SR-07-24-1979-11ASanta Monica, California
TO: Mayor and City Council
FROM: City Staff
July 13, 1979
SUBJECT: S.M. Pier Lease Addendum, Gladstone's 4 Fish
Introduction
JUL 2 4 1979
This report concerns a change in the terms of the lease for
Gladstone's 4 Fish, (to be built on the S.M. Pier) discusses
the reasons for the change, and recommends the City Council
approve the lease addendum.
Background
On July 11, 1978, the City Council approved a lease for a
restaurant dba Gladstone's 4 Fish to be located on the Santa
Monica Pier. This restaurant is presently located in the
Santa Monica Canyon, and would bring an existing clientele to
the Pier. The location is to be at the western end of the
parking lot on the Pier, a location not used by the public
for many years since the advanced state of deterioration of
the pilings and decking has required this portion of the Pier
to be closed to the public.
Normally, the responsibility for the repair of the Pier from
the decking down including the pilings rests with the City,
Section 7.1 of the Standard Pier Lease. However, in so far
as possible, City staff has endeavored to shift these costs
-2-
to the lessee, as in this case. Both the lessee and the
City staff relied upon the estimate of the cost of repair
by the Meek Construction Company (see Exhibit "A ") which
was $95,000 and upon the Koebig & Koebig Structural Survey
of the Pier. (See Exhibit "B ") Upon a thorough inspec-
tion by the City Engineering personnel, both above the
water line and below, many more of the pilings have been
found to be in need of replacement than was at first
realized. (See Exhibit "C ")
Lessee Request for an Addendum
In view of the above, the lessee, Mr. Robert Morris, has
requested a one year moritorium of payment of the minimum
annual rental, $50,000, in order to more quickly recapture
his increased investment, which in turn would shorten the
time when the City would participate in his increased
business.
Under Mr. Morris' request, after the first year the minimum
annual rental will be paid. As soon as all costs of the
pilings and substructure are recaptured, the City will
participate in business, in addition to the minimum, at a
rate of four percent of sales.
Subsequently, when a maximum of $300,000 has been recaptured
by the lessee, or when six years have elapsed, the City will
-3-
be paid a rental of the minimum, against eight percent of
sales. At present the restaurant is reported to be enjoying
annual sales of two million dollars.
Recommendation
It is the recommendation of the City staff that the City
Council approve the attached lease addendum with Mr. Robert
Morris dba Gladstone's 4 Fish, and authorize the City
Manager to execute the appropriate documents.
Prepared by: Gary Ferguson
Peter Kipp
Exhibit "A" Meek Construction Letter
"B" Koebig & Koebig Survey
"C" Pier Piling Replacement Memo
"D" Revised Revenue Projections
"E" Lease Addendum
EXHI13IT "A"
OHN L MEEK CONSTRUCTION CO.,
1032 WEST "C" STREET WILMINGTON, CALIFORNIA 90744
JOHN L. MEEK
PRESIDENT
December 1, 1977
City of Santa Monica
1685 Main Street
Santa Monica, California 90401
Attention: Don Arnett
12 13) 830 -4323
D. B. PUGH
VICE PRESIDENT
Re: Proposal to acquire interest in condemned Fishing Pier,
Santa Monica Pier.
Gentlemen:
775 -7297
C. O <'
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� 0
rr _.
The John L. Meek Construction Co. wishes to acquire the lease
on the condemned fishing pier at the south easterly end of the
parking lot on the Santa Monica Pier. (See drawing, attachment
#1.
Our company intends to: a) Refurbish the fishing pier with
new piling, caps, stringers and decking as necessary, and
b) Install a building to serve as a fresh fish market with
an out -door patio area with tables for eating if desired.
We would, apply for a beer and wine license. If we could
commence our repair work on the fishing pier while construction
equipment is available on the pier as it is now, the fish
market would be in operation within fifteen months.
This type of facility would be an asset to the pier area,
complementing all existing businesses. The location, with
the ocean on three sides is ideal. The fishing pier area is
60' x 90' (5400 sq. ft.). The fish market and outdoor patio
area would utilize approximately 4000 sq. ft. leaving 1400
sq. ft. around the perimeter of the fishing pier for strolling
and fishing. With the repair of the parking lot area (Phase 1
and Phase 2 Santa Monica Pier Repair) adequate parking will be
available.
r. 7
PILEDRIVING FOUNDATIONS MARINE AND GENERAL CONSTRUCTION
Agenda Item 11 -A: Presented at this time was a recommendation for
approval of a lease addendum for a restaurant on Santa Monica Pier dba
Gladstone's 4 Fish. Member of the public Walter Schwartz spoke in
regard to charging lease rates competitive with public enterprise.
Following discussion, Councilmember Yannatta moved to approve a lease
addendum with Robert Morris dba Gla stone's 4 Fish, a restaurant on
Santa Monica Pier, by award of Contract No. 3377(CCS), and authorizing
the City Manager to execute the appropriate documents. Second by
Mayor Pro Tempore Reed. The motion was approved by the following vote:
Council Vote: Affirmative: Councilmembers Bambrick, Jennings,
Swink, Yannatta, Mayor Pro Tempore
Reed and Mayor van den Steenhoven
Negative: Councilmember Scott
City Council Meeting July 24, 1979
I /
- I'v
14/
EXHIBIT "B"
STRUCTURAL SURVEY
OF THE
SANTA MONICA MUNICIPAL
AND
NEWCOMB PIERS
Prepared for
the
City of Santa Monica
December, 1973
Prepared by
KOEBIG & KOEBIG, INC.
Engineering - Architecture- Planning
Los Angeles, California
0
G. Structural Adequacy - Newcomb Pier
The structural analysis contained in Appendix III is based on the assumption
that the recommended repairs have been made, and all timber and steel hard-
ware connections are reasonable sound. The 1973 Edition of the Uniform
Building Code has been used as the reference for loading and stress
criteria. Results of the structural analysis are as follows:
1. The 3" x 12" deck stringers (joists) were analyzed for live
load and the dead load of 2" decking and 2" asphalt paving. The analysis
indicates that these stringers are not adequate to support the live load
_ v
of 100 pounds per square foot required for "public assembly areas ". The
live load capacity of these stringers is 50 pounds per square foot, which
is the U.B.C. loading for parking structures.
2. The 3" x 12" stringers will support the dead load plus a truck
live load of 2.5 tons or a concentrated wheel load of 2000 pounds.
3. The typical 12" x 12" bent cap is supported on piles at approxi-
mately 10 feet on centers. Analysis of the caps indicates they too are
inadequate to support the U.B.C. load required for public assembly areas.
Horizontal shear stresses limit their capacity to 60 psf live load.
Considering the 2.5 ton truck loading, stresses are approximately 50
percent of the allowable values. The bent caps are therefore adequate
to support the live load and truck loading of the 3" x 12" stringers.
H
1 -27-
E
IV. RECOMMENDATIONS
It is the City's wish to determine the cost of remedial work necessary to
upgrade the .pier structures for an estimated 20 -year life. As in most
piers, the piling represent the largest problem from the standpoint of
cost and maintenance. As indicated previously, many of the piles are
deteriorated to various degrees, primarily as a result of attack by
marine borers. These piles must either be replaced, repaired, or pro-
tected against further infestation and attack, depending upon the degree
No of deterioration. Severely deteriorated piles can be replaced by piles
ego
4. A seismic analysis was made for conditions of seismic loading
utilizing dead loads as the pier is now constructed. Various bents were
investigated,
using an average pile diameter of 11 inches at the sand
line. All pile groups were found to be adequate to sustain seismic and
vertical dead and live loads. The dead load contribution of buildings at
_
the most critical bent (with longest piles) is not sufficient to overstress
the piles.
This analysis included an investigation of the amount of deterioration
which could be tolerated without structural repair or replacement. On
the basis of this investigation, it was concluded that; 1) piles with
more
than
r
65 percent deterioration should be replaced; 2) piles deteriorated
40 percent but less than 65 percent can be encased with concrete; and 3)
-
piles with less than 40 percent deterioration do not require encasement,
but should be protected against further loss of pile section.
IV. RECOMMENDATIONS
It is the City's wish to determine the cost of remedial work necessary to
upgrade the .pier structures for an estimated 20 -year life. As in most
piers, the piling represent the largest problem from the standpoint of
cost and maintenance. As indicated previously, many of the piles are
deteriorated to various degrees, primarily as a result of attack by
marine borers. These piles must either be replaced, repaired, or pro-
tected against further infestation and attack, depending upon the degree
No of deterioration. Severely deteriorated piles can be replaced by piles
ego
Of wood, concrete, or steel. Piles not sufficiently deteriorated to re-
quire replacement can be protected and strengthened by concrete encase-
ment of the damaged area. A current method which has proven successful
uses a reinforcing cage positioned around the pile with spacers. A zip-
pered nylon bag fabricated to the proper length and diameter is held in
place by additional spacers, and becomes the outer form for the encase-
ment. The bag is filled with a rich concrete grout to provide a minimum
4 -inch encasement.
Piles which are infested with borers but not requiring repair, can be pro-
tected against further borer damage by wrapping them with a flexible poly-
vinyl chloride (PVC) sheet. The wrap creates an envelope of stagnant .
water around the pile, reducing the water oxygen content below the mini-
mum limits for survival of the borers. It is recommended that this
wrapping being extended to elevation +8 (MLLW).
The degree of deterioration for each method of repair was established
preliminarily before the field inspection to assist the field party in
determining the limits of repair required at each pile. The preliminary
values were:
0 -20 percent deterioration - plastic wrap
20 percent - 40 percent deterioration - encasement
a More than 40 percent deterioration - replacement
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EXHIBIT "
CITY OF SANTA MONICA
DATE: June 8, 1979
TO: Peter Kipp, Pier Business Manager
FROM: Doug McAteer, City Engineer
SUBJECT: Pier Piling Replacement -- Gladstones "4" Fish
I had a meeting on June 6, 1979 with Jim Mount, his engineer, and
John Meek, Jr. I was informed that the loadings for the piling
in the area of Gladstones is 14 kips for the interior piling and
33 kips for the exterior piling.
Mr. Mount requested, and I agreed, to prepare a written report
indicating the number of piling that must be replaced in the area of
the proposed restaurant.
Following are the facts, assumptions, and criteria that I have used
to arrive at my recommendation:
Facts:
1. Restaurant Size -- 60' x 125' @ 50 P.S.F. L.L.
2. Public Walkway -- 5.5' @ 100 P.S.F. L.L.
3. Existing Piling Spacing -- 10' x 20'
4. All existing caps, stringers, and decking must be replaced.
5. 49 Piling are within the building site.
Assumptions:
1. Sound Existing Bearing Capacity -- 20,000#
2. Exterior Piling Loading -- 33,000#
3. Interior Piling Loading -- 14,0004
Criteria:
1. All exterior piling must be replaced.
2. All interior piling indicating 25% or more of deterioration in
cross - section, must be replaced.
3. All interior piling that indicate dry -rot 24- inches or more below
the pile butt must be replaced.
4. Interior piling that indicates less than 25% deterioration may be
used, but must be tested by a loading method equivalent to 20,000#
Any piling failing this test must be replaced.
Peter Kipp
June 8, 1979
Page Two
Recommendation:
1. 24 of the 49 piling must be replaced.
2. All 49 piling shall be protected by wrapping with a 1/4- inch -thick
plastic material between 6 feet above and 6 feet below the mean
high tide line.
3. Sufficient batter piles shall be installed for lateral resistance.
4. All caps, stringers, and decking must be replaced.
NOTE: Attached is a sketch showing the piling to be replaced marked
in a red circle.
pug McAteer
EDM:cls /
cc: Bill Rome
Iry Spector
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