MARINA PHASING AND COSTS

Transcription

1 WATERFRONT PLACE IMPLEMENTATION STRATEGY Prepared for Port of Everett TEAM Reid Middleton BST Associates RMC Architects MARINA PHASING AND COSTS This section Prepared by: Reid Middleton September 2014 This section of the report is part of the Port of Everett Waterfront Place Implementation Strategy. It is important to bear in mind that it is but one part of a larger document.

2 Chapter 4 Marina Phasing and Costs PHASING PLAN... 2 SLIP COUNT SUMMARY BY PHASE OVERWATER COVERAGE SUMMARY BY PHASE CONSTRUCTION COSTS FIGURES FIGURE 4-1. MARINA PHASE FIGURE 4-2. LANDING WHARF AND FISHING FLOAT FIGURE 4-3. MARINA PHASE FIGURE 4-4. MARINA PHASE FIGURE 4-5. MARINA PHASE FIGURE 4-6. MARINA PHASE FIGURE 4-7. MARINA PHASE FIGURE 4-8. PREFERRED ALTERNATIVE TABLES TABLE 4-1. SLIP SIZE. NORTH, CENTRAL, AND SOUTH BASINS TABLE 4-2. SUMMARY OF OVERWATER COVERAGE CHANGES BY PHASE TABLE 4-3. OPINION OF PROBABLE COSTS MARINA TABLE 4-4. OPINION OF PROBABLE COSTS WHARFS AND FISHING FLOAT Chapter 4 1

3 Chapter 4 Marina Phasing and Costs PHASING PLAN The following describes the phases for marina redevelopment for the preferred alternative for the master plan. A variety of factors were discussed with stakeholders and staff to determine the preferred phasing plan for the Marina redevelopment. In general, a five- year period was discussed as the potential time frame for each phase; and the plan was separated into six phases. A separate action to develop a linear float and wharf expansion to support commercial fishing and provide other flexible use for vessels was added to the master planning process as part of the Waterfront Place development of the Fishermen s Harbor area. This facility is not assigned to a specific phase in the phasing plan but can be done independently depending on upland development timing and funding availability. The actual timing for each phase may also vary depending on available funding, permitting, and design time frames, and other factors. The proposed phases for the project and the fishing float are shown in Figures 4-1 to 4-7 and are describe below. Information such as a detailed slip mix changes, overwater coverage, and a discussion of what is included in the costs are shown following the descriptions of the phases. Additional information such as more detail for the cost estimates is shown in the appendix. PHASE ONE Phase 1 includes replacement of Central Marina Docks I through P in the eastern section of the Central Marina with new Central Marina Docks I through L. The new docks will provide moorage for boathouses, permanent moorage tenants, commercial moorage such as fishing vessels and yacht brokers, and guest moorage. Additional public inwater amenities such as activity floats and public pedestrian access on the floating dock will be provided in this area. A new gangway and gatehouse will be installed to access the south side of the new L Dock. The total cost including construction, planning, design, permitting, and contingencies for the inwater infrastructure for this Phase is $10,800,000. All the existing boathouses in this area will be relocated to the new Docks I and J. Side tie and open slips will be provided on the new Docks K and L. All new floats, piling, utilities, and appurtenances will be provided. The new dock laterals will tie into the newer headwalks floats along the 14 th Street Bulkhead. The Phase 1 work will modify the overall slip mix of the marina by reducing the number of slips under forty feet and increasing the number of slips 40 feet or longer. These longer slips are intended to be used by a combination of permanent moorage, guest moorage, and commercial moorage for fishing vessels and yacht brokers. The total number of slips in all three marinas will change from approximately 2,091 slips before construction to 2,038 slips after construction with an approximate reduction in moorage of 468 linear feet. Further detailed information on the slip mix changes is included in a later part of this section of the report. The total overwater coverage in the marina will be reduced by approximately 10,000 square feet after the work for Phase 1 is complete. The eastern section of the Central Marina was selected as the first phase for a variety of factors. A driving factor was the old age and poor condition of the docks in this area. These docks are the oldest dock facilities in the entire marina and consist of open slips and boathouse moorage. The docks are primarily concrete floats with a few timber float sections. The docks are anchored with a combination of steel and timber piling. The utility system in this area is relatively old and includes overhead electrical Chapter 4 2

4 services to the boathouses. The majority of the docks are oriented in the east west direction in this area, with a few shorter docks oriented north south. The existing configuration has an inefficient zigzagged- shaped channel that leads to the marine railway and haulout pier in the northeastern corner of the area. The marine railway and haulout pier are being removed as part of the environmental cleanup and reconstruction of the bulkhead in the area. The proposed reconfiguration for Phase 1 eliminates the nonlinear channel through the area and aligns the main dock laterals in the north south direction similar to the majority of the other docks in the South, Central, and North Marinas. The proposed reconfiguration replaces the current configuration of 9 smaller dock laterals with 9 fairways running both east west and north south with four new main dock laterals with three fairways oriented north and south. This creates a more efficient layout and improves operations for moorage tenants leaving and entering their slips. The eastern section of the Central Marina was also selected as the first phase because of the environmental cleanup activities and bulkhead replacement that is currently underway in this area. The cleanup is associated with the previous use of the area as a marine haulout and shipyard site. The cleanup actions include removal of the existing marine railway, removal of contaminated sediments in the marina basin, and replacement of portions of the adjacent bulkhead. Removal of contaminated soils will require some temporary removal of the docks within the area. Many of the permanent moorage tenants in the open slips have been relocated to other areas within the marina leaving many of the open slips in the area unoccupied. This provides an opportunity to perform the dock reconfiguration in this area with minimal impact to open slip tenants. Minimal boathouse relocations will be required for the cleanup action. The proposed marina reconfiguration for Phase 1 provides moorage space for all the existing boathouses on the new I and J Docks. Some temporary relocation of boathouses will be required during the construction of Phase 1 to allow for construction sequencing of dock demolition and new dock construction. A significant factor in selecting the eastern section of the Central Marina as the first phase is its proximity to the early action area for the upland redevelopment plan for Waterfront Place. This area is in the Fishermen s Harbor area of the plan which is slated for the first upland redevelopment into a mixed use and residential area at Waterfront Place. In addition to residential and mixed uses, a hotel is also proposed for the first phase of upland development adjacent to the Phase 1 new docks. The proposed replacement of in- water docks includes provisions for pedestrian access along the waterfront, down to the water on the new guest moorage L Dock and potential for yacht broker and other shared usage on the new K Dock. The proposed plan also includes activity floats at the south end of the new L Dock that can be used by the public and tenants to gather down at water level. The upland features in this eastern area include a wide public walkway and various public spaces including a public overlook and art feature in the location of the existing haulout pier. Other potential improvements that are being planned as part of the upland work include incorporation of art work and water features and activities that draw people down to the water. Potential ideas that enhance the connection between the public and the water include the option of creating a remote controlled radio operated small boat area or course in the north section of the dock area between Central Marina Docks K and L near the public overlook. The inner slip area adjacent to the headwalk dock near the 14 th Street Bulkhead could be separated off with a rope buoy line and used for a remote controlled boat course or Chapter 4 3

5 for other activities such as dinghy storage or use that encourage public interaction and enhances the experience and draw of the public with and to the water. The proposed open fifty and seventy foot slips in this area are designed to provide flexibility in the uses of these open slips. They can be used as guest slips for single vessels per slip or similar to other transient moorage facility such as Point Hudson in Port Townsend, the seventy foot slips can be rented out to visiting yacht clubs for multiple rafting of four or six vessels between two seventy foot fingers. Other marinas have also rented out the seventy foot slips to yacht brokers who keep multiple vessels within the slips. These large slips and side ties on the new Dock K can also be used for fishing vessels. Because of the poor condition of the docks, the environmental cleanup occurring in the area, and the focus of the first phase of upland development for Waterfront Place in the area, the eastern section of the Central Marina, Docks I through L were selected as the preferred first phase for the marina master plan. Work to implement the first phase is already underway. The federal and state environmental permit documents have been received for the inwater work associated with Phase 1. The design and preparation of construction documents for the first phase of new dock inwater work is currently underway with construction planned for The construction for the inwater environmental cleanup and replacement of a section of bulkhead in the area is also currently underway. Chapter 4 4

6 Figure 4-1. Marina Phase 1. Chapter 4 5

7 SOUTH MARINA NORTH WHARF, LANDING WHARF, AND FISHING FLOAT As part of the overall upland and inwater planning process for Waterfront Place, an opportunity was identified for enhancing opportunities for fishermen and the commercial fishing aspects of the waterfront within the Fishermen s Harbor District of Waterfront Place. This opportunity includes the repair and expansion of the Landing Wharf, repair to the South Marina North Wharf, and installation of a new 400 foot long linear float along the South Marina North Wharf to serve commercial fishermen (see Figure 4-2). The intent of this facility is to provide access for fishing vessel moorage and activities as well as flexible side tie moorage for other vessels such as small tourism or specialty vessels to support community events and activities in the area. There are currently approximately 8 Seiners moored in the marina as well as other smaller commercial fishing vessels including long liners, crabbers, and gillnetters. The Seiners are approximately 50 feet in length. Approximately six to seven Seiners could tie up along the 400 foot linear float adjacent to the South Marina North Wharf. The Landing Wharf can be used for active loading or unloading of the vessels. If permanent stern tie moorage is desired at the Landing Wharf then an additional float along the face of the wharf may be desired to provide moorage along the Landing Wharf. Additional loading and unloading could occur in the North Marina at the haulout pier with the addition of a crane to the pier structure. The commercial fishing vessels could also be placed on the linear side tie or slips on K Dock for moorage. The South Marina North Wharf is the large timber pier structure at the southern edge of the Fishermen s Harbor section of the uplands. This wharf will serve as a waterfront walkway. This wharf is in generally good condition but does require some repairs. The existing Landing Wharf located adjacent to this structure is a timber structure that is in generally good condition but also requires general repairs. A separate analysis of the repair options for these two wharf structures is being conducted. The expansion of the wharf and new fishing vessel float was not included in the permitting for the Phase 1 work. Permitting and design work for these repairs, the wharf expansion and fishing float have not been started. The repairs to the existing wharfs, expansion of the Landing Wharf, and installation of the fishing float can be done independently from the other phases of the marina reconfiguration. The timing of the work will depend on the timing of the upland improvements in the area and funding availability for the projects. The costs for the wharf repairs will depend on the selected repair method and may vary depending on the timing and packaging of the construction work. A preliminary planning level estimated cost including soft costs for the repair of the South Marina North Wharf, repair and expansion of the existing Landing Wharf, and installation of the fishing float facility is $4,200,000. This cost may vary depending on which repair options and decking options are selected for the wharf structures and do not include costs for railings, signage, and other upland features that may incorporated as part of the waterfront walkway. Chapter 4 6

8 Figure 4-2. Landing Wharf and Fishing Float Chapter 4 7

9 PHASE TWO Phase 2 includes repair of the covered moorage docks on South Marina Docks I through O and extension of South Marina Docks J, K, L and M. Repairs will include additional floatation, upgraded utilities, waler replacements, and repaired and renovated covered moorage structures. The renovated docks will continue to provide covered moorage as no removal of covered moorage is planned. The dock expansion will consist of new floats, piling, utilities, and appurtenances. The new slips on the dock extensions will be open permanent moorage slips. A new gangway and gatehouse will be installed. The Seine Pier will be removed as part of this phase. The total cost including construction, permitting, design, and contingencies for this Phase is $14,000,000. The Phase 2 work will modify the overall slip mix of the marina by adding slips in the 30 foot to 40 foot range. The total number of slips in all three marinas will increase by 83 slips with a change from approximately 2,031 slips before construction to 2,114 slips after construction and an approximate increase in moorage of 2,840 linear feet. The total overwater coverage in the marina will be increased by approximately 4,400 square feet for the work for Phase 2. This area was selected as Phase 2 for a variety of reasons. Renovation of the covered moorage and upgrade of the utilities on these docks was an identified priority in the 2009 Recapitalization Plan. A benefit of this option is that with the demolition of the Seine Pier, there is space to expand J through M Docks in the South Marina. This will generate additional linear footage of moorage and new revenue in the Marina. This ability to add moorage was seen as a benefit over replacing other sections of the marina and was a reason for selecting renovation and expansion of these docks as Phase 2. The Seine Pier is a large timber- pile supported fixed pier structure in this area designated as Dock Q in the Central Marina on the phasing plans. The Seine Pier is currently gated off and access is no longer provided to the pier because of its poor condition. Linear moorage floats located along each side of the Seine Pier are still utilized for moorage. The Seine Pier is scheduled for removal as part of Phase 2 of the project to provide both space for expansion of the South Marina docks in that area and to provide a reduction in overwater coverage as mitigation for the expansion of overwater coverage for the extensions of Docks J, K, L, and M in the South Marina as part of Phase 2. This area was also selected as a second phase, because the concrete docks are in generally good condition with the concrete portions having a significant remaining life cycle of approximately thirty years. Because the docks are under cover and their decks are not subject to the same exposure to weather as the docks on the open slips they are in better condition that open slip docks of the same age. However, the docks have lost freeboard over time and the wood waler structural components of the dock systems are subject to immersion in the salt water increasing their rate of deterioration. By adding additional floatation and replacing the waler and thru- rod systems on these docks, the life cycle of the docks can be extended another thirty years without complete replacement of the dock system. Repair and replacement of the roof structures will also extend the life of the overall dock system by another thirty years. Improvements (such as repair and replacement of the roof structures, raising the freeboard, and new electrical utility services) are predicted to increase the occupancy of the covered moorage facilities. Given the current lower occupancy rates in these covered moorages, including less than 40 percent occupancy on K and L Docks, there is a high potential to increase the occupancy in these docks with improvements to the float, covered roof, and utility systems. Chapter 4 8

10 Figure 4-3. Marina Phase 2. Chapter 4 9

11 PHASE THREE Phase 3 includes replacement of the South and Central Marina breakwaters, replacement of a bulkhead adjacent to the former conference center, and replacement of the Fuel Dock and Central Marina Dock A with a new linear fuel dock. The breakwaters are critical to maintaining safe operations within the Marina. Replacement within 10 to 15 years for these structures will ensure that the Marina is protected from waves and currents from the river channel. The total cost including construction, planning, design, and contingencies for this Phase is $12,500,000. The costs are based on replacing the existing piling and concrete floats with new steel piling and monolithic post- tensioned concrete floating breakwaters. The existing structures are nearing the end of their design lives and will need to be replaced. There is the potential to obtain grant funding for guest moorage portions of the breakwater as part of the replacement. Since the majority of these structures are used for guest moorage, they will not impact the overall permanent slip mix for the facility. There is potential to add some additional permanent slips on the breakwater in the Central Marina if grant funds are not used for its replacement. Reconfiguration of the fuel dock is included in Phase 3 but may also be moved into Phase 4, depending on timing and funding availability. Straightening of the fuel dock and moving it slightly away from the river channel will allow for better operations and circulation of vessels around this important facility. This has been identified as a priority in past planning work as well. The costs for the fuel pier relocation are included in Phase 3. In order to install a straight fuel float with space for larger fingers on the breakwater, the Central Marina A Dock would be removed as part of this phase. The Phase 3 work including a new fuel dock and the removal of Central Marina Dock A will modify the overall slip mix of the marina by reducing the number of slips by 66, from approximately 2,114 slips before construction to 2,048 slips after construction and an approximate decrease in moorage of 3,197 linear feet. Chapter 4 10

12 Figure 4-4. Marina Phase 3. Chapter 4 11

13 PHASE FOUR The fourth phase is to replace the remaining docks in the Central Marina. Phase 4 includes the replacement of six dock laterals (Central Marina Docks B through G) with five new docks laterals (Central Marina Docks B through F). The replacement will include open slips and the potential for boathouses, covered moorage and floating homes. The new docks will provide moorage for permanent tenants. The docks will be connected to the existing headwalk floats along the 14 th Street bulkhead and will utilize the existing 14 th Street gatehouse. The total cost including construction, planning, design, and contingencies for this Phase is $15,800,000. The Phase 4 work will modify the overall slip mix of the marina by reducing the number of slips under forty feet and increasing the number of slips 40 feet or longer. The lengths for the boathouse and floating home site range from 40 feet to 50 feet long. The total number of slips in all three marinas will change from approximately 2,048 slips before construction to 1,926 slips after construction with an approximate reduction in moorage of 316 linear feet. The amount of overwater coverage in the marina will depend on if the slips are replaced with open slips, boathouses, or floating homes. If the slips were all replaced with open slips, then the total overwater coverage in the marina will be reduced by approximately 35,100 square feet for Phase 4 work. These docks were selected for this phase for a variety of reasons. The G Dock Port- owned boathouses are in poorer condition and have a low occupancy rate. Replacement of these with a new boathouse, individual boathouses, or floating homes is expected to increase the occupancy and revenue generated from this dock. This area also has a significant number of small slips and seasonal lower occupancy rates, particularly on the existing B Dock. Reconfiguring these docks will still provide a significant number of smaller 30- foot slips and opportunities for some larger 38- foot slips and additional boathouses or floating homes. Since this phase is approximately twenty years out, the market may change prior to its implementation. Prior to implementation of this phase it is recommended that the Port review the market for smaller vessels and determine if the proposed selected mix for the slip diversity is still valid or if a different slip mix diversity should be implemented in this area. The west portion of the Central Marina was also selected as Phase 4 because of its proximity to the upland area proposed for redevelopment. The adjacent upland area is proposed for mixed use, commercial, and residential redevelopment. As residential and other uses are developed in this area, renovation of the in- water elements can be done concurrently to provide coordinated redevelopment in this area. Following completion of this phase, all docks in the Central Marina will have been replaced. Chapter 4 12

14 Figure 4-5. Marina Phase 4. Chapter 4 13

15 PHASE FIVE The fifth phase is to replace the South Marina Docks G and H with one new dock lateral G. The replacement will include all open slips and will provide moorage for permanent tenants. The docks will be connected to the existing headwalk float. This phase will replace existing 26 foot slips which have low off season occupancy rates with new 42 foot and 46 foot slips that are more likely occupied year around. The total cost including construction, planning, design, and contingencies for this Phase is $3,200,000. The total number of slips in all three marinas will be reduced by 130 slips, from approximately 1,926 slips before construction to 1,796 slips after construction with an approximate reduction in moorage of 2,262 linear feet. The total overwater coverage in the marina will be reduced by approximately 8,700 square feet for Phase 5 work. The proposed modification eliminates Dock H and replaces the two dock laterals with one new lateral with larger slips. The replacement of G and H Docks in the South Marina was selected for Phase 5, since these docks are in generally poorer condition than the other docks in the west section of the South Marina. Assuming an average implementation of five years per phase, Phase 5 would be implemented approximately twenty years from now. The demand for smaller versus larger slip sizes may change over time. Replacing these docks during Phase 5 provides the opportunity to determine at this later date whether the two docks should be replaced with one dock with larger slips or two docks with smaller slips. It is recommended that a review be completed prior to replacing the two smaller docks to determine the best replacement based on occupancy and demand at that time. Chapter 4 14

16 Figure 4-6. Marina Phase 5. Chapter 4 15

17 PHASE SIX Replacing Docks A through F in the western portion of the South Marina is proposed for Phase 6. The proposed modification replaces the six dock laterals with five new laterals with larger slips. New gatehouses and gangways would also be installed as part of the project. The entire South Marina will be renovated once these slips are replaced. The total cost including construction, planning, design, and contingencies for this Phase is $19,300,000. The total number of slips in all three marinas will be reduced by 154 slips, from approximately 1,796 slips before construction to 1,642 slips after construction with an approximate reduction in moorage of 2,886 linear feet. The total overwater coverage in the marina will be reduced by approximately 7,200 square feet for Phase 5 work. The replacement of these docks was selected as the last phase because these docks are in generally good condition and have been renovated and repaired over the years, with new piling, waler replacements, and deck repairs. If each of the earlier phases takes approximately five years, it will be 25 years before these docks are replaced. The docks will likely need complete replacement at that time. Keeping these docks as the last to be replaced will also allow the Port to reassess the moorage market at the time and determine if the six dock laterals should be replaced with the proposed larger slip mix or if six similar slip size laterals should be reinstalled. It is recommended that a review be completed prior to replacing the docks to determine the best replacement based on occupancy and demand at that time. Chapter 4 16

18 Figure 4-7. Marina Phase 6. Chapter 4 17

19 PHASE SUMMARY Once Phase 6 is completed the 30 year time frame for this master planning process will be completed. All docks will have been either entirely replaced or renovated prior to or within the time frame of the plan within the South, Central, and North Marinas. The overall facility will have been modified from a 2,091 inwater slip marina to a 1,642 inwater slip marina. The slip mix diversity will shift from a mix of 43% of inwater slips under 30 feet and 43% of slips in the 30 to 49 foot range to the majority of slips (75%) in the 30 to 49 foot range. Overall linear footage of moorage will decrease by 5,657 from approximately 74,915 to 69,258 linear feet. However with the majority of the inwater slips 30 feet and longer, the marinas will more likely be occupied year around without the highly seasonal fluctuations that occur in the under 30 foot slips. The recommendation in the master plan is to do a review of the moorage market prior to Phases 4, 5, and 6. This information can be utilized to implement the proposed layout or refine the slip mixes for each of these phases. Additional dry stack storage, trailerable ramp facility improvements, and other upland storage opportunities may likely be implemented within this 30 year period that accommodate trailerable vessels 30 feet and under, resulting in a continued shift in demand for inwater moorage to boats over 30 feet. However economic factors or other drivers may shift the demand back to smaller vessels. The master plan provides a preferred sequence of phasing for the marina development but allows for readjustment of specific dock layouts in each phase to respond to market changes. Chapter 4 18

20 Figure 4-8. Preferred Alternative Chapter 4 19

21 Slip Count Summary by Phase Table 4-1 provides a summary of the number of slips by type (open, covered, boathouse), the percentage by size, the percentages less than a certain size, and the total linear feet of moorage by slip size for the existing conditions and following each of the phases of implementation of the master plan. Table 4-1. Slip Size. North, Central, and South Basins. Existing Configuration Slip Size Open Covered Boathouse Total Percentage Total Percent Less Total LF of Moorage Based on average length of slip < or = % 4.3% 1, % 43.0% 21, % 72.9% 21, % 86.1% 12, % 93.8% 8, % 97.7% 5,265 > or = % 100.0% 3,675 TOTAL ,915 Chapter 4 20

22 After Phase 1 Slip Size Open Covered Boathouse Total Percentage Total Percent Less Total LF of Moorage Based on average length of slip < or = % 3.9% 1, % 41.8% 20, % 69.1% 19, % 84.9% 14, % 93.7% 9, % 97.1% 4,420 > or = % 100.0% 4,500 TOTAL ,447 Chapter 4 21

23 After Phase 2 Slip Size Open Covered Boathouse Total Percentage Total Percent Less Total LF of Moorage Based on average length of slip < or = % 3.7% 1, % 40.3% 20, % 69.4% 21, % 85.4% 15, % 93.9% 9, % 97.2% 4,420 > or = % 100.0% 4,500 TOTAL ,287 Chapter 4 22

24 After Phase 3 Note: Central Marina A Dock Removed Total LF of Moorage Based on average length of slip Slip Size Open Covered Boathouse Total Percentage Total Percent Less < or = % 2.4% % 39.9% 20, % 68.8% 19, % 85.1% 15, % 93.8% 9, % 97.1% 4,420 > or = % 100.0% 4,500 TOTAL ,090 Chapter 4 23

25 After Phase 4 Note some of the slips could be boathouses or floating homes Total LF of Moorage Based on average length of slip Slip Size Open Covered Boathouse Total Percentage Total Percent Less < or = % 0.3% % 26.6% 13, % 65.6% 26, % 83.3% 15, % 93.7% 11, % 97.0% 4,160 > or = % 100.0% 4,350 TOTAL ,406 Chapter 4 24

26 After Phase 5 Note some of the slips could be boathouses or floating homes Total LF of Moorage Based on average length of slip Slip Size Open Covered Boathouse Total Percentage Total Percent Less < or = % 0.2% % 17.9% 8, % 59.8% 26, % 82.3% 18, % 93.2% 10, % 96.8% 4,160 > or = % 100.0% 4,350 TOTAL ,144 Chapter 4 25

27 After Phase 6 Note some of the slips could be boathouses or floating homes Total LF of Moorage Based on average length of slip Slip Size Open Covered Boathouse Total Percentage Total Percent Less < or = % 0.1% % 5.5% 2, % 52.8% 27, % 80.4% 20, % 93.2% 11, % 96.8% 3,770 > or = % 100.0% 3,975 TOTAL ,258 Chapter 4 26

28 Overwater Coverage Summary by Phase The replacement of in- water facilities will require full permitting of the proposed improvements from federal, state, and local agencies. One important factor to the regulatory agencies in their review and approval for in- water improvements is the amount of overwater coverage. Project impacts to the environment should be avoided as much as feasible, minimized, and mitigated if they cannot be avoided. In general, regulators responsible for reviewing project impacts to the environment will review projects to see whether there is a net reduction or no net change in overwater coverage. Table 4-2 provides a summary of the overwater coverage by phases for the preferred plan. The increase shown in Phase 3 is based on slightly wider breakwaters. If breakwaters of the same width as existing are proposed, there would be zero increase in the overwater coverage for Phase 3. The amount of overwater coverage for Phase 4 is highly dependent on what type of use occurs on the new Central Marina Docks E and F. If the existing port- owned boathouse structure is replaced with open moorage and all other slips in this phase are open slips then there will be a large reduction in overwater coverage of 35,000 square feet. New boathouses or floating homes in this area could change that from a large decrease in overwater coverage to a net increase in overwater coverage of 20,000 square feet or more. Table 4-2. Summary of Overwater Coverage Changes by Phase. Phase Approx. Overwater Coverage Change for Phase (SF) Total Change (SF) Phase 1-10,000-10,000 Phase 2 +4,400-5,600 Phase 3 +14,000 +8,400 Phase 4-35,100 to +20,000-26,700 to +28,400 (depending on open slips versus boathouse or floating homes) Phase 5-8,700-35,400 to +19,700 Phase 6-7,200-42,600 to +12,500 Chapter 4 27

29 Construction Costs An Opinion of Probable Construction Costs was developed for each of the phases. The construction costs were based on the dock layout in the master plan. The basic construction costs and the total costs including soft costs such as engineering and permitting are shown in Table 4-3. For the financial analysis, the soft costs were added to these costs for a full financial analysis. The construction costs are in 2014 dollars and include a 15% Contractor Overhead and Profit and a 20% contingency. For planning purposes the soft costs including engineering, permitting, and sales tax are estimated to be 35% of the construction cost. The actual soft costs may vary depending on timing, changing permit requirements, whether each phase is issued as one or more construction bid packages, and other factors that may influence these costs over time. The costs are based on steel piling, modular concrete dock system (wood waler and thru- rods), and full utilities including electrical service, potable and fire water. Telecommunications wiring and cable systems are not included in the costs. Costs are not included for dredging or upland modifications other than the wharf repairs are included with the fishing float estimate. Detailed cost estimates are included in the appendix for the first phase work, Seine Pier demolition, and the fishing pier work. The cost estimate for the work associated with repair and upgrades to the covered moorage for Phase 2 were obtained from the Marina Recapitalization Plan from 2009, which is in the appendix, with the costs escalated to The costs for Phases 3 through 6 are planning level estimates based on an average per slip cost for the slips sizes installed for each of the phases. Table 4-3. Opinion of Probable Costs Marinas. Phase Construction Cost Total Cost W/ Soft Costs Phase 1 $8,000,000 $10,800,000 Phase 2 $10,349,000 $14,000,000 Phase 3 $9,230,000 $12,500,000 Phase 4 $11,700,000 $15,800,000 Phase 5 $2,400,000 $3,200,000 Phase 6 $14,300,000 $19,300,000 Total $56,000,000 $75,600,000 Chapter 4 28

30 The following is a summary of the costs for the repair to the North Marina Wharf, Landing Wharf repairs and extension, and installation of a new gangway and fishing float. The actual costs may vary depending on the repair options selected for the wharfs and the selection of decking and finishing for the wharf structures. These estimates include the 15% Contractor overhead and profit and a 20% contingency. The estimates do not include railings, signage, or other upland site features that may be installed as part of the waterfront walkway system. A detailed estimate for this work is included in the appendix. Table 4-4. Opinion of Probable Costs Wharfs and Fishing Float. Project Construction Cost Total Cost W/ Soft Costs Repair Wharfs, Extend Wharf, & Fishing Float $3,100,000 $4,200,000 \h:\doc\24wf\2013\012 port of Everett master plan phase ii\reports\poe marina master plan\chapter 4 marina phasing and costs.docx\smk Chapter 4 29