Mentor Lagoons Facility Assessment & Analysis. City of Mentor BENTON HARBOR SOUTH BEND MANISTEE SOUTH HAVEN PORTAGE

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1 BENTON HARBOR SOUTH BEND MANISTEE SOUTH HAVEN PORTAGE

2 Table of Contents Background... 2 Boating Market... 3 Economic Impact of Boating on the Local Economy... 5 Fig. 1 Projected Economic Impact of Mentor Lagoons Marina... 6 Marina Utilization... 7 Fig Comparison of Boat Demand and Available Slips... 8 Site-Based Recreational Amenities Financial Performance Fig. 3 Revenues Fig. 4 Expenditures Fig. 5 Other Costs Existing Conditions Concrete Wall Fig. 6 Failing concrete Steel Section A Steel Section B Summary Investment Needs and Options Financial Impacts of Identified Capital Needs and Facility Improvements Harbor Entrance Grant Resources Conclusion... 41

3 Background In 1924, a group based in Cleveland, Ohio, spent over $1 million to develop the Mentor Lagoons as a vacation retreat. The group built a series of lagoons that is currently known as the Mentor Lagoons Marina. In addition to the existing lagoons, a subdivision of elaborate homes, a boating port, and an access road to the property were planned as part of the project. The plans for the development ended with the stock market crash of The property was controlled by multiple owners until 1993 when the lagoons were placed into court-appointed receivership as a result of litigation among members of the Nozik family who were the owners of the property at the time. The question of whether the City should acquire the property through eminent domain was placed as a referendum item on the ballot in November On election day, 57% of the voters cast ballots favoring the acquisition of the land through eminent domain. After the referendum vote, the City was able to negotiate the acquisition of the property for $8.9 million and took possession of the property in July In November of 1997, a second vote was held on the future of the Mentor Lagoons. In that election, a charter amendment to limit the types and costs of projects that could be undertaken at the lagoon and the marina passed by 97 votes. Since that time, use of the marina has been steady but many needed capital improvements have not been made to the facility. To determine the need and feasibility of undertaking capital improvements at the facility, the secured the services of CT Consultants and Abonmarche to assess the conditions of the marina, estimate the cost of identified improvements and assess the overall marina market in the area. 2

4 Boating Market According to the Ohio DNR, the average Ohio boat owner is male, approximately 54 years old, with 29 years of boating experience. Boat ownership by women increased from 2.6% in 2001 to 6% in Approximately 99% of Ohio s estimated 11.5 million residents live within 36 miles of a waterway that can accommodate a powerboat, and 3.1 million live within 10 miles of either Lake Erie or the Ohio River. While there are many people living close to the waterways of Ohio, the boating market is greying and younger persons will need to be attracted into the activity to ensure continued strength of the market. Three main marina areas surround the : the Eastlake area on the Chagrin River, about 5.3 miles to the west of Mentor, Mentor Lagoons in Mentor itself, and the Fairport Harbor area on the Grand River, about four miles east of Mentor. Each of these areas offers direct access to Lake Erie. The Eastlake area has approximately 500 slips available for use, with almost half being offered through yacht club membership. Within the eight marinas and clubs on the river, the slips have about 85% capacity use during the boating season. The Eastlake marinas have three locations for boaters to fuel, one at a public marina, a private one through a yacht club, and one at a public restaurant/bar lounge. Public restrooms, water, picnic areas and waste disposal are also available at both public and private locations on the Chagrin River. Seasonal storage is readily available as well. No ADA accessible ramp/dockage is available in this area. Marinas in the Eastlake area average slip fees average $48 per foot. The Fairport Harbor/Grand River area contains approximately 900 slips mainly through public leasing, and about 30% private/club membership. The docks reach about 70% capacity usage during the boating season. Seasonal slip fees at the marinas average $50 per linear foot. There are three locations for public fueling. Restroom amenities, waste disposal, water 3

5 service and picnic opportunities are available in several locations. Both indoor and outdoor off-season storage is available. There is one ADA-accessible ramp at the Fairport Harbor Port Authority Boat Launch. The closest comparable marina to the Mentor Lagoons is the Mentor Harbor Yachting Club, which is immediately adjacent to the Lagoons. The facility has 175 total slips, which are all floating docks that can accommodate larger boats. Each slip has power and water hookups and there is both a pump-out and fueling station at the facility. Other amenities include a pool and restaurant. Slip rates at the facility are $1.75 per foot/per day, making it a more expensive facility to use compared to the neighboring lagoons for a person keeping their boat there during the boating season. Mentor Lagoons offers approximately 460 slips to the public. They have 100% capacity use during the boating season, with an additional waiting list. The Lagoons offer public restrooms, water, picnic areas and waste disposal to the public. There is no fuel, restaurant, or ADA ramp access at this location. Dock leasing rates are competitive to below the surrounding marina rates on the Grand and Chagrin Rivers. Indoor and outdoor rack storage is available year round, as is trailer storage. The Mentor area is slightly less for comparable slip rates to the other marinas in the market with average rental rates per foot set at approximately $40 per foot. Some of this difference can be attributed to additional amenities available at the other marinas analyzed; however, there is some opportunity for a slight bump in rates at the Mentor Lagoons Marina while remaining competitive in the marketplace. 4

6 Economic Impact of Boating on the Local Economy Marinas serving Great Lakes boaters are key generators of economic benefits to the region. The boating market represents an over $2 billion a year industry in the State of Ohio with Lake County having almost 10,000 registered boats. Boater spending supports jobs and private and public investment, both on the project site and in the adjoining area. They also contribute to the visual character of the waterfront and the community's quality of life. The estimates of the economic impact of Mentor Lagoons Marina on the area (roughly a 30- mile radius around the marina) are based on the Boating Economic Impact Model developed by the Recreation Marine Research Center at Michigan State University. This model provides estimates of the direct and indirect economic impacts associated with spending by the owners of boats that rent seasonal and annual slips, and the direct spending by transient boaters (tourists). In the model, annual craft spending averages were adjusted using consumer price indices for each spending category. Trip spending estimates, including what boaters spend on groceries, lodging, entertainment and restaurants came from a national survey of more than 6,000 boaters that gathered information about more than 13,000 boating trips. Spending profiles were developed for different size and type boats in different regions of the country. The craft and trip spending averages used here are for boats typically kept at marinas in the Great Lakes Region. 5

7 Projected Economic Impact of Mentor Lagoons Marina The following table details the estimated economic impact of the Mentor Lagoons Marina on the economy within 15 miles of the facility. The estimates are based on a model developed by Michigan State university to assess the economic impact of the recreational boating industry within the Great Lakes region. Total Spending on Boat Trips by Boats Kept at the Marina Category Total Percentage Lodging $8, % Marina Services/Supplies 186, % Restaurant 225, % Groceries 175, % Boat Fuel 349, % Auto Fuel 65, % Recreation & Entertainment 42, % Shopping 31, % Other Services 22, % Other Goods 25, % Total: $954, % 6

8 Marina Utilization The Mentor Lagoons Marina operates at full capacity with 464 boaters currently renting slips at the marina. Of the current renters, 205 or 43.9% of the boaters are residents of the City of Mentor. There are currently 74 persons on the waiting list awaiting a slip when it becomes available. In addition to the persons renting slips at the facility, an additional 79 boaters rent rack space to keep their boats in for use. Of the boaters renting rack space, 30, or 37.97%, are Mentor residents. There are currently four individuals on the wait list for a rack spot when one becomes available. As part of the utilization assessment, an analysis was completed comparing the boat demand and available slips for The data provided by the City s Parks Department included dock number, wall length of the slip, as well as the type and length of boat. The data shows 464 slips serving 405 boats and 41 jet skis. There are slips for jet skis and what we assume to be other types of personal watercraft (PWC) that are listed at zero length. We assume this is due to the characterization of slip length as wall length rather than the actual size of the berth. In the case of the floating docks, we were able to enter the berth length that accounted for the majority of the slips listed at zero length. The remaining zero length slips are shown in the figure, but do not bear on the analysis. Excluding jet skis and other PWC s, the mean vessel length in the Mentor Lagoon Marina is 26.7 feet. The figure shows a roughly bell-shaped distribution of boats centered around the foot length. Though there are approximately 12 boats between 40 and 55 feet in length, 82% of all water craft listed by the parks department are 30 feet or less. It is clear that the predominant class of boat in this marina is between 20 to 30 feet in length with 64% of the boats falling into this category. Only 29 boats are registered at over 35 feet in length, representing 6.5% of the current marina patrons (7.2% of boat owners). 7

9 By comparison, the average slip length is 35.8 feet nearly 10 feet longer than the average boat. It is clear that the broadside mooring configuration utilized throughout the majority of the marina basin factors in to this seeming underutilization. It is very typical for boats to occupy a wall space significantly larger than the boat itself in order to allow for maneuvering and docking alongside the wall. It is safe to assume that a boater would feel most comfortable with a 5 foot space on either side of his/her boat. We feel the slips sizing has developed over the course of many years to accommodate as many boaters as possible given the inherent inefficiency of utilizing broadside docking. That said, there are only so many ways to achieve efficiency with this sort of configuration Comparison of Boat Demand and Available Slips Frequency More Length, ft Slip Sizes Boat Lengths (2014) Typically, a marina will be configured in such a way as to maximize the utilization of available basin area for a given amount of water frontage. The Mentor Lagoons Marina accommodates 464 slips while utilizing approximately 40 acres of marina basin and 22,000 lineal feet of wall frontage. That equates to 11.6 boats per acre and over 47 feet of wall to accommodate an average vessel length of 26.7 feet. Planning and Design of Small Craft Harbors, ASCE Manual No. 50 advises slips per acre based on foot average boat length. The number 8

10 varies due to the limitations and variability of the basin configurations. By utilizing broadside mooring, a large amount of frontage (and bulkhead length) is required to utilize a comparatively small amount of the water area. Within the Mentor Harbor, we see two good examples of ways to more effectively utilize available frontage to maximize the public s access to the waterfront. South of E Dock, we see finger piers oriented perpendicular to shore. In this configuration, the two 30-foot boats utilizing a shared finger pier would occupy the same wall space as the average single slip today. The finger pier configuration can be used to either increase the slip count or to consolidate the existing slips into a smaller footprint, thereby potentially lowering infrastructure costs. The other configuration is already in use at F Dock and the yacht club, which is the construction of a main walkway perpendicular to the shore capable of accommodating a number of slips. We have created a layout for this type of configuration in the basin between B Dock and C Dock to show that this space and less than 900 feet of frontage could accommodate 186 slips ranging from 30 to 50 feet in length. That is less than 5 feet of frontage per slip compared to 47 in the existing marina. These are two examples of options that could be explored in reconfiguring the marina basin to provide self-sustaining enterprise for the community. There are a number of ways that the existing Mentor Lagoons Marina could be reconfigured to make better, more efficient use of this truly unique asset. 9

11 Site-Based Recreational Amenities What differentiates the Mentor Lagoons Marina from its competitors in the market is the other amenities surrounding the marina itself. Most marina s amenities are limited to what are offered within the grounds of the marina itself, such as playgrounds, fish cleaning stations, bath houses, etc. However, because of the unique nature of the Mentor Lagoons Marina and the surrounding property, the marina and its users have access to unique amenities associated with the property that other marinas in the market don t possess. The ability to easily walk to a beach as well as the presence of a recreational amenity such as the preserve is a unique circumstance in the Great Lakes region and should be marketed as part of the marina experience within the Mentor Lagoons. One of those is the 450-acre preserve area directly east of the marina. The area is an amazing natural setting with numerous species of fish, birds, flora and fauna that are difficult to find in such quantity and diversity in Northern Ohio. Underscoring the quality and significance of the marsh is the fact that it has been designated by the Department of Interior as a National Natural Landmark. This makes for a remarkable opportunity for multiple recreational opportunities for boaters at the facility, which other facilities in the area cannot offer. When not boating or using the marina itself, boaters can bird-watch, hike, ride, and paddle in the preserve and enjoy the vast amounts of untouched nature. Furthermore, a beautiful wild beach is adjacent to the marina and easily accessible to boaters. Much like the marsh area, the beach provides an opportunity for boaters that other marinas in the market area cannot offer. It is rare for any marina along the Great Lakes to have access to such a pristine beach areas with such easy accessibility. These two amenities serve to differentiate the Mentor Lagoons Marina from other marinas in the market place and give increased value to slips in the marina, which can be monetized. 10

12 Financial Performance The financial performance of the marina was analyzed for the years 2009 through In each of those years, the marina generated profits ranging from a one year low of negative ($422,677) in 2009 to a best year of positive cash flow of $119,858 in 2011 for a net operating loss of ($524,390) over the five year period. Following is a comprehensive overview of the marina s financial performance over the five year period. The marina has debt service for previous acquisition activity through 2017, which is detailed at the end of this section. Revenues Five Year Total Trailer Storage Fees $10,309 $7,375 $8,540 $7,867 $7,670 $41,761 Ramp Fees $9,948 $10,548 $9,652 $12,023 $9,945 $52,116 Dockage Fees $415,868 $569,344 $582,040 $585,284 $609,904 $2,762,440 Winter Storage Fees $126,889 $117,966 $115,094 $111,564 $111,473 $582,986 Hoist/Clean Fees $44,343 $50,002 $47,968 $49,501 $47,044 $238,858 Electric Fees $79, $79,552 Water Fees $28, $28,765 Access Vessel Fees $6, $6,465 Rack Dock/STR Fees $45,488 $50,850 $56,647 $63,827 $74,743 $291,555 Channel Maintenance Fees $156,442 $152,995 $160,503 $158,503 $161,976 $790,555 Miscellaneous Fees $10,738 $13,255 $13,919 $18,142 $17,134 $73,188 Total Revenues: $934,806 $972,335 $994,362 $1,006,711 $1,039,889 $4,948,103 11

13 Expenditures Five Year Total Salary/Fringe $303,625 $312,238 $318,653 $346,823 $357,588 $1,683,927 Printing/Binding/Office Supplies $1,749 $2,664 $4,314 $2,439 $2,119 $13,285 Marina Rentals $106 - $106 Marina Advertising $3,033 $167 $33 $39 - $3,272 Marina Alarm/Security Guard $20,275 $20,594 $6,827 $972 $486 $49,154 Utilities Electricity $30,027 $37,955 $31,123 $33,908 $34,22 $133,013 Natural Gas $5,308 $3,819 $3,998 $2,279 $2,534 $17,938 Water $2,853 $2,448 $3,771 $3,478 $5,103 $17,653 Sewer/Waste Disposal $6,647 $4,859 $6,396 $5,719 $5,209 $28,830 Communications (Cell/ Landlines) $1,292 1,157 $1,828 $2,330 $2,928 $9,535 Tools/Equipment $689 $910 $1,055 $2,549 $2,897 $8,100 Clothing $300 $625 $350 $870 $650 $2,795 Vehicle Fuel $3,667 $5,033 $7,352 $7,330 $6,793 $30,175 Other OPR Services $9,866 $6,924 $8,447 $6,755 $6,641 $38,633 Other OPR Supplies $1,240 $1,252 $1,311 $1,689 $110 $5,602 Channel Maintenance Dredging $91,434 $111,943 $57,917 $66,903 $52,096 $380,293 Tree Planting $ $200 Tree Maintenance $4,870 $4,950 $5,208 $6,758 $17,220 $39,006 Other Maintenance/ Repair $72,314 $53,721 $72,556 $63,562 $31,250 $293,403 Marina Maintenance/ Dock Wall $34, $31,360 $6,790 $73,130 Marina Building Capital Outlay Capital Equipment Outlay Marina Maintenance/ RPR $24,260 $24,260 Marina Maintenance/RPR Roof $9,593 $9,593 Maintenance/RPR Dockside - - $2,475 - $4,365 $6,840 Total Direct Expenditures: $594,773 $571,298 $533,626 $585,869 $569,526 $2,855,092 12

14 Other Costs Five Year Total Public Works Force Account $4,717 $14,203 $11,406 $44,881 $50,083 $125,290 Admin Overhead $53,530 $51,417 $48,026 $52,728 $51,257 $256,958 Capital Equip/Impr/ Repair GF $53,069 $40,583 $4,690 - $21,319 $119,661 Capital Equip/Impr/ Repair RF - $445,519 $4,000 $48,961 $253,859 $752,339 Subtotal $53,069 $486,102 $8,960 $48,961 $275,178 $872,000 Operational Profit/(Loss) $228,717 ($150,685) $392,614 $274,272 $93,845 $838,763 Debt Service Payments $269,671 $271,992 $272,756 $273,256 $275,478 $1,363,153 Total Profit/(Loss) ($40,854) ($422,677) $119,858 $1,016 ($181,633) ($524,390) The annual debt service associated with the Lagoons runs through December 1, The annual payments including the current fiscal year are as follows: 2014: $277, : $278, : $280, : $282,517 The total debt service to be paid over the next 4 years is $1,118,493. The City is currently exploring options for the refinancing of the existing bond debt. 13

15 Existing Conditions During April 2014, an evaluation was performed of the seawall surrounding the Mentor Lagoons. While construction plans for the marina seawalls were not available at the time of the evaluation, a visual evaluation of the existing seawalls was performed to assess their condition. The seawalls surrounding the lagoons consist of three different wall sections. The original wall was constructed of concrete. Portions of the concrete wall have been replaced with two different steel walls. Concrete Wall The concrete wall appears to have been constructed utilizing pre-cast concrete methods which were quite progressive at the time of construction. It appears that panelized sections of concrete wall were placed adjacent to and behind pre-cast concrete pile and then pile and wall sections were secured with a cast-in-place concrete cap. The concrete wall has failed throughout the marina in varying failure modes. In some areas, the top of the wall has deflected into the marina basin, cracking the wall cap and allowing the soil behind the wall to settle. As more soil is added to these areas, the wall will continue to move. In other areas, the wall is nearly non-existent and has washed partially or completely into the marina. The concrete wall should be replaced. Along the concrete wall throughout the marina, the soil material originally retained by the wall has washed into the marina, leaving open water behind as well as in front of the wall. Marina users 14

16 throughout the marina have spanned this area behind the wall with wooden deck structures. The deck structures limit the visibility of a significant portion of the concrete wall. While some of the decks appear to be self-supporting, others were supported by the concrete wall section. An analysis of the deck structures and support systems is beyond the scope of this report; however, we recommend that deck structures be inspected to ensure the safety and adequacy for their intended use as concerns for the integrity and safety of the deck structures were noted during the site visit. Steel Section A There are two sections of steel sheet wall in the marina. The first section is located along the east side of the eastern bay of the marina near the marina office. The wall leans toward the water significantly at the top. There are at least two causes for this type of failure. The wall failure could be caused by inadequate bending strength of the sheet section or it could also be caused by inadequate embedment of the steel sheeting below the channel bottom. The deflection of the top of this wall toward the marina has caused the soil behind the wall to settle or filter through the wall and the boardwalk along the top of the wall to shift. Based on conditions observed, this portion of seawall should be removed and replaced. Steel Section B There is a newer second section of steel sheet wall also present within the marina. This wall section is different than Steel Section A and is located at the east end of the second lagoon from the south. Floating docks have been anchored to this wall and a new sidewalk runs along the top of the wall. The seawall in this section of the marina showed no signs of structural distress at the time of our inspection. Provided that the wall design calculations meet the requirements for the intended use, the failing marina walls could be replaced with a wall section similar to this. 15

17 Summary Based on the conditions observed during the visual inspection of the marina, it has been determined that the majority of the marina walls have failed beyond repair. The concrete wall and failing steel wall should be removed and replaced to allow for the continued safe use of the marina facility. Additionally, the deck structures throughout the marina should be inspected for adequacy of the intended use with specific attention to the support and foundation systems as well as the maximum occupancy of each structure. 16

18 Investment Needs and Options As part of the marina study, the project team assessed various levels of capital investment in the facility to correct current deficiencies as well as make amenity improvements to keep the facility s position as a leader in the area s marina market. The various improvements and upgrade options including the estimated cost to undertake the various upgrades and improvements: Option 1: Bulkhead Reconstruction: $15,566, Option 2: Bulkhead Reconstruction and Walkways: $17,110, Option 3: Bulkhead Reconstruction, Walkways And Dredging: $23,544, Option 4: Bulkhead Reconstruction with Marina Development and Bathroom (relocating pull-in slips) $27,464, Option 5: Marina Contraction B/C/F Docks w/revetment Construction of Remaining Shore (366 slips): $18,656, Detailed cost elements for the various levels of improvements and upgrades are available on the following pages for review. 17

19 Option 1: Reconstruction of Bulkhead and Construction of New Walkways General Mobilization 1.00 LS $355, $355, Removals 1.00 LS $335, $335, Soil Erosion and Sedimentation Control 1.00 LS $82, $82, Subtotal: General $773, Sheet Pile Construction and Broadside Mooring Sheet Piling Wall and Appurtenances (Tied- Back) 20,200 LFT - 20 ft sheeting 404, Sft $24.00 $9,696, Safety Ladders Ea $ $166, Cleats (per slip) 1, Ea $ $173, Dock Boxes 0 Ea $ Fire Centers Ea $ $74, Reinforced Concrete Walkway (8' wide x 6" thick) 0 Sft $ Subbase, CIP (12" thick) 0 Cyd $ Utility Pedestal/supply (with electrical and water service) Ea $3, $1,610, Subtotal: Sheet Pile Construction and Broadside Mooring $11,720, Dredging Dredging and Disposal - Cyd $ On-Site Disposal - Cyd $ Off-Site Disposal (Incl. trucking within 20 minutes) Non-Hazardous Contaminated Mat'l Disposal - Cyd $ Cyd $ Soil Erosion and Sedimentation Control - LS $38, Subtotall Dredging $

20 Landscaping and Site Amenities Site Lighting - Ea $7, Turf Establishment 44,000 Syd $3.85 $169, Landscape Plantings and Appurtenances - Sft $ Trees - Ea $ Main Pavilion/Shelter - LS $93, Fisherman's Pavilion/Shelter - LS $38, Flagpole Feature - LS $27, Entrance Signage - LS $11, Wayfinding Signage - LS $16, Benches - Ea $2, Picnic Tables - Ea $3, Grill - Ea $ Trash Receptacles - Ea $1, Fish Display Area - LS $3, Dumpster Enclosure - Ea $9, Subtotal: Landscaping and Site Amenities $169, Upland Marina Facilities Restroom and Shower Facility - Sft $ Fish Cleaning Station - Sft $ Subtotal: Upland Marina Facilities Totals Item Unit Cost Item Cost Subtotal: Construction Costs - $12,759, Contingency 10% $1,275, Total: Construction Cost - $14,035, Engineering - Design & Permitting 6% $765, Construction Services 6% $765, Total: Project Cost $15,566,

21 Option 2: Reconstruction of Bulkhead and Construction of New Walkways General Mobilization 1.00 LS $400, $400, Removals 1.00 LS $335, $335, Soil Erosion and Sedimentation Control 1.00 LS $93, $93, Subtotal: General $829, Sheet Pile Construction and Broadside Mooring Sheet Piling Wall and Appurtenances (Tied- Back) 20,200 LFT - 20 ft sheeting 404,000 Sft $24.00 $9,696, Safety Ladders 202 Ea $ $166, Cleats (per slip) 450 Ea $ $173, Dock Boxes 450 Ea $ $270, Fire Centers 135 Ea $ $74, Reinforced Concrete Walkway (8' wide x 6" thick) 176,000 Sft $5.50 $968, Subbase, CIP (12" thick) 6,518 Cyd $7.15 $46, Utility Pedestal (with electrical and water service) 450 Ea $3, $1,575, Subtotal: Sheet Pile Construction and Broadside Mooring $13,004, Dredging Dredging and Disposal - Cyd $ On-Site Disposal - Cyd $ Off-Site Disposal (Incl. trucking within 20 minutes) - Cyd $ Non-Hazardous Contaminated Mat'l Dispos- - Cyd $ Soil Erosion and Sedimentation Control - LS $38, Subtotall Dredging $

22 Landside Construction Site Grading 44, Syd $2.20 $96, Utilities - Ft $ Divided Roadway (Parkway) - Ft $ Undivided Roadway - Ft $ Parking Lots - Syd $ Sidewalks - Sft $ Lift Station - LS $220, Stormwater Separator - LS $110, Stormwater Outfall - Ea $110, Subtotal: Landside Construction $96, Landscaping and Site Amenities Site Lighting - Ea $7, Turf Establishment 44,000 Syd $2.20 $96, Landscape Plantings and Appurtenances - Sft $ Trees - Ea $ Main Pavilion/Shelter - LS $93, Fisherman's Pavilion/Shelter - LS $38, Flagpole Feature - LS $27, Entrance Signage - LS $11, Wayfinding Signage - LS $16, Benches - Ea $2, Picnic Tables - Ea $3, Grill - Ea $ Trash Receptacles - Ea $1, Fish Display Area - LS $3, Dumpster Enclosure - Ea $9, Subtotal: Landscaping and Site Amenities $96,

23 Upland Marina Facilities Restroom and Shower Facility - Sft $ Fish Cleaning Station - Sft $ Subtotal: Upland Marina Facilities Totals Item Unit Cost Item Cost Subtotal: Construction Costs - $14,024, Contingency 10% $1,402, Total: Construction Cost - $15,427, Engineering - Design & Permitting 6% $841, Construction Services 6% $841, Total: Project Cost $17,110,

24 Option 3: Reconstruction of Bulkhead, Construction of New Walkways, and Dredging General Mobilization 1.00 LS $550, $550, Removals 1.00 LS $335, $335, Soil Erosion and Sedimentation Control 1.00 LS $93, $93, Subtotal: General $979, Sheet Pile Construction and Broadside Mooring Sheet Piling Wall and Appurtenances (Tied- Back) 20,200 LFT - 20 ft sheeting 404,000 Sft $25.85 $10,443, Safety Ladders 202 Ea $ $166, Cleats (per slip) 450 Ea $ $173, Dock Boxes 450 Ea $ $297, Fire Centers 135 Ea $ $74, Reinforced Concrete Walkway (8' wide x 6" thick) 176,000 Sft $5.50 $968, Subbase, CIP (12" thick) 6,518 Cyd $7.15 $46, Utility Pedestal/Supply (with electrical and water service) 450 Ea $3, $1,610, Subtotal: Sheet Pile Construction and Broadside Mooring $13,004, Dredging Dredging and Disposal 135,191 Cyd $24.75 $3,345, On-Site Disposal - Cyd $ Off-Site Disposal (Incl. trucking within 20 minutes) 135,191 Cyd $12.87 $1,739, Non-Hazardous Contaminated Mat'l Disposal - Cyd $ Soil Erosion and Sedimentation Control 1 LS $38, $38, Subtotal: Dredging $5,124,

25 Landside Construction Site Grading 44,000 Syd $2.20 $96, Utilities - Ft $ Divided Roadway (Parkway) - Ft $ Undivided Roadway - Ft $ Parking Lots - Syd $ Sidewalks - Sft $ Lift Station - LS $220, Stormwater Separator - LS $110, Stormwater Outfall - Ea $110, Subtotal: Landside Construction $96, Landscaping and Site Amenities Site Lighting - Ea $7, Turf Establishment 24,444 Syd $3.85 $94, Landscape Plantings and Appurtenances - Sft $ Trees - Ea $ Main Pavilion/Shelter - LS $93, Fisherman's Pavilion/Shelter - LS $38, Flagpole Feature - LS $27, Entrance Signage - LS $11, Wayfinding Signage - LS $16, Benches - Ea $2, Picnic Tables - Ea $3, Grill - Ea $ Trash Receptacles - Ea $1, Fish Display Area - LS $3, Dumpster Enclosure - Ea $9, Subtotal: Landscaping and Site Amenities $94,

26 Upland Marina Facilities Restroom and Shower Facility - Sft $ Fish Cleaning Station - Sft $ Subtotal: Upland Marina Facilities $0.00 Totals Item Unit Cost Item Cost Subtotal: Construction Costs - $19,299, Contingency 10% $1,929, Total: Construction Cost - $21,228, Engineering - Design & Permitting 6% $1,157, Construction Services 6% $1,157, Total: Project Cost $23,544,

27 Option 4: Bulkhead Reconstruction with Marina Redevelopment and Bathroom (Relocating Pull-In Slips) General Mobilization 1.00 LS $467, $467, Removals 1.00 LS $, $335, Soil Erosion and Sedimentation Control 1.00 LS $82, $82, Subtotal: General $885, Sheet Pile Construction and Broadside Mooring Sheet Piling Wall and Appurtenances (Tied-Back) Sft $24.00 $10,171, Safety Ladders Ea $ $55, Cleats (per slip) Ea $ $173, Dock Boxes Ea $ $270, Fire Centers Ea $ $74, Walkway (8' wide x 6" thick) 176, Sft $5.50 $968, Utility Pedestal (with electrical and water service) Ea $3, $1,575, Utility Supply 1.00 Ea $35, $35, Subtotal: Sheet Pile Construction and Broadside Mooring $13,368, Docks and Marina Construction Floating Dock and Appurtenances 20, Sft $44.00 $1,277, Gangways 6.00 Ea $22, $132, Dock Utilities (per slip) Ea $3, $660, Dock Boxes Ea $ $77, Fire Centers Ea $ $14, Electrical Feed to Main Dock 6.00 Ea $55, $330, Subtotal: Docks and Marina Construction $2,491,

28 Dredging Dredging and Disposal On-Site Disposal 147, Cyd $24.75 $3,642, Cyd $ Off-Site Disposal (Incl. trucking within 20 Cyd $12.87 $1,894, Non-Hazardous Contaminated Mat'l Dispos- Cyd $ Soil Erosion and Sedimentation Control 1.00 LS $38, $38, Subtotal: Dredging $5,575, Landside Construction Site Grading Utilities Divided Roadway (Parkway) Undivided Roadway Parking Lots Sidewalks Lift Station Stormwater Separator 44, Syd $2.20 $96, Ft $ Ft $ Ft $ Syd $ Sft $ LS $220, LS $110, Stormwater Outfall - Ea $110, Subtotal: Landside Construction $96,

29 Landscaping and Site Amenities Site Lighting - Ea $7, Turf Establishment 24, Syd $3.85 $94, Landscape Plantings and Appurtenances - Sft $ Trees - Ea $ Main Pavilion/Shelter - LS $93, Fisherman's Pavilion/Shelter - LS $38, Flagpole Feature - LS $27, Entrance Signage - LS $11, Wayfinding Signage - LS $16, Benches - Ea $2, Picnic Tables - Ea $3, Grill - Ea $ Trash Receptacles - Ea $1, Fish Display Area - LS $3, Dumpster Enclosure - Ea $9, Subtotal: Landscaping and Site Amenities $94, Upland Marina Facilities Restroom and Shower Facility - Sft $ Fish Cleaning Station - Sft $ Subtotal: Upland Marina Facilities $0.00 Totals Item Unit Cost Item Cost Subtotal: Construction Costs - $22,512, Contingency 10% $2,251, Total: Construction Cost - $24,763, Engineering - Design & Permitting 6% $1,350, Construction Services 6% $1,350, Total: Project Cost $27,464,

30 Option 5: Marina Contraction B/C/F Docks w/ Revetment Construction of Remaining Shore General Mobilization 1.00 LS $330, $330, Removals 1.00 LS $457, $457, Soil Erosion and Sedimentation Control 1.00 LS $82, $82, Subtotal: General $870, Sheet Pile Construction and Broadside Mooring Sheet Piling Wall and Appurtenances (Tied-Back) 7,800 LFT - 20 ft sheeting 156, Sft $24.00 $3,744, Safety Ladders Cleats (per slip) Dock Boxes Fire Centers Walkway (8' wide x 6" thick) Utility Pedestal (with electrical and water service) , Ea $ $20, Ea $ $42, Ea $ $60, Ea $ $26, Sft $7.15 $414, Ea $3, $385, Utility Supply Ea $35, $35, Subtotal: Sheet Pile Construction and Broadside Mooring $4,728, Docks and Marina Construction Floating Dock and Appurtenances Gangways Dock Utilities (per slip) Dock Boxes Fire Centers 29, Sft $44.00 $1,277, Ea $22, $132, Ea $3, $697, Ea $ $81, Ea $ $14, Electrical Feed to Main Dock 6.00 Ea $55, $330, Subtotal: Docks and Marina Construction $2,533,

31 Dredging - Docks A/B/C/D/F Dredging and Disposal 94, Cyd $24.75 $2,335, On-Site Disposal - Cyd $ Off-Site Disposal (Incl. trucking within 20 minutes) 94, Cyd $12.87 $1,214, Non-Hazardous Contaminated Mat'l Disposal - Cyd $ Soil Erosion and Sedimentation Control 1.00 LS $38, $38, Subtotal: Dredging - Docks A/B/C/D/F $3,588, Landside Construction Site Grading 44, Syd $2.20 $96, Utilities - Ft $ Divided Roadway (Parkway) - Ft $ Undivided Roadway - Ft $ Parking Lots - Syd $ Sidewalks - Sft $ Lift Station - LS $220, Stormwater Separator - LS $110, Stormwater Outfall - Ea $110, Subtotal: Landside Construction $96,

32 Landscaping and Site Amenities Site Lighting - Ea $7, Turf Establishment 24, Syd $3.85 $94, Landscape Plantings and Appurtenances - Sft $ Trees - Ea $ Main Pavilion/Shelter - LS $93, Fisherman's Pavilion/Shelter - LS $38, Flagpole Feature - LS $27, Entrance Signage - LS $11, Wayfinding Signage - LS $16, Benches - Ea $2, Picnic Tables - Ea $3, Grill - Ea $ Trash Receptacles - Ea $1, Fish Display Area - LS $3, Dumpster Enclosure - Ea $9, Subtotal: Landscaping and Site Amenities $94, Upland Marina Facilities Restroom and Shower Facility - Sft $ Fish Cleaning Station - Sft $ Subtotal: Upland Marina Facilities $0.00 Revetment Reconstruction - A/D/E Length 10,300 ft Revetment Width ft 12' Height x 24' Width Geotextile Separator Fabric 30, Syd $2.20 $67, Mattress Stone 9, Ton $33.00 $319, Heavy Rip Rap (16" - 24" Dia)* 45, Tons $66.00 $3,020, Subtotal: $3,407, * - Assumes layer thickness equal to 1.5 times median particle size. ** - Assumes layer thickness equal to 2 times median particla size 31

33 Totals Item Unit Cost Item Cost Subtotal: Construction Costs - $15,292, Contingency 10% $1,529, Total: Construction Cost - $16,821, Engineering - Design & Permitting 6% $917, Construction Services 6% $917, Total: Project Cost $18,656,

34 Financial Impacts of Identified Capital Needs and Facility Improvements The estimated cost to address the existing deficiencies and potential upgrades to the marina are significant. Based on these costs, an analysis was conducted to determine their financial feasibility using existing revenue sources and projected new revenue sources based on what, if any, of the options were pursued by the community. Following is the projected impact of pursuing each of the identified options. Option #1: Bulkhead Reconstruction The first option analyzed was reconstructing the existing bulkhead areas which were deemed to be structurally deficient and failing. For the long term sustainability of the marina and safety of those using the facility and their boats, this is the minimal amount of work that should be undertaken at the facility. The cost of taking this course of action is estimated to be $15,566,407. If the were to finance this work with a 40-year bond at a 3.5% interest rate the monthly debt service would be $60, or annual debt service of $723, Given that the marina lost $524,390 over the past five years, taking on this amount of additional debt will require a significant increase in user rates and fees. Option #2: Bulkhead Reconstruction and Constructing New Walkways The second option analyzed was reconstructing the existing bulkhead areas which were deemed to be structurally deficient and failing. Additionally, the option includes constructing a walkway around the perimeter of the water to better define areas for use and improve access to dock areas. This would clean up the overall look and function of the area adjacent to the slips. If this option were pursued, it would be recommended to develop a set of design and construction method standards for what slip holders can construct along the walkway to 33

35 maintain the appearance and marketability of the marina. The cost of taking this course of action is estimated to be $17,110,089. If the were to finance this work with a 40 -year bond at a 3.5% interest rate the monthly debt service would be $70, or annual debt service of $795, As with Option #1, given that the marina lost $524,390 over the past five years, taking on this amount of additional debt will require a significant increase in user rates and fees. Option #3: Bulkhead Reconstruction, Constructing New Walkways, and Dredging to Industry Depth Standards The third option analyzed was reconstructing the existing bulkhead areas which were deemed to be structurally deficient and failing. Additionally, the option includes constructing a walkway around the perimeter of the water to better define areas for use and improve access to dock areas as well as dredging the marina to industry standards. If this option were pursued, it would be recommended to develop a set of design and construction method standards for what slip holders can construct along the walkway to maintain the appearance and marketability of the marina. The cost of taking this course of action is estimated to be $23,544,839. If the were to finance this work with a 40-year bond at a 3.5% interest rate the monthly debt service would be $91, or annual debt service of $1,094, As with the previous two options discussed, given that the marina lost $524,390 over the past five years, taking on this amount of additional debt will require a significant increase in user rates and fees. Option #4: Bulkhead Reconstruction, Constructing New Walkways, Developing New Docks, and Dredging to Industry Depth Standards The fourth development option analyzed was replacing the structurally deficient bulkhead, dredging the facility to industry standards, and developing 186 new slips through the installation of new floating docks of various sizes to increase revenue for debt service to offset the cost of needed improvements and deferred investment. A preliminary plan for the layout of the proposed docks and slips is available in Attachment B for review. Additionally, the option includes constructing a walkway around the perimeter of the water to better define areas for use and improve access to dock areas as well as dredging the marina to industry standards. If constructing the proposed walkway were pursued, it would be recommended to develop a set of design and construction method standards for what slip holders can construct along 34

36 the walkway to maintain the appearance and marketability of the marina. The cost of taking this course of action is estimated to be $27,464,928. If the were to finance this work with a 40-year bond at a 3.5% the monthly debt service on the debt would be $106, or annual debt service of $1,276, This option does create the opportunity for the City to generate additional revenue through the development of new slips to lease. Based on current rates and a 50/50 split between renters being charged resident and non-resident rates, the new slips are projected to generate an additional $263,628 in new revenue from slip rental, dredging fees, and storage fees. Given the historic financial performance of the marina, while increasing overall revenue, this option would still require either a significant increase in rental rates and fees or subsidization. Option #5: Marina Contraction B/C/F Docks w/revetment Construction of Remaining Shore The last option analyzed would reduce the significant cost of replacing the existing marina walls in a similar fashion to what currently exists. This would create an efficient footprint that would reduce the overall costs and increase the potential revenue by increasing the number of slips and accompanying revenue. This option will condense the marina footprint, eliminating A dock, the north half of B dock and all of E dock, leaving the marina with a more efficient and manageable area. In these eliminated areas, the existing concrete bulkhead will be removed and replaced with a new stone revetment. The proposed layout will utilize the south half of B dock, C dock, D dock and F dock. New sheet pile wall will be placed in the remaining marina areas. This approach will result in a total of approximately 366 slips being available within the marina. The cost of taking this course of action is estimated to be $18,656,751. If the were to finance this work with a 40-year bond at a 3.5% interest rate the monthly debt service on the debt would be $72, or annual debt service of $ This option would result in an overall slip reduction of approximately 98 slips reducing the potential revenue that the marina could potentially generate as compared to its current configuration again requiring either a significant increase in rental rates and fees or subsidization to support the required debt service to implement this option. Additional Options The study focused on improvements to the marina which could be made without a public vote. A subsequent study could be performed that would consider options that could increase revenues but would require a public vote. Examples of these enhancements are a gas dock, restaurant, hotel, and housing. 35

37 Harbor Entrance One critical element, beyond the needs and potential of the marina itself, that needs to be considered when making decisions regarding the future use and investment strategy for the facility is the use and condition of the breakwaters that create the entrance into Mentor Harbor. The channel currently experiences severe shoaling that creates poor and unsafe navigation conditions within the harbor. This shoaling, combined with the recent growth in the number of boats using the entrance channel, has created a traffic problem resulting in numerous accidents and groundings which negatively impact the Mentor Lagoons Marina and its desirability. The predominately west to east littoral drift of Lake Erie causes sediment to collect at and pass around the steel sheetpile harbor structures which run perpendicular to the shoreline. As a result, regular and costly dredging of the channel is a required. In June 2013, the U.S. Army Corps of Engineers (USACE) performed a Section 107 Feasibility Study of the channel entrance to assess its conditions. What follows is an overview of that report and options to address the issues. It is worth noting that in September of 2014 it was announced that the USACE would be conducting a new Section 107 Feasibility Study. Typically, a feasibility study of this nature takes about two to three years from the beginning of the study to when and if it moves to the construction phase. It should be noted that there is no guarantee that the study being undertaken will result in the USACE undertaking a construction project to stabilize and improve the harbor entrance but is the first step in the process to determining the needs and feasibility. In addition to the traffic and sediment problems, Mentor Harbor experiences significant wave problems during high wind and storm events. The harbor channel opens directly into the lake in a northwesterly direction allowing the wind and waves to move into the channel and the harbor. Due to high action within the channel, navigation for boats entering and leaving the harbor can be a dangerous proposition. A sunken barge located at the southwestern corner 36

38 of the channel entrance helps to compound the wave and traffic problems. The barge which was placed within the channel in order to minimize wave energy entering the harbor cut the channel width from 200 to 60. During times of normal weather, the reduction in the channel width causes regular traffic delays. During weather events, the channel can become almost impassable. The wave action during poor weather can extend well into the harbor, causing damage to boats, docks and seawalls. This condition requires improvements to the breakwater to also be considered in concert with any potential improvements to the marina itself to protect the investment as well as improve the safety and security of navigating in and out of the harbor. Several alternative methods to protect the harbor have been reviewed by the U.S. Army Corps of Engineers. The number of days the harbor is navigable depends on weather conditions and the amount of dredging that has been performed. Often, there are days when Mentor Harbor will be unsafe for navigation while other nearby harbors are accessible. If this situation persists and even gets worse it will begin to effect to the desire of boaters to use the harbor and its long term viability. Given the impact the current conditions cause on the use of the channel the negative impact to the total annual recreation value of the harbor is $336,800. Two alternatives have been explored to address the issues associated with the current breakwaters. Both alternatives recognize that in order to be successful, the existing barge must be removed and that bypassing of sediment accumulating at the updrift (west) side of the harbor must occur in order to minimize any downdrift impacts. A description of each alternative follows: Alternative 1: Round Mound Breakwater This alternative would create a protected entrance by the extension of the existing west pier with a rubble mound breakwater. This alternative consists of: Removing the existing barge Addition of 430 foot rubble mound dog leg extension to the west pier. Entrance of the harbor would be a 200 channel located to the east of the dogleg. This configuration will reduce wave heights within the entrance channel by 3 feet. This will essentially provide a safe wave regime within the entrance channel under almost all wind conditions. Excavation of an entrance channel approximately 1,300 feet long/80 feet wide and having a bottom elevation of 8 LWD. Initial excavation to construct the channel is approximately 22,000 cubic yards. Annual maintenance of approximately 30,000 cubic yards will be required, with more 37