HomeMy WebLinkAbout02 - Mariners Mile Waterfont Walkway Study• CITY OF NEWPORT BEACH
CITY COUNCIL STAFF REPORT
Study Session Item No. 2
March 23, 2004
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Public Works Department
Lloyd Dalton, PE
949 -644 -3328
Idalton @city.newport- beach-.W.US
SUBJECT: MARINERS MILE WATERFRONT WALKWAY FEASIBILITY STUDY
RECOMMENDATION:
Review the study results and provide staff direction on possible further actions
regarding the walkway feasibility.
• DISCUSSION:
The FY 02 -03 budget contained an appropriation to retain a consultant to determine the
feasibility of constructing a waterfront walkway along Mariners Mile from Newport
Boulevard to the Balboa Bay Club. This Study has been completed by Cash &
Associates Engineers and Architects (Cash), and it has been reviewed by the Harbor
Commission. The summary of the Study and the Harbor Commission's comments are
attached hereto. Copies of the complete Study are available in the Public Works
Department for review.
A major portion of Cash's work was to research property and business ownership along
the waterfront and to schedule individual onsite meetings with business and property
owners. In these meetings, Cash explained the components of the Study, disclosed
ownership of easements within the parcels, and received verbal input concerning the
project. Some owners agreed to follow up the meeting with their written comments, all
of which are included in the appendix to the Study.
In summary, the Study indicates that it is feasible to construct the walkway, although it
would be a lengthy, controversial, and costly project. Many easements already exist
along the waterfront for such a project and from Pacific Coast Highway (PCH) to the
waterfront. Certain of these easements may need to be widened or renegotiated in order
to be used for the proposed project, while other easements would need to be purchased
• or voluntarily dedicated to make the project viable.
SUBJECT: Mariners Mile WalerHent Walkway Feasibility Study
March 23, 2004
Pape 2
Many privatelyowned buildings and structures along the waterfront would need to be •
modified or strengthened in order to build t .kway. The Appendix of the-Study
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includes photographs of each parcel aloWthe:Waterfront and estimated coi*-to buy land
and construct the walkway within or adjacA to each parcel.
Today, most Mariners Mile dock installations extend into the Bay to the maximum legal
limit, as defined by a federally- established ' pierhead line'. If a waterfront walkway was to
be built along Mariners Mile, the 10t foot space needed to construct the walkway could
be provided by relocating or removing some of the boat docks. Removing the docks
would be very costly, since the City would need10 compensate their owners for their
permanent loss of dock space. Removing Id also be counterproductive to the
City's renown as an enclave for pleasure and fierrcial boating facilities.
There is no space to relocate docks within the Mariners Mile waterfront. However, the
docks could be moved further into the bay, but then most of them would cross over the
pierhead line. To mitigate this, Staff could request the federal govemment to reestablish
the pierhead tine further out into the bay. This would allow the existing docks to be simply
moved outward, thus eliminating the need to compensate dock owners for permanent
loss of slip space.
Obtaining federal permits and approvals needed to reestablish the pierhead line would be
a lengthy, tedious, and costly exercise. The Summary of the Study cites that it would take
approximately 18 to 39 months and cost about $150,000.00 to $500,000.00 to produce •
the environmental detail and assessments required to accomplish this task. The time and
cost relates to the extent of pierhead extension requested and the number and type of
studies required to justify the extension.
Certain Mariners Mile business and property owners would also seek compensation from
the City for devaluation of property value due to impeded access to docks, obstruction of
views, or other physical impairment caused by the walkway. This is the case where the
proposed walkway would interfere with views from a restaurant, impede use of boat
launching facilities, etc.
During the Harbor Commission meeting, several comments were made relating to
providing more analysis regarding the physical and economic benefits and investigating
complimentary issues such as pedestrian circulation and parking in the Mariners Mile
area. The project would undoubtedly attract more visitors to the Mariners Mile area;
accordingly, the project must be coupled with the need to provide additional public
parking and pedestrian access to the walkway. It was suggested that it may be feasible
to build a public parking garage on the inland side of PCH and a pedestrian bridge over
PCH to facilitate public access from the parking garage to the walkway. These concepts
were not included in the scope of work for the walkway feasibility study.
is
SUBJECT: Mariners We Waterfront Wakway FeasUlty Study
March 23, 2004
Pape 3
• If the City Council desires to move forward with the project, staff recommends that the
City Council direct staff to begin obtaining the approvals and permits needed to extend
the pierhead line into the turning basin so as to avoid displacing dock space. In addition,
the City Council may wish to direct staff to Investigate the pedestrian circulation and
parking issues throughout the Mariners Mile business area including the feasibility of
building a public parking garage on the inland side of PCH and a pedestrian bridge over
PCH to join the walkway.
0
•
If staff determines that consultant services are needed to accomplish the City Council's
direction, staff will request the City Council to approve a budget amendment to provide for
such services at a later date.
Environmental Review:
Not applicable at this time.
Funding Availabil'dv:
Not applicable at this time.
Prepared
I.
s .
L!Mign Engineer
Attachments: Study Summary
Harbor Commission Comments
Submitted by:
e en G. Badum
Public Works Director
Mariner's Mite Waterfront Walkway
City of Newport Beach, Public Works
u
Mariner's Mile Waterfront Walkway Feasibility Study
(C -3548)
City of Newport Beach
Public Works Department
INTRODUCTION
The following report is a collaborative effort between individuals representing the City Council,
City of Newport Beach Public Works, individual property owners along the study area, Paragon
Partners Ltd. providing the land and water value study, and Cash & Associates, to assess the
feasibility of constructing a walkway along the waterfront area know as Mariner's Mile.
Mariner's Mile is composed of 24 separate parcels, representing 19 separate ownerships.
Among the predominantly private ownership of this strip of land is one ownership by the State of
California (Orange Coast College) and one non - profit organization ownership (Boy Scouts of
America). •
The concept of a waterfront walkway along Mariner's Mile has been of interest to various
community leaders over the last 20 years. The California Coastal Commission has requested
the City of Newport Beach to investigate the potential for this walkway for several years, as
providing public access to the water's edge is a primary charter of the Commission. The
Mariner's Mile Walkway is a controversial proposal, as it would traverse through predominantly
private property that currently encompasses various uses ranging from commercial to
residential.
For the purposes of this report, reference to the "Design Team" refers to Cash & Associates, led
by Mr. Randy H. Mason, and Paragon Partners Ltd., led by Mr. Charles Wadell, Jr. Meetings
with City Council members Mr. Tod Ridgeway (Mayor) and Mr. Don Webb, along with Mr. Lloyd
Dalton of Public Works were held to understand the nature of the proposed walkway as well as
obtain an understanding of existing easements and conditions.
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CASH & ASSOCIATES 1
Manner's Mile Waterfront W
City of Newport
Works Department
• A. CITY AND DESIGN TEAM GOALS
The Goals provided to Cash & Associates by the City of Newport Beach for this project were
simple: Assess the technical feasibility as well as the associated project build -out costs for a
continuous walkway along Mariners Mile waterfront. The purpose of this walkway are stated as
follows:
There are currently few opportunities for either citizens of Newport Beach or
outside tourists to have access to the water's edge. This is particularly true along
one of Newport Beach's noteworthy spots; Mariners Mlle. Other major waterfront
cities in the United States have created waterfront boardwalks along city coastlines
that have become destination points and fostered local business success and
growth. The City of Los Angeles is currently embarking on an ambitious
waterfront enhancement program in San Pedro and Wilmington to bring new life to
a tired waterfront. The City of Long Beach has embarked on a major campaign to
upgrade the waterfront with the recent Queensway Bay project, aquarium and
commerciaUresidential developments along the downtown Long Beach waterfront.
The Lido Village boardwalk in Newport Beach is also an example of a public
walkway along the waterfront that attracts public use and enhances local business.
it is envisioned that a new continuous boardwalk along the waterfront of Mariners
Mile will rejuvenate the area, providing access for adjacent and City-wide residents
• as well as tourists, promoting local business establishments and creating a
positive atmosphere, now and in the future.
The City of Newport Beach recognizes that this project possesses both technical as well as
property use and ownership challenges. The City believes that the potential benefits of this
walkway are worth pursuing, but require this feasibility study to assess the issues and costs
before making final judgement.
The City of Newport Beach requested a non - biased assessment of the issues and an
independent evaluation of this plan by Cash & Associates. To this end, the City of Newport
Beach has neither guided the study, nor attended the various meetings between the Consultant
and the individual property owners, so as not to influence the nature of the discussions and
study development.
The Goals of the Design Team included assessing potential options for the proposed walkway
including landside and waterside solutions assessing technical and safety issues,
accommodating ADA access and compliance, and proposing pathways that minimize cost and
disruption to existing uses. The City of Newport Beach desired a wide boardwalk, in the range of
8 to 10 feet wide if possible. As noted later in the study, some areas along the pathway cannot
attain these widths without major construction and are proposed to be narrower, due to existing
site constraints and associated costs and impacts to widen these walkways.
• Due to project study funding limitations, it was not the intent to exhaust every project alternative
and assess each and every project cost associated with the proposed walkway. The intent of
CASH & ASSOCIATES 2
Manners Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
this study is to determine techr" feasibility and "ordeW- magnitude" costs associated •
with the project, and to determine the desire of the City and-community to continue their interest
in this project. Therefore, the detailed cost estimates in the rear portion of this report have been
broadly bracketed, to account for the conceptual level of this study and the wide range of
potential impacts on the cost of this project.
It is important to note that the architectural theme and treatment of the walkway, including
material selections, railings, seating, lighting and landscaping, although all very critical factors to
the planning, design, and a successful development, was not the focus of this study and would
be subject of future study, planning and detailed costing, when deemed appropriate. For the
purposes of providing a comprehensive construction cost estimate, generalized unit costing for
the architectural treatment of the walkway for the items noted above have been included in the
construction cost estimates in this report.
B. EXECUTIVE SUMMARY
A walkway along the Mariner's Mile waterfront is technically feasible. Special technical
challenges exist along several of the properties, in particular the various boat yards, but
solutions exist for each property. In order to provide this walkway as a continuous pathway
along the waterfront, the route traverses over both existing landside and waterside spaces.
Some pathways utilize existing parking lot areas and building corridors, while other potential
routes occupy water space currently occupied by floating docks and boats.
Property owners were contacted and the project issues discussed. There was a wide range of •
responses voiced regarding the merits of this project. Some owners perceived a public or
commercial benefit resulting from the proposed walkway, while others did not. All property
owners had specific concerns about various aspects of the walkway, regardless of their position
for or against the project. These issues and concerns are included in the body of this report.
Refer to the Appendix of this report for formal communications from property owners willing to
express their opinions in writing. These letters and/or written communications were provided
upon request of the Design Team for inclusion in this report.
Based on the proposed pathways noted in this report, the estimated 1" quarter 2004
construction cost for this project is between $3,000,000 and $5,000,000. "Soft" costs
associated with design and project contingency could range between $750,000 and $1,250,000.
Land acquisition associated with this project could add between $2,500,000 to $4,000,000.
Costs associated with obtaining approval to extend the pierhead line beyond current limits could
range between $150,000 to $500,000, depending on the environmental detail and assessments
required, and take between 18 to 39 months to complete.
These estimates assume that the majority of lost water space can be recreated by extending the
pierhead line further into the channel, thus not impacting water space revenue over the long-
term. If the Federal pierhead line cannot be relocated to mitigate lost water space caused by
the walkway layout, a cost range of between $1,000,000 to $3,000,000 may become an
additional project factor. - •
CASH 8 ASSOCIATES 3
Manner's Mile Waterfront Walkway Feasibility Study (G3548)
City of Newport Beach, Public Works Department
•Other potential project cost impacts may include business interruptions, severance damages,
temporary construction period impacts, and other potential related costs and damages were not
a focus of this report, but should be investigated further, if this project proceeds. Conversely,
potential benefits of the walkway that may include extinguishment of public easements that
could revert back to the individual property ownerships, as well as potentially enhanced
business environments, were not factored into this study.
Based on our understanding of the funding for this project, it is not the intent of the City of
Newport Beach to have the impacted private property owners along the Mariner's Mile
alignment pay for the improvements associated with this walkway. Funding would be generated
through various public mechanisms and possibly augmented by private contribution.
C. STUDY PROCEDURE AND WORK PLAN
The procedure for this study was as follows:
1. Meet with City officials to determine project goals and discuss project challenges.
2. Determine property ownership. A formal title report process was not part of the
project scope; therefore, ownership listings were obtained through various City
inquiries and field discussions with property managers and owners.
• 3. Project Notification to Property Owners: Several notifications were sent to
property owners and managers regarding the nature of the study, and scheduling
meetings with each property owner and/or representative to discuss the specifics
of each property.
4. Aerial photographs, field surveying/dimensioning and still photographs were
utilized to establish a baseline for the various layouts and options.
5. Pathway concepts were developed for each property. In some cases, two to
three alternative concepts were developed for consideration, due to special
issues and challenges.
6. Meetings were scheduled with each property owner and/or property manager.
Program goals and pathway concepts were presented, and comments were
received from each property representative. A letter was requested from. each
property owner stating support or opposition, as well as any specific issues or
concerns that represented the owner's specific circumstance.
7. Conceptual Walkway Development Plans were revised based on further
development and information obtained at these meetings.
8. Construction cost estimates were prepared for each site. Land/water acquisition
• costs were also evaluated and quantified by initiating a study of recent property
sales. Other potential project costs have been listed in this report, but have not
been quantified and would be subject to further study in a subsequent project
phase.
CASH & ASSOCIATES 4
Manners Mile Waterfront
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9. This report was assembled from all the communications, studies and documents •
developed during the course of this study.
D. WALKWAY DEVELOPMENT PLANS
The existing, proposed and alternative conceptual development plans for each parcel are
provided in Section 1 of the Appendix. An aerial photograph of the walkway extent has been
provided in Fig. is that follows, with various easements and Federal bulkhead and pierhead
limit lines noted. The Mariner's Mile project has been divided into six (6) "zones", as presented
in Fig. I b that follows, and in Section 1 of the Appendix. There is no special significance to the
organization of the six zones other than for purposes of presentation and consolidation, to
clearly illustrate the properties at a reasonable drawing scale. Each parcel along the pathway is
illustrated in Section 1 noting both the existing conditions as well as the proposed walkway
plans. Figs. 2a & 2b that follow, identify the limits of this study.
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Mariners Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, public Works Department
•It should be noted that the Walkway Development plans are not based on discussions with the
City of Newport Beach and would be subject to their ultimate review and approval, as well as
other governing agencies. Based on Design Team's experience with similar projects and a
knowledge of agency concerns, the proposed plans are consistent with accepted policies and it
would be expected that local, state and federal approvals could be obtained. In addition, all
concepts, alternatives, and options for this walkway are the brainchild of the Design Team, and
should not assume that individual property owners or City officials necessarily agree with or
sanction all of the concepts represented in these Walkway Development plans. .
The California Coastal Commission has been contacted, and the general concept of this public
walkway expressed. Based on these discussions, the California Coastal Commission is in
support of this plan, and will review the project in greater detail once it is formally submitted.
Existing pedestrian pathway easements, either horizontal (parallel to the waterfront) or vertical
(perpendicular to the waterfront connecting to Coast Highway), property, federal pierhead and
bulkhead lines are noted on the Walkway Development plans in this report. All easements and
various legal lines must be verified once full Title Reports are authorized.
Various "Walkway Types" are noted in the following Fig 3, representing various cross - sectional
details and concepts for the public walkway. A detailed condition survey of the existing
seawalls, owned by individual property owners, was not an element of the scope of work for this
project. Based on age and the brief observations made during our site walks, most seawalls will
• require structural rehabilitation and/or replacement in the coming years and could experience
damage during a major localized seismic event. Based on uncertainties regarding seawall
condition, we have selected "Type I" from Fig 3 as the over - the -water walkway. This walkway
type does not rely on support offered by the existing seawalls. All project costing is based on
the Type I walkway, where the walkway route is over the water.
E
Fagade Improvements: The introduction of this new pedestrian walkway along the waterfront
will expose the public to portions of existing properties that previously were not subject to public
view. Improvements would be necessary to rear and side yard areas, screening of utilities and
trash enclosures and improvements to wall finishes, landscaping, etc, to provide a durable and
aesthetic walkway.
CASH & ASSOCIATES 10
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Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
0 ZONE 1
The east edge of the Newport Blvd Bridge over the Newport Blvd Channel defines the westerly
boundary limits of the Mariners Mile study area. Zone 1 is composed of the multi -story 3333
Coast Highway commercial building, marina and parking lot, owned by Golden Shores. This
property already has both vertical and horizontal easements established from previous capital
project improvements. The majority of boardwalk along this waterfront in this zone is 10 feet
wide, with isolated locations narrowing to 5 feet wide due to the installations of the
Harbormaster office and a gangway approach ramp. In general, the existing walkway width
appears adequate.
Site improvements to support the walkway project would include relocating a stair and an ADA
chair lift alongside the multi -story building, and providing a cantilevered sidewalk extending over
the adjacent property line along the Villa Nova Restaurant. General upgrades to pavement,
sidewalks, railings, lighting and landscaping would also be part of the overall plan.
ZONE 2
Zone 2 includes Villa Nova Restaurant, The Towers, and Mariners Mile commercial building.
Villa Nova Restaurant: The pathway across this property is planned to run over the water, as
the building is located over the water's edge on piles. A 6 to 8 foot wider pile - supported
walkway is proposed to connect from the 3333 Coast Highway property to the adjacent The
• Towers interface. This pathway would impact the existing docks and gangway access,
resulting in a loss of slip rental, unless pierhead lines.can be relocated channelward.
The Villa Nova ownership requested this planned walkway not be located directly against the
existing building frontage and include a clearance space, providing a more comfortable
atmosphere for restaurant patrons. It was also requested to lower the walking path, if possible,
so as not to limit views of customers seated and dining in the restaurant.
The Towers: The pathway across this property is proposed to be located through and beneath
the waterside Tower. It is proposed that the pathway be supported from the existing concrete
pile -cap girders spanning the Tower support columns and supporting the floors above. The
additional weight of the walkway is considered negligible in comparison to the weight currently
being supported by the foundation of the building, but this would need to be verified by a
structural engineer at a later date.
The pathway would impact the existing docks resulting in a loss of berthing area, unless
pierhead lines can be relocated channelward. The walkway width is proposed to be between 6
to 8 feet wide.
Mariner's Mile Building: The building already has a waterfront walkway easement that serves
only this parcel. This walkway is located approximately 3' -6° below the top of seawall. At high
• tides, the walking surface is below the harbor water level, and the seawall is required to prevent
water from flooding the office space of the first floor.
CASH 6 ASSOCIATES 12
Manners Mile Waterfront
Public Works Department
Utilizing the existing pathway and easement in any new proposal provides two challenges at the •
two far ends of the property. In particular, if the existing easement were a part of the new
walkway, it would be necessary to create a ramp over the existing bulkhead at the west end of
the property and ramp down to the existing walkway easement. Obtaining headroom beneath
the overhang for this route would require great expense and would alter the building and
support of upper floors. A similar challenge exists on the east end of the property. Due to these
conditions, an independent walkway located channelward from the seawall is proposed. This
walkway is proposed to be 6 to 8 feet wide.
Due to the approximate 3.5 to 4.0 foot elevation differential between these two parallel
walkways, we would not suggest a lateral connection, thus making both walkways independent
from one another.
This over- the -water pathway will impact the existing docks resulting in a loss of slip rental,
unless the pierhead line can be relocated channelward.
Zone 3 includes The Waterfront commercial building, the Chart House and related office
building, Billy's Restaurant, the Rusty Pelican Restaurant, and Larson's Shipyard and
related office buildings. Pathway widths are suggested to be between 6 to 8 feet, unless noted
otherwise.
The WaterFront: The Waterfront commercial building currently has an approximate 10 foot •
pedestrian walkway across the frontage of the property, and little other work is deemed
necessary. An ADA- compliant ramp is required to replace the existing stair interface, between
The Waterfront and building to the east that includes the Chart House restaurant.
Chart House: The Chart House Restaurant property also has an existing walkway that requires
cosmetic upgrade. This walkway narrows in spots to a little over 5 feet in width, due to columns
that support the upper floors and roof. Widening this walkway beyond it's current width would
require relocation of the marina, and would still include restrictions at the columns that support
the upper floor and root. Due to these conditions, we are not suggesting a widening of this
walkway.
Billy's: Billy's Restaurant has an existing walkway approximately 7 feet in width, that requires
some remedial concrete repair. At the interface between Billy's and the Rusty Pelican, a new
ADA ramp will be required to accommodate the change in elevation between these two
properties.
Rusty Pelican: An elevated over - the -water walkway is required, and is suggested to be
incorporated as part of the existing structure and deck within the alignment of the proposed
walkway. This proposed walkway could be incorporated with the tenant's desire to create a
narrow patio area with outdoor seating. The existing deck requires structural upgrade and is
currently used as a platform for washing the frontage windows. The existing gangway leading •
down to the docks must be relocated, and this proposal would result in a loss of water space to
the marina, if the pierhead line can not be moved channelward.
GASH & ASSOCIATES 13
Manner's Mile Waterfront Walkway FeaslbiW Study (C -3548)
City of Newport Beach, Public Works Department
•A major challenge associated with this property is the boat yard to the east. The waterfront
walkway proposal at this interface will require a bridge. Many different types of bridges could be
designed for this site, but a hydraulic lift bridge hinged on the Rusty Pelican side of the water
space property is currently being represented in this report as a feasible concept. There
appears to be sufficient water and land space between the restaurant and the property line to
develop all foundations and hydraulic equipment necessary for a bridge or this type.
•
•
Bridge operation would be controlled by Larson Shipyard personnel, with appropriate pedestrian
safety gates, electronic signage, and secondary landside access to bypass the bridge path,
when the bridge is up and the public desires to pass. Similar pedestrian bridges exist along the
waterfront in other locations in the United States and can become another point of interest for
the public. An architectural theme for this bridge should be developed and incorporated into the
design. Fig. 4 illustrates the basic concept of this hydraulic bridge, for reference.
Larson's Shipyard: The bridge from the Rusty Pelican site would terminate at a new pile -
supported girder along the face of the piled- supported office building. An existing walking deck
(8 to 9 feet in width) is in place along the waterfront of this office building and is being proposed
to be the continuation of the Mariner's Mile pathway. Along the eastern face of the office
building, a new pile- supported walkway is required over the water (6 to 8 feet in width), as the
building is located on the seawall's edge. This walkway will eliminate dock space and will result
in a loss of revenue, unless the pierhead line can be relocated channelward.
CASH & ASSOCIATES 14
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Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
•
ZONE
Zone 4 includes the following facilities: Port Calypso/Marina Properties, Joe's Crab Shack
Restaurant, Josh Slocums Restaurant, the Wig Shop /Residences, South Shore Yacht Club,
Bayport Yacht, and the Hornblower Cruises office complex.
Port Calypso/Marina Properties: The frontage along the walkway of the Port Calypso property
is composed of a parking lot. Although a landside walkway is feasible, it would eliminate
several parking spaces and is considered undesirable. Therefore, a short section of landside
walkway, along with a pile- supported walkway over the water is proposed. The over - the -water
walkway may impact the existing docks, and result in some loss of revenue, unless pierhead
lines can be relocated channelward.
Joe's Crab Shack: The Joe's Crab Shack Restaurant property has no existing access around
the channelside face of the complex, since the building is located directly adjacent to the
seawall. The west face of the building has a narrow walkway, steps and a platform that serves
one exit doorway. A narrow 4 foot walkway exists on east side of the building and could be
incorporated into the public walkway. Due to these conditions, a new 6 to 8 foot wide pile -
supported walkway is proposed on the west and south faces of the building. This independent
walkway will impact the dock system revenue, unless the pierhead line can be relocated
channelward.
. Josh Slocums: This restaurant is supported by an existing gravity seawall and no waterfront
space exists for a walkway. A new 6 to 8 foot wide pile- supported walkway is proposed to be
located adjacent to the existing seawall. This walkway may impact the existing docks, and
result in some loss of revenue, unless pierhead lines can be relocated channelward.
Wig Shop/ Rear Residences: It is proposed that the over - the -water walkway extend across
this property, as well, so as not to interfere with the existing landside property open spaces.
This walkway may impact the existing docks, and result in some loss of revenue, unless
pierhead lines can be relocated channelward.
South Shore Yacht Club: It is recommended that the new walkway return onto existing paved
surfaces along the frontage of the South Shore Yacht Club. It is proposed that this walkway be
approximately 6 foot wide. If the existing boat hoists are removed or relocated or the use of this
property were to change, this walkway could be widened to 8 to 10 feet.
Bayport Yacht: It is recommended that the new walkway continue on land behind the seawall,
as is proposed for the South Shore Yacht Club. Slight impacts to the parking lot would be
required for this orientation, but no loss in parking stalls is anticipated.
Pedigree Marine Inc.: This property contains a boat yard and utilizes a travel lift. This
represents a challenging condition for the public walkway and must be carefully planned and
• managed. The proposed concept includes a series of fences and rolling gates that prevent the
public from wandering outside of the pathway limits, and closes access to the public walkway
during operations of the travel lift. Operation of the gates would be managed by boat yard
personnel. Creating this walkway will reduce the current size of the maintenance yard and will
CASH 8 ASSOCIATES 16
Mariners MYe Waterfront
impact boat yard operations and revenue. Risks and liabilities relating to public and commercial •
use of these common open spaces must be further discussed and reconciled.
Homblower Cruises: The Homblower Cruise property has an existing walkway along the
waterfront approximately 6 to 8 feet in width. A wall that divides the Homblower area with the
adjacent property must be removed to create a continuous pathway. A stair that serves the
second level of one of the buildings must be relocated to provide the proper width needed for
the walkway. The relocation of this stairway may be problematic, due to City Planning
Department requirements for view corridors and open space.
ZONE 5
Zone 5 includes the following facilities: Windows By The Bay, Ardell and Duffy Boats.
Windows By The Bay: This property currently has a waterfront walkway of approximately 7
feet in width, that meets the requirements of this project. A portion of the walkway extends
beneath the overhang of the existing building. It is understood that potential plans for the
redevelopment of this property may be in conflict with City desires of providing a public walkway
across this property.
Ardell Properties: This property currently has a waterfront walkway that meets the
requirements of this project. At the south end of the property, the walkway must be built over
the water in order to traverse around an existing building that is built over and beyond the •
bulkhead. It is proposed that the block wall that divides the Ardell Property from the Duffy Boats
site be removed to provide a continuous walkway. It is understood that potential plans for the
redevelopment of this property may be in conflict with providing a public walkway across the
property.
Duffy Boats: This property is particularly challenging due to the heavy use of the landside
operations that includes boat sales and boat maintenance, including frequent boat launches
using a modified forklift. The maintenance yard is quite small and congested with boats staged
for repair, and any land -based walkway would severely impact existing operations.
The proposed concept presents an independent waterside walkway, with a new boat jib crane
and hoist to launch and retrieve boats. Various risks and liabilities are associated with the
common public and commercial use of this property, requiring additional discussion and dialog.
Zone 6 includes the Boy Scout Base, and the Orange Coast College Sailing Base.
Boy Scout Base: The Boy Scout Base facility is currently under reconstruction. A public
walkway along the waterfront is a project component of the design, and a reduced copy of the
site work plan is included in this report for reference. No additional work is necessary for this •
property.
CASH & ASSOCIATES 17
Mariner's Mile Waterfront Walkway
of Newport Beach, Public Works Department
•Orange Coast College Sailing Base: This facility currently has a waterfront walkway that
. meets the requirements of this program. Some upgrading of the pavement finish would be
required.
Orange Coast College Sailing Base represents the westerly limit of the Mariners Mile route and
study area, at which point the public is directed to the sidewalk along PCH to walk further
southbound to a public lateral walkway through the Balboa Bay Club site and to the waterfront.
E. PROJECT IMPACTS, ISSUES AND OBSTACLES
All property owners were contacted as part of this program and meetings were coordinated on-
site with most property owners and/or managers. Property owners not available to meet on -site
were contacted by phone or e-mail, and comments were received. The following is a summary
of the impacts, issues and comments received from the various owners along the proposed
walkway, as well as those issues perceived by our Design Team. Refer to the Appendix section
for letters received from various property owners that address specific project concerns in
writing.
GENERAL: Some owners supported the concept of a walkway, but generally had reservations
about specific areas of concern. Some owners looked at the public walkway as an opportunity
to enhance current operations and provide greater visibility. Some owners were very opposed
to a public walkway and fell this was an invasion of their property rights and/or future
• development plans.
• Walkway Usage: A general skepticism was voiced that this walkway may be built at high
expense with associated risks and property operational constraints, and public usage may
not be as high as expected. Some owners compared this proposed walkway to the Lido
Village public walkway in Newport Beach, where the pathway meanders along businesses
and restaurants. Although there were perceived benefits to restaurant and yacht broker
businesses, controlled access to floating docks was a concern of most respondents.
• Parking: Parking was an issue with many of the property owners contacted. Increased
public usage of the waterfront would require additional parking. People visiting the
waterfront may spend more time on the waterfront, and thus parking durations would
increase.
• Loss of Water Space: Where the proposed walkway extends over the water, a loss of
water space would occur and the dock revenue would be impacted. Property owners would
expect long -term reimbursement of any lost revenue due to this condition.
Federal Pierhead Line Extensions: Cash & Associates has investigated the possibility of
extending the existing federal pierhead line as part of this project. Although only informal
discussions have taken place to this point with Federal agencies, it is believed to be feasible
• to extend the existing pierhead lines by some modest amount. Studies will be required
regarding navigation and the planned channel width as well as the Federal dredging limits
and conditions. If deemed appropriate by all agencies, the pierhead line could be extended
channelward, thus providing the needed additional water space for Mariner's Mile berthing
CASH & ASSOCIATES 18
Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
requirements. Pierhead line realignment will take time due to the required studies and •
associated approvals, with estimates between 3 to 10 years to obtain ultimate approval,
depending on the nature and extent of the pierhead line relocation.
If extension of the pierhead line is desired, it is recommended that studies be commissioned
by the City of Newport Beach as soon as possible, since Federal and County approvals can
take several years to obtain. Cash & Associates is in the process of preparing a listing of
potential requirements and effort duration for obtaining the permits.
• Loss of Landside Property: The walkway proposals relate to a loss of property, unless
easements already exist, and monetary reimbursement for this property is expected.
Various types of property ownership exists along the waterfront of the Mariner's Mile strip.
Some ownerships involve City and County Tidelands, others are owned by the State of
California, while others are privately owned. For the purposes of this study, these varied
ownership conditions are ignored, and not made part of the analysis. In addition, for the
purposes of this study, it is assumed that land will be acquired from each property owner at
market value. It should also be understood that establishing the market value of waterfront
property is not an exact science and is subject to formal negotiations between the City of
Newport Beach and the individual property owners.
• Business Interruption/s: If disruption to existing uses or operations are involved as part of
the development or during the construction process, several property owners voiced their
concerns that some sort of reimbursement for this disruption be included in any settlement. is
• Security and Safety: The security of property, both landside and waterside was a concern
of many. Gates would be required with locking hardware to prevent the public from walking
on the docks or into commercial property uses. Various owners inquired as to how the City
would monitor and provide security for this walkway; i.e., guards and/or camera surveillance.
Along buildings, a walkway buffer space was requested by restaurant owners, so seated
restaurant patrons have a more comfortable dining experience. Lighting for the pathway
was an issue of concern, as well. It was recommended that decorative pole- mounted
lighting be provided and maintained by the City of Newport Beach.
• Special Events: During the Christmas Boat Parade, several restaurant owners voiced a
concern about the public congregating along the pathway, limiting the view of the parade by
customers. A desire to "lower" the walkway and provide some separation between the
walkway and the face of building, was expressed.
• Noise: It was noted that a public walkway and related uses; i.e., patio dining, may impact
residential concerns across the channel on Lido Isle, in regards to noise. It was generally
felt that noise could be minimized by management of the space within acceptable levels.
• Maintenance of Public Walkway: Many owners were concerned about the maintenance of
the walkway. There is a perception that additional trash will be generated due to public •
access to the water's edge, both landside and waterside. Property owners do not want this
additional responsibility and cost associated with maintenance of the walkway.
CASH & ASSOCIATES 19
Mariners Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
• • Walkway Links: Links for public access to Lido Village and the Balboa Bay Club were
voiced. It was felt that these links would insure a higher usage and success of the walkway.
It was noted that a public access easement already exists across the frontage of the Balboa
Bay Club.
• Cost of Construction: Several property owners voiced a concern that the proposed walkway
would be very expensive and wanted the City's assurance that they would not be the source
of funding. In addition, costs associated with potential lighting of the walkway, including cost
and location for transformers, utility trenches and distribution, maintenance, and pathway
upkeep must be addressed.
• Walkway Liabilities and Damage: It is anticipated that public access along existing
properties will result in higher risks and exposure, as this relates to the potential of property
damage, personal injury, fire and theft. Individual property insurance policies are expected
to be impacted. In addition, during construction of any new walkway, damage could occur to
existing structures, including the seawalls. These costs and risks are expected to be
assumed by the City of Newport Beach or Others, and not the various property owners.
• Public Restrooms: It was noted that a public walkway would require public restrooms.
Property owners do not want existing building facilities to be used for public restrooms, due
to the increased liabilities and maintenance costs.
• • Severance Damages: Some owners voiced their concern that a public walkway would
negatively impact the value, use and marketability of remaining property, resulting in
severance damages.
It is not within the scope of work for this Report to solve all specific issues or to address
valid concerns Identified by the City of Newport Beach, Cash & Associates, and/or voiced
by property owners. It is the Intent of this Report to present all issues of concern for
assessment and discussion by the City of Newport Beach City Council, property owners,
and the community. All of these issues can be addressed, If contracted to do so in the
future.
F. COST ASSESSMENTS
The walkway cost estimate includes the following general elements, although not every parcel
requires each item noted:
1. Pavement upgrades including new surfacing.
2. Building side yard beautification.
3. New waterside railings, gates and transition plates, where access to docks are
required.
• 4. New elevated walkway consisting of concrete piles and deck.
CASH & ASSOCIATES 20
Manner's Mile Waterfront Walkway Feasibility Study (0-3548)
City of Newpon Beach, Public Works Department
5. Standard walkway signage and special electronic signage coupled to boat •
launching operations, where applicable.
6. Retrofitted stairs and ramps to meet ADA compliance requirements.
7. Relocation and extension of floating docks, where required, including guide piles.
8. Walkway fixtures such as benches, landscaping and lighting.
9. Lift bridge alongside the Rusty Pelican Restaurant.
10. New boat lift at Duffy's Electric Boat facility.
Construction costing data is based on estimated prices for the 1� quarter, 2004. Costing has
been presented in unit pricing terms; i.e., costs per square foot or linear foot, where appropriate.
Costs for items such as walkway surfacing, landscaping, and architectural barrier railings can
vary greatly depending on the nature of the design and materials selected.
Based on the estimates prepared, and the uncertainties of the plan at this early stage, the
project costing has been bracketed by providing a cost range, from 20% lower to 40% higher
than the estimate sheets provided in the Appendix. The estimate for this project would be
further refined at each subsequent stage of design, and as more guidance and detail is
established.
1. Construction Cost Range: $3,000,000 and $5,000,000 •
2. Soft Costs (Design & Project Contingency): $ 750,000 and $1,250,000
3. Land Acquisition. $2,500,000 to $4,000,000
4. Pierhed line extension: $ 150,000 to $ 500,000
These estimates assume that the majority of lost water space can be recreated by extending the
pierhead line further into the channel, thus not impacting property owner water space revenue
over the long-term. If the Federal pierhead line cannot be relocated to mitigate lost water
space caused by the walkway layout, water space purchases totaling $1,000,000 to $3,000,000 I
may be needed.
This project will require an environmental impact study and/or report. Environmental costs
associated with EIR mitigation concerns have not been budgeted in the pricing above, as yet.
Environmental concerns may include traffic, parking, noise abatement, inter -tidal mudflats
environmental concerns, and channel navigation.
As previously noted, other potential costs and damages are not made part of this evaluation.
See the Appendix for the Market Value evaluation used for assessing property acquisition costs.
•
CASH & ASSOCIA TES 21
•
L J
•
Mariner's Mile Waterfront Walkway Feasibility Study (C -3548)
City of Newport Beach, Public Works Department
Cash & Associates appreciates the opportunity to assist the City of Newport Beach with this
exciting project. It is our hope that this report provides valuable information and enables the
City of Newport Beach to objectively assess the potential issues and costs and make the
appropriate decisions.
We would also like to express our appreciation to all the property owners that took time to meet
with us and express their opinions about this proposal.
Cash & Associates is available to answer any questions or provide additional information and/or
study, if so desired.
Very truly yours,
Randy H. Mason, P.E.
President
CASH & ASSOCIATES
Engineering and Architecture
CASH & ASSOCIATES 22
Date: March 12, 2004
Harbor Resources Division
Memorandum
To: Lloyd Dalton, Principal Civil Engineer, Public Works Department
From: Tom Rossmiller, Manager Harbor Resources Department
Subject: Comments on Mariners Mile Waterfront Walkway Feasibility Study
Following is a compilation of comments from the Newport Beach Harbor
Commission. I have paraphrased many of the comments in order to provide a
more concise listing of their concerns. Also attached are the comments in their
original format.
The Feasibility Study should provide a more detailed definition of
the goals and objectives of the proposed project such as:
• Allow greater public access to the Waterfront of Newport
Harbor, thereby increasing the public's awareness of the
harbors marine oriented activities;
• Enhance the exposure of the public to the retail /marine
elements of Mariners Mile, i.e. boat brokers and charter
companies;
• Create a friendlier waterfront atmosphere in Newport Beach. In
addition to a public walkway, consider amenities such as
provisions for public guest docks.
The Feasibility Study should provide a listing of potential
physical and economic benefits:
• Improved occupancy of existing "dead" and underutilized
commercial water frontages seen along some of this high value
property;
• Achieving the (underutilized) existing potential for outdoor
waterfront dining at multiple levels of all of the waterfront
restaurants;
0
is
•
• • Higher visibility for yacht sales, charter, brokerage and boat
rentals through increased foot traffic and accessibility drawn by
these and other uses;
• Reduced lot -to -lot local car trips by residents and visitors to
multiple uses along the waterfront, thus reducing overall local
traffic on PCH in this congested area;
• Additional fire and police access and visibility;
• Use of the water area for portions of the walkway not
achievable on land;
• Use of the existing underutilized portions of waterfront walkway
and access easements which were constructed in the past, but
are "dead- ended ";
• Creating links to the other side of PCH with bridges, walks, etc.
• The Feasibility Study should also consider other factors:
•
Newport Beach already provides a tremendous opportunity for
viewing the water and "going to the water's edge ". The study
should recognize that this project is part of a larger effort to
provide waterfront access to the extent feasible throughout the
harbor;
•
A market study is needed to show the usage that the walkway
will likely get, who the user group is and what the resultant
•
business gains and /or losses might be.
o
Accommodating the security needs and controlled access
related to the boatyards and rental boat dry storage /launch by
walk - arounds or other simple means where needed (avoid
expensive bridges, etc.);
•
Meeting the overwhelming parking needs of the existing
commercial and visitor - serving uses, as well as future walkway
visitors through new parking structures and an overall parking
plan;
•
Expanding the water area available for berthing reconfiguration
to meet fire code, design standards, market demand, etc. by
extending the pierhead line, or by granting exceptions for
moving docks for reasons of fire safety, navigational safety and
public access /ADA;
•
Encouraging renovation of waterfront uses to take advantage
of the presence of a waterfront walkway, and to redesign to
accommodate and create new security, views, and expanded
sales /revenue areas;
•
Creation of a Mariners' Mile "sense of place" linked visually,
economically, and physically to the water by a waterfront/to-the -
water pedestrian network rather than as parallel car - oriented
is
commercial strips oriented to PCH;
• Creation of expanded parking capacity/accessibility through the
creative design and construction of at least two parking •
structures on the inland side of PCH with planted /open space
/viewing roof decks to serve as an attractive foreground view for
the residences on the bluffs above, with commercial uses on
the ground level;
• Linkage of uses and parking areas on both sides of PCH by two
or more pedestrian bridges crossing from the parking structures
to the waterfront side of PCH, and serving as visual "gateways"
defining Mariner's Mile;
• Creation of a comprehensive docking facility reconfiguration
master plan for the entire length of Mariners' Mile;
• While initially appearing overwhelming, the cost estimates are
appropriately /necessarily conservative and overstated at this
point in the process, but they tend to so discourage the casual
reader in that they artificially constrain further consideration of
the idea;
• To reduce potential costs a number of these areas could be
served by a floating walkway rather than by adjustments to their
existing structures or land areas. This would also reduce the
visual blockage of concern to some restaurants, and provide a
variety of experiences for people along the length of the
walkway (above /adjacent to the water; on the water, etc.); •
• This proposed project needs strong, articulate, continuing,
patient and creative political sponsorship and leadership by the
elected representatives;
• The private sector, particularly the Mariners' Mile business
groups and Chamber of Commerce need to weigh in
constructively on the general concept of this project;
• How the intent, results and future follow -on of this study are
described, by whom and in what forums will determine if there is
any future to this idea.
is
Ss2-
DICK'S DOCK LLC
668 N. COAST Hwy. #193 LAGUNA BEACH, CA 92651 PHONE/ FAX: (949) 497 -2487
January 12, 2004
VIA DIRECT MESSENGER
City Council
City of Newport Beach
3300 Newport BI.
Newport Beach, CA 92663
Re: Proposed Mariner's Mile bayside walkway
Ladies and Gentlemen:
Dick's Dock, LLC is the owner of the property on which the Rusty Pelican restaurant is
located. We rent the land and building to Rusty Pelican restaurant. We also operate
the marina on the bay side of the restaurant. As owner of the land and building and the
marina, we have a keen interest learning how the proposed bayside walk will affect our
interests. We expect that our marina tenants and the restaurant will have a similar
interest and that you may hear from them also.
We are writing to respond to your request for comments about the proposed bayside
walkway. Although we understand the concept has been under discussion for many
years, the idea is new to us. We and our neighbors have made inquiries seeking
specific information about the project and have learned that there is little that is definite
and few particulars are available to us. Therefore, it is difficult to give you completely
focused comments.
Nevertheless, we offer you our initial thoughts and questions in this letter. After we
receive more information about the proposed project, we will doubtless have more
thoughts and questions.
This project appears to be somewhat analogous to the City seeking to build a new
public pier at the beach. We are told that the City thinks a walkway would enhance
"public access" to the bayside, and that is a good thing, just like a pier gives increased
niihlin —A in n —.l 4L.;— TL - IL....... I:L_ _ :_ _1..: ........ ._i__�_�.._
DICK'S DOCK LLC
City Council
City of Newport Beach
January 12, 2004
Page 2
who presently live and work along the bayside. And we want to know how the City
plans to cope with and provide public services for all these new visitors.
In general, we have questions and comments about impacts on the existing marina
tenants and our tenant, the Rusty Pelican restaurant. We know that if there are adverse
impacts on our marina tenants and our restaurant tenant, they will not be pleased. We
also know that if there are adverse impacts on our tenants, those impacts will have a
negative economic impact on Dick's Dock, LLC. We want to know how the City plans to
reduce or prevent all of the negative impacts.
1. There are only a limited number of parking spaces on our property serving
restaurant patrons and the people who visit their boats in the marina. There are
no extra spaces for new visitors who wish to stop in and go for a stroll along the
bayside. The City presently provides extensive parking facilities to serve visitors
to its piers. If the City requires this walkway which will attract many people like a
pier does, how will the City provide parking for these who are not restaurant
patrons or marina tenants and visitors?
2. A concern unrelated to the City's obligation to provide parking for people that its
new project attracts to the area is the problem the marina tenants and the
restaurant operator will have in keeping those visitors from using parking spaces
on their private property intended for marina tenants and restaurant patrons.
What will the City do to prevent the adverse impacts of this parking problem?
3. An attraction like this will require services for the new visitors, such as restrooms,
drinking fountains, trash containers, maintenance and cleanup. What will the
City do to assure that there are adequate facilities, trash services, maintenance
and cleanup so that adjacent residents and businesses are not burdened with
this effort and expense?
4. Piers and beaches are closed at night, and are not available to the public after
closing. However, the restaurants along the walkway remain open until early
DICK'S DOCK LLC
City Council
City of Newport Beach
January 12, 2004
Page 3
round - the -clock attraction? What will the City do to assure that the lighting and
activities on the walkway do not disturb the peace and quiet of marina tenants?
5. During the holiday boat parade, this area fills with visitors to the restaurants who
enjoy the parade. There is hardly sufficient parking to handle those patrons of
the existing businesses. How will the City deal with the additional traffic
congestion caused by the extra non - restaurant patron visitors who wish to view
the parade from the walkway? How will the City provide parking for these extra
visitors?
6. During the holiday boat parade, the partially completed walkway areas in front of
the restaurants are currently used almost exclusively by restaurant patrons.
Virtually no other visitors go there because they aren't attracted there, no
completed walkway exists, and of course, no parking is available. There surely
will be an influx of non - restaurant patrons if a walkway is completed. What will
the city do to prevent these new visitors from clogging the walkway in front of
restaurants so that restaurant patrons can't see the parade and will be
discouraged from visiting the restaurants?
7. Completing the walkway improvements and connecting its various parts will
require extensive new construction, remodeling, removal and relocation of
bulkheads, walls, marina facilities, code compliance such as ADA, and other
dislocations and improvements. Are we correct in assuming that, since this project
is required by the City, the City will pay for this work and accept the liabilities
associated with it? If the City won't pay for this, who will? If the City will pay for
this, where will the money come from?
8. We suspect we have touched on only a few of the impacts that will result from
completing a walkway along the bay. There are probably many more impacts
that we have not thought about, but which must be considered. A project of this
magnitude surely requires a complete environmental impact report so all of those
affected can understand the physical, environmental, economic and other
DICK'S DOCK LLC
City Council
City of Newport Beach
January 12, 2004
Page 4
We appreciate the opportunity to begin discussions about the proposed walkway. We
will have more questions and comments as we obtain answers to the questions in this
letter and as we gain more understanding of the proposal.
Dick's Dock, LLC
i � Y
i�
By.
David VVinckler, Owner & Manager
cc: Homer Bludau, City Manager
Lloyd Dalton, PE — Public Works Dept.
Randy Mason, Project Manager — Cash & Associates
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Goals
• Technical Feasibility
• Potential Hard &Soft Costs
• Property Owner Response
• Project Challenges
Executive Summary
• Walkway is Technically Feasible
• Property Owner Resistance /Support
• Project Cost Estimate
— Construction Cost: 3.0 to 5.0 mil dirs
— Land Acquistition:
2.5
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— Soft Costs /Conting:
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— Water Acquisition:
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Total Range: 7.25 to 13.25 mil dirs
Development Comi3on
• Pavement upgrade
• Building /Sideyard Beautification
• Railings and gates
• Land & Waterside walkways
• Landscaping, Benches, Signage
• Pole- mounted area lighting
• Stairs and ramps
• Dock relocations
• Lift Bridge & Equipment
Stud
Limitations
• Title Reports
• Soft cost analysis: bus, interrupt,
severance damages
• Elevation surveys of walking path
• Coastal Commission Input
EASEMENT OVERVIEW
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EX. LANDING FOR
`DOORWAY X. PILES
EX,
\GANGWAY–
EXISTING,,
-SEAWALL
o-
EXISTING
SEAWALL
EXISTING
VILLA NOVA
-1.
PIERHEAD UME
anir kpv
DOCK AN
I
jo
RE20RIENTED
GMGWAY-
PROPO'Q
LEGEND
EXISTING PUBLIC AC(
PROPOSED PUBLIC A
PROPOSED PUBLIC A
EXISTING BUILDING
R� RELOCATE GANGWA'
SHIFTED FLOATING D
I
50
goo
t.
goo
ej
I
JOB
wa
aft"llft
FLOATING
DOCKS + \ \ \ \ _ PIERNEAD
\ - . �c-
\ gU�
% ELEVATED \
TOWER -EX BLDG PLATFORM `� RE- ORIENTED
BLDG. - \ i COLUMNS'. �\ SYSTEM l `GANGWAYS
i (TYP) ON BLDG
OHARBC R_ - a PILE CAP -t-
a, (.
WATERS . \/• c /' I GANGWAY - ,1 I
CAP IlE ,1 ? _ ... ,';' r 4 F: A X.
_ E �� � 9U, FAD "NE-
GIRDERS GANGWAY
•'+� } ��'` PLATFORM
EX
GANGWAY I 0
EX. PUBLIC ACCESS +
11
:EASEMENT (3-6- BELOW EX LANDING \1 "'•
ITOPOFSEAWALU ." \� 'i "h `.; FOR DOORWAY .`'t EXISTING
SEAWALL ,
+ - EXISTING
SEAWALL c
w
EXISTING PROPOE.
LEGEND:
... EXISTING PUBLIC ACC
PROPOSED PUBLIC AC
PROPOSED PUBLIC AC
EXISTING BUILDING
THE TOWERS
RELOCATE GANGWAY
"- '- - -- SHIFTED FLOATING D(
TT9'
-i , �-
r.'
idJ10
0
p�
TT12
I
Ar
Arm
I EX. GANGA•AY•E)LCIDw-
L . STAIRS:
O`-CK A$O
{A ST
�';� II Ill A•' .
IL
}1
1�
1
EXISTING
MARINER'S MILE
SHFTEDFLOAnNG
I DOCKS B PILES
r swPTEO
.! I GANGWAY L (•
� M
MARINER'S Ml'
— wtOCATEO 3101
1 STAIR
0� 'I
WIWE
PROPO:
LEGEND
EX FLOATING
EXISTING PUBLIC
DOCKS EXISTING
PROPOSED PUBLIC
% SEAWALL — ;. EX. GANGWAY
–.. \
1 \'
EXISTING BUILDING
�i
RELOCATE GANGW
SHIFTED FLOATING
EX PEOESTR"
EASEMENT (F0
I
BELOW TOP OF
SEAWALL)
`
MILE
\
Mp,R1NER'S
1�
1
EXISTING
MARINER'S MILE
SHFTEDFLOAnNG
I DOCKS B PILES
r swPTEO
.! I GANGWAY L (•
� M
MARINER'S Ml'
— wtOCATEO 3101
1 STAIR
0� 'I
WIWE
PROPO:
LEGEND
®
EXISTING PUBLIC
PROPOSED PUBLIC
FROPOSED PUBLIC
EXISTING BUILDING
�i
RELOCATE GANGW
SHIFTED FLOATING
A LA
MM5
z
r
R
=�- MM &•
Ab INE
v-
a:
KIM
I
t,
A
15
oft",
ol AOI'�.
A
I
ZONE 6 ZONE 5 ZONE 4
rBUL. INE (-PIER MLINE
4
p
ZONE 3
L-wln
WALKWAY ZONE IDENTIFICATION
COAST HWY
i
Z(
LEGEND
-�- EXIST
ACCE
PROP
EASE
PROP
EASE
EXIST
RELO
REM
SHIFT
rEa"E_ n `W—.
- _ -
�;1�
WSJ.. ,A4 �_.:.,iY�',?'le%•
- _� ✓.'. ., '
Vgl
AM
I.._
. .. I
THE
�.
WATERFRONT ,
i
K
LARSON'S
2901
R_D, RUSTY
SHIPYA_
CHART
--
2701 -2729 + P 2735 N
BILLY'S
HOUSE
j
j
2751 i 2801 1
COAST HWY
i
Z(
LEGEND
-�- EXIST
ACCE
PROP
EASE
PROP
EASE
EXIST
RELO
REM
SHIFT
EXISTING
THE WATERFRONT
PROVIDE
NEW RAMI
EXISTING
rpEmSTRAN
EX
I EASEMENT
EX I I
I I FLOATING I I EWING I
GANGVYAY:
DOCKS
SEAWALL.
'-EX. STAIR
EX
ME
PEDESTRIAN
EASEMENT-
WATERFRONT
29.01
EXISTING
THE WATERFRONT
I.
THE
WATERFF
2901
PROPO!
LEGEND
EXISTING PUBLIC A
PROPOSED PUBLIC
PROPOSED PUBLIC
EXISTING BUILDING
ISM RELOCATE GANGVI
SHIFTED FLOATING
PROVIDE
NEW RAMI
I.
I.
THE
WATERFF
2901
PROPO!
LEGEND
EXISTING PUBLIC A
PROPOSED PUBLIC
PROPOSED PUBLIC
EXISTING BUILDING
ISM RELOCATE GANGVI
SHIFTED FLOATING
ri
TW3
pp
Aw
I FLOATING EXISTING
DOCKS - SEAVYALL- -
-r -
— BUINHFnD I WE
EX. STAIR
EX.
H — ^ ! EX.
GANGW e I ;, ,. 1
PEDESTRIAN
(EASEMENT
w! I CHARTHOUSE
al I
i
1
BILLY'S I
2801 I
0
It
~ w
1
EXISTING
CHARTHOUSE
P ROPO
LEGEND;
N • % /'• EXISTING PUBLIC
PROPOSED PUBLIC
PROPOSED PUBLIC
EXISTING BUILDINC
RELOCATE GANGV
SHIFTED FLOATIN(
LBuvMF DLINE
f
L
•I I %{
,I ^i
ya•tta
1J /t
UPGRADE
CHARTF
PAVING - -• I
' 281
I
aI
L-IL 'S
- 1
P ROPO
LEGEND;
N • % /'• EXISTING PUBLIC
PROPOSED PUBLIC
PROPOSED PUBLIC
EXISTING BUILDINC
RELOCATE GANGV
SHIFTED FLOATIN(
MIT!,
or
'lid
MtTL
EV;,
CH4
in
r.
i or
. -_- -_� •, •'F {� 1, - -
_ • FLOATING L—
DOCKS
I- - . BULKHEAD LINE_._
% GANGWAY EXISTING I
SEAWALL - -• -
I
i � I
EX.
PEDESTRIAN
PEDESTRIAN ` 1
I` EASEMENT
CV I
1
I� I
BILLY'S wl
Z --- w Cn
�
' 2751 0I
°
W'
s Cn � U
Y I
EXISTING
BILLY'S
L_
-_EX
/ GANGWAY
I I1
I I _
I PROVIDE EX.
(' .01 NEW I PEDE
RAMP EASE
1
i
2751
LU wf• /
CD j :•
D v'
PROPO
® LEGEND
N 'i /%• tXISTING PUBLIC ACC'
PROPOSED PUBLIC AC
PROPOSED PUBLIC AC
EXISTING BUILDING
RELOCATE GANGWA
SHIFTED FLOATING C
B6.
lA
9'N
7
rill
-dOW
Imp
61
I 'I OA7NG
DOCKS..
L. • - - - �_�x•. 1 +' GANGWAY! ' \ ,
I
EXISTING DECK
DECK "IC -.
I_ (INCOMPLETE)
RUSTY PELICAN
II
I II I
EX. RAILS —%
�1
I 1 bm
I
=1
aI
LARSON'S-
SHIPYARD
2701;2729
2735 f �I
EX.
PEDESTRIAN — w✓ I m
EASEMENT p�
IL J
Y
EXISTING
RUSTY PELICAN
�.'f ^� �i
.cam `•I
.I
PROVIDE BRIDGE
REBUILD EX
(DRAW HOW SWING.
TELESCOPIC. LIM-7
DECK —�
J
I
s+
EX. RAILS J, 1
,1
LARSON'S_
SHIPYARD
2701_2729
I
1
ym
mil
�I
aI
I
,
i
RUSTY PI
273
PROPO;
® EGEND:
EXISTING PUBLIC
PROPOSED PUBLIC
PROPOSED PUBLIC
EXISTING BUILDIN(
RELOCATE GANGV
SHIFTED FLOATIN(
1 RP2
. •
A..
1 p
cl.d�
w
:xl _ „).'.M•. -� - '52...1, )
1 .
i
r"D
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: �h4
I
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I
•
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LS
IF�
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jo
I
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1
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I t
-
J 71�
EX. RAILS
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I — I
EX.
SEAWALL —'/
I
I ".•. � I ._ I I I
z
I ff 1j
EX. BOAT II II I
REPAIR YAF�D
SHAMROCK I �I I
CARSON'S
2633 I SHIPYARD
�. 27( 1 -2729 I I
L
EXISTING
LARSON'S SHIPYARD
b,J UPGRADE EXISTING DI
1 3
PROV
•1I r �
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SUPPORTED / I
WALKWAY
rIrc
ai
I
SHAMROCK
2633
r -. I
I � I
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I:
I.
i.
I
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TELE:
DRAY
I
I
LARK
SHIPY)
2701 -2
PROPQ
® LEGEND:
EXISTING PUBLIC
PROPOSED PUBLIC
PROPOSED PUBLIC
FXISTING BUILDIN(
RELOCATE GANGV
SHIFTED FLOATIN(
xM
-lf 0' 61uuR0 ------ 3Wf.. - ------------
-xc5 axwnn.
SIQl LM1API @.WE
PUA
"IIAI9N
. ... ... ...
LS2
-i
LS3,
Is i
7;
LS7
LS9
9g
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m Gn
A
ZONE 6 ZONE 5
/- 6u.KHE Unc
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I � I
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WALKWAY ZONE IDENTIFICATION
EXISTING
PEDESTRIAN
E.ASEMENT
I 11
iL
PIERHEAD LINE
0
is
—ji I--
PL
-4,I
CX;SNG CLY40
PPEDESTRIAN
-ISO 1'T�jl ji
EASEMENT 4, JOE'S i(SHAMROCK)
i. BAYPORT A FOR _26D__ 1
(YACHT
SHOP! CRAB
YACHT L�LA�K
HORN- 2507 JOSH!
BLOWER , 2 1 -637
2607
2 IJ 2601
A
CQNST_tlWY
ZC
LEGEND:
EXIST11
ACCEcl
PROPC
EASEN
PROK
EASEIV
EXISTI
RELOC
REWO
SHIM
E
EXISING X DECK
OArgw.AYS
EMrM
DOCKS -
i
�JOIw S CRAB
I SHACK M LARSON'S
AREA SHIPYARD
2607
P.C.M.C. �ROCK
2633
1. - J
EXISTING.
PORT CALYPSO
M_ ARINA PROPERTIES
(SHAMROCK
MRQ CK
PROM
LEGE-N.D.
EXISTING PUBLIC A(
PROPOSED PUBLIC
PROPOSED PUBLIC
EXISTING BUILDING
RELOCATEGANGVV
SHIFTED FLOATING
DOCK & PLES
I
PrEF*f-Q LM
Stif T ED DOCK
C.V4GWAY
JOE'S GRAB
SHACK
-PILL SUPPURTE
2607
u{
WALKWAY
P.C.M.C: SHAM
PROM
LEGE-N.D.
EXISTING PUBLIC A(
PROPOSED PUBLIC
PROPOSED PUBLIC
EXISTING BUILDING
RELOCATEGANGVV
SHIFTED FLOATING
ii�,�pp-�� :mss' .�.- • �'�, L'�r;,�'° 1 ;, ' . �•�
Aft
_ ;-77 1 C
Julml
I All
K {
•; T
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Y
1
FIT ( r• /
•
JOE'S CRAB SHACK
® LEGEND:
EXISTING PU
PROPOSE01
PROPOSEDI
EXISTING BL
_ RELOCATU
SHIFTED 00
- -
- SHIFTED ..
FLGATiNGDOCK,
.I
- PIER"EAD LINE
6 PILES
i
�
I
EXISTING
F
DOCKS.__: .•
._
i
BULKHEAD
'•�
BLLKHEAD,LI
'
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_,
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SEAWALI -
it
EXISTING „
.' '
.t
SEAWALL
Ff�•. •
-
_
.L
-- •-
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_
PLANTER -- -
I:•'
I� EXISTING
I
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PILE SUPPI
!' GANGWAY
T -1 i
EXIST, LANDING®
.I
; .�
j`q WA KwAr
WALKWAY
WALKWAY
.'1- =? -i •
DOOR (ELEVATED) -'
L_
I
L
-EXISTING
JOE'S CRAB
`'i
JOE'S CRA
SHACK
I
SHACK
�I
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2607
�I
'�
l
_
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2607
EXISTING
PROPU
JOE'S CRAB SHACK
® LEGEND:
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PROPOSE01
PROPOSEDI
EXISTING BL
_ RELOCATU
SHIFTED 00
i�
E
JC3 ..�+` . �,
, NO
IN I
. 041
r.
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: � .Ire:; •4 : ' .:: es.:
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I
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J
i ;
t -i4
260
I
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/
I \
. -
.— - _ _-• _ JOE 5 CRAJ1SHA(',H
.I . . _ _
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-
SEAW I-�
1
JOSH
EXISTING
SLOCUMS
2601
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JOSH SLOCUMS
- s�srEO�noArr.c
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i
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I
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r iNIG'EO � i
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AI{RwAl 111
I,
JOS!
EXIST.
SLOCL
t -i4
260
PROPU
® EGENO
EXISTING PUBLIC ACC
PROPOSED PUBLIC A(
PROPOSED PUBLIC A(
EXISTING BUILDING
— RELOCATE GANGWA)
SHIFTED FLOATING D
...
i+Mii •�. •r .. ;.K < nrWiYt w*•. h ��.....! - � Ir
I
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r '
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SEAWALL' I
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SOUTHSHORE WIG SHOP I'• Z�J
I
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EXISTING
SHIFTED
DOCK &PILES -
PIERMEAD LIN° _ `
I I i
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I I I I
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EXISTING 1 I
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ISOUTHSHORE i WIG SHOP
2S0 I c 2547,-
0
WIG SHOP /RESIDENTIAL
PROM"
LEGEND:
EXISTING PUBLIC ACC
PROPOSED PUBLIC Al
PROPOSED PUBLIC Al
EXISTING BUILDING
_ RELOCATE GANGWA'
SHIFTED FLOATING C
fih I T1111 111F
1 14"
I r1r.
',-
F-1
- --
I
/ ! EXISTING
i- - EXISTING
SEAWALL--
i
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SEAWALL
! DOCKS
I }
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U,
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I
L
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C "___II
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i PI
GANGWAY
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I�
f
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EXISTING ,
I
I
PEDESTRIAN
HOISTS
L-
EASEMENT ON LAND - I
i'
Iz II:. IIIJ
i_ -
Iz
! BAYPORT I
I
7
SOUTH S'
,
YAH
z I
UB _•_ '. - I
IBAYPOR.
YACHT L. . • .: (
YACHTYAHT
--
I
II
2521-2537
II " 2521 -2
'L
l._
EXISTING
PROPOE
EGEND
®
EXISTING PUBLIC AC
PROPOSED PUBLIC F
PROPOSED PUBLIC f
SOUTH
SHORE YACHT
CLUB
EXISTING BUILDING
GANGWA
RELOCATE
_ .._...._......._._.... - -.... - -._. -- .... ...._-
. - -.__
SHIFTED FLOATING I
t< .v s
ASIM
N!.Nirl �66f�ii r -
'
W
. 1`'�' "�.`• to .;7"" _ �__ ,alts` �r
F'_ERSEAD •:Yf r,
_ ..
r• ` . .
r'
I
PROPOSED PUBLIC AC
PROPOSED PUBLIC AC
I
1 = ,EXIST'NGI r (EXIST
j
"DOCKS TRAVEL I
.L!FT
I 'EXISTING , I
1
RAILS
N i I
SEAWALL
EmSoNu
1
'BULKHEAD I INE 1
STAIRWAY
- 'I . .. •�,; iT1
,_
I
J
T
1 LIFT
L
I
EXISTING T
,AII I
HORN-
YARD— 1
IL
y -' - E%ISTING� S'
BLOWER
PEDIGREE FENCE
1 2429
i
MARINE INC.
it
fX S *ING
EXISTING
PEDESTRIAN
PEDESTRIAN
FASENENT
EASEMENT
i
I ill BAYPORT
j j
l YACHT I
_
I 2507. I..
I
- - -I--
51DEVIA,K ,
------ '—"
—�-
-
PROPERTY LINE
(-f)AS-. IIWY
EXISTING
BAYPORT YACHT_ ,
PEDIGREE MARINE, INC.
HORNBLOWER
i
I '
I I !I
1
I Ii
{ �ULKFIEAQ SIN§ i i :I
I I
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IGNA
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i SLIDING
RELOCATED GATE —�
sTAUS,V�r -� _ PEDIGREE
i
MARINE IN
jHORN
BLOWER i
2429_
„I ExISrNG I I'I
PEOESaIArJ� '. I
EASENENTI'4]. ! i
PATH ---I
SOEWA,K _
COAST W.Y
PROPO;
I EGFND'.
EXISTING PUBLIC ACC',
®
PROPOSED PUBLIC AC
PROPOSED PUBLIC AC
EXISTING BUILDING
RELOCATE GANGWAY
SHIFTED FLOATING D(
U.0
too
I LJJ 1�.
• �\ "Waft
art
MI•
-, T#7t',
—�_' A
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MR,
will
NI
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t's
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No
CK
ZONE 6
ZONE 5
BVLR11EPp LINE
_!o ;l
ZONE4 ZONE3
WALKWAY ZONE IDENTIFICATION
r". COAST HWY
zc
LEGEND
EXISTII
ACCEf
PROPC
EASEN
PROPC
EASEN
EXISTI
_ RELOC
REWO
SHIFrl
LXiSTING
-- XISTING RROPOSED
ECSMG
GANGWAY-
OOCKS_. WALKWAY
GANGWAY
,1r.
- "i
.
.. j.
- Ezlsrrc
/
DUFFYS
OVER
nLno Lx-. ;
200
HARBOR
I
ViA.L %
WATERS
Y THE - B
ARDELL
BAY
- _ -_
2077-2201
I
2241
r". COAST HWY
zc
LEGEND
EXISTII
ACCEf
PROPC
EASEN
PROPC
EASEN
EXISTI
_ RELOC
REWO
SHIFrl
, I
I
j FXISTING EXISTING
!
LXISTING
GANGWAY
I
I
I
GANGWAY DOCKS PIFRfic AD PINE
_.
ti I
I
I
• ;� — EXISTING I
- SEAWALL BULKHEAD II,NE .. _
- -.- I
r
�E 7C.
i
—. -
•.
_ r -^�
.
ZPROPOSED
BUILDING OVER
j
PEDESTRIAN /
HARBOR WATERS
EASEMENT /
'� I WINDOWS
EXISTING
w Iw
ON AND --j WINDOWS
DJ :z -
BY THE BAY
PEDESTRIANz-
EASEMENT - --
��;
¢
BY THE BAY
is 2241 --
rcI
o a'I
10
2241
o
` — L
PROPERTY LINE
�
PROPERTY LI
COAST HWY
i
COAST HWY
I _
-
EXISTING
PROPOE.
LEGEND:
®
EXISTING PUBLIC ACCE
PROPOSED PUBLIC ACC
i
PROPOSED PUBLIC ACC
WINDOWS BY
THE
BAY
EXISTING UILDING
RELOCATEGANNGWAYC
-_ . -
-
-
-
SHIFTED FLOATING D
m
%VAW
WB4 I
a,
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ZCI
WB7
Ail
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ARDELL YACHT SALES
1
i = _
pIERHEAD LINE
�l
_
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PII F SUPPORTED
PROPOSED
it
! li
WALKWAY
EASEMENT
• — EkST. DOCKS— - - —
I
I
E7(IS'T. GANGWAYS
-
7-
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n
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I
i
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Y
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m
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5-I
LL !
J
ARDELL
o
2077 -2201
I
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EXISTING
ARDELL YACHT SALES
1
i = _
PROPU
LECEND:
-;�i!• EXISTING PUBLIC ACCE
PROPOSED PUBLIC ACI
PROPOSED PUBLIC AG
EXISTING BUILDING
— RELOCATE GANGWAY
SHIFTED FLOATING DO
�l
PII F SUPPORTED
PROPOSED
WALKWAY
EASEMENT
I
LL-
AF
20_
--pl
PROP,—
PROPU
LECEND:
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PROPOSED PUBLIC ACI
PROPOSED PUBLIC AG
EXISTING BUILDING
— RELOCATE GANGWAY
SHIFTED FLOATING DO
alb •,.,w \;v
i
i
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a
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2001
ARDELL
a
DUFFY'S
SHIFTED FLOATING
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PIER4CAD UNE _I
ICII _
h i
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PROPO:
® LEGEND
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PROPOSED PUBLIC A
PROPOSED PUBLIC A
EXISTING BUILDING
— RELOCATE GANGWA`
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it
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ZONE 5
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11 170761
WALKWAY ZONE IDENTIFICATION
EXISTING
EXISTING
EXISTING
SEAWALL
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GANGWAYS -�
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r
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FN0 OF
I'
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BAY CLUB
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I
COAST HWY
PROPOSED
WALKWAY ,
PIERHEAD LINE. _
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BOY 'SCOUTS
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zc
LEGEND
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ACCES
PROPC
EASEM
PROPC
EASEM
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SHIFTE
piq
JL
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EXISTING
BOY SCOUTS
FLQA S
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BLDG
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RECENTLY RECON
LEGEND
EXISTING PUBLIC ACCE
PROPOSED PUBLIC AC(
PROPOSED PUBLIC ACC
EXISTING BUILDING
RELOCATE GANGWAY
SHIFTED FLOATING 00,
P
l
7wl-
wi
a
i
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I
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-
1801
BALBOA PAY
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JOIN COIN TO
APTS
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i
BALBOABAY I.
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BALBOA BAY CLUB
---
LIMITS OF MARINER'S
APTS
MILE STUDY AREA -
j
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I
EXISTING
O
ORANGE COAST COLLEGE
PROPOS
LEGEND
%i. EXISTING PUBLIC ACCEI
PROPOSED PUBLIC ACC
PROPOSED PUBLIC ACC
EXISTING BUILDING
— RELOCATE GANGWAY C
SHIFTED FLOATING DOC
I
' -" - -y
END Or O`G`
WALKWAY
1801
BALBOA PAY
CLUB
JOIN COIN TO
APTS
BALBOA
BAY IX UB PROPERTY UNE _ _
TO PUBLIC ACCESS AT
COASTI
DRIVEWAY ENTRANCE Of - -
BALBOA BAY CLUB
---
LIMITS OF MARINER'S
MILE STUDY AREA -
O
ORANGE COAST COLLEGE
PROPOS
LEGEND
%i. EXISTING PUBLIC ACCEI
PROPOSED PUBLIC ACC
PROPOSED PUBLIC ACC
EXISTING BUILDING
— RELOCATE GANGWAY C
SHIFTED FLOATING DOC
lye °''� ,..1. � � • �1f�A1` � i �.
OT
11 'Will
!x. l ' •r• 1
'sue -C,✓ �•�' ' � !!'n _ ;;,:.
1 .1
1
Imaacts, Issues, ObstZ
• Walkway Useage
• Parking
• Lost Waterspace
• Lost Landside property: Parking or
Commercial use
• Business Interruptions
• View Blockage
• Noise
• Maintenance and support utilities
• Walkway Links
Impacts, Issues, Obstcon
• High Perceived Development Cost
• Walkway Liabilities and Property
Damage
• Seawall Stability Risk
• Public Restrooms
• Severance Damages
• EIR /EIS
Mariner's Mil
Waterfront Wall
Feasibility Stu
(C3548)
City of Newport BE