June Updates on the Hemlock Seawall Project
The Request for Proposal (RFP) has not been published (as of June 20,2024).
The RFP contains requirements for that proposal and options for the contractor to determine.
Options include:
- Contractor has the option to temporarily move any of the 9 docks or may keep the docks in place and protect them if homeowner’s permission is obtained.
- Whether or not H-piles are needed to shore the pilasters and how many is up to the Contractor’s shoring design.
We anticipate clarification and timeline information to begin to be clarified in September and October.
In anticipation of communication needs we have created a sign up form for properties impacted by the “Hemlock Project”.
We will use this list to facilitate communications between Homeowners, Contractors and Public Works, regarding work schedules and any issues or schedule updates as they become available.
While it has not been determined which docks will require removal, it is the Homeowner’s responsibility to remove boats and belongings from all docks before the Contractor removes Docks and Gangways, or when requested. Our volunteers will facilitate finding possible docks of other homeowners to relocate boats to under agreements between Boat owners and and homeowners with dock space available.
Please only sign up if your property is within the area of impact.
If you have questions or comments you may submit those at the bottom of the page.
Comments are not responded to immediately and any personal information you submit like your phone or email address will not be made public.
Comments never go live without review.

Note: The following project description of the Hemlock Seawall Project is a portion of the approved Waterboard permit document for this project.
See entire document: 401 WQC 23-172 West Hemlock Street Seawall Repairs_combined-1
The Project Details
The seawall, between the 3900 and 3966 block of West Hemlock Street, spans horizontally and consists of 32 concrete panels (10 feet high by 10 feet wide) interspersed with 33 concrete pilasters (columns). Due to age and the surrounding marine environment, the structure is significantly deteriorated and requires repair and reinforcement. Overstress cracks to theconcrete panels and pilasters were observed in some sections due to exceedance of the seawall’s load-bearing capacity. Significant corrosion spalling was also observed on the corners of the pilasters and several panels exposed and corroded rebar. Without repairs, the structures will be damaged further over time and will need to be replaced. The repairs will prevent additional cracking, spalling, corrosion, and failure of the seawall and pilasters.
Project Activities
The project will cover 370 feet of seawall along West Hemlock Street. The work will repair 320 linear feet of concrete panels (0.5 inch thick), install 33 concrete pilaster jackets (six inches thick), and drive 12 steel H-piles into the channel to support the seawall during repair and construction.
The proposed work includes the following:
- The seawall will be stabilized with steel H-piles driven into the channel. The H-piles will bear the load of the seawall with timber blocks resting between the seawall and the Hpiles.
- Then the top two inches of concrete will be removed from the surface of the pilasters using lightweight, handheld, chipping tools.
- The pilasters will then be encased in a form. Reinforcing bars will be embedded between the form and pilaster. A marine, reinforced concrete, will be pumped through a hose into the form to create an external jacket, strengthening the pilasters.
- The H-piles and timber blocks will then be removed.
- A 0.5-inch-thick layer of weak or damaged concrete panels will then be removed through water blasting. The water blasting will span up to a height of eight feet.
- The seawall will be reinforced in between the pilasters with fiberglass, reinforced plastic (FRP) rods. The FRP rods will be embedded in slots that are cut into the wall.
- Prefabricated FRP panels will then be bonded to the seawall with a thin layer of epoxy and secured with screws.
- Cementitious mortar, consisting of aggregate and cement slurry, will also be sprayed from floating work platforms on sections of the seawall that were not installed with the FRP panels.
The concrete waste will be collected and placed in temporary covered enclosures, on a barge adjacent to the demolition area. At the end of each work period, waste from the work site will be transported offsite and be legally disposed.
The following vehicles and equipment will be used in waters during throughout the different phases of the project:
- Small work float platforms will be used in the active work area during construction activities to access seawalls from the water; and may be kept in the work area throughout the construction duration or removed daily based on the contractor’s means and methods. If removed daily, the float platforms would be transported off site to the contractor’s yard.
- A small work boat will be used to transport equipment, materials, some workers, and move docks if needed; transport to and from the site and between the work area and the site’s street loading zone; used during active construction in the active work area; and likely moored to an existing float at the street end when not in active use.
The pilasters repair work will occupy a total of 50 linear feet of space along the outside of the seawall and will be conducted in dry conditions during low tide. The seawall panel repairs will occupy 320 linear feet between the pilasters and will also be conducted in low tide, when practical.
The FRP panels and cementitious mortar will extend the seawall footprint by an inch (approximately 7 cubic yards).
Construction (including driving in and removing steel H-piles and timer blocks), repair work and staging of equipment, materials, and personnel will temporarily impact 0.25 acres of marine waters.
The new pilaster jackets, new FRP panels, and cementitious mortar will permanently impact 0.003 acres of marine waters.
Project activities are projected to start after issuance of the permits and last eight months with construction taking six months.
Note:
To read the entire approved Waterboard permit document see: 401 WQC 23-172 West Hemlock Street Seawall Repairs_combined-1
Do you have dock space available?
Use the form below if you have dock space someone in the work area could use to relocated their boat!
A volunteer homeowner (attorney) provided the following sample wharfage agreement that can be used between Boat and Dock owners.
We are including both a work and pdf version:
PDF:05-27-2020_Temporary_Wharfage_Agreement
WORD: 05-27-2020_Temporary_Wharfage_Agreement
Dock Relocation Form
3/20/25
The Hemlock Project has been approved by the Waterboard.
401 WQC 23-172 West Hemlock Street Seawall Repairs_combined-1
We are grateful for the efforts by the city to stay in touch with us and to stay engaged in efforts to expedite the approval!
3/12/2025
The City has posted a very informative page about the history of our Seawalls and Current Mandalay Seawall Projects.
The Hemlock Project is currently awaiting approval by the Waterboard.
The City permit request has been sitting with them since October 2023.
This delay by the waterboard is very frustrating, the City has received approvals from the California Coastal Commission (5/10/2024) and the Army Corp of Engineers.
We are grateful for the efforts by the city to stay in touch with us and to stay engaged in efforts to expedite the approval!
Updated January 9, 2025
This page is updated as information becomes available.
January 2025 Seawall Project


The Hemlock Project
Construction will go out to bid as soon as the Waterboard approves.
CIWHA letter to waterboard West_Hemlock_Street_Seawall_Repairs_File-No23-172
Posted May 10, 2024
Coastal Commission APPROVED May 10th 2024
Posted May 8, 2024:
The Seawall Project for Hemlock will go before the California Coastal Commission on May 10th 2024
This is the R&D Project that had been fully approved by the Army Corp and Coastal Commission in 2017 & 2018.
In addition to much needed work to be done on Hemlock, this is an important project for gaining valuable information on best practice for projects that will need to be funded for approximately 40% of the 7 miles of seawalls in our development.
In addition to the permit hearing signs posted at the W. Hemlock Street, the City also uploaded the CCC agenda item on the official City of Oxnard Mandalay Bay seawall update website here: https://www.oxnard.gov/public-works/special-districts/mandalay-bay-seawalls
CCC agenda item https://www.oxnard.gov/wp-content/uploads/F10-5-2024-report.pdf
Current Project Updates
West Hemlock Seawall Repairs (3966-3900)
JUNE 2024: Pending approval of Water board and Army Corp of Engineers.
June 4, 2024: City Council Approves 2.5 million in Capital Improvement Budget for Seawalls!
MAY 10. 2024: California Coastal Commission APPROVED Permitting at Public Hearing:
CCC Permit Waiver 4-23-0827-W 2024.05.14
Apr. 2024: Permitting Public Hearing scheduled for May 10, 2024 with California Coastal Commission. View the Agenda.
Jan. 2024: Environmental Permitting in progress
2023: Plans, Specifications and Estimate completed
Mandalay Bay Seawall Monitoring Program [UPDATE SEE Monitoring Update: Mandalay Seawall Projects 2024
Jan. 2024: The City has contracted with Duncan Engineering (estimated start Spring 2024)
This page will contain schedule updates and information for residents to be impacted by this project.
Please post comments below if you want more information or have any issues or concerns. We will not post your contact details publicly but your comments may be posted if we can share useful information!
On my seawall footing, the apron is detached and there are two long, wide gaps where it should be attached. Please add this to the list for repairs.
We have a Zurn wall and it is important for the apron to be attached. Also we are on the main channel so there is lots of wave action which makes this more critical. Thank you.
P.S. Have pictures but don’t know how to forward them to you. 2-4-2025 5:26pm
A reply was sent and this response was sent back by email:
Thanks Debbie.
I actually was able to talk with the guy who did the seawall inspections at the CIWHA meeting (can’t remember his name, contractor who has studied the walls for many years) and he said the gaps were not a problem because he measured them throughout the area and calculated the depth of any opening and we were OK. I was able to show him photos. It was very helpful to be able to discuss it with him in person. So glad he was at the meeting and stayed to talk to homeowners.
Who is paying for all of this?
There is an agreement with the City to split the costs 50/50 between the City and WAD1 for seawall repairs and Maintenance.
The funds for WAD 1 are accumulated in our Waterways Assessment that appears on Property Tax bills of homeowners.
Mandalay is Waterways 1 (WAD 1) and documentation and information is available on the Oxnard City website:
https://www.oxnard.gov/public-works/special-districts/waterways-assessment-districts
Due to the limits on the amount collected, we must accumulate funds for projects like this over time.
Once the Hemlock Project is complete we hope to have the engineering document required to bond a project for a greater portion of the 7.7 miles of seawall repairs.
There is also another project for footing repairs that is underway.