City Council Meeting: July 26, 2011
Agenda Item: __8-B__
To: Mayor and City Council
From: Martin Pastucha, Director of Public Works
Subject: Design Development for Parking Structure 6
Staff recommends that the City Council:
1. Review progress of the proposed 50% design development plans for Parking Structure 6 and provide additional feedback, if necessary.
2. Direct staff to move forward with construction documents.
On June 30, 2009, the City Council approved a contract with Morley Construction Company as the design-builder for the rebuild of Parking Structure 6. The design-build team includes International Parking Design (IPD) as the parking designers and Behnisch Architekten as the design architect. Staff is requesting Council to review progress of the 50% design development and provide additional feedback, if necessary.
On February 28, 2006, Council approved the Downtown Parking Program and authorized staff to proceed with the next steps of implementation. The Downtown Parking Program recommended that Parking Structures 1 and 6 be demolished and rebuilt in the same locations with additional spaces. The recommended rebuilding of each structure would result in a net increase of up to 350 spaces per structure. The structures were to include ground floor retail, bicycle storage facilities, and solar panels on the roof.
On May 9, 2006, Council approved the Environmental Impact Report (EIR) for the Parking Program at Parking Structure 6. The EIR analyzed an envelope of three levels below ground and up to nine levels above ground.
On June 30, 2009, Council approved Design-Build Contract No. 9212 (CCS) with Morley Construction Company, in an amount not to exceed $195,000, to provide preconstruction services for Parking Structures 1 and 6. On September 8, 2009Council adopted the Walker Parking Study recommendations regarding managing and planning of future parking needs. Reconstruction and expansion of Parking Structure 6 was among the Walker Parking Study recommendations. On November 10, 2009 Council directed staff to rebuild only Parking Structure 6 based on the parking needs identified in the Walker Parking Study.
On May 11, 2010, Council approved the GMP to Design-Build Contract No. 9212 (CCS) with Morley Construction Company, in the amount of $3,694,350, for architectural and engineering design services of Parking Structure 6. The design team includes International Parking Design, Inc., as the parking designer and Behnisch Architekten as the architect for the design elements. On January 11, 2011, Council approved the proposed conceptual design for Parking Structure 6. On April 26, 2011, Council approved the proposed schematic design and granted an appeal approving the conditional use permit for Parking Structure 6. In addition, Council commented on the aesthetics of the structure on the alley side and the location of the public art. Both comments are addressed in the Public Art section of this report.
Staff is requesting Council’s input and approval on the 50% design development plans for Parking Structure 6. Construction is anticipated to begin in spring 2012 and complete at the end of 2013.
The 50% design development plans for Parking Structure 6 consist of three subterranean levels and eight above-ground parking levels. The plans incorporate a dynamic circulation zone at the façade, which becomes an identifier for this structure. Patrons would cascade up and down an exterior diagonal stair that weaves in and out of the plane of the façade. This increases public safety by its high visibility and offers patrons unique ocean views. With the exception of addressing Council’s comments regarding the aesthetics on the alley side and the public art component, there are no significant changes to the proposed design since the April 26, 2011, Council meeting.
The programming elements included in the 50% design development drawings are as follows:
· Approximately 750 parking spaces total above and below grade, a net increase of approximately 400 parking spaces.
· A total of 13 general ADA parking spaces and 15 van ADA spaces.
· Above grade parking and below grade parking will function as two separate parking structures operationally. There will be no vehicular connection between the two.
· Maximum height of the structure is 84 feet to the top of the uppermost parking surface. Presently, two of the three downtown parking structures on 2nd Street are at 84 feet. These existing parking structures also do not have stepbacks or setbacks.
· No exit booth or parking office; patrons will pay via pay-on-foot machines.
· Approximately 7,000 square feet of retail space fronting 2nd Street.
· Approximately 750 square feet for the Downtown Santa Monica, Inc. Ambassadors break room and storage space.
· Approximately 3,000 square feet for the Farmers’ Market storage space.
· 30 electrical vehicle charging stations will be installed. Infrastructure for future electrical vehicle charging stations will be installed at some of the inner columns of the parking structure.
· Bike racks on the ground level to accommodate up to 90 bicycles. The bike area will have frontage on 2nd Street.
· No public restrooms in the parking structure; however, there will be restrooms for the retail employees.
· Solar panels on the roof, designed for a minimum 80kW system.
· One stair and one elevator at the northeast corner (alley). One stair and two elevators at the southwest corner (on 2nd Street).
· Trash area on the alley side of the structure will accommodate a total of 14 trash and recycle bins.
· Design will maximize storage space.
· Structure will be designed to achieve LEED silver rating.
When the schematic design for Parking Structure 6 was presented to Council on April 26, 2011, Council commented on the aesthetics of the structure on the alley side and the location of the public art. City staff, including those from the Cultural Affairs Division, believes the public art component should be placed on the alley side façade of the structure as a Creative Capital amenity and because the 2nd Street façade is very active. Featuring the public art on the alley side façade would also present an exciting opportunity to activate the 2nd Street Court alleyway and engage pedestrians who often use it to access the shops and restaurants on the Third Street Promenade. This effort does adhere to the strategies of the City’s Creative Capital Plan to foster ongoing cultural development in our community, especially in the downtown alleyways. The proposed art should also be visible from the Third Street Promenade.
On March 31, 2011, a Request for Qualifications was issued to solicit interested Southern Californian artists. The City received qualification packages from 31 artists. On May 17, 2011, an artist selection panel consisted of staff from the Community & Cultural Services and Public Works Departments, Letitia Ivins-Fernandez who is the Assistant Director of Civic Art for Los Angeles Arts Commission, Artist Jody Zellen, and Christof Jantzen of Behnisch Architekten shortlisted five finalists. In selecting the finalists, the panel considered professional qualifications such as record of artistic achievement, successfully completed projects, and artistic merit. The finalists were then invited to interviews on July 13, 2011. Upon reviewing the proposals and meeting with the finalists, the panel selected an artist who will be presented to the Arts Commission for approval in fall 2011.
Architectural Review Board’s Comments
On July 13, 2011, the Architectural Review Board reviewed the design of Parking Structure 6. The Board’s comments were overwhelmingly positive. Some highlights are:
· The Board applauded the architect and staff for such an innovation design.
· The Board thought moving the stair out was brilliant and would offer some of the best views of the ocean.
· The Board considered the design to be very strong, with its consideration of both the interior and exterior space and thoughtfulness of the design for the “skin.”
The Board requested to see the alley elevation with the proposed public art. Although art is not in the Board’s purview, they were interested in how the selected artist would treat the alley elevation with the proposed public art, which was also a concern voiced by Council. The public art, in relation to the alley elevation, will be shared with the Board when staff returns in fall 2011 to present the project signage for its review and approval.
Coastal Commission’s Comments
On July 14, 2011, staff presented the Parking Structure 6 project to the Coastal Commission. The Commission did not have any comments and approved the Coastal Development Permit 5-11-140 pursuant to staff recommendation.
Based on Council input on the direction for the proposed design development, the following next steps are anticipated:
· Completion of design development plans (fall 2011)
· City Council approval of the Guaranteed Maximum Price amendment for Construction (fall 2011)
· Preparation of construction documents (fall 2011)
· Arts Commission (fall 2011)
· Architectural Review Board – Signage approval (fall 2011)
· Estimated construction start date (spring 2012)
· Estimated construction completion date (end of 2013)
Financial Impacts & Budget Actions
This action has no financial impact at this time.