that the
mobilehome park be eliminated,
On June 25, 1973, the City Council, after considering the Com-
mission's report and other information, granted a lease extension
to the tenants of the mobilehome park to September 30, 1977. With
this lease extension, a greater public access was provided between
the Marina Mobilehome Park and the American Legion property and
additional tennis court facilities were provided between the
mobilehome park and Balboa Boulevard. On January 26, 1976, the
Newport Beach City Council granted an additional extension to
the tenants of the park until September 30, 1985. The terms of
the agreement required a minimum rental with said rent being ad-
justed annually based on the Consumer Price Index (all items) for
the Los Angeles /Long Beach, California area. Currently the monthly
rent is $409 for the spaces adjacent to the beach, and $347 for
the interior spaces.
The lease also provided that "Should the City.Council find and
determine on or before the expiration of this lease the Newport
Marinapark is not required for any public trust purposes or other
public purpose, lessees shall have the option to extend this lease
for five years following the expiration of the term upon the same
conditions herein contained." Finally, the lease provided that
the City "may give 90 days written notice to vacate said premises
to all lessees of Marinapark. Said notice shall not be given by
City until City has allocated necessary funds, approved necessary
plans, and obtained all necessary governmental approvals, includ-
ing environmental requirements, zoning requirements, and any other
requirements to achieve the conversion of the Marinapark into a
.public.recreation area." There are 25 spaces fronting on the
beach and 33 interior spaces for a total of 58 mobilehome spaces.
There are 26 full -time tenants and 32 "second- home" tenants. The
park.is producing gross revenues of $270,000±, with expenditures
running $57,000 annually, for a net annual revenue to the City of
$213,000. This revenue is used by the City's General Fund and
the Parks, Beaches and Recreation Fund.
LEGAL REQUIREMENTS IF CONVERSION OCCURS:
The Committee reviewed the legal requirements for land use con-
version, and determined that state statutes for conversion of
mobilehome parks exist in the Civil Code, primarily addressing
tenant /landlord relations, and in the Government Code, primarily
addressing the responsibilities of the governing body to ensure
that certain actions are taken. In this.case, the City fulfills
both the role of landlord and that of the governing body. It
must, therefore, meet the responsibilities of both.
To: Mayor and City Council
Page -3-
• Under Section 798.56 of the Civil Code a mobilehome park owner
must provide homeowners in the park with a notice of change of
use as follows:
1. The management gives the homeowners at least 15 days written
notice that the management will be appearing before a local
governmental board, commission or body to request permits
for a change of use of the mobilehome park.
2. After all required permits requesting a change of use have
been approved by the local governmental board, commission,
or body, the management shall give the homeowners six months
or more written notice of termination of tenancy.
If the change of use requires no local governmental permits,
then notice shall be given 12 months or more prior to the
management's determination that a change of use will occur.
The management in the notice shall disclose and describe in
detail the nature of the change of use.
3. The management gives each proposed homeowner written notice
thereof prior to the inception of his tenancy that the
management is requesting a change of use before local govern-
mental bodies or that a change of use request has been granted.
Under Section 65863.7 of the Government Code; prior to converting
a mobilehome park to another use, the project proponent must
file a report describing the impact conversion will have on the
residents of the park. The report is to address the availability
of adequate replacement space in mobilehome parks. In addition,
as stated in the statute:
"The person proposing such change in use shall make a
copy of the report available to each resident of the
mobilehome park at least 15 days prior to the hearing
on the impact report by the advisory agency, or if
there is no advisory agency, by the legislative body.
The legislative body, or its delegated advisory agency,
shall review such report, prior to any change of use,
and may require, as a condition of such change, the
person or entity to take steps to mitigate any adverse
impact of the conversion on the ability of displaced
mobilehome park residents to find adequate space in a
mobilehome park."
Thus, the City must prepare a "resident impact report ", circulate
-the report to the park residents, and consider the report in
reaching its ultimate decision regarding conversion.
Additional requirements pertain if the conversion involves the
filing of a tentative or parcel map.
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To: Mayor and City Council
Page -4-
Section 65590 of the Government Code regulates the removal of
housing units in the Coastal Zone. The Marinapark is in the
Coastal Zone, but, because the P, B & R Commission's proposed
use.is considered coastal dependent, portions of the Section
regarding replacement housing would not apply. The Mello Bill
and - Council Policy B -1 generally require a property owner
vide
pro repTa eemen -t- housing for person -e ow in-
come displaced '^ *�- ti� i io of existing dwell-
ing units. Residental dwelling units are defined to include
mobilehomes. The City would be exempt from providing replace-
ment housing if the conversion or demolition of the park is for
either a "coastal dependent" or "coastal related" use. The City
would be required to give the residents one year's notice of its
intent to convert the park at the expiration of the term of the
master lease.and make findings prior to such notice that the
Marinapark is required for a tideland trust or other public pur-
pose. The City would be required to prepare a report on the im-
pact of the conversion on the displaced residents and would be
empowered to take steps appropriate to mitigate the adverse impact
of the conversion on the "displaced persons." The City probably
would not be required to make relocation assistance payments to
the tenants if the lease is not renewed. Attached is a memorandum
from the Office of the City Attorney, dated April 17, 1984, which
discusses in greater detail the relocation assistance requirements.
CONCLUSIONS:
The Ad Hoc Committee believes that a mobilehome park use on the
property is desirable as stated in Concept 4. The advantages
are - 1) The net revenue to the City, 2) the providing of afford-
able housing; 3) the low.traffic generating characteristics of a
mobilehome park; 4) the ability of the public to use the beach and
bay in the vicinity of the mobilehome park; 5) the belief that more
tenants would become full -time tenants if a reasonable lease ex-
tention is granted by the City Council; and 6) implementing some
of the P, B & R Commission's plan, such as the sailing center and
community center facilities.
The Committee considered a number of concepts for the subject
area, with advantages and disadvantages as follows:
Concept 1. Maintain the area as currently developed.
Advantages Disadvantages
a) No or little City expense in re- a) Land will not be utilized
developing. to its maximum. based on
b) Acceptance by current tenants of 1984 standards.
the mobilehome park. b) Alternative is in conflict
c) Traffic generating characteristics with the P, B & R Com-
will remain unchanged. mission plan.
c) Boating facilities will not
be improved.
•
To: Mayor and City Council
Page -5-
Concept 2. Redevelop the
0
.zbiect area as re
Advantages
a) Redevelopment will provide better
public access for use.
b) Boat sailing interests will be en-
hanced.
c) A community center will be provided
for use by homeowner groups.
Concept 3.
a)
b)
site
y
Advantages
Would provide for maximum revenue
return.
Visitor serving facilities would be
enhanced. ;
Concept 4.
a)
b)
c)
d)
e)
�x
Disadvantages
a) City will lose substantial
revenue.
b) City maintenance responsi-
bilities will increase.
c) Some housing accommodations
will be displaced.
d) Automobile traffic will be
increased.
revenue to the City.
Disadvantages
a) Additional traffic would be
generated.
b) Housing accommodations will
be displaced.
c) Is in conflict with P,B & R
Commission plan.
an for all Ci
Advantages
This plan would implement some of
the P,B & R Commission's recommenda-
tions while retaining mobilehome
park use.
Plan would not displace housing ac-
commodations.
Community Associations would gain
meeting facilities.
Girl Scouts, Power Squadron could
be accommodated.
.w
Financial return to City could be
maintained and increased.
use
bounded
Disadvantages
a) Complete public use would
not be accomplished.
b) Temporary displacement
of some activities would
occur.
c) A one -time capital outlay
cost would be required.
�.r
To: Mayor and City Council
Page -6-
The Ad Hoc Committee considered all four concepts above, including
alternates of the concepts. The precise number of plans considered
will be displayed at the City Council meeting. Alternates 3 -A and
4 -A of Concept 4 were the two final alternates considered by the
Committee.
On October 25th the Committee met with representatives of the Mobile -
home Park and a representative of the Parks, Beaches and Recreation
Commission. It appeared to be the consensus of those attending that
Alternate 3 -A provides the greatest advantages to the City. Com-
ponents of this plan would be: --
A. Convert former lawn bowling green into trailer parking
to facilitate hand - launching of boats on 15th Street.
B. Widen from 8' to either 15' or 18' the area between the
Park and the American Legion to facilitate a greater view
of the bay, better access to the bay, and possibly the
launching of some boats.
C. The Mobilehome Park would remain substantially the same.
D. A new agreement with the Mobilehome Park tenants would
provide for not more than a fifteen year lease with defin-
ite termination language and with requirements that tenants
within a phasing period become residents of the City.
E. Inasmuch as the American Legion lease expires on March 15th
in the year 2000, it may be advantageous to terminate the
Marinapark lease on the same day.
F. Specific details, including rent increases, width of walk-
way, length of lease, etc., would be determined in Phase II
by the Committee if authorized by the City Council.
G.
The current City buildings on Balboa Boulevard
would be
demolished and after input from the Homeowners
Association,
the Power Squadron and the Girl Scouts, would
be replaced
with one multi - purpose building to hopefully accommodate
all needs. Parking and necessary landscaping
would be pro-
vided as required.
The costs
for this alternate would be as follows:
1.
43 parking spaces on 18th Street and 20 parking
spaces on 15th Street.
$ 45,000
2.
18' or 15' concrete boat launch
10,000
3.
New water service
43,000
4.
Multi- purpose building (8,000 sq. ft. at
$70.00)
560,000
658,000
I
To: Mayor and City Council
Page -7-
In the opinion of the Committee the alternate selected provides a
compromise containing some elements of all proposals presented to
the Ad Hoc Committee. Housing accommodations as requested by the
tenants of the Marinapark would be maintained; City revenues would
be increased; a sailing center as proposed by the Parks, Beaches
and Recreation Commission would be accommodated; a community center
building and facilities for the Girl Scouts and Power Squadron would
be provided, as suggested by the Parks, Beaches and Recreation Com-
mission.
It is proposed that the Committee be authorized by the City Council
to negotiate the details of Alternate 3 -A with the impacted parties.
A proposed lease renewal for instance, with Marinapark would re-
quire detailed negotiations with representatives of the tenants.
These negotiations would parallel the components of Plan 3 -A as out-
lined above. Also, the details on the sailing center and the com-
munity center building will require additional discussions, to "flesh -
out" the concept of Alternate 3 -A. With Council authorization, the
Committee will proceed and report back to the City Council.
MARINAPARK MOBILEHOME CITY COUNCIL
AD HOC COMMITTEE
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N
MARINAPARK STUDY
ALTERNATE USES
MARINAPARK STUDY
ALTERNATE USES
Study Committee
JAMES CAPRETZ
Parks, Beaches & Recreation Commissioner
City of Newport Beach, and Study Chairman
RAE COHEN
Parks, Beaches & Recreation Commissioner,
City of Newport Beach
THOMAS HYANS
Community Representative
SUE FICKER
Central Newport Beach Community Association
RONALD A. WHITLEY
Parks, Beaches & Recreation Director,
City of Newport Beach
JEFFREY C. KOLIN
Recreation Superintendent, City of Newport Beach
SANDY GENIS
Associate Planner, City of Newport Beach
TABLE OF.CONTENTS
PAGE
I. BACKGROUND . . . . . . . . . . . . . . . . . . . . . . . 1
II. CURRENT FISCAL ANALYSIS, PROPOSED FISCAL IMPACTS. . . 3
III. STUDY JUSTIFICATIONS . . . . . . . . . . . . . . . . . . . 4
IV. PROPOSED DESIGN ELEMENTS . . . . . . . . . . . . . . . . . 11
LIST OF EXHIBITS
LOCATION MAP . . . . . . . . . . . . . . . . . . . . . . 16
PROPOSED PLAN . . . . . . . . . . . . . . .. . . 17
31
SECTION I
BACKGROUND
The City acquired the nucleus of the Marinapark property between 15th
and 16th Streets from the Pacific Electric Land Company on July 7, 1919.
The parcel was originally utilized as a city operated short -term visit
campground until 1944. The area was widened with the acquisition of an
additional parcel to 19th Street on March 7, 1923.
H. L. Sherman's "History of Newport Beach," published in September, 1931
reported:
"The public campground during the course of its existence
has been the cause of considerable difference of opinion
with respect to custodian, the maximum period campers should
be allowed to use its privileges, and the general desirability
of maintaining such facilities."
On March 6, 1944, a one -year lease was granted to the South Coast Company
for the purpose of installing wharfs for boat berthing and repairing.
On December 26, 1945, the City Council approved a plan for the campground
to be converted and operated as a travel trailer park. On May 9, 1955,
the City Council adopted a revised plan providng for a further redevelop-
ment of the travel trailer park as a mobile home park and also a public
beach between 16th and 19th Streets. Various improvements were made
between 1955 and 1957 to bring the park to its present status.
:a �
The Marinapark is located at 1770 West Balboa Boulevard, situated on a
4.34 acre parcel of City of Newport Beach property on the Balboa
Peninsula. The current use is a luxury mobile home park with fifty -eight
rental pads on 924 feet of frontage on the public beach of Newport Bay.
In 1972 a study was completed, "A Unique Opportunity for Public Shoreline,"
that provided recommendations for public development of the Marinapark
site. This report was approved by the City Council. Although approved,
the City Council elected to extend the leases in order to allow the existing
mobile home tenants an opportunity to adjust to the new planned use. The
leases were again extended to 1985. This current study is proposing that
public development occur at the.termination of the existing leases.
In order to aid the City Council and Parks, Beaches and Recreation Commission
in making a determination as to the public uses which could be accommodated
on the Marinapark parcel, the Study Committee has identified and discussed
the advantages and disadvantages of several potential design elements that
could be incorporated in a Marinapark public land utilization plan. The
recommended uses are of a parks and, recreation nature. The recommended
plan that is presented for consideration contains design elements that will
satisfy recreational needs identified by.thhe Committee.
3 -2-
I
SECTION II
REVENUE AND EXPENSES
To analyze the fiscal liability and the actual cost of the proposed
land use alternatives, the data listed below is provided. The current
revenue and current expenses are actual and the proposed revenue and
proposed expenses are estimates based on similar operations or. historical
data.
CURRENT ANNUAL REVENUE
Trailer Space Rentals $255,510
CURRENT ANNUAL EXPENDITURES
Manager, Gardener, etc. $ 48,000
PROPOSED ANNUAL REVENUE
Small Boat Launching Fees $ 6,000
Parking Fees, including trailers $ 6,000
Concession Lease Revenue $ 25,000
PROPOSED ANNUAL EXPENDITURES
Maintenance Personnel $ 20,000
Operational Personnel $ 12,000
Supplies and Equipment $ 51000
Current net revenue is in the $200,000 range. For a parcel conservatively
estimated to be $5 million in value, if public uses are not implemented,
current business practices would suggest that income should produce at least
10% of value, or $500,000 annually.
-3-
11
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SECTION III
In 1985, at the conclusion of existing leases, the Marinapark should
be converted into a marine oriented park facility. It is the
recommendation of the Study Committee that the Parks, Beaches and
Recreation Commission submit to the City Council a recommended plan
for the conversion of the Marinapark to a public facility of park
and marine related functions. Such a plan should be adopted for
the following reasons:
1. Park Plan Consistent With Tidelands Trust Agreement
A substantial portion of the Marinapark property is filled
tidelands, owned by the people of the State of California,
granted in trust to the city to adminster. A water oriented
park and recreation plan would be more in keeping with the
Tidelands Trust Agreement than the present private land use.
2. Lease or Sale of Waterfront Property Requires Vote of People
Section 1402 of the Charter of the City of Newport Beach,
entitled "Waterfront Property," provides in part that,
"The City Council shall not sell or convey any
waterfront or.beach; property, excepting to the
State or to the County, for use as a public beach
or park.
"No such property owned by the city shall be leased
by the city unless and until the leasing thereof
shall have been approved by a majority of the electors
Voting on such proposition at any general or special
:215 -4-
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municipal election, provided, however, that this
section shall not invalidate any lease of such
property in existence at the time of the effective
date of the Charter nor the future leasing or
releasing of any such property under lease at the
effective date of this Charter."
This section of the Charter was approved within the original
Charter, effective January 7, 1955.
Since many of the original Marinapark leases were already in
effect on January 7, 1955, there is apparently no restriction
upon the leasing or releasing of the sites.,
4. Reservation of Marinapark Public Beach in Perpetuity.
Section 1402 of the Charter of the City of Newport Beach was
amended by a vote of nearly three to one on April 10, 1956,
to provide as follows:
"There shall be reserved forever to the people
the pu4lic use of a strip of bayfront land above
6 -5-
mearegh tide not less than eighty -& feet
in depth of the city -owned waterfront property
bounded on the west by the southeasterly line
of 19th Street and bounded on the east by a line
parallel thereto, Line 349.90 feet northwesterly
of the northwesterly line of 15th Street, said
frontage to be bay frontage."
This amendment to the City Charter was made effective January 11,
1957, as a result of voter concern that the Marinapark development
would eventually encroach even further into the public's property
and further diminish the use and availability of public utiliza-
tion of one of the last remaining city bay beaches.
4. Park Development Consistent With Recreation and Open Space Element
of the General Plan. The "Recreation and Open Space Element of the
General Plan" as .approved by the Parks, Beaches and Recreation
Commission, the Planning Commission and the City Council, recommends
that this area become a community aquatic park.
5. Park Development Would Maximize Educational and Recreational
Opportunities for Utilization of Newport Harbor. It is the policy
of the City Council to maximize recreational and educational
opportunities for public utilization of Newport Harbor, including
such activities as boating, swimming, sun bathing, fishing,
picnicking, and marine and wildlife observation. The recommended
plan would help meet this objective.
3 7 -6-
6. Public Irftrest Requires Utilization of Pif•erties Owned b
the People of the City for the People. The people of the
community have repeatedly indicated that there is an extreme
shortage of publicly owned waterfront parcels available for
general use within the City of Newport Beach, despite the fact
that the City of Newport Beach has substantial waterfront
holdings. With the properties leased to the Balboa Bay Club,
the Beek Company, the American Legion, and the Marinapark
tenants, there is nearly one mile of public shoreline. Except
for limited beach front property in front of Marinapark, not one
inch of these leased properties is available for general use by
the people of the City.
7. Park Development Plan Would Demonstrate that Local Government
Can Be Responsible and Sensitive to the Needs of all the People
in Administering State Owned Tidelands, The state legislature
of California comes increasingly close each year of taking from
city control the supervision of its public tidelands. The pro -
ponents of such measures, including the Sierra Club, California
Coastal Alliance, League of Women Voters, and other environmental
action groups maintain that local agencies are inept and selfish
in their stewardship of the tidelands. The California Coastal
Alliance has apparently filed sufficient petitions to force a
November vote on a stern coastal legislative measure that would
effectively tie the hands of local officials to administer their
beach properties.
The Study Committee believes that a responsible action such as
converting this private use to a public use would demonstrate
the good faith of local government to provide reasonable access
and utilization to the shoreline.
3g -7-
8. Reclaiming of Marinapark Property for Use by all the People of the
Community Represents Last Opportunity.for Major Open Space on Newport
Harbor, It is conservatively estimated that it would cost approxi -.
mately $5,000,000 to acquire an equivalent amount of fee owned shoreline.
9. The Need for Park and Recreation Amenities to Supplement Beach and
Oceanfront is Perceived as a High Priority. As the peninsula has
developed, the density of housing and number of residents has increased.
What once was an oceanfront summer vacation spot has become a year
round home to thousands. As population and density have increased, the
amount of public open space has become limited. Marinapark offers the
last available site to provide park and recreation amenities for peninsula
residents.
Residents of the peninsula do not have a community building where recreation
activities can be held. Senior citizens must drive to Corona del Mar;
recreation class students to Mariners Park or the Theatre Arts Center.
Aquatic programs have grown tremendously in recent years. Many residents
and visitors alike learn their basic sailing skills from city instructors.
A classroom is needed for lectures and instruction with a boat storage
area for sabots nearby. The city's present instructional program operates
out of a restroom building at 19th Street.
Each area of the city has a public facility available for meetings, social
activities, special events, classes and recreation. The peninsula's
buildings are located on the Marinapark site but have been leased to the
Girl Scouts and Balboa Power Squadron. These structures are 30 plus years
old and in poor repair and have limited public access time available.
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The Study Committee has perceived a need for a multi - purpose facility
which would include rooms for scouting activities, community meetings,
rentals and instructional activities. They feel that Marinapark
location is ideally situated to serve the needs of peninsula residents.
When combined with open space, turf, small boat launching facilities,
half court basketball and restroom facilities, the recreation and parks
needs of the community would be well served.
During the past five years, the Parks, Beaches and Recreation Commission
has, during Commission meetings, heard many issues and problems which
concern the residents of the Balboa Peninsula. In 1977 -78, the Commission
conducted an extensive study on small boat launching, a perennial problem
for residents and boat owners in Newport Beach.
In 1982 and 1983 the Commission studied beach volleyball and tournament
locations. In 1981.the Commission studied the replacement of the
19th Street restroom facility, a perennial source of complaints from
neighboring residents. In the same year the Commission searched for a
site to locate a City sailing instruction center. In 1975 and 1982 the
Commission discussed the future widening of Balboa Blvd. and its effect
on 38th.:Street Park. The conflicts between the 18th Street small boat
launching area and the protected swimming area between 18th Street and
19th Street has been a topic of concern for the Commission at several
meetings through the years.
In every instance the concern for adequate parking and consideration
of congestion and traffic has been expressed by the community. The
18th Street launching area often backs up traffic to Balboa Blvd, with
cars and trailered boats waiting to be launched. The parking available
between 18th and 19th Streets is always filled to capacity and is not
designed for vehicles with trailers. The combination of small boat
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launching, residential parking, beach - goers, and protected swimming
within the compact area often leads to congestion. At the present time
it is all we have available.
The Marinapark preliminary plan, as outlined in the next section,
offers solutions to and relief from these problems. In some cases it
is just a beginning to a total solution, but in each case the plan
favorably impacts many of the problem areas which residents have brought
to the Parks, Beaches and Recreation Commission over the past five years.
The Marinapark Study Committee is recommending that the proposed design
elements outlined in the next section be adopted as soon as possible.
The Committee feels that a final and permanent determination as to the
use of the site needs to be made. The Committee is opposed to a further
extension of the leases and feels the revenue from the final two years of
the current leases should be reserved for the future development of
Marinapark. This valuable recreation and park space is wanted and needed
by the community.
-41 -10-
f
SECTION IV
PROPOSED DESIGN.ELEMENTS
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The following are basic design elements that have been proposed in the
park plan. The Council may select those elements.it believes have the
most merit. However, the Committee feels that all elements as presented
should be included.
1. Public Swimming Beach. Convenient public access to much of the
existing beach is not available. The present sand area is relatively
small and should be expanded. The proposed development will return
the area on Bay Avenue between 18th and 19th Streets to a protected
swimming area with no conflict with small boat launching as currently
found. In addition, the expanded sand area as proposed will in-
crease the utilization of the area as a public swimming beach.
2. Open Space and Public Landscape. The return of the Marinapark Trailer
.Park to the people of Newport Beach would provide the last opportunity
for a major public vista on the south side of Newport Harbor. There
is no other location of public property or funds available to acquire
such important shoreline. The uncluttered harbor vista that the park
contemplates should measurably enhance the value and desirability of
adjacent residential properties. For the first time in more than three
decades, a major public vista can be restored on Newport Harbor. In
addition, the effective use of landscape material will highlight and
enhance all components of the proposed plan.
3. Bicycle and Pedestrian Access. With the increasing popularity of
bicycling as a mode of transportation on the peninsula, the park
contemplates the construction of a bicycle path and a bicycle parking,
rest area as an important design element meandering through the park.
Because of the limited amount of off - street parking provided in the
43— -11-
tentative ddon and the popularity of bicyca, the bicycle
path would be one of the most popular methods of recreational
transportation for peninsula residents. Also included in the
plan are convenient pedestrian paths to provide access to
amenities within the facility.
4. Small Boat Launching Area. Because of the extensive erection of
piers, docks and shore connected floats on city bay beaches, there
are only a limited number of public locations for small hand
launched boats. The existing beach at this location is the longest
area of unobstructed public beach available on Newport Harbor.
With the relocation of restrooms, the opening up of a public promenade
and meeting area adjacent to the beach, and the inclusion of off -
street parking, this area should be most popular for recreational
and instructional sailing.
5: Public Parking. A limited number of public parking spaces (approxi-
mately 110) have been included in the tentative development plan.
It is noted with interest that the proposed facility contains no more
parking spaces than those already retained by the exclusive private use
of tenants within the Marinapark. There should be no additional
anticipated traffic servide difficulties in the area. Construction
of this facility would help particularly during the winter months to
reduce the impact upon the limited number of on- street parking spaces
in the.area by providing reasonably priced, conveniently located
public parking. Newport Beach residents, through.the purchase of
annual parking permits, could make widespread use of this facility.
-j3 -12-
6. Boat Trail Aarking. To improve traffic fit for the small boat
launching area, a parking lot designed to provide double spaces for
trailer and vehicle parking is proposed. A revenue producer, this
addition will assist in reducing street parking problems now found
connected with this activity.
7. Community Multi- purpose Building, It is proposed to build a two
story building adjacent to the American Legion property. The top
story of the building would accommodate community programs providing
seniors and youth with a variety of activities.
8. Aquatic Sailing Center. The development of a municipal sailing
center would provide the necessary facilities in an ideal location
to expand the city's popular learn to sail program. A building for
classroom instruction and boat storage is contemplated. Piers and
floats for instructional purposes would be constructed perpendicular to
Bay at the.extension of 16th Street.
9. Public Restroom - Showers. Proposed for the bottom floor of the
Community Multi- purpose Building would serve all users of the park.
10. Concession Operation. Proposed to be operated from the ground floor
of the Community Multi- purpose Building, this activity would be a
revenue generator to produce income from the facility.
11. Volleyball Courts. The plan contemplates the construction of.three
sand field volleyball courts. Volleyball is an increasingly popular
past time among all age groups and is a sport in which the entire
family may participate. It is anticipated that with the installation
of these low cost facilities, volleyball would be a major family
activity within the proposed park.
2 „
-13-
12. BasketballIourts. There are only a limited umber of public
basketball courts available in the Central Newport and Peninsula
areas. The tentative plan contemplates the construction of addi-
tional half court areas. Basketball is among the most popular
recreation past times of young people while at a beach facility.
These courts would provide a wholesome recreation outlet and
exercise for all ages.
ESTIMATES FOR PROPOSED DEVELOPMENT COSTS
Listed below are cost estimates for specific uses as identified in the
proposed design.
Public Swimming Beach
to include import sand.
Open Space and Public Landscape
to include turf, shrubs, trees
and irrigation.
Bicycle and Pedestrian Access
to include all access sidewalks and
bike paths.
Small Boat Launching Area
Public Parking
to include all asphalt paving for two
parking lots and access roadways.
Community Multi- Purpose Building
6,000 s.f. @ $65.00 per
Design fees
Furnishings to include restrooms
and showers for public beach.use
-q5- -14-
$25,000
$80,000
$45,000
$10,000
$60,000
$390,000
$40,000
$20,000
Aquatic Sailing Center
Basketball and Volleyball Courts
CONTINGENCY:
ESTIMATED TOTAL DEVELOPMENT COSTS
46 -15-
$80,000
$25,000
$75,000
$850,000
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