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HomeMy WebLinkAboutBluff Top/Bluff Bottom Park - Revision of Master Plan Per Co 1CITY� OF HUNTINGTON BEACH 9�a,ad • INTER-DEPARTMENT COMMUNICATION �/�y�J HUNTINGTON BEACH (I To City Council Via Ray Silver, City Administrator From Ron Hagan, Director, Community Service ; Robert Beardsley, Director, Public Work ._ John Reekstin, Director, Administrative Services h "' Date April 5, 1999 ; n Subject Study Session—Bluff Top Park/Below Bluffs Parking Master Plan HI TORY In 1994, the City Council adopted the Bluff Top Park/Below Bluffs Parking master plan. The California Coastal Commission subsequently denied the project based on its as- sumption that the proposed parking below the bluffs was to be built on the beach. Contrary to the commission's assumption, the parking lot below the bluffs is proposed for the existing oil service road between 11 th and Goldenwest Streets. The commission based its opinion on pictures provided by the Sierra Club showing the road covered with blown sand, giving the appearance of beach area. However, under the sand there is an asphalt road separated from the beach by a concrete bulkhead. The con- crete retaining walls, originally built by the oil companies to hold the bluffs behind the now removed oil wells, are in a state of deterioration and need to be replaced. The City Council adopted master plan for this area would replace the retaining walls with a "tri-lock" retaining system, stabilize the bluffs, relandscape the bluff top park, separate the bicycle/pedestrian trails, provide new public rest rooms, reconstruct the coastal access stairways and ramps, and provide a 142 space, one way, auto parking and a 70 space section for camping with up to 35-foot RV overnight parking. While the California Coastal Commission denied this project, it did approve the bluff top park improvements. The city, however, did not proceed with the improvements be- cause the revenue from the parking/camping operation below the bluffs was needed, to pay for the master plan improvements. The Bluff Top Park/Below Bluffs Parking master plan is one of three such plans that City Council has approved for the city-controlled beach. The Pier Plaza master plan has been completed and the South Beach Improvement Master Plan Phase I has been ap- proved by City Council to more forward. Staff is also working on the entitlement proc- ess for the South Beach Improvement Master Plan Phase Il. This master plan will require California Coastal Commission approval.. If City Council directs staff to proceed with the Bluff Top Park/Below Bluffs Parking, we will resubmit these plans along with the South Beach Improvement Master Plan Phase II for California Coastal Commission approval. 4 The Bluff Top Park/Below Bluffs Parking project is also needed to serve as replacement parking for the changing of Pacific Coast Highway to three lanes in each direction per the city's agreement with OCTA and CalTrans. In order to avoid OCTA reducing the city's share of Measure "M" funds, the city must have a plan to implement the three lanes in each direction on Pacific Coast Highway by December31, 1999. While the Bluff Top Park/Below Bluffs Parking master plan is not the whole solution to the one-for- one parking place requirement, it is a major component needed to address the issue. Pacific Coast Highway has a total of 464 metered parking spaces. There are a number of possible remaining options for parking replacement which may include: converting a percentage of parking stalls within the South Beach Improvement Master Plan to com- pact cars; a new parking lot at Atlanta and First Street; the addition of new parking spaces and meters along Huntington Street north of Pacific Coast Highway, additional spaces and meters along Lake Street north of Pacific Coast Highway; and, finally, the implementation of a Surf City shuttle transportation system which would allow vehicles to park at various outlying locations such as Bolsa Chica State Beach and then provide transportation to the city beach, pier, Pier Plaza, and downtown. STAFF DIRECTION Since the Bluff Top Park/Below Bluffs Parking master plan is a key component to the re- quired widening of Pacific Coast Highway, completing the final phase of the beach master plans, and resolving the deterioration and security issues with the area below the bluffs, staff is resubmitting the project for California Coastal Commission approval. The cost and revenue analysis is as follows: Preliminary Cost Estimate $4,680,883 (see attached cost esti- mate from Purkiss-Rose-RSI) Estimated Annual Debt Service on COPS $400,000 Estimated Annual Revenue from Day Use Parking/Camena Operations $145,000 (142 spaces x$7 Q day x 365 days x 40%occupancy) Estimated Annual Revenue from RV Camping $409,000 (70 spaces x$40 @ day x 365 days x 40%occupancy) Therefore, the total estimated annual revenue is$554,000 from the Bluff Top Park/Below Bluffs Parking master plan. The annual beach maintenance cost is estimated at $35,000 to sweep the parking lot and service the rest rooms. There will also be an increased cost, estimated at$175,200 a year, in the Parking/Camping Operation for attendants and security. Accordingly, the annual cost to implement the Bluff Top Park/Below Bluffs Parking master plan would be $610,200 (debt service and operations). A summary is as follows: Estimated Annual Revenue $554,000 Estimated Total Annual Expense 610,200 (includes debt service) Subtotal Revenues less Expenses ($56,200) Less Portion of Loss Revenue from Removal of Pacific Coast Highway Meters ( 201 400 ESTIMATED NET ANNUAL IMPACT TO GENERAL FUND ($257,600) Annual Savings Not Paying Back OCTA $90,000 ESTIMATED NET IMPACT TO GENERAL FUND ($167,600) A 40 percent occupancy rate was used to forecast the above revenue projections. The popularity of this site may well exceed the 40 percent occupancy average at the other beach lots. The projected deficit should be offset by additional parking revenue from both existing lots and the other replacement parking projects. While these are preliminary numbers, it is apparent that the project will come close to paying for itself if the city can gain California Coastal Commission approval. During previous City Council and commission hearings, there were some concerns re- garding site lines from the top floors of the condominiums and apartments on the inland side of Pacific Coast Highway. To address those concerns, the master plan has been revised. For an RV to be seen by anyone in a development on the inland side of PCH, they would have to be at least on a fourth floor level. Concerns were also expressed regarding noise and security. Currently, the security lighting in the Bluff Top Park/Below Bluffs Parking area is not functional and the area does present numerous security problems for police and marine safety personnel. This area has become a favorite late night party spot for beach visitors from the inland area. With the introduction of day use parking and camping, the area will be well lit, provide 24-hour security attendants and thus, in staff's opinion, present significantly less security issues than the current situation. With the master plan's proposed improvements of public rest rooms and public access, along with the comfort stations that will be installed as part of the Coca-Cola Bottling Company of Southern California strategic alliance partnership, the visitor-serving con- cerns in this area will be greatly enhanced. Staff's plan is to work with the Downtown Residents Association; the Downtown Merchant's Association, the Chamber of Com- merce, and other beach user groups to gain their input and support to take to the California Coastal Commission. Because of the previous history of this project and the need to resubmit through the entitlement process, staff has not been able to prepare a timeline for the completion of the master plan. As soon as staff has submitted the proj- ect for the entitlement process, we will return to Council with a recommended timeline. Purkiss Rose-RSI 801 N. Harbor Boulevard Fullerton, CA 92832 Tel. (714) 871-3638 Fax(714) 871-1188 Job Name: Bluff Top North, Huntington Beach Job Number: 93-111 Date: February 25, 1999 PRELEMEINARY COST ESTIMATE DESCRIPTION QUANTITY UNIT UNIT COST ITEM COST SUB TOTAL MOBILIZATION Trailer 1 L.S. 1,000.00 1,000.00 Temporary fencing 12,964 L.F. 2.00 25,928.00 Toilet 1 L.S. 500.00 500.00 Phone 1 L.S. 500.00 500.00 Electrical 1 L.S. 1,000.00 1,000.00 Project manager 1 L.S. 4,000.00 4,000.00 Sub-Total 32,928.00 32,928.00 CLEARING/GRUBBING Clearing/Grubbing 204,856 S.F. 0.15 30,728.40 Sub-Total 30,728.40 30,728.40 DEMOLITION Saw cut 120 L.F. 2.00 240.00 AC Paving 30,140 S.F. 0.50 15,070.00 Wall removal 1 L.S. 100,000.00 100,000.00 Posts 138 EA. 10.00 1,380.00 Conc. steps 2,840 S.F. 0.50 1,420.00 Adjust utility boxes 19 EA. 50.00 950.00 Sub-Total 1 1 119,060.00 1 119,060.00 EARTHWORK/GRADING Finish grading 204,856 S.F. 0.20 40,971.20 1 r, PRELMINARY COST ESTIMATE DESCRIPTION QUANTITY UNIT UNIT COST ITEM COST SUB TOTAL Imported soil 5,550 C.Y. 10.00 55,500.00 Relocated beach sand 1,486 S.F. 2.00 2,972.00 Sub-Total 99,443.20 99,443.20 DRAINAGE ABS 4" 1,500 L.F. 9.00 13,500.00 ABS 6" 1,500 L.F. 12.00 18,000.00 8" Area drain 10 EA. 80.00 800.00 12" Area drain 30 EA. 150.00 4,500.00 Conc. drain box 200 L.F. 45.00 9,000.00 Sub-Total 45,800.00 45,800.00 HARDSCAPE Curb 370 L.F. 10.00 3,700.00 Curb&Gutter 4,086 L.F. 15.00 61,290.00 Concrete paving 4" 15,138 S.F. 3.25 49,198.50 Concrete step 1,187 L.F. 6.50 7,715.50 Mow strip 86 L.F. 6.00 516.00 Interlocking pavers 11,144 S.F. 7.50 83,580.00 Cone. banding 2,154 L.F. 25.00 53,850.00 Repair &cap seawall 4,071 L.F. 20.00 81,420.00 Rolled conc. curb 3,648 L.F. 12.00 43,776.00 A.C. paving for parking lot 160,209 S.F. 4.00 640,836.00 Sub-Total 1,025,882.00 1,025,882.00 MASONRY Retaining wall at 1,045 L.F. 40.00 41,800.00 undercrossings Retaining walls at pedestrian 1 L.S. 600,000.00 600,000.00 trail 2 PRELUMNARY COST ESTIMATE DESCRIPTION QUANTITY UNIT UNIT COST ITEM COST SUB TOTAL PARKING LOT Handicap ramp 11 EA. 2,000.00 22,000.00 Drive approach 2 EA. 2,000.00 4,000.00 Striping 7,435 L.S. 1.00 7,435.00 AC pedestrian trail 23,515 S.F. 1.50 35,272.50 AC bike trail 17,148 S.F. 1.50 25,722.00 Bike trail resurfacing 65,516 S.F. 0.40 26,206.40 Sub-Total 120,635.90 120,635.90 FENCING AND RAILING Step handrails 418 L.F. 40.00 16,720.00 Bridge handrails 267 L.F. 40.00 10,680.00 Handrail at pedestrian trail 3,778 L.F. 50.00 188,900.00 Sub-Total 216,300.00 216,300.00 SITE AMENITIES Concrete benches 6 EA. 550.00 3,300.00 Drinking fountain 5 EA. 3,500.00 17,500.00 Trash receptacles 30 EA. 1,000.00 30,000.00 Conc. bollards 36 EA. 300.00 10,800.00 Overcrossings 2 EA. 65,000.00 130,000.00 Bike racks 40 EA. 150.00 6,000.00 Sub-Total 197,600.00 197,600.00 BUILDINGS AND STRUCTURES Portable restroom facilities 3 EA. 20,000.00 60,000.00 Bus stop shelters 2 EA. 6,000.00 12,000.00 Sub-Total 72,000.00 72,000.00 ELECTRICAL 3 i PRELEMINARY COST ESTIMATE DESCRIPTION QUANTITY UNIT UNIT COST ITEM COST SUB TOTAL Bluff Top North electrical 1 L.S. 310,000.00 310,000.00 PCH Lighting(91b to 1 L.S. 195,000.00 195,000.00 Goldenwest) Utility Company charges . 1 L.S. 25,000.00 25,000.00 Traffic signals at PCH and 11'b 1 L.S. 130,000.00 130,000.00 St. Traffic signal renovation at 1 L.S. 45,000.00 45,000.00 PCH and Goldwesth Ave. Sub-Total 1 705,000.00 705,000.00 UTILITIES Domestic water connection 2 EA. 1,500.00 3,000.00 Electrical stubouts 10 EA. 1,000.00 10,000.00 Fire hydrants 7 EA. 7,500.00 52,500.00 4" Water line 3,500 L.F. 3.00 10,500.00 Sub-Total 76,000.00 76,000.00 PLANTING AND IRRIGATION Soil preparation 204,856 S.F. 0.30 61,456.80 Groundcover 885 FLATS 15.00 13,275.00 Turf 148,274 S.F. 0.65 96,378.10 Palms(new) 150 EA. 850.00 127,500.00 1 Gal shrub 1,000 EA. 6.00 6,000.00 5 Gal shrub 500 EA. 20.00 10,000.00 Irrigation system 204,856 S.F. 0.85 174,127.60 90 Day maintenance 1 L.S. 12,000.00 12,000.00 Relocated palms 41 EA. 600.00 24,600.00 Irrigation pump 1 L.S. 25,000.00 25,000.00 Sub-Total 550,337.50 550,337.50 TOTALS 4 i. PRELU IINARY COST ESTIMATE DESCRIPTION 7 QUANTITY I UNIT I UNIT COST ITEM COST SUB TOTAL SUB-TOTAL FOR BLUFF TOP NORTH 3,933,515.00 ---------------- 3% INFLATION 118,005.45 SUB-TOTAL 4,051,520.45 4,051,520.45 ---------------- 6% INCIDENTALS 236,010.90 -SUB-TOTAL 4,169,525.90 4,169,525.90 ---------------- 10% CONTINGENCY 393,351.50 TOTAL 4,680,882.85 Purkiss Rose-RSI has no control over the cost of labor,materials,equipment or the contractor's methods of determining costs. These opinions ofprobable costs represent our best judgement as design professionals familiar with the construction industry and public works contracts. Purkiss Rose-RSI cannot and does not guarantee that proposals, bids or construction costs will not vary from our opinion of probable construction costs. Opinion of Probable Cost shall not be used as a bid form or for any bidding purposes. 5 ' c5'Tt��� s2ss�ors i j` //ejv H �' CITY OF HUNTINGTON BEACH ' INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH To Connie Brockway, City Clerk i From Ron Hagan, Director, Community Service 1 . ' Date April 1, 1999 } Subject Late Council Communication- April 5 Study Session Attached is a revision to the April 5 memo to Council concerning the Bluff Top Park/Below Bluffs Parking Master Plan. The change is on page 2 where an addition was made to the end of the first paragraph. RH:cr j Attachment i s C-) i C:) {c. CJ r caa *e. � ca 1� • fl CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH REVISED To City Council Via Ray Silver, City Administrator From Ron Hagan, Director, Community Serviceo-11" Robert Beardsley, Director, Public Works John Reekstin, Director, Administrative Services Date April 5, 1999 Subject Study Session-Bluff Top Park/Below Bluffs Parking Master Plan HISTORY In 1994, the City Council adopted the Bluff Top Park/Below Bluffs Parking master plan. The California Coastal Commission subsequently denied the project based on its as- sumption that the proposed parking below the bluffs was to be built on the beach. Contrary to the commission's assumption, the parking lot below the bluffs is proposed for the existing oil service road between 11 th and Goldenwest Streets. The commission based its opinion on pictures provided by the Sierra Club showing the road covered with blown sand, giving the appearance of beach area. However, under the sand there is an asphalt road separated from the beach by a concrete bulkhead. The con- crete retaining walls, originally built by the oil companies to hold the bluffs behind the now removed oil wells, are in a state of deterioration and need to be replaced. The City Council adopted master plan for this area would replace the retaining walls with a "tri-lock" retaining system, stabilize the bluffs, relandscape the bluff top park, separate the bicycle/pedestrian trails, provide new public rest rooms, reconstruct the coastal access stairways and ramps, and provide a 142 space, one way, auto parking and a 70 space section for camping with up to 35-foot RV overnight parking. While the California Coastal Commission denied this project, it did approve the bluff top park improvements. The city, however, did not proceed with the improvements be- cause the revenue from the parking/camping operation below the bluffs was needed to pay for the master plan improvements. The Bluff Top Park/Below Bluffs Parking master plan is one of three such plans that City Council has approved for the city-controlled beach. The Pier Plaza master plan has been completed and the South Beach Improvement Master Plan Phase I has been-ap- proved by City Council to more forward. Staff is also working on the entitlement proc- ess for the South Beach Improvement Master Plan Phase II. This master plan will require California Coastal Commission approval. If City Council directs staff to proceed with the Bluff Top Park/Below Bluffs Parking, we will resubmit these plans along with the South Beach Improvement Master Plan Phase 11 for California Coastal Commission approval. The Bluff Top Park/Below Bluffs Parking project is also needed to serve as replacement parking for the changing of Pacific Coast Highway to three lanes in each direction per the city's agreement with OCTA and CalTrans. In order to avoid OCTA reducing the city's share of Measure "M" funds, the city must have a plan to implement the three lanes in each direction on Pacific Coast Highway by December31, 1999. While the Bluff Top Park/Below Bluffs Parking master plan is not the whole solution to the one-for- one parking place requirement, it is a major component needed to address the issue. Pacific Coast Highway has a total of 464 metered parking spaces. There are a number of possible remaining options for parking replacement which may include: converting a percentage of parking stalls within the South Beach Improvement Master Plan to com- pact cars; a new parking lot at Atlanta and First Street; the addition of new parking spaces and meters along Huntington Street north of Pacific Coast Highway, additional spaces and meters along Lake Street north of Pacific Coast Highway; the implementa- tion of a Surf City shuttle transportation system which would allow vehicles to park at various outlying locations such as Bolsa Chica State Beach and then provide transpor- tation to the city beach, pier, Pier Plaza, and downtown; and, finally the possibility of including additional parking in future downtown development projects. STAFF DIRECTION Since the Bluff Top Park/Below Bluffs Parking master plan is a key component to the re- quired widening of Pacific Coast Highway, completing the final phase of the beach master plans, and resolving the deterioration and security issues with the area below the bluffs, staff is resubmitting the project for California Coastal Commission approval. The cost and revenue analysis is as follows: Preliminary Cost Estimate $4,680,883 (see attached cost esti- mate from Purkiss-Rose-RSI) Estimated Annual Debt Service on COPS $400,000 Estimated Annual Revenue from Day Use Parking Operations $145,000 (142 spaces x$7® day x 365 days x 4(%occupancy) Estimated Annual Revenue from RV Camping $409,000 (70 spaces x$40® day x 365 days x 40%occupancy) Therefore, the total estimated annual revenue is$554,000 from the Bluff Top Park/Below Bluffs Parking master plan. The annual beach maintenance cost is estimated at $35,000 to sweep the parking lot and service the rest rooms. There will also be an increased cost, estimated at$175,200 a year, in the Parking/Camping Operation for attendants and security. Accordingly, the annual cost to implement the Bluff Top Park/Below Bluffs Parking master plan would be $610,200 (debt service and operations). A summary is as follows: Estimated Annual Revenue $554,000 Estimated Total Annual Expense 610,200 (includes debt service) Subtotal Revenues less Expenses ($56,200) Less Portion of Loss Revenue from Removal of Pacific Coast Highway Meters ( 201 ESTIMATED NET ANNUAL IMPACT TO GENERAL FUND ($257,600) Annual Savings Not Paying Back OCTA (Measure M funds) $90,000 ESTIMATED NET IMPACT ($167,600) A 40 percent occupancy rate was used to forecast the above revenue projections. The popularity of this site may well exceed the 40 percent occupancy average at the other beach lots. The projected deficit should be offset by additional parking revenue from both existing lots and the other replacement parking projects. While these are preliminary numbers, it is apparent that the project will come close to paying for itself if the city can gain California Coastal Commission approval. _ During previous City Council and commission hearings, there were some concerns re- garding site lines from the top floors of the condominiums and apartments on the inland side of Pacific Coast Highway. To address those concerns, the master plan has been revised. For an RV to be seen by anyone in a development on the inland side of PCH, they would have to be at least on a fourth floor level. Concerns were also expressed regarding noise and security. Currently, the security lighting in the Bluff Top Park/Below Bluffs Parking area is not functional and the area does present numerous security problems for police and marine safety personnel. This area has become a favorite late night party spot for beach visitors from the inland area. With the introduction of day use parking and camping, the area will be well lit, provide 24-hour security attendants and thus, in staff's opinion, present significantly less security issues than the current situation. With the master plan's proposed improvements of public rest rooms and public access, along with the comfort stations that will be installed as part of the Coca-Cola Bottling Company of Southern California strategic alliance partnership, the visitor-serving con- cerns in this area will be greatly enhanced. Staff's plan is to work with the Downtown Residents Association; the Downtown Merchant's Association, the Chamber of Com- merce, and other beach user groups to gain their input and support to take to the California Coastal Commission. Because of the previous history of this project and the need to resubmit through the entitlement process, staff has not been able to prepare a timeline for the completion of the master plan. As soon as staff has submitted the proj- ect for the entitlement process, we will return to Council with a recommended timeline. BLUFF TOP PARK/BLUFF BOTTOM PARKING PROJECT EXPENSES & REVENUES CONSTRUCTION COST ESTIMATE _ $41680,883 ANNUAL EXPENDITURES • Debt Service on $4,680,883 $400,000 • Parking/Camping/Maintenance Costs $210,000 TOTAL EXPENSES $610,000 ANNUAL REVENUE • Day Use Parking $145,000 (142 spaces x $7/day x 365 days x 40% occupancy) • Camping $409,000 (70 spaces x $40/day x 365 days x 40% occupancy) TOTAL REVENUE $554,000 OVERVIEW ANNUAL EXPENDITURES $610,000 ANNUAL REVENUE $554.0000 ($ 56,000) LOSS OF PCH METER REVENUE ($257,400) ANNUAL SAVINGS NOT S 900400 PAYING BACK OCTA (Measure M Funds) NET IMPACT ($167,400) REQUEST FOR CITY COUNA ACTION Date November 21 . 1994 Submitted to: The Honorable Mayor and City Council Submitted by: Michael Uberuaga, City Administratz _ _ PROVED BY CITY COUNCIL Prepared by: Ron Hagan, Director, Community Service 19� Subject: BLUFF TOP/BLUFF BOTTOM PARK IrL V EFFYCLIN Consistent with Council Policy? [ ] Yes [ ] New Policy or Exception Statement of Issue, Recommendation, Analysis, Funding Source, Alternative Actions,Attachments: VV STATEMENT OF ISSUE Staff needs Council direction on how to proceed with the master plan for the Bluff Top/Bluff Bottom Park project pursuant to conditions of approval from the California Coastal Commission. RECOMMENDATION Direct staff to revise the Bluff Top/Bluff Bottom Park master plan per the Cali- fornia Coastal Commission conditions deleting all parking. ANALYSIS The Council-approved Bluff Top/Bluff Bottom Park master plan contained numerous improvements to the beach area between Eleventh and Golden West Streets. These improvements included: • separating the wheeled/nonwheeled traffic to create both a pedestrian path and a bicycle/rollerblade path • removal of the retaining wall and replacement with a terraced, landscaped wall system • new entryways at Eleventh and Golden West Streets • landscaping, turf and irrigation improvements • rest rooms and showers PI O 5/85 REQUEST FOR COUNCIL ACTION November 21 , 1994 Page two • handicapped access • 248 parking spaces Although both city staff and Coastal Commission staff found the plan to be consistent with the city's Local Coastal Plan, the city Planning Commission and the Coastal Commission felt that the parking below the bluffs should not be included as part of the improvements. It was their desire that this area be returned to beach use versus parking lot use. Currently, the Coastal Commis- sion is waiting for the city to revise the plans by deleting the parking lot. Upon submission of a redesign, the commission will issue the Coastal Development Permit for all of the other amenities. It was the city's plan to fund this project with a combination of grants, Parking Authority funds, and a new issue of Certificates of Participation based on revenue generated by the 248 parking spaces. While it is difficult to project what the exact revenue would be from the parking spaces, staff feels a con- servative estimate would be for each space to produce $500 per year. This would provide approximately $124,000 per year to apply toward the debt service for COPs to build the project. Of course, city maintenance cost for this area would increase, but it would do so if only park improvements were on site also. The city's options are that it could revise the master plan, deleting the parking per Coastal Commission approval, and obtain an approved project to even- tually build when funding became available; or Council could direct staff to reconvene the Beach Master Plan Task Force to work with the residents on a compromise parking plan that could be resubmitted to the Coastal Commis- sion and that could produce at least some revenue to offset the debt service to pay for the improvements. It should be noted that the residents who spoke at the Planning Commission and the Coastal Commission were adamantly opposed to parking below the bluffs, while at the same time they were unanimously in favor of all of the park, bike trail, and rest room improvements. Consequently, staff feels that a compromise plan that would include parking would not be supported by the downtown residents' group until such time as the impact of beach visitor parking is such that the residents themselves would want parking below the bluffs with resident-only parking in the residential area. • y REQUEST FOR COUNCIL ACTION November 21, 1994 Page three In order to provide rest rooms, showers, and the foundation for the new ter- raced retaining wall system, there needs to be a service road below the bluffs. There are no sewers in this area so the rest rooms have to be modular with pumpout facilities. In addition, the access for beach maintenance and emergency vehicles is currently Golden West and that entryway would need to be maintained. While staff still believes that parking is needed in this area, it probably could not gain approval through the Coastal Commission process. Therefore, it would be staff's suggestion that the city modify the plans per Coastal Commission approval and then proceed with the project when funding becomes available. FUNDING SOURCE None identified at this time. ALTERNATIVE ACTION Notify the Coastal Commission that the city will not be proceeding with the Bluff Top/Bluff Bottom Park plan as approved by the Commission and direct staff to return to the Beach Master Plan Task Force and residents to try to de- velop a compromise master plan that would include some parking below the bluffs. ATTACHMENTS None RH:cs