2014 mentor marina report

8/11/2019 2014 Mentor Marina Report

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Mentor Lagoons Facility Assessment & Analysis

City of Mentor

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. 2 2014 Comparison of Boat Demand and Available Slips ............................ 8

Site-Based Recreational Amenities ................................................................................ 10

Financial Performance ..................................................................................................... 11

Fig. 3 Revenues ........................................................................................................... 11

Fig. 4 Expenditures ..................................................................................................... 12

Fig. 5 Other Costs ....................................................................................................... 13

Existing Conditions ............................................................................................................ 14

Concrete Wall ............................................................................................................ 14

Fig. 6 Failing concrete ............................................................................................... 14

Steel Section A ........................................................................................................... 15

Steel Section B ............................................................................................................ 15

Summary ...................................................................................................................... 15

Investment Needs and Options ...................................................................................... 17

Financial Impacts of Identified Capital Needs and Facility Improvements........... 33

Harbor Entrance ................................................................................................................ 36

Grant Resources ................................................................................................................ 40

Conclusion.......................................................................................................................... 41


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Background


City of Mentor

In 1924, a group based in Cleveland, Ohio, spent over $1 million to develop the Mentor La-goons 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 pro-

ject. The plans for the development ended with the stock market crash of 1929.

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 No-

vember 1995.

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 1997. 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 City of Mentor secured the services of CT Consult-ants and Abonmarche to assess the conditions of the marina, estimate the cost of identified

improvements and assess the overall marina market in the area.


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According to the Ohio DNR, the average Ohio boat owner is male, approximately 54 yearsold, with 29 years of boating experience. Boat ownership by women increased from 2.6% in

2001 to 6% in 2011. Approximately 99% of Ohios 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 at-

tracted into the activity to ensure continued strength of the market.

Three main marina areas surround the City of Mentor: the Eastlake area on the Chagrin Riv-

er, 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 offersdirect access to Lake Erie.

The Eastlake area has approximately 500 slips available for use, with almost half being of-

fered 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 us-

age 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

Boating Market


City of Mentor


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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 hook-

ups 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.


City of Mentor


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City of Mentor

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 contrib-

ute 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 devel-

oped 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 transientboaters (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 grocer-

ies, 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.

Economic Impact of Boatingon the Local Economy


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City of Mentor

Total Spending on Boat Trips by Boats Kept at the Marina

Category Total Percentage

Lodging $8,500 0.75%

Marina Services/Supplies 186,500 16.46%

Restaurant 225,500 19.90%

Groceries 175,800 15.52%

Boat Fuel 349,300 30.83%

Auto Fuel 65,000 5.74%

Recreation & Entertainment 42,700 3.77%

Shopping 31,400 2.77%

Other Services 22,900 2.02%

Other Goods 25,300 2.23%

Total: $954,100 100%

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 MichiganState university to assess the economic impact of the recreational boating industry within the Great

Lakes region.


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City of Mentor

The Mentor Lagoons Marina operates at full capacity with 464 boaters currently renting slipsat 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 2014. The data provided by the Citys Parks Department included dock

number, wall length of the slip, as well as the type and length of boat. The data shows 464slips serving 405 boats and 41 jet skis. There are slips for jet skis and what we assume to be oth-

er 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 fig-

ure, but do not bear on the analysis.

Excluding jet skis and other PWCs, 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

25-26 foot length. Though there are approximately 12 boats between 40 and 55 feet inlength, 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, repre-

senting 6.5% of the current marina patrons (7.2% of boat owners).

Marina Utilization


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City of Mentor

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 oc-

cupy 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 comforta-

ble 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 inher-

ent inefficiency of utilizing broadside docking. That said, there are only so many ways to

achieve efficiency with this sort of configuration.

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 accommo-

dates 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 Man-

ual No. 50 advises 15-25 slips per acre based on 35-40 foot average boat length. The number

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Frequency

Length,ft

2014ComparisonofBoatDemandandAvailableSlips

SlipSi zes B oa tLengths(2014)


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City of Mentor

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

publics 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 occu-

py 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 foot-

print, thereby potentially lowering infrastructure costs.

The other configuration is already in use at F Dock and the yacht club, which is the construc-

tion 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 com-

pared 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.


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City of Mentor

What differentiates the Mentor Lagoons Marina from its competitors in the market is the otheramenities surrounding the marina itself. Most marinas amenities are limited to what are of-

fered 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 dont 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 cir-

cumstance in the Great Lakes region and should be marketed as part of the marina experi-

ence within the Mentor Lagoons.

One of those is the 450-acre preserve area directly east of the marina. The area is an amaz-ing 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 opportu-

nities for boaters at the facility, which other facilities in the area cannot offer. When not boat-

ing 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 boat-

ers. Much like the marsh area, the beach provides an opportunity for boaters that other mari-nas 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.

Site-Based RecreationalAmenities


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City of Mentor

The financial performance of the marina was analyzed for the years 2009 through 2013. 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

marinas 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.

Financial Performance

Revenues 2009

2010

2011

2012

2013

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 $79,552 - - - - $79,552

Water Fees $28,765

-

-

-

-

$28,765

Access Vessel Fees $6,465 - - - - $6,465

Rack Dock/STR

Fees

$45,488

$50,850

$56,647

$63,827

$74,743

$291,555

ChannelMaintenance 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


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City of Mentor

Expenditures 2009 2010 2011 2012 2013 FiveYearTotal

Salary/Fringe $303,625 $312,238 $318,653 $346,823 $357,588 $1,683,927

Printing/Binding/OfficeSupplies

$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/SecurityGuard $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 $28,830Communications (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 MaintenanceDredging $91,434 $111,943 $57,917 $66,903 $52,096 $380,293

Tree Planting $200 - - - - $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 $34,980 - - $31,360 $6,790 $73,130

Marina Building CapitalOutlay - - - - - -

Capital Equipment Outlay - - - - - -

Marina Maintenance/RPR+ - - - - $24,260 $24,260

Marina Maintenance/RPRRoof

- - - - $9,593 $9,593

Maintenance/RPRDockside

- - $2,475 - $4,365 $6,840

Total Direct Expenditures:

$594,773 $571,298 $533,626 $585,869 $569,526 $2,855,092


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City of Mentor

Other Costs 2009 2010 2011 2012 2013 Five Year TotalPublic Works Force Ac-count $4,717 $14,203 $11,406 $44,881 $50,083 $125,290

Admin Overhead $53,530 $51,417 $48,026 $52,728 $51,257 $256,958Capital 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, 2017. The

annual payments including the current fiscal year are as follows:

2014: $277,324

2015: $278,450

2016: $280,202

2017: $282,517

The total debt service to be paid over the next 4 years is $1,118,493. The City is currently ex-

ploring options for the refinancing of the existing bond debt.


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City of Mentor

During April 2014, an evaluation was performed of the seawall surrounding the Mentor La-goons. 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 condi-

tion. 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 pileand 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 oth-

er 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 be-

hind as well as in front of the wall. Marina users

Existing Conditions


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City of Mentor

throughout the marina have spanned this area behind the wall with wooden deck structures.

The deck structures limit the visibility of a significant por-

tion of the concrete wall. While some of the decks ap-

pear to be self-supporting, others were supported bythe concrete wall section. An analysis of the deck struc-

tures 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 set-

tle 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 locat-

ed 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 inspec-

tion. Provided that the wall design calculations meet

the requirements for the intended use, the failing ma-

rina walls could be replaced with a wall section simi-

lar to this.


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City of Mentor

Summary

Based on the conditions observed during the visual inspection of the marina, it has been de-

termined 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 inspect-

ed for adequacy of the intended use with specific attention to the support and foundation

systems as well as the maximum occupancy of each structure.


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City of Mentor

As part of the marina study, the project team assessed various levels of capital investment inthe facility to correct current deficiencies as well as make amenity improvements to keep the

facilitys position as a leader in the areas marina market. The various improvements and up-

grade options including the estimated cost to undertake the various upgrades and improve-

ments:

Option 1: Bulkhead Reconstruction: $15,566,407.00

Option 2: Bulkhead Reconstruction and Walkways: $17,110,089.00

Option 3: Bulkhead Reconstruction, Walkways And Dredging: $23,544,839.00

Option 4: Bulkhead Reconstruction with Marina Development

and Bathroom (relocating pull-in slips) $27,464,928.00

Option 5: Marina Contraction B/C/F Docks w/Revetment

Construction of Remaining Shore (366 slips): $18,656,751.00

Detailed cost elements for the various levels of improvements and upgrades are available on

the following pages for review.

Investment Needsand Options


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City of Mentor

Option 1: Reconstruction of Bulkhead and Construction of New Walkways

General

Item Quantity Unit Unit Cost Item Cost

Mobilization 1.00 LS $355,000.00 $355,000.00

Removals 1.00 LS $335,500.00 $335,500.00

Soil Erosion and Sedimentation Control 1.00 LS $82,500.00 $82,500.00

Subtotal: General $773,000.00

Sheet Pile Construction and Broadside Mooring


Sheet Piling Wall and Appurtenances (Tied-Back) 20,200 LFT - 20 ft sheeting

404,000.00 Sft $24.00 $9,696,000.00

Safety Ladders 202.00 Ea $825.00 $166,650.00

Cleats (per slip) 1,350.00 Ea $385.00 $173,250.00

Dock Boxes 0 Ea $660.00 -

Fire Centers 135.00 Ea $550.00 $74,250.00

Reinforced Concrete Walkway (8' wide x 6"thick)

0 Sft $5.50 -

Subbase, CIP (12" thick) 0 Cyd $7.15 -

Utility Pedestal/supply (with electrical andwater service)

450.00 Ea $3,500.00 $1,610,000.00

Subtotal: Sheet Pile Construction and Broadside Mooring $11,720,150.00

Dredging


Dredging and Disposal - Cyd $24.75 -

On-Site Disposal - Cyd $2.20 -

Off-Site Disposal (Incl. trucking within 20minutes)

- Cyd $12.87 -

Non-Hazardous Contaminated Mat'l Dispos-al

- Cyd $38.50 -

Soil Erosion and Sedimentation Control - LS $38,500.00 -

Subtotall Dredging $0.00


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City of Mentor

Landscaping and Site Amenities


Site Lighting - Ea $7,150.00 -

Turf Establishment 44,000 Syd $3.85 $169,400.00

Landscape Plantings and Appurtenances - Sft $19.25 -Trees - Ea $550.00 -

Main Pavilion/Shelter - LS $93,500.00 -

Fisherman's Pavilion/Shelter - LS $38,500.00 -

Flagpole Feature - LS $27,500.00 -

Entrance Signage - LS $11,000.00 -

Wayfinding Signage - LS $16,500.00 -

Benches - Ea $2,750.00 -

Picnic Tables - Ea $3,300.00 -

Grill - Ea $550.00 -

Trash Receptacles - Ea $1,320.00 -

Fish Display Area - LS $3,300.00 -Dumpster Enclosure - Ea $9,350.00 -

Subtotal: Landscaping and Site Amenities $169,400.00

Upland Marina Facilities


Restroom and Shower Facility - Sft $330.00 -

Fish Cleaning Station - Sft $192.50 -

Subtotal: Upland Marina Facilities

Totals

Item Unit Cost Item Cost

Subtotal: Construction Costs - $12,759,350.00

Contingency 10% $1,275,935.00

Total: Construction Cost - $14,035,285.00

Engineering - Design & Permitting 6% $765,561.00

Construction Services 6% $765,561.00

Total: Project Cost $15,566,407.00


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City of Mentor

Option 2: Reconstruction of Bulkhead and Construction of New Walkways

General


Mobilization 1.00 LS $400,000.00 $400,000.00

Removals 1.00 LS $335,500.00 $335,500.00






404,000 Sft $24.00 $9,696,000.00

Safety Ladders 202 Ea $825.00 $166,650.00

Cleats (per slip) 450 Ea $385.00 $173,250.00

Dock Boxes 450 Ea $660.00 $270,000.00

Fire Centers 135 Ea $550.00 $74,250.00


176,000 Sft $5.50 $968,000.00

Subbase, CIP (12" thick) 6,518 Cyd $7.15 $46,604.00

Utility Pedestal (with electrical and waterservice)

450 Ea $3,500.00 $1,575,000.00


Dredging


Dredging and Disposal - Cyd $24.75 -


Off-Site Disposal (Incl. trucking within 20minutes) - Cyd $12.87 -

Non-Hazardous Contaminated Mat'l Dispos- - Cyd $38.50 -

Soil Erosion and Sedimentation Control - LS $38,500.00 -

Subtotall Dredging $0.00


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Landside Construction


Site Grading 44,000.00 Syd $2.20 $96,800.00

Utilities - Ft $33.00 -

Divided Roadway (Parkway) - Ft $605.00 -Undivided Roadway - Ft $519.20 -

Parking Lots - Syd $38.50 -

Sidewalks - Sft $4.13 -

Lift Station - LS $220,000.00 -

Stormwater Separator - LS $110,000.00 -

Stormwater Outfall - Ea $110,000.00 -

Subtotal: Landside Construction $96,800.00





Landscape Plantings and Appurtenances - Sft $19.25 -

Trees - Ea $550.00 -






Benches - Ea $2,750.00 -


Grill - Ea $550.00 -


Fish Display Area - LS $3,300.00 -

Dumpster Enclosure - Ea $9,350.00 -



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Subtotal: Upland Marina Facilities

Totals



Contingency 10% $1,402,466.00






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Option 3: Reconstruction of Bulkhead, Construction of New Walkways, and Dredging

GeneralItem Quantity Unit Unit Cost Item Cost

Mobilization 1.00 LS $550,000.00 $550,000.00

Removals 1.00 LS $335,500.00 $335,500.00






404,000 Sft $25.85$10,443,400.00

Safety Ladders 202 Ea $825.00 $166,650.00Cleats (per slip) 450 Ea $385.00 $173,250.00

Dock Boxes 450 Ea $660.00 $297,000.00

Fire Centers 135 Ea $550.00 $74,250.00


176,000 Sft $5.50 $968,000.00

Subbase, CIP (12" thick) 6,518 Cyd $7.15 $46,607.41

Utility Pedestal/Supply (with electrical andwater service)

450 Ea $3,500.00 $1,610,000.00


DredgingItem Quantity Unit Unit Cost Item Cost

Dredging and Disposal 135,191 Cyd $24.75 $3,345,977.25



135,191 Cyd $12.87 $1,739,908.17


- Cyd $38.50 -

Soil Erosion and Sedimentation Control 1 LS $38,500.00 $38,500.00

Subtotal: Dredging $5,124,385.42


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24 Mentor Lagoons Facility Assessment & Analysis

City of Mentor



Site Grading 44,000 Syd $2.20 $96,800.00


Divided Roadway (Parkway) - Ft $605.00 -

Undivided Roadway - Ft $519.20 -







Landscaping and Site AmenitiesItem Quantity Unit Unit Cost Item Cost




Trees - Ea $550.00 -






Benches - Ea $2,750.00 -


Grill - Ea $550.00 -






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Subtotal: Upland Marina Facilities $0.00

Totals



Contingency 10% $1,929,905.00


Engineering - Design & Permitting 6% $1,157,943.00

Construction Services 6% $1,157,943.00



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Option 4: Bulkhead Reconstruction with Marina Redevelopment and Bathroom (Relocating

Pull-In Slips)

GeneralItem Quantity Unit Unit Cost Item Cost

Mobilization 1.00 LS $467,500.00 $467,500.00

Removals 1.00 LS $,500.00 $335,500.00





Sheet Piling Wall and Appurtenances (Tied-Back) Sft $24.00 $10,171,200.00

Safety Ladders202.00

Ea $275.00 $55,550.00

Cleats (per slip) 450.00 Ea $385.00 $173,250.00

Dock Boxes450.00

Ea $550.00 $270,000.00

Fire Centers135.00142.00

Ea $550.00 $74,250.00

Walkway (8' wide x 6" thick) 176,000.00 Sft $5.50 $968,000.00

Utility Pedestal (with electrical and water service)450.00

Ea $3,500.00 $1,575,000.00

Utility Supply 1.00 Ea $35,000.00 $35,000.00


Docks and Marina Construction


Floating Dock and Appurtenances 20,032.00 Sft $44.00 $1,277,408.00

Gangways 6.00 Ea $22,000.00 $132,000.00

Dock Utilities (per slip) 176.00 Ea $3,750.00 $660,000.00

Dock Boxes 176.00 Ea $440.00 $77,440.00

Fire Centers 26.00 Ea $550.00 $14,300.00

Electrical Feed to Main Dock 6.00 Ea $55,000.00 $330,000.00

Subtotal: Docks and Marina Construction $2,491,148.00


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DredgingItem Quantity Unit Unit Cost Item Cost

Dredging and Disposal147,191.00

Cyd $24.75 $3,642,977.25

On-Site Disposal-

Cyd $2.20 -

Off-Site Disposal (Incl. trucking within 20 Cyd $12.87 $1,894,348.17

Non-Hazardous Contaminated Mat'l Dispos- Cyd $38.50 -

Soil Erosion and Sedimentation Control1.00

LS $38,500.00 $38,500.00

Subtotal: Dredging $5,575,825.42



Site Grading44,000.00

Syd $2.20 $96,800.00

Utilities-

Ft $33.00 -

Divided Roadway (Parkway)-

Ft $605.00 -


Parking Lots-

Syd $38.50 -

Sidewalks-

Sft $4.13 -

Lift Station-

LS $220,000.00 -

Stormwater Separator-

LS $110,000.00 -

Stormwater Outfall-

Ea $110,000.00 -



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Turf Establishment 24,444.44 Syd $3.85 $94,109.00


Trees - Ea $550.00 -






Benches - Ea $2,750.00 -


Grill - Ea $550.00 -


Fish Display Area-

LS $3,300.00 -








Totals



Contingency 10% $2,251,224.00


Engineering - Design & Permitting 6% $1,350,734.00

Construction Services 6% $1,350,734.00



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Option 5: Marina Contraction B/C/F Docks w/ Revetment Construction of Remaining Shore

General


Mobilization 1.00 LS $330,000.00 $330,000.00

Removals 1.00 LS $457,600.00 $457,600.00





Sheet Piling Wall and Appurtenances (Tied-Back)7,800 LFT - 20 ft sheeting 156,000.00

Sft $24.00 $3,744,000.00

Safety Ladders73.00

Ea $275.00 $20,075.00

Cleats (per slip)110.00

Ea $385.00 $42,350.00

Dock Boxes110.00

Ea $550.00 $60,500.00

Fire Centers49.00

Ea $550.00 $26,950.00

Walkway (8' wide x 6" thick)58,000.00

Sft $7.15 $414,700.00

Utility Pedestal (with electrical and water service)110.00

Ea $3,500.00 $385,000.00

Utility Supply1.00

Ea $35,000.00 $35,000.00


Docks and Marina Construction


Floating Dock and Appurtenances29,032.00

Sft $44.00 $1,277,408.00

Gangways6.00

Ea $22,000.00 $132,000.00

Dock Utilities (per slip) 186.00 Ea $3,750.00 $697,500.00

Dock Boxes186.00

Ea $440.00 $81,840.00

Fire Centers26.00

Ea $550.00 $14,300.00

Electrical Feed to Main Dock6.00

Ea $55,000.00 $330,000.00

Subtotal: Docks and Marina Construction $2,533,048.00


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Dredging - Docks A/B/C/D/F


Dredging and Disposal 94,366.00 Cyd $24.75 $2,335,558.50



94,366.00 Cyd $12.87 $1,214,490.42


- Cyd $38.50 -


Subtotal: Dredging - Docks A/B/C/D/F $3,588,548.92



Site Grading 44,000.00 Syd $2.20 $96,800.00


Divided Roadway (Parkway) - Ft $605.00 -









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Restroom and Shower Facility - Sft $ 330.00 -

Fish Cleaning Station - Sft $ 192.50 -


Revetment Reconstruction - A/D/E

Length 10,300 ft

Revetment Width 26.83281573 ft 12' Height x 24' Width


Geotextile Separator Fabric 30,708.67 Syd $2.20 $67,559.07

Mattress Stone 9,691.00 Ton $33.00 $319,803.00

Heavy Rip Rap (16" - 24" Dia)* 45,766.00 Tons $66.00 $3,020,556.00

Subtotal: $3,407,918.07

* - Assumes layer thickness equal to 1.5 times median particle size.

** - Assumes layer thickness equal to 2 times median particla size




Turf Establishment 24,444.44 Syd $3.85 $94,109.00


Trees - Ea $550.00 -






Benches - Ea $2,750.00 -


Grill - Ea $550.00 -






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Totals



Contingency 10% $1,529,242.0Total: Construction Cost - $16,821,661.0





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City of Mentor

The estimated cost to address the existing deficiencies and potential upgrades to the marinaare 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 safe-

ty 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 City of Mentor were to finance this work with a 40-year bond at a 3.5% in-

terest rate the monthly debt service would be $60,302.85 or annual debt service of

$723,634.20. 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 constructinga walkway around the perimeter of the water to better define areas for use and improve ac-

cess 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

Financial Impacts of Identified CapitalNeeds and Facility Improvements


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City of Mentor

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 City of Mentor were to finance this work with a 40

-year bond at a 3.5% interest rate the monthly debt service would be $70,931.63 or annual

debt service of $795,395.28. As with Option #1, given that the marina lost $524,390 over thepast 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 ac-cess 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


terest rate the monthly debt service would be $91,210.58 or annual debt service of

$1,094,526.96. 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 in-

crease 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 installa-

tion 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 foruse 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


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City of Mentor

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 City of Mentor

were to finance this work with a 40-year bond at a 3.5% the monthly debt service on the debt

would be $106,396.65 or annual debt service of $1,276,759.80.

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 gener-

ate 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 ShoreThe 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, eliminat-

ing A dock, the north half of B dock and all of E dock, leaving the marina with a more effi-

cient 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 re-

maining 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


terest rate the monthly debt service on the debt would be $72,274.57 or annual debt service

of $867.294.84. 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 OptionsThe 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 in-

crease revenues but would require a public vote. Examples of these enhancements are a

gas dock, restaurant, hotel, and housing.


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City of Mentor

One critical element, beyond the needs and potential of the marina itself, that needs to beconsidered 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 Har-

bor. The channel currently experiences severe shoaling that creates poor and unsafe naviga-

tion conditions within the harbor. This shoaling, combined with the recent growth in the num-

ber 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 desir-

ability. 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 shore-

line. 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 re-

port and options to address the issues. It is worth noting that in September of 2014 it was an-

nounced 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 guaran-

tee that the study being undertaken will result in the USACE undertaking a construction pro-

ject to stabilize and improve the harbor entrance but is the first step in the process to deter-

mining 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

Harbor Entrance


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City of Mentor

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 be-

come 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 navi-

gating 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 un-

safe 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 im-

pact 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 alterna-

tives 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 or-

der 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 pro-

vide 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


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City of Mentor

accurate estimates to be developed during a feasibility study. It is recognized that im-

mediately downdrift (to the east) of the harbor if the Mentor Coastal Barrier Resource

System (CBRS) unit and that the extension of the harbor structures further into the lake

may have a negative impact if complete bypassing of the trapped material does not

occur. It is imperative that all new material trapped by the harbor is bypassed to the

east on a regular basis, with onshore placement preferred. The following diagram illus-

trates this alternative.

Alternative 2: Rubble Mound Wave Absorbers

This alternative seeks to reduce the wave energy in the channel and harbor interior by lining

the entrance channel with a series of segmented sloping stone absorbers. This alternative

would consist of:

Removing the existing barge

Creation of rubble mound wave absorbers lining both sides of the entrance channel.

There are three overlapping wave absorbers along each side, with the individual crests

150 feet long, separated by a gap of 50 feet. Due to the small gap between the

crests, the underwater portions of the absorbers will overlap, but that gaps will create

an additional irregularity to attenuate the waves. Since the entrance is relatively short,

it is expected that the wave attenuation in the channel will be reduced by about 30%.


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City of Mentor

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 40,000 cubic yards.

Annual maintenance of approximately 20,000 cubic yards will be required. The materi-

al removed for the channel shall be placed to the east, with onshore replacement pre-

ferred. The following diagram illustrates this alternative.

It is important that if the users of the Mentor Harbor choose to address the issues with the exist-

ing breakwaters that they do so in a manner that minimizes the impact the littoral drift as it

could be difficult to receive permitting by the U.S. Army Corps of Engineers. Approaches that

propose construction of any significant protrusions from the existing piers may negatively im-

pact the drift patterns. Additional adverse impacts to the littoral drift would likely starve the

barrier beach of sand and cause increased erosion. This could eventually deteriorate the

northern edge of the interior marsh as well. However, if the City of Mentor should decide to

make the needed improvements and investments to the Lagoons Marina, it is strongly en-

couraged that the investment be protected by working with the other users of the Mentor

Harbor to address the issues of the existing breakwaters.


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City of Mentor

There are three identified grant resources that can be accessed to reduce the debt neces-sary to make the identified improvements, including:

Cooperative Boating Facility Grant

The State of Ohio Department of Natural Resources grant allows for an up to 100% reimburse-

ment to municipalities, townships, counties, joint recreation districts, park districts, conservan-

cy districts, or state/federal agencies for improving and/or developing recreational boating

access. Projects that charge a user fee are only eligible for up to 75% reimbursement for

launch ramp projects and 50% reimbursement for marina projects. There is no ceiling on the

amount an applicant can request for CBFG funding. However, each application is carefully

reviewed in order to fund as many boating access projects as possible while keeping the in-tegrity of each project.

Recreational Harbor Evaluation Program

The program provides reimbursement grants to public entities for dredging of Ohio River, Lake

Erie, and their tributaries. Project grant funding eligibility is based on the equitable formula,

which is determined by the number of boats that benefit from a given project and the cost

associated with performing the project. The grant application deadline is April 1 of each

year.

Boating Infrastructure Grant (BIG) ProgramThe federal grant program provides funds for the construction of transient mooring facilities for

recreational boats 26 feet and over in length. Communities can apply for up to $1 million.

The application deadline BIG Program is August 1 of each year and the grants are highly

competitive.

Grant Resources


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2014 mentor marina report

Documents