HomeMy WebLinkAboutSS2 - Balboa Village Project• October 10, 2000
STUDY SESSION AGENDA
ITEM NO. ss2
TO: Mayor and Members of the City Council
FROM: Public Works Department
SUBJECT: REVIEW HARDSCAPE PATTERNS AND MATERIALS FOR THE BALBOA
VILLAGE PROJECT
RECOMMENDATIONS:
Discuss options on which materials and patterns are to be used for the proposed streets
and sidewalks and provide guidance on what Council desires.
2. Discuss options on maintenance of the streetscape and provide guidance on what Council
desires.
INTRODUCTION
• At the February 22, 2000, City Council meeting, Staff was directed to solicit proposals for
professional services to design pedestrian and streetscape improvements for the Balboa Village
area. The Balboa Village project will include the pier parking lot, the pier plaza, street
improvements, Peninsula Park, Washington Street Restroom, and Ocean Front. (See the
attached Council Memo).
On May 23, 2000, Council authorized the City to execute an Agreement with Psomas to provide
pre- design, design, and construction services for the Balboa Village Improvement Project for a
fee of $493,131. The scope of work includes:
• Pedestrian and streetscape improvements
• An odor assessment at Washington Street and Bay Avenue
• Design of water, sewer, streetlight, and storm drain improvements
Several other projects will be underway concurrently with the Village Plan including:
1. Forming an Underground Utilities Assessment District.
2. Re- designing the Washington Street and Balboa Pier restrooms.
3. Designing the landmark tower at the corner of Balboa Boulevard and Palm Avenue.
4. Performing a human health risk assessment for the methane and hydrogen sulfide
emissions at Washington Street and Bay Avenue.
5. Preparing a negative declaration for the project.
E
SUBJECT: REVIEW HARDSCAPE PATTERNS AND MATERIALS FOR THE BALBOA VILLAGE PROJECT
October 10, 2000
Page 2
The proposed Village Plan improvements would be constructed in two phases: •
Phase I — FY 2001 -2002
Construction of the Balboa Pier Parking Lot improvements, Pier Plaza improvements, Main
Street connection to the A Street Parking Lot, Balboa Boulevard improvements, and storm drain
facilities in Washington Street.
Phase II — FY 2002 -2003 and FY 2003 -2004
Construction of the Balboa Village streetscape improvements from Ocean Front to Edgewater
Avenue.
Note: A Phase III is conceptually planned to construct improvements along Edgewater Avenue.
PROJECT STATUS
The site plan for the proposed sidewalk and street widths has been reviewed and approved by
the Public Works, Fire, Marine, and Police Departments. Based on this site plan, Psomas is
preparing drawings for the new streets and City -owned utilities. Seventy -five percent complete
drawings are expected to be submitted to the City in October 2000.
Planning is ongoing for the selection of hardscape materials (sidewalks and roadways),
patterns, and colors. Based upon staff research, concrete with integral color and lithocrete
(concrete with granite or glass aggregates bonded to the surface) appear to be materials that
will provide durability, good wearing surfaces, and an enhanced appearance to the hardscape.
With regard to pavement patterns, preliminary design development drawings have been •
prepared by Psomas showing the use of different patterns for each street. The drawings have
been presented at meetings with the Balboa Merchants and Owners Association (BMOA) and
the Promote Revitalization of our Peninsula (PROP) Committee. In general, there has been a
positive response to the proposed patterns and the use of a distinct pattern on each street.
However, some members of the BMOA and the PROP felt it would be beneficial to use only one
pattern to unify the entire village.
Following a site walk on September 12th, detailed design development drawings are now in
preparation showing proposed locations for trees, street lights, street furniture, and pavement
patterns. These design development drawings will be circulated for comments during October.
Several meetings have been held with BMOA and representatives of the Peninsula Point
Association to discuss future tree planting on Main Street. Although discussions and additional
research are underway to find a canopy tree suited to the Peninsula environment, new street
trees that have been suggested for Main Street include the Queen Palm and the Hong Kong
Orchid. The street trees designated for Balboa Boulevard, Palm Street and Washington Street
are the Queen Palm, Mexican Fan Palm, and King Palm respectively. At this time, no change
is anticipated for these designations.
Two types of streetlights are being considered: the City's standard concrete pole with acorn
luminaire or an aluminum pole streetlight that is also being considered in Corona del Mar.
Several meetings are anticipated with City staff, the light vendor, and the Business and
Community Associations. •
SUBJECT: REVIEW HARDSCAPE PATTERNS AND MATERIALS FOR THE BALBOA VILLAGE PROJECT
October 10, 2000
Page 3
• TOTAL PROJECT COST
Psomas has prepared a preliminary cost estimate. The following table compares this
preliminary cost estimate with the conceptual costs submitted with the February 22, 2000
Council Memo.
Table 1: Cost Estimate Comparison
Task Description
Phase I
Engineering Design, Environmental
Documents, Permits
Pier Parking Lot
Pier Plaza & Lot A connecting driveway
Balboa Boulevard '
Construction Services
16% Contingency
Conceptual Preliminary
Cost Estimate Cost Estimate *
February 22, 2000 September 27, 2000
Will
1 •f I
380,000
Total Phase I Cost $2,900,000 $3,070,000
Phase II
Property Acquisition 350,000 320,000
• Ocean Front to S/O Balboa Boulevard 1,150,000 1,460,000
N/O Balboa Blvd. to Edgewater (includes landmark tower) 2,080,000 1,070,000
Peninsula Park improvements 80,000 220,000
Construction Services 440,000 370,000
16% Contingency — 490,000
Total Phase II Cost $4,100,000 $3,930,000
Total Project Cost $7,500,000 $7,500,000
' Each task includes a 25 percent contingency.
" Each construction item includes 6 percent for mobilization & traffic control.
*" Includes Washington Street restroom, odor remediation & storm drain system.
Costs for Peninsula Park are based on a "detailed concept" drawing.
The preliminary cost estimate assumes that lithocrete (with granite or glass) and colored
concrete will be used extensively on the project - including all sidewalks and street pavement
on Main Street, Washington Street, and Palm Street, as well as Ocean Front and the pier plaza.
These pavements do have a cost premium.
As a comparison, here are approximate costs per square foot for various types of pavement:
Standard AC (4 ") $1.00
•Rubberized AC $1.50
Stamped /colored AC $4.00 - $4.50
SUBJECT: REVIEW HARDSCAPE PATTERNS AND MATERIALS FOR THE BALBOA VILLAGE PROJECT
October 10, 2000
Page 4
Standard concrete $4.00 - $5.00 •
Colored concrete (PCC) $6.00 - $7.00
Colored PCC, sandblast, sawcut $8.00 - $11.00
Stamped concrete $7.00 - $10.00
Pavers on aggregate $9.00- $10.00
Pavers on AC or PCC $20.00
Wausau Tile (2 -1/2 ") $5.00
Lithocrete w/ granite (4 ") $10.00 - $13.00
Lithocrete w/ glass (20% -100 %) $12.00 - $18.00
Costs for sewer and water improvements are included in a different budget.
Estimates for future unfunded Phase III improvements along Edgewater Avenue are not
included in this budget.
The cost of the underground utility assessment district is not considered in the estimate for the
Village Plan. The City may wish to share these costs.
PAVEMENT CLEANING COSTS
The colored concrete and lithocrete will be sealed and will therefore be resistant to staining.
However, periodic power washing will be required to keep the pavement free of gum, oil and •
coffee stains. Based on conversations with the cities of Huntington Beach, Long Beach, and
Santa Monica, cleaning schedules of their enhanced pavement areas during the summer range
from daily to semi - weekly to weekly. During low season, cleaning occurs much less frequently.
The City of Huntington Beach's annual cost to clean its 50,000 square foot pier plaza area is
$22,000 with twice -a -week cleaning. The City of Huntington Beach has installed a clarifier to
capture the power cleaning water.
Approximately 130,000 square feet of enhanced pavement is proposed for the Village Project.
If it is assumed that the sidewalks, Ocean Front and the Pier Plaza are cleaned 24 times a year
and the street and intersections are cleaned 12 times a year, the annual cost would be $75,000
assuming $0.03 per square foot. Additional research regarding pavement maintenance and
options for reducing costs is continuing.
PROJECT SCHEDULE
We are presently on track to submit construction documents to the Coastal Commission in
January of 2001, and begin construction in the fall of 2001. Staff is requesting direction from
the City Council at this point on preferred pavement patterns and materials. Your input is
needed to keep the project on schedule.
A final decision on maintenance is not needed at this time, but Staff would benefit from Council
input as we continue to explore this topic.
•
SUBJECT: REVIEW HARDSCAPE PATTERNS AND MATERIALS FOR THE BALBOA VILLAGE PROJECT
October 10, 2000
Page 5
• Respectfully submitted,
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PUBLIC WORKS DEPARTMENT
Don Webb, Director
By:
Robert Sleiii, P. E.
Senior Civil Engineer
Attachment: February 22, 2000, Council Memo on the Balboa Village
•
•
February 22, 2000 •
CITY COUNCIL AGENDA
ITEM NO.
TO: Mayor and Members of the City Council
FROM: Public Works Department
SUBJECT: PHASING AND ESTIMATES FOR THE BALBOA VILLAGE
PEDESTRIAN AND STREETSCAPE IMPROVEMENT PLAN (VILLAGE
PLAN) AND THE BALBOA PIER PARKING LOT IMPROVEMENTS
RECOMMENDATIONS:
A. Direct staff to solicit proposals for professional services to:
1. Proceed with the design of the Balboa Pier Parking Lot per the Village Plan and
the Austin -Foust Associates concept plan.
2. Proceed with the design of Balboa Boulevard from A Street to Adams Street per
the Village Plan and Public Works Design Criteria for streets and drainage.
3. Proceed with the design for the Village Plan pedestrian and streetscape •
improvements.
B. Direct staff to proceed with environmental clearances and permits.
C. Direct staff to pursue forming a property owner - funded Underground Utility
Assessment District.
D. Direct staff as to the preferred option for the upgrade of Peninsula Park.
DISCUSSION:
Balboa Village Pedestrian and Streetscape Improvement Plan (Village Plan)
The Village Plan was prepared by Planning and Urban Design Resources and
presented to the City Council during the December 13, 1999, Study Session. Staff was
directed to review the improvement plan, prepare a cost estimate, propose a funding
plan, and prepare a project schedule.
The Village Plan shows enhanced streetscape improvements for an area roughly
bounded by Edgewater, Adams Street, Ocean Front and A Street. It includes
improvements on Balboa Boulevard from Adams Street to A Street, as well as within a
portion of Peninsula Park adjacent to Main Street. •
SUBJECT: Phasing and Estimates for the Balboa Village Pedestrian and Streetscape Improvement Plan and Pier Parking Lot
Redesign
February 22, 2000
Page 2
• Coupled with the Village Plan is the proposed upgrade of the Balboa Pier Parking Lot
per the concept plan prepared by Austin -Foust Associates. The parking lot concept
plan was approved by the City Council in Study Session on October 25, 1999.
This parking lot plan, in addition to the planned street and drainage improvements
along Balboa Boulevard, will be combined with the Village Plan so they can be
designed and environmentally cleared as one project. The combined design project will
be submitted to the Coastal Commission in one application for overall approval. The
construction can be phased as funding becomes available.
The project is divided into 3 phases. Phase 1 would construct the Balboa Pier Parking
Lot improvements, the Pier Plaza improvements, the Main Street connection to the A
Street Parking Lot, and the Balboa Boulevard improvements. Phase 2 (which could be
split into sub - phases depending on funding) would construct the Balboa Village
streetscape improvements from Ocean Front to Edgewater. Phase 3 is a future project
to construct improvements along Edgewater.
The Village Plan also will require the acquisition of the 3000 square foot parcel on the
southwest corner of Bay Avenue and Washington Street for parking.
The Public Works Department reviewed the Village Plan traffic circulation concept and
• believes the following changes will be necessary:
1. The Village Plan calls for widening the sidewalk on both sides of Balboa Boulevard
from 6 (or 8) feet to 14 feet. The resulting 40 -foot street width (curb to curb) would
yield 4 lanes, each 10 -feet wide requiring vehicles in the outside lanes to drive in the
2 -foot gutter. Both outside lanes will be widened 2 feet to provide for a 10 -foot
driving lane width. This modification would still allow for 12 -foot wide sidewalks
along Balboa Boulevard.
2. Proposed angle parking on Balboa Boulevard will have a severe impact on traffic flow
and will need to be eliminated. The angle parking would reduce Balboa Boulevard to
one lane westbound and vehicles waiting for someone to leave or motorists backing
out of a stall would block all traffic exiting the peninsula.
3. Several parking spaces near A Street need to be deleted in order to ensure access to
County Sanitation District facilities.
4. The plan proposes to eliminate two, well -used commercial loading zones on Bay
Avenue. At least one loading area must be maintained or commercial vehicles will
be forced to park in a traffic lane.
5. During the design phase when precise dimensions of parcels and streets have been
• determined, adjustments in the plan will be made to conform to the City's design
standards.
SUBJECT: Phasing and Estimates for the Balboa Village Pedestrian and Streetscape Improvement Plan and Pier Parking Lot
Redesign
February 22, 2000
Page 3
With regard to an on -going odor problem at Bay Avenue at Washington Street, staff
recommends that methane abatement measures be incorporated into the design of the
streets.
As an additional consideration, staff recommends that property owners be asked to
participate in forming an Underground Utilities Assessment District to complete the
upgrades in this neighborhood. The estimated cost of the assessment district is
$1 million. The cost of the assessment district is not considered in the cost for the
Village Plan.
Total Project Cost
A cost estimate was prepared for Phase 1 (Balboa Pier Parking Lot, Pier Plaza,
connecting driveway to 'A' Street Parking Lot, and Balboa Boulevard) and Phase 2
(Balboa Village streetscape, excluding Edgewater). Costs for Phase 3 improvements
along Edgewater are not included in the estimate. Quantities were estimated using the
Balboa Village Improvement Plan prepared by Planning and Urban Design Resources
and the Balboa Pier Parking Lot concept plan prepared by Austin -Foust Associates.
•
The approximate cost for construction and property acquisition is $5 million. This
estimate contains construction items that may not have been included in previous cost
estimates such as demolition and removal costs, paving on Balboa Boulevard, •
irrigation, lighting conduit and conductors, methane abatement, and traffic signal
modifications. This estimate also includes costs for property acquisition.
The construction and property acquisition costs for Phases 1 and 2 are modified as
shown in Table 1 to arrive at the Total Project Cost.
Table 1: Total Project Costs
Construction and Property Acquisition Costs
Design engineering, permitting, environmental studies,
and construction services
(25% of construction costs)
Total Project Cost without Contingency
Contingency for unknown construction items that
will be revealed during final design and construction
(25% of construction costs).
Total Project Cost with
$5,000,000
$1,250,000
$6,250,000
$1,250,000
$7,500,000
•
E
SUBJECT: Phasing and Estimates for the Balboa Village Pedestrian and Streetscape Improvement Plan and Pier Parking Lot
Redesign
February 22, 2000
Page 4
The total project cost for Phases 1 and 2, including engineering design, construction
services, property acquisition, and a 25% construction contingency, is estimated to be
$7.5 million.
Budget Requirements
Table 2 shows the distribution of the costs for constructing the two phases of the Village
Plan over the 4 -year time period estimated to complete the project.
Table 2: Budget Requirements
Task Description
Engineering Design, Environmental
Documents, Permits
Phase 1
Pier Parking Lot
Pier Plaza
Lot A connecting driveway
Balboa Boulevard
Construction Services
Total Phase 1 Cost
Phase 2
Property Acquisition
Oceanfront to S/o Balboa Blvd.
N/o Balboa Blvd. to Edgewater
Peninsula Park improvements
Construction Services
Total Phase 2 Cost
Total Project Cost
Task Cost' Recommended Budget per Fiscal Year
1999 -00 2000 -01 2001 -02 2002 -03
$500,000 $500,000
$790,000
120,000
50,000
1,630,000
310,000
$2,900,000
$350,000
1,150, 000
2,080,000
80,000
440,000
$4,100,000
$7,500,000 $500,000
Task cost includes a 25 percent contingency.
$790,000
$120,000
$50,000
$1,630,000
$310,000
$350,000
$1,150,000
$440,000
2003 -04
$2,080,000
$80,000
$0 $2,900,000 $1,940,000 $2,160,000
The current budget provides off - street parking funds and CDBG funds totaling $600,000
for the Balboa Pier parking lot and peninsula revitalization. $500,000 of this budgeted
amount will be used for the preparation of the engineering design documents,
environmental documents, and permit applications. The design would be prepared for
both phases of the project at the same time. Design would begin in spring 2000. The
design, environmental clearances, and permitting would be completed by July 2001.
SUBJECT: Phasing and Estimates for the Balboa Village Pedestrian and Streetscape Improvement Plan and Pier Parking Lot
Redesign
February 22, 2000
Page 5
Construction would begin on Phase 1 in FY01 -02 at an estimated cost of $2,900,000. •
Phase 2 construction costs are approximately $4,100,000. Table 2 shows the funding
for Phase 2 split over two fiscal years beginning in FY02 -03.
The proposed improvements within Peninsula Park include upgrading the pavilion
gazebo to a bandstand and providing uplighting on the existing palms. The cost for
these improvements, as shown in Table 2, is $80,000. Another option envisions a more
extensive refurbishment of the park to include a grass area around the bandstand for
outdoor seating, relocation of the flight monument, new irrigation system, new
landscaping, and new hardscape. While additional conceptual design is required to
define costs, a rough estimate of cost ranges from $250,000 to $350,000.
Maintenance Costs
The cost for providing an enhanced level of landscape maintenance within the business
district, including frequent pruning, daily litter removal, maintenance of 'color' areas, and
weekly adjustment of the irrigation, is approximately $1,200 per month.
While additional review is required, it appears that the pavement and sidewalk
enhancements will require increased routine maintenance to keep the surfaces clean.
The cost per day for a steam cleaning crew and pollutant disposal is approximately
$1,000. At 1 day per month the cost would be approximately $12,000 per year.
Funding Sources •
As outlined in the December 13, 1999, staff report to the Mayor and City Council, the
additional project costs can be partially funded from the Community Development Block
Grant (CDBG), the Off - Street Parking Fund, and the Neighborhood Enhancement
Reserve Fund as follows:
1. The City may borrow against future CDBG allocations for approximately
$2,000,000.
2. The Off - Street Parking Fund has a FY 1998 -1999 balance of $690,000, of which
$430,000 is committed to the Balboa Pier Parking Lot.
3. The Neighborhood Enhancement Reserve Fund has a FY 1998 -1999 balance of
$479,000, with anticipated annual receipts of approximately $240,000.
4. It is anticipated that $700,000 in Gas Tax funds will be available in FY 2001 -2002
for roadway related improvements.
•
SUBJECT: Phasing and Estimates for the Balboa Village Pedestrian and Streetscape Improvement Plan and Pier Parking Lot
Redesign
February 22, 2000
Page 6
• Table 3 indicates funding sources for the project.
Table 3: Funding Sources
1999 -00 2000 -01 2001 -02 2002 -03 2003 -04 Total
Engineering Design &
Environmental
Documents
Neighborhood Enhancement $250,000
Off Street Parking $250,000
Phase 1 - Balboa Blvd, Pier
Parking Lot,
Pier Plaza, A St. Parking Lot
Driveway
CDBG - Section 108 Loan
$300,000
Off - Street Parking
$690,000
Neighborhood Enhancement
$460,000
Gas Tax
$700,000
Parking Revenue Bond
$750,000
Total Phase 1 $500,000
$0 $2,900,000
•
Phase 2 - Property Acquisition,
Village
Streetscape, Peninsula Park
CDBG - Section 108 Loan
$1,700,000
Neighborhood Enhancement
$240,000 $240,000
Parking Revenue Bond
$1,920,000
General Fund
$0
Total Phase 2
$1,940,000 $2,160,000
Total $500,000 0 $2,900,000 $1,940,000 $2,160,000 $7,500,000
Parking Revenue Bond
In order to implement all of the Village Plan within 4 years, the City Council may wish to
consider the use of revenue bonds or a similar financing tool to fund a portion of the
project costs. In the past, the City has utilized new or increased revenues from a
project to pay for the bonds. While the meters for the full length of the Peninsula
generate approximately $1 million annually, including the $240,000 that is directed to
the Neighborhood Enhancement Reserve, this project will result in minimal additional
revenue due to the small number of meters being added. Should the City Council
• decide to use meter revenues to repay bonds, other General fund projects will need to
be adjusted to offset the repayments. If $2.67 million were raised through the issuance
SUBJECT: Phasing and Estimates for the Balboa Village Pedestrian and Streetscape Improvement Plan and Pier Parking Lot
Redesign
February 22, 2000
Page 7
of a revenue bond at 7.5 %, the semi - annual payments would be approximately •
$150,000 for 15 years. After FY 2003 -2004, the Neighborhood Enhancement Reserve
Fund could be reused to payoff the bond rather than the general fund. This would
obligate Neighborhood Enchancement funds generated from the entire peninsula to
one area of improvement for 15 years.
Proiect Schedule
Assuming the City Council approves initiation of the project and then authorizes design
contracts in April 2000, construction could begin on Phase 1 by fall 2001. A conceptual
schedule is shown as an attachment. The schedule is based on the following:
1. Environmental Clearance
A 4 -month period to hire an environmental professional, prepare the
environmental documents, a 30 -day public review period and final approval on a
mitigated negative declaration. This will be done concurrently with the design.
2. Design Engineering
A 9 -month period, concurrent with the Environmental Clearances procurement,
to hire a civil engineering firm and prepare the design drawings and
specifications.
3.. Coastal Commission Permit
A 6 -month period after completion of the design is expected for the application to
be agendized for Coastal Commission hearing and approval. The Coastal •
Commission requires signed plans prior to starting the review process.
Respectfully submitted,
PUBLIC WORKS DEPARTMENT
Don Webb, Director
A
Robert Stein
Senior Civil Engineer
Attachments: Conceptual Schedule
Preliminary Assessment District Estimate
Exhibit
Sharon Wood
Assistant City Manager
f:\users\pbw\ shared\ council \fy99- 00 \february- 22\balboa village.doc
•
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Ankoar, Inc. (ReseerCh Offices) 301 Hospital Road, Su/h 327
Newport Beach, CA 92003 USA (714) 031 -4327 (rake)
000 OCT 10 P'1 :39 (714) 031 -2030 (fax)
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AIIHear®AIIHear.cum (e -mail)
Of:-I-- :;TY CLEF?(
O;i ), L-:Z1 C ' *X'i
To Members of the Newport Beach City Council: EDAfTERAGENDA
PRINTED"
Fax 544 -3039 110 _ kO _ O
Mrs House and I understand that at the meeting of City Council the removal
of the Flcus trees an Main Street in Balboa will be discussed. It Is our
understanding that they will be replaced with palm trees.
We wish to express our strong opposition to the removal of these trees.
Main Street Is an Ideal walking street with ample beach parking. The
present trees lend a relaxed and pleasant feeling to the street.
Do not change this atmosphere by placing austere palm trees that have no
unique distinction.
My wife had planned on attending the meeting but has had to be
hospitalized, so we are sending this Fax.
Slncerel
June and William House