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HomeMy WebLinkAbout16 - Marina Park Concept PlanCITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item No. 16 October 10, 2006 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Dave Kiff; Assistant City Manager (949) 644 -3002 or dkiff @city.newport- beach.ca.us SUBJECT: Marina Park Concept Plan — Proposal for a Park + Visitor- Serving (Short-Term Stay) Marina ISSUE: Should a proposed Concept Plan for a combined park and visitor - serving marina at Marina Park go forward in the process? 1. Review and discuss a Concept Plan that includes a park and a visitor - serving marina (the "Park + Marina Plan "); and .2. Offer further direction to City Staff as to additional design needed, community outreach, and the next steps in the Plan's development. DISCUSSION: The Marina Park Mobile Home Park ( "MP ") is located on a large City -owned parcel at 1770 West Balboa Boulevard on the Balboa Peninsula between 15th and 18 th Streets. The City acquired the property from Pacific Electric Land Company in 1919. The initial use of the property after purchase was for a City campground. Campers paid $75 /day for waterfront camp areas and $.50 /day for interior spaces. The Park was later renovated in 1955 to a trailer court for 120 trailers. Accommodation of larger mobile homes put the Park at today's capacity of 58 mobile homes. In a series of leases dating back to 1973, the City has consistently informed the mobile home tenants at Marina Park ( "Lessees" or "Tenants ") that MP would be closed and put to another use. In June 2005, the City Council took an action directing City staff to prepare the documents associated with transitioning MP to an interim open space use. On March 14, 2006, the Council approved park closure documents, starting the clock ticking on what is at least a 12 -month process to close MP. In early 2005, the Council formed the City Council/Citizens Committee on Marina Park Planning. The resolution set goals for future use of MP. Via the Resolution, the City Council asked the Committee to: Park + Marina Plan October 90, 2006 Page 2 1. Gather and consider technical information related to the property; 2. Assess the community needs relating to parks, boating, and recreation facilities; 3. Develop a plan for gaining public input on future use of the property; and finally to 4. Develop possible future re -use alternatives for the City Council to consider. The Committee met at least four times between March 2005 and September 2005 in a series of public meetings at Newport Beach City Hall. They heard presentations by eight different groups or persons advocating eight different future use scenarios for Marina Park. At the Committee's final meeting (September 20th, 2005) the Committee voted to forward all eight scenarios to the Council. These are the scenarios (listed in the order in which they were presented to the Committee): 1. Balboa Aquatic Park— From the Newport Beach Harbor Commission. 2. Full -Service Marina Plan — From the Marine Committee of the Chamber of Commence. 3. Passive Park Plan — From the Balboa Peninsula Point Association (BPPA). 4. PB &R Plan — From the Newport Beach Parks, Beaches, and Recreation Commission. 5. Window to the Bay Plan — From the Protect our Parks ( "POP ") organization. 6. Christmas Boat Parade Grandstands Plan — From resident and MP Committee member Craig Rager. 7. Marina Park Cottages on the Bay — From Mike Palitz and Daryl Griff. a. Small Vessel w/Trailer Launch Plan — From harbor user Mark Womble. These proposals were summarized at a Council meeting in early 2006. .Following that meeting, two leading proposals emerged — the Protect our Parks proposal and the Harbor Commission's proposal. A three member Council team (including Council Member Selich, Council Member Ridgeway and Mayor Webb) later convened the Marina Park Working Group that included representatives of the Harbor Commission, POP, and POP's designer — Dan Herman of Rabben /Herman Design - to see if there was some compromise plan that could come out of the two leading proposals. What emerged became the Park + Marina Plan (see attachments). This Plan was further refined by the Working Group. Because the Plan involves the American Legion's leasehold property, the Legion was brought into the process a few months ago. At a September 2006 general meeting, the members of the Legion agreed that the Plan was something that they could support, based in part on a memorandum to the Legion sent by Council Members Selich and Ridgeway (attached). The Girl Scout Council of Orange County was invited to attend one of the Working Group's meetings as well, and they informally offered their support for the Park + Marina Plan. What's Next Before going further, the Working Group wanted to bring the Park + Marina Plan to the full City Council (and to the public) for review and discussion. If the Council likes the Plan, the next steps would be to further refine it. Staff has proposed the following next steps, including an estimate of timing: Z. Park + Marina Plan October 10, 2006 Page 3 1. Preliminary Design (6 -8 months) with three parts: Part A - -- Testing the Concept. Includes Record of Survey, determination of utilities, harbor lines, etc -- basically determining how the Plan fits on the site, looking for fatal flaws, getting it ready for Part B (additional community outreach). Part B -- Additional Community Outreach. Assuming concept plan will work physically and practically, we would embark upon an additional community outreach period (may include an additional public meeting, one or more mailings to the community and to interested stakeholders, more). Part C -- Refinement. Design team refines the plan based on community and council input and prepares the concept plan for formal Council consideration, including CEQA (California Environmental Quality Act) requirements. This part would include a summary of what permits will be required, what agencies need to be consulted, and what funding sources are available. A project cost estimate (including design, permitting, and construction) should be part of this, too. During this same period, City staff would work on an amendment to the City's lease with the American Legion to reflect the Plan's impacts on the Legion's facility (as well as the City commitments made within the Memo from Mr. Selich and Mr. Ridgeway). 2. Design Development & Permitting (12 -18 months). The concept plan would be brought up to construction documents, with all CEQA work done and all permits achieved. A funding plan would be developed and implemented along with Phase II. 3. Construction (24 -36 months). With design development complete and a financing plan in place, the project would be put out to bid for construction, including construction management. Depending upon funding, construction may occur in up to three phases. This Agenda Item asks for the Council's input on the Park + Marina Plan, as well as whether or not the Council believes that the proposed next steps are appropriate. Financial Impacts. If we went forward with preliminary design, we will bring back a Budget Amendment to reflect the cost of a proposal (likely from Rabben /Herman Design) to complete that Phase of the Project. We estimate that the cost of Phase I will be about $85,00 to $100,000 (a large portion of that going to complete survey work). Submitted by: 0. E KIFF Assistant City Manager ATTACHMENTS: A— Park+ Marina Plan B — Memo to American Legion 3 CITY OF NEWPORT BEACH MEMORANDUM TO: Ray Jeanson, American Legion Post 291 FAX: 949 - 642 -7864 FROM: Tod Ridgeway and Ed Selich, Newport Beach City Council DATE: August 8, 2006 RE: Marina Park Conceptual Proposal Pursuant both to the telephone conversation we had on August 1, 2006 and our follow - up meeting on August 2nd, please accept this memo as a conceptual proposal from the city's Ad Hoc Committee on Marina Park Planning. With your membership's concurrence, the Committee will recommend to the full City Council the following: Site Plan. The agreed -upon site plan is the Alternate Plan prepared by Rabben /Herman Design and dated July 5, 2006. This plan preserves the sand beach and provides access to the center of the reconfigured docks from the activity patio, as opposed to earlier plans that accessed the docks from the easternmost finger of the docks. 2. Improvement Design, Construction and Funding. Improvements funded by the City as a part of the larger Marina Park project's costs (costs that are not the responsibility of the Legion) would include: • The relocation of the American Legion Yacht Club building (if desired by the Legion) to the location on the site plan (or to another agreeable location); • Construction of a dry boat storage yard accommodating 39 racks (for 8' to 13' boats), 35 trailer spaces (for 14' to 23' trailers) and 37 storage lockers; • Construction of 68 refurbished or new parking spaces; •. Replication of a similar -sized private restroom/shower facility at a location chosen by the Legion, similar to the private restroom/shower facility that the Legion uses now; • A reconfigured American Legion Marina with sand beach; and • The retention of a small park adjacent to 15th Street. All improvements shall be designed, permitted, and constructed by the City of Newport Beach or its contractors. The City will also complete a Record of Survey at City's cost prior to further design development. The City may use grant funds or loans from various sources to construct the improvements, including the California Department of Boating and Waterways (DBAW). City Hail • 3300 Newport Boulevard • Post Office Box 1768 • Newport Beach, California 92659 -1768 K Memo to American Legion August 8, 2006 Page 2 3. Marina Maintenance. When the two marina facilities (the City's Visitor - Serving Marina and the Legion Marina) are complete, the City shall maintain the Visitor - Serving Marina and the Legion shall maintain the Legion Marina; 4. Phasing. Construction of the marina facilities shall occur in phases, so that no individual who rents a slip at the Legion's marina facilities is displaced (except to the new Visitor - Serving Marina as one phase transitions to the next) and so that rental revenue to the Legion is not decreased due to construction activities; 5. Additional Slip(s) for Legion. Besides the newly reconstructed docks for the Legion Marina, the Legion's lease will be modified to include one or more new slips at the Visitor- Serving Marina that are adjacent to the Legion property. 6. No Decrease in Revenue nor Rent. As a result of Point #5, operations of the Legion will obtain rents that equal the current operations of the dry storage revenues, parking revenue, hall revenues and Legion Marina revenues. It is the intent of the parties that the revenue generated from the Legion's income - producing operations shall be unchanged or increased as a result of this Project and that rent amounts paid to the City at the conclusion of the Project shall not be less than the rent paid during Fiscal Year 2005 -06 ($96,000 base rent + $23,632 percentage rent = $119,632 total rent). 7. Affordability. It is a goal of the City and the Legion through this Project to keep rental rates at the Legion Marina affordable but close to market. Therefore rents at the Legion Marina shall continue to reflect and relate to the rents paid by tenants at the Balboa Yacht Basin. This is consistent with the existing City - Legion lease. 8. Legion Building Remodeling. Per the current Lease's provisions, the Legion shall undertake remodeling of the main Legion Building and shall not spend less than $250,000. The Legion Building Remodeling shall be constructed concurrent with the City's construction of the Marina Park project. 9. Parking. The City and Legion shall continue to work in good faith to coordinate special events at the Legion's facilities, including allowing up to twelve (12) events annually that allow for free parking or parking on the smaller park site. 10. Audit. Consistent with the current Lease, the City retains the right to audit and review the expenditures for the Building Remodeling and the revenues and expenditures of the income - producing activities (marina slip rentals, dry boat storage, etc.) of the Legion. This concept proposal is preliminary. It requires the review of the City Attorney and a vote of the full City Council in a public session. If the Legion is in agreement with this concept proposal, please let me know as soon as possible in order that we may proceed forward. As always, if you have any questions about this Project or this proposal, please do not hesitate to call us at 949 -644 -3000. Tod Ridgeway and Ed Selich cc: Mayor Don Webb, Homer Bludau, Dave Kiff, Robin Clauson I Marina Park Park +Marina Concept Plan Newport Beach City Council Tuesday, October 10, 2006 • • 1 Important Info o What the American Legion said: Agreed to "inform the City that the (American Legion) Post ( #299) has reviewed the conceptual plan for the proposed Marina Park Development and hereby notifies the City that the Post agrees that the City should entertain further development of the concept for this project. The Post reserves all rights to further negotiate the exact terms of participation as the project develops and the initial concept, as presented to the Post, is better defined." • • I Girl Scout Council of OC o New facility must be comparable to current facility in security (wall enclosure). o Space reserved for GSCOC should be at least 2,800 sf and have the ability to put in: • Kitchen • Adequate bathrooms • Showers • Large meeting area divisible into 2 areas • Office space & Storage NOTE: Footprint on Plan= Z960 square feet and is expandable to 3,960 SF 'Wont modifications" • • � Girl Scout Council of OC (cont'd) o Seek enclosed outdoor area with: • Fire ring, flagpole, enough room for activities for 20 -30 girls. • Ability to rent kayaks and sabots • Seek new no -cost 50 -year lease. • Four designated parking spaces in the 24- car lot, plus designated drop -off area. o Place to house the GSCOC programs during construction. NOTE: Overall site SF on Plan = 8,400 SF w/ 1,600 SF enclosed yard. • • What's Next (if you like it) o Phase I — Preliminary Design (6 -8 months) with three parts: • Part A — Testing the Concept. Includes Record of Survey, etc -- basically determining how the Plan fits on the site to get it ready for Part B (additional community outreach). • Part B -- Additional Community Outreach — likely to include public meetings, one or more mailings to the community and to interested stakeholders, more. • Part C — Refinement & Cost Estimate. Design team refines the plan based on community and council input and prepares the concept plan for formal Council consideration, including CEQA (California Environmental Quality Act) and anticipated permitting requirements. Would include funding issues, too. o Legion Lease Amendment. Concurrently, City staff would work on an amendment to the City's lease with the American Legion to reflect the Plan's impacts on the Legion's facility. • • � What's Next (cont'd) o Phase II — Design Development & Permitting (12 -18 months). The concept plan would be brought up to construction documents, with all CEQA work done and all permits achieved. A funding plan would be developed and implemented along with Phase II. o Phase III — Construction (24 -36 months). With design development complete and a financing plan in place, the project would be put out to bid for construction, including construction management. Depending upon funding, construction may occur in up to three phases. Mayor Don Webb City of Newport Beach, California Mayor Webb, OF r' The American Legion �r1'1u� g THE Ch{ CLC WPORT HARBOR POST 291 OF liri 'PORT GErG i 215 15th Street Newport Beach, CA 92663 714- 673 -5070 October 12, 2996 The Newport Harbor American Legion Post 291 has resolved the following: AL 291 informs the City that the Post has reviewed the conceptual plan for the proposed Marina Park Development and hereby notifies the City that the Post agrees that the City should entertain further development of the concept for this project. The Post reserves all rights to further negotiate the exact terms of participation as the project develops and the initial concept, as presented to the Post, is better defined. Additionally, we are looking forward to providing input on behalf of the Post as the project develops. Please contact Ray Jeanson @ 949- 413 -8361, or myself @ 949487 -1659 whenever you deem further discussions are necessary. Thank you and the City for your consideration and support. Randall J. Eling, Gonuuandet . Newport Harbor American Legion Post 291 Cc: David Kiff, Asst City Manager File Date Copies Sent lo: ,,D- ayor "�uncil Member e f�anager Alto' ey