SR-417-01
PCD:SF:AA:F:\PLAN\ADMIN\CIVCTR\CCPARKING\CM\CCPARKING.DOC
Council Meeting: March 27, 2001 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Recommendation to Authorize the City Manager to Negotiate and Execute a
Contract with The JCM Group for Project and Construction Management
Services and to approve a Preliminary Financing Plan for the Civic Center
Parking Structure.
INTRODUCTION
This report recommends that the City Council: (1) authorize the City Manager to negotiate
and execute a contract with the JCM Group, in an amount not to exceed $900,000, plus an
additional 20 percent for contingencies, to provide project and construction management
services for the proposed Civic Center Parking Structure and (2) approve a preliminary
financing plan for the project, including adoption of a reimbursement resolution.
BACKGROUND
Increased parking demand and the necessity to complete earthquake retrofitting of the
downtown parking structures require that the City move forward immediately with the
development of a new parking facility in the Civic Center.
DISCUSSION
The proposed parking structure will be located on the City-owned site bounded by Fourth
Street, Civic Center Drive, Avenida Mazatlan and Olympic Drive. It is anticipated that the
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site will accommodate an approximately 320,000-square foot, 920-space parking structure
of one and one-half levels below grade and five levels above grade with rooftop parking.
The ground floors adjacent to Fourth Street and Olympic Drive will include public-oriented
uses to help integrate the structure into the street environment. Most of the site is
currently being used as parking for police vehicles, while the remainder of the site is being
used for construction staging and excavation for the adjacent Public Safety Facility.
The proposed Civic Center Parking Structure will help to meet several important area
parking needs, including:
Civic Center Public Parking: In concert with construction of the Public Safety
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Facility, Olympic Drive will be constructed in the location of the current metered
public parking lot south of City Hall. During the construction period, some
additional public parking will be created on a temporary basis by restriping Main
Street to allow for angled parking, while the remainder of visitors will be shifted to
the Civic Auditorium parking lot. The Civic Center Parking Structure will provide a
permanent solution to the parking needs of short-term visitors to the Civic Center.
Temporary Earthquake Retrofit Parking: The City needs to undertake a program of
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retrofitting or rebuilding the downtown parking structures to help ensure their safety
in the event of a major earthquake. While each parking structure is undergoing
retrofitting or reconstruction, that structure may have to be closed to parking. The
Civic Center Parking Structure will provide an interim parking resource for
temporary downtown parking needs.
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Long-Term Parking Needs: Once the downtown parking structure retrofit process
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has been completed, the parking structure will be available to accommodate part of
the parking demand that is currently satisfied by the Civic Auditorium parking lot.
Shifting this parking demand to the Civic Center Parking Structure is a critical step
in allowing the surface parking lot to be converted to community-oriented uses.
PROJECT AND CONSTRUCTION MANAGEMENT
In order to ensure continuity from project initiation through construction close-out, it is
imperative to hire a project manager immediately. The project manager will be responsible
for providing a variety of services, including managing project design, comprehensive
construction management services, and assistance in negotiation of contracts for design,
construction, and other project services.
Staff recommends that the JCM Group be selected to provide the project and construction
management services for the project, based on the following factors:
The JCM Group has a strong record of providing high-quality services to the City
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of Santa Monica and other public and private clients; and
The JCM Group is currently providing project and construction management
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services on site for the Public Safety Facility; and
The JCM Group has extensive familiarity with the site and its conditions, including
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the special conditions of construction immediately adjacent to the Police
Department, City Hall and County Courthouse; and
The JCM Group will be able to direct the work of the two projects to minimize time,
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cost, and coordination problems; and
Because the JCM Group has already committed on-site staff resources, they are
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able to give the City a competitive price for the additional services of managing the
parking structure design and construction; and
The JCM Group completed a competitive process for selection as project and
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construction manager for the Public Safety Facility.
FINANCING PLAN
Preliminary estimates place the development cost at approximately $22.8 million, including
design and construction. The project cost could be financed through lease revenue bonds
supported by parking revenues and redevelopment agency funds. Depending on the
pricing and utilization of the parking, the parking structure could generate positive net
revenues to support a portion of the lease revenue payments. Earthquake Recovery
Project Area redevelopment funds could be used for the remainder of the lease payments
as the parking structure will implement or support several public improvements contained
in the Earthquake Recovery Redevelopment Plan, including providing interim replacement
parking to support the seismic repair and renovation of public parking facilities in the
downtown commercial district, maintaining public access to emergency and essential
facilities by helping to provide adequate parking in the Civic Center area, and providing
parking to support the upgrading of the public areas in the Civic Center.
Schematic design, public and environmental review, and cost estimating are expected to
occur prior to issuance of the lease revenue bonds. In the interim, staff recommends the
appropriation of funds for initial project costs, including the construction management
contract and site surveys. Adoption of a Resolution of Intent (see Attachment A) is
necessary so that these costs, as well as other pre-financing costs such as schematic
design and environmental review, are eligible for reimbursement from the future lease
revenue bonds. Adoption of the resolution does not obligate the City Council to issue
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lease revenue bonds for this or other projects.
NEXT STEPS
The ROMA Design Group has completed a conceptual feasibility study of the parking
structure (see Attachment B.) Staff is using the design study to solicit proposals from
design-build teams for design and construction of the project. Once a design-build team is
selected, staff will return to Council for approval of the contract. The design-build team will
prepare the required project plans and the City will conduct environmental review. The
project will undergo review by the Planning Commission, Architectural Review Board, City
Council and Coastal Commission. Once public and environmental review has been
completed, staff will return to Council with the necessary actions for issuance of the lease
revenue bonds. Staff hopes to have this project ready to begin construction in the fall of
2002, once the Public Safety Facility construction has progressed to the point that the
parking structure site can be made available for this project.
BUDGET/FINANCIAL IMPACT
Staff recommends that $1,200,000 be appropriated at CIP Account No.
C01056201.589000 from the General Fund ?Major Capital Project? designation approved
by the City Council on February 27, 2001.
RECOMMENDATION
It is recommended that the City Council:
1. Authorize the City Manager to negotiate and execute a contract with the JCM
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Group, in an amount not to exceed $900,000, plus $180,000 for contingencies, to
provide project and construction management services for the proposed Civic
Center Parking Structure; and
2. Approve a preliminary financing plan and appropriate interim funding; and
3. Adopt a Resolution of Intent allowing future lease revenue bonds proceeds to be
used to reimburse the City for costs associates with the project.
Prepared by: Suzanne Frick, Director, Planning and Community Development
Andy Agle, Deputy Director, Planning and Community Development
Jeff Mathieu, Director, Resource Management
Tina Rodriguez, Redevelopment Administrator
Attachments:
A. Resolution of Intent
B. Feasibility study conceptual drawings
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