PISMO BEACH CITY COUNCIL STAF REPOR
Agenda Item #12.C
Meetin Date: September 1, 2026, 2026
TITLE:
James Way Beautification Project Discussion
RECOMMENDATION:
Provide staff with direction on how to proceed with the $200,000 remaining in the James Way Beautification project account.
DISCUSSION:
On the August 4, 2026, the Council directed staff to return with a discussion item regarding options for the disposition of the $200,000 remaining in the James Way Beautification project account. Staff has compiled a summary of the project for Council review and discussion on the feasibility of developing a new capital project on the inland side of James Way.
Project History
After soliciting public input at a workshop, staff presented the City Council with options on potential components of a beautification/streetscape project on James Way. On January 18, 2022, the Council directed staff to enlist the help of a landscape architect to develop a conceptual plan for removing all of the concrete between the existing fence line and sidewalk on the ocean side of the street only, and to turn that area into a planter which was flush with the sidewalk. The landscape architect produced a rendering that was presented on February 15, 2022, and the Council directed staff to pursue the James Way Beatification Project landscaping as presented in the renderings. The Council also requested staff return with a cost estimate for repairing the damaged tree wells on the opposite (inland) side of the street for consideration as a potential project component.
On May 17, 2022, City Council awarded an agreement to BEK Collective, Inc. (BEK) for professional services to design the James Way Beautification Project. The scope of the project consisted of removal of the concrete between the fence line and back of sidewalk on the south side (ocean side) of the street, and installation of new landscaping as well as removal of the raised masonry planters on the north side (inland side) of the street and installation of new trees. Additional project components included solar powered irrigation controllers, drainage, ADA-compliant curb ramps, removing and replacing street poles and signs, removing and replacing select sidewalk panels and restriping of James Way.
On June 22, 2023, the James Way Beautification Project was advertised for construction bids; however, no bids were received by the deadline of July 20, 2023. Based on Public Contract Code, staff initiated negotiations directly with contractors to secure a construction contract and on September 5, 2023, the City Council awarded a contract to JJ Fisher Construction, Inc. (JJ Fisher) for the James Way Beautification Project. The project was accepted as complete on February 18, 2025. Since that time, staff has been working with BEK, PG&E and adjacent property owners on a plan to bring electrical Council Agenda 9-1-2026 12.A-1
service to the irrigation controllers allowing for removal of the solar panels. That project is moving forward and BEK has produced 60% construction plans.
The total cost of the James Way Beautification Project from conceptual design through construction $2,101,534.71 as shown in Table 1 below. This cost does not include the electrical work related to the solar panels that is currently in progress.
Table 1. James Way Beautification Project Costs
Item Fiscal Impact
Pro ect Cost
Conceptual Renderin $3,700
Desi n BEK Collective $112,755.00
Construction Costs JJ Fisher $1,652,349.01
Construction Mana ement & Inspection Costs Cannon $308,239.00 Tree Establishment Supplemental Waterin JD Humann $19,500.00 Tree Replacements and Maintenance Supplies $4,991.70
Total Pro ect Cost $2,101,534.71
If the Council desires to incorporate the same scope of work on the north side of the street, some additional challenges would need to be considered that did not exist on the south side. Some of those challenges include the lack of irrigation, unknown conditions of the retaining walls that line the street including potential conflicts with footing for those walls, potential drainage issues with the retaining walls, and electrical infrastructure.
If the Council would like to move forward with a new project on the north side of the street, staff estimates it could cost approximately $150,000 to prepare the design, based on the previous design cost and the additional challenges identified.
Conclusion and Recommendation
Staff recommends the Council discuss options and provide staff with direction on how to proceed with the $200,000 remaining in the James Way Beautification project account.
FISCAL IMPACT:
If the Council directs staff to use the remaining $200,000 for a new project to design beautification improvements on the north side of James Way, staff estimates that $150,000 of this would be needed for design services. Staff would then come back to Council to award the agreement at a future Council Meeting.
ATTACHMENTS:
None.
Prepared by:
Erin Olsen, Senior Management Analyst
Submitted by: Rosemarie R. Gaglione, PE, Director of Public Works City Manager Approval:
Council Agenda 9-1-2026 12.A-2