TO:
Honorable Mayor and Members of the City Council
THROUGH:
Mark Danaj, City Manager
FROM:
Marisa Lundstedt, Community Development Director
Mark Leyman, Parks and Recreation Director
Laurie B. Jester, Planning Manager
Eric Haaland, Associate Planner
Jessica Vincent, Recreation Manager
SUBJECT:Title
Conduct Public Hearing and Consider Adoption of Resolution No. 16-0011 for a Coastal Development Permit to Allow a Program for Recreational Beach Rentals and Permanent Conversion of Portions of Existing Comfort Station Changing Rooms and a Welcome/Information Center, and Authorize the City Manager to Enter into an Operating Agreement with Nikau Kai. (Continued from the January 19, 2016 City Council Meeting) (Community Development Director Lundstedt and Parks and Recreation Director Leyman).
ADOPT RESOLUTION
Line
_________________________________________________________
Recommended Action
RECOMMENDATION:
Staff recommends that the City Council review location options for beach rentals, and if Council selects a location, adopt Resolution No. 16-0011 (Attachment 1) for a Coastal Development Permit to allow a temporary program for recreational beach rentals and permanent conversion of portions of existing comfort station changing rooms, and direct staff to enter into an agreement with Nikau Kai), under which Nikau Kai will pay the City 15% of the monthly gross receipts.
FISCAL IMPLICATIONS:
If Council approves the permit, and directs staff to enter into an agreement with Nikau Kai Waterman Shop (Nikau Kai), Nikau Kai will pay the City 15% of the monthly gross receipts. Per the existing agreement with the State of California “Any charges, fees, or collections made by the CITY for services, benefits, or accommodations to the general public shall be limited to actual needs for maintenance, control, operation, and improvements of said property.”
The recommended action to install storage facilities for beach rental equipment and relocation of the beach program equipment requires an appropriation of $27,253 from the Capital Improvement Project Budget, which will be reimbursed over time from the rent received by the operator.
BACKGROUND:
In Summer 2014, staff partnered with Nikau Kai on a trial program, to provide information, referrals and beach rentals in the sand lot south of the lower pier parking lots. On a daily basis, Nikau Kai staff placed a 10 foot by 10 foot canopy in the sand lot and provided surf, paddle, and boogie boards for rentals. In addition, they placed a trailer in the sand lot to store equipment. Feedback from the community was positive and visitors enjoyed the opportunity to rent a surf, paddle, or boogie board, or learn about City sponsored beach programs. Additionally, visitors were guided on dining and shopping options. Although bike rentals were not included in the 2014 program, the majority of rental inquiries were for bicycles. Due to the success of the program, staff issued a request for quotations (RFQ) to provide beach rentals and information and referral in the sand lot south of the lower south Pier parking lot.
DISCUSSION:
At the June 2, 2015 City Council meeting, the City Council approved the proposal from Nikau Kai Waterman Shop to continue the seasonal pilot program to provide beach rentals and a Welcome/Information Center in the sand lot south of the lower South Pier Parking Lot. Subsequently, a public hearing was held at the July 21, 2015 City Council meeting. City Council directed Staff to further explore alternative locations to host a daily pop-up “welcome and information center kiosk”. Additionally, City Council directed staff to include pro-active outreach to the residents, ensure the facility is ADA compliant, and to find an alternative location for the current storage containers located in the sandy lot south of the pier parking lots.
Staff evaluated the site options west of the bike path on the beach. In walking the site and looking at the locations, staff and Nikau Kai developed two additional sites for City Council consideration. The new options would require reducing the size of the men’s and women’s changing areas from approximately 32x16 feet to 16x8 feet (Attachment 2) to incorporate the storage areas. The Pier Comfort Station is in close proximity to the proposed beach rental sites and beach programs, providing ease of transport of supplies to and from both programs. The south storage area could be used for City storage (beach volleyball, beach and surf summer camps), which would eliminate the storage containers at the end of the south lot, which are in disrepair. The north storage area could be used for Nikau Kai to store the kiosk and beach rental equipment.
The pilot program is proposed to operate annually from April 1 through Labor Day to capture visitors during spring recess. The hours of operation would be 9:00 am to 7:00 pm. The kiosk would be set up and torn down on a daily basis.
The Welcome Center/Beach Rental facility (in option 2) will provide a total beach experience to visitors and locals by providing referrals for beach programs, dining and shopping in Manhattan Beach. The Welcome Center will also increase recreational opportunities and access to the beach through beach equipment rental services to include surfboards, stand up paddle boards, body boards, a maximum of 8 beach cruisers, and beach equipment. Based on City Council direction, there will be no advertisements on the facility.
Per the State Agreement, Staff has sent a request of the proposed operating plan to the State of California to operate concessions from the Pier area.
In the event the City Council and the Coastal Commission approve the beach rentals, the City Manager will execute an agreement with Nikau Kai.
Staff will provide a status update to the City Council upon completion of the first six month trial period.
Possible Locations (Attachment 2)
Option 1
Pier Comfort Station Alcove
Size: 156 square foot (12 ft x 13 ft)
PROS: Location is non-invasive and does not impede access to the pier, block access to the beach, or impact of any resident views. This location is the desired location from the vendor, as the location would only need to be closed for a few days during the International Surf Festival swim. The location is in close proximity to the proposed comfort station storage. The location provides an opportunity to be set-up and torn down daily. The proposal would remove all containers from the Pier area and the kiosk and beach rental material would be stored away from site at the end of each day.
CONS: The size of the location and the proximity to the bike path. Due to the size of the location, the area would be strictly for rentals, providing little room to operate the information/welcome center.
Option 2
South Sand Lot
Size: 300 square foot (10 ft x 30 ft)
PROS: Location is a large sandy lot with little activity and is removed from the bike path and pier. The location provides for a temporary facility to store equipment and does not require reducing the size of the pier comfort station changing areas. The area is large enough to operate the information/welcome center and permit Parks & Recreation Staff to promote programs and events and take class/camp registrations.
CONS: The location impedes views from resident along the strand and would require the vendor to close during special events (approximately 2 ½ weeks during the summer months).
Option 3
Base of Pier
Size: 320 square foot (12 ft x 30 ft)
PROS: Location is a visible from the strand and in close proximity to the storage. The location provides an opportunity to be set-up and torn down daily. The location allows for ample storage of equipment during operational hours. The area is large enough to operate the information/welcome center.
CONS: The location impedes views of the pier and would require the vendor to close during special events (approximately 2 ½ weeks during the summer months). The location requires relocating the benches that visitors and residents use to view the volleyball courts south of the pier and would require a trash receptacle to be relocated. The pier is a historical location and should not be modified. During the Downtown Specific Plan Community Meetings, there was no desire to operate business activity at the pier.
ENVIRONMENTAL REVIEW
The proposed project is exempt from the provisions of the California Environmental Quality Act (CEQA). Per the CEQA Guidelines, the program is exempt pursuant to the following provisions: Section 15304 (e), “Minor Alterations to Land;” and Section 15311 (c), “Accessory Structures;”
The proposed project is a removable facility adjacent to a public beach in which the project will not result in any degradation or alteration to the condition of land, water or vegetation.
Coastal Development Permit
The beach area is located within the Open Space (OS) district of the City’s Zoning Code and is regulated by the provisions of the City’s certified Local Coastal Program. The Open Space District allows “Park and Recreation Facilities,” as a permitted use. The proposed welcome/rental facility would be an incidental component of the overall beach recreational use, as an accessory use, similar to snack bar, lifeguard, and maintenance facilities.
The required coastal permit notice was published in the Beach Reporter and mailed to owners and residents of properties within 100 feet of the parcel on which the facility is to located, as well as to interested parties. Notice of the City Council’s action on of the permit will be provided to the California Coastal Commission. The Coastal Commission will then initiate an appeal period, which could result in further review of the project extending at least 7 weeks beyond a City Council approval date. Staff’s review of the coastal development permit finds the proposed installation to be consistent with the City’s coastal program as follows:
The structures would serve beach users to enhance their coastal experience, and not obstruct access ways within the coastal zone. The project will provide a multi-faceted visitor serving use. While the use will occupy some space near the beach, access to the beach, Strand, bike path and pier will not be obstructed. The removable facility would be located at the base of a retaining wall supporting The Strand, adjacent to existing utility structures where coastal views would not be significantly affected.
PUBLIC OUTREACH/INTEREST:
Staff delivered the staff report to FunBunns Beach Rentals in Downtown Manhattan Beach and personally notified residents along The Strand adjacent to the proposed sites.
Staff sent out a mailer to residents within 1000 feet of the proposed sites, the distribution list for the Urban Land Institute stakeholders, and placed an advertisement in the Beach Reporter.
CONCLUSION:
Staff recommends that the City Council review location options for beach rentals, and if Council selects a location, adopt Resolution No. 16-0011 (Attachment 1) for a Coastal Development Permit to allow a temporary program for recreational beach rentals and permanent conversion of portions of existing comfort station changing rooms, and direct staff to enter into an agreement with Nikau Kai), under which Nikau Kai will pay the City 15% of the monthly gross receipts.
Attachments:
1. Resolution 16-0011
2. Comfort Station Renderings and Proposed Locations