City Council Meeting: June 30, 2009

Agenda Item: 1-F

To:                   Mayor and City Council

                        Chairperson and Redevelopment Agency

 

From:              Lee E. Swain, Director of Public Works

Subject:          Design-Build Contract for Parking Structures 1 and 6

 

Recommended Action

Staff recommends that the City Council authorize the City Manager to negotiate and execute a design-build contract for preconstruction services with Morley Construction Company for the demolition and rebuilding of Parking Structures 1 and 6 in an amount not to exceed $195,000.

 

Staff also recommends that the Redevelopment Agency authorize the Executive Director to negotiate and execute a design-build contract for preconstruction services with Morley Construction Company for the demolition and rebuilding of Parking Structures 1 and 6 in an amount not to exceed $195,000. 

 

Executive Summary

 

The Downtown Parking Program authorized by City Council on February 28, 2006, includes the demolition and rebuilding of Parking Structures 1 and 6, two of the “short” five-level structures, as part of a strategy to address the underlying functional problems including improved traffic/pedestrian circulation, disabled person parking accessibility, ground-floor retail and high ongoing repair requirements, as well as adding parking spaces in the downtown area.  To facilitate the implementation of this program, the City solicited bids for design-build services for Structures 1 and 6.  Morley Construction Company is recommended as the design-builder.  The total amount includes added scope to the initial preconstruction bid amount of $20,000 for preparation of conceptual design to aid in defining the program.  Funds in the amount of $195,000 for this project are available in the Downtown Strategic Parking Enhancement account.

 

Background

On December 19, 2000, City Council established the Downtown Parking Task Force in response to a Planning Commission suggestion for a public process to assess community sentiment regarding the “Downtown Parking Management Program” report by Kaku Associates, dated April 2000, which recommended public parking modifications in the downtown area.  On April 9, 2002, the City Council conceptually approved the Downtown Parking Task Force’s recommended strategic plan to retrofit, rebuild and add parking resources in the downtown area over a ten-year period.  On February 28, 2006, City Council approved the Downtown Parking Program and authorized staff to proceed with the next steps to implement the program. 

 

A design-build approach is recommended for Parking Structures 1 and 6, as the City has had success with this approach for other municipal projects.  Although the two structures will be designed concurrently, the construction of the parking structures will occur sequentially to maintain the supply of parking in the downtown area.

 

Discussion

The Downtown Parking Improvement Program recommended that Parking Structures 1 and 6 be demolished and rebuilt in the same locations to add spaces, with the EIR analysis addressing an envelope of three levels below ground and up to nine levels above ground.  The rebuilding of each structure will result in a net increase of up to 250 spaces per structure.  The structures will include ground floor retail, solar panels on the roof, bicycle storage facilities, and public restrooms.  The new structures will also create safe, efficient facilities for vehicles and pedestrians. 

 

The emerging Land Use and Circulation Element (LUCE), the Creative Capital Plan and Downtown Parking Strategic Plan all contain goals of creating an active and comfortable walking environment in the Downtown.  The new parking structures will provide the opportunity for attractive retail space to activate the sidewalk at the ground floor level.  Rebuilding the structures will also furnish the opportunity to enliven the alleys, consistent with the goals of the Creative Capital Plan, and transition the alleys into desirable pedestrian environments. Additionally, Structure 1 will provide a "place making" and pathway opportunity adjacent to the new structure.

 

 

Contractor/Consultant Selection

On November 20, 2008, the City solicited bids for design-build services for Parking Structures 1 and 6.  The bid consisted of a preconstruction amount, a project fee percentage for design services, and a project fee percentage for construction services.  The preconstruction amount was to include the general contractor’s cost for estimating, scheduling, constructability review and value engineering. The project fee percentages were to include the general contractor’s overhead and profit for design services, and overhead and profit for construction services.  The City received eleven (11) bids on January 29, 2009, and the following is a summary of bids:

 

Design-Build Contractor

Pre-Construction Amount

Project Fee % (Design)

Project Fee % (Construction)

 

ARB Structures

 

$495,380

 

7.50%

 

3.75%

Bayley Construction

$495,000

2.95%

2.95%

Bomel Construction

$271,469

6.00%

3.75%

Howard S. Wright

$150,000

4.00%

2.75%

McCarthy Building

$125,000

3.95%

3.95%

Morley Construction Co.

$20,000

1.90%

1.90%

Charles Pankow Builders

$416,728

7.50%

3.50%

PCL Construction

$95,000

2.28%

4.75%

USS Cal Builders

$780,000

4.00%

3.00%

Swinerton Builders

$188,000

0.00%

3.00%

Webcor Builders

$800,000

12.00%

3.00%

 

Staff reviewed the bids and short-listed the following four (4) design-build contractors: Bayley Construction, Howard S. Wright Constructors, McCarthy Building Companies, and Morley Construction Company.  The short-listed firms were chosen based upon quality of design, relevant built projects, and proposed team and fee percentages.  Interviews with the short-listed design-build teams were held on March 6, 2009.  The interview panel was composed of staff from Planning and Community Development, Public Works, and Housing and Economic Development.  Morley Construction Company was unanimously selected for the design-build services for Parking Structures 1 and 6.  Morley Construction Company had the lowest project fee percentages, they had the most qualified team members, and the best experience in similar type projects.  In addition, their exterior architect firm, Behnisch Architects had the most urban design experience and their parking design consultant, International Parking Design, Inc., presented the best analysis of these parking structures.  The interview panel also felt that the team members’ strengths complimented each other.

 

Morley Construction Company’s past projects included construction of the Santa Monica Main Library, USC Molecular Computation & Biology Building, University of California Vista del Campo Building, Getty Villa remodel and addition, Cathedral of Our Lady of the Angels, UCLA Powell Library renovation, UCLA Royce Hall renovation, and Horizon Office & Parking in Playa Vita.  International Parking Design’s previous work included the Civic Center Parking Structure in Santa Monica, Pike Parking Structure in Long Beach, UCSB Parking Structure III in Santa Barbara, Glendale Community College Parking Structure, and Alliante Station Casino Parking Structure.  Behnisch Architects bring an exciting mix of innovative design and urban contextual sensitivity and some of their past projects included the Genzyme Headquarters in Cambridge, Brooklyn Art Museum, Mill Street Lofts building in Los Angeles, Harvard Allston Science complex in Cambridge, Yale University Park Street Laboratory Building in New Haven, Mirabella Living Community in Seattle, UO Student Recreation Center in Eugene, Oregon, Health Science University in Portland, Plenary Complex of the German Bundestag in Bonn, Germany, and facilities for the Olympic Games in Munich.

 

Morley Construction Company responded to the Request for Bids (RFB) with a preconstruction bid amount of $20,000.  City staff then requested Morley Construction Company to prepare and evaluate additional conceptual design scenarios that were not included in the RFB.  City staff is now requesting approval of $195,000, which includes the initial bid amount of $20,000, for preparation of conceptual design to aid in defining the Downtown Parking Improvement Program.

 

Next Steps

Public Works, Planning and Community Development and Housing & Economic Development staff will work with the design team to develop a series of alternatives and tradeoffs that will consider issues such as relationship of the structure and uses to the pedestrian realm in the alley and at the street, building massing and scale considerations, number of spaces that can be accommodated, pedestrian and vehicle circulation, accommodation of programmatic elements such as retail/restaurant, creative capital, storage or other uses.  Staff will return to City Council after this evaluation with a review of concept designs, discussion of tradeoffs to address various plans and strategies and to seek guidance on any potential zoning of other modifications that may need to be made.   With the input received at this step, the design team will work with the interdepartmental City team to further the design and will return to Council for schematic design approval, following the process discussed at the October 13, 2007, Council retreat.

 

Design-Build Process

The next step in the design-build process is to negotiate the contract terms, and a Guaranteed Maximum Price (GMP) with Morley Construction Company for architectural and engineering design costs.  This first GMP will include the preconstruction amount, the cost for architectural and engineering design services, and the project fee percentage will be applied to the architectural and engineering design services.  Staff anticipates this first GMP will be presented to Council in Fall 2009.  At this time, staff will also apprise Council of the design parameters of the two sites and will seek Council input on issues of concern going into design.

 

After the design has been completed, Morley Construction Company will obtain bids for the construction of the first Parking Structure, and staff will negotiate a GMP with Morley Construction Company for these construction costs.  This second GMP will be presented to Council and will include the construction costs and the project fee percentage (general contractor’s overhead and profit) for the first parking structure.

 

Morley Construction Company will then obtain bids for the construction of the second parking structure.  Staff will negotiate with Morley Construction Company for the third GMP, which will include the construction costs and the project fee percentage (general contractor’s overhead and profit) for this second parking structure.  The third GMP will be presented to Council for approval.

 

Staff will return to Council with three (3) separate GMPs, the first being for design services, the second GMP for the construction of the first parking structure and the third for the construction of the second parking structure.  Design services had to be pulled from the preconstruction services amount as a separate GMP because insufficient information was available on the program for the projects to provide pricing at the time of bid.  After the design GMP is approved by Council, design will commence on both structures.

 

Financial Impacts & Budget Actions

Funds for preconstruction services are available in the Downtown Strategic Parking Enhancement account number C170776.589000.

 

Prepared by: Miriam Mulder, Principal Architect

 

Approved:

 

Forwarded to Council:

 

 

 

 

 

 

Lee E. Swain, Director

Department of Public Works

 

P. Lamont Ewell

City Manager