SR-906-000 (12)
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City Council Meeting: January 14, 2003 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT:Authorization of a Selective Demolition and Stabilization Agreement with
Westport Construction for the Marion Davies Estate
Introduction
This report recommends that the City Council authorize the City Manager to negotiate and
execute a pre-construction services agreement with Westport Construction, Inc., in an
amount not to exceed $35,160 and approve a contingency of $5,274 for the Marion Davies
Estate project located at 415 Pacific Coast Highway.
Background
Formatted
The Marion Davies Estate, a beach home built in 1928-29, originally featured a Georgian
Formatted
revival mansion, a large North House and a swimming pool. After World War II, the
property was sold, the mansion was demolished and three buildings were added. In 1959,
the site was purchased by the State of California, who leased the site to the City, who in
turn leased it to the Sand and Sea Club from 1960 to 1990. The site was severely
damaged in the 1994 Northridge earthquake requiring the closure of all structures. The
site continues to be the responsibility of the City under an operating agreement with the
State of California.
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The only remaining building from the original estate is the North House, designed by Julia
Morgan and built in 1929. The locker building, the swimming pool and bulkhead are also
contributing elements to the site?s historic significance. The estate has been formally
determined eligible for listing in the National Register of Historic Places, structures and
elements located on the property are also listed in the California Register of Historical
Resources and the North House has been designated a City of Santa Monica Landmark.
In July, 1999, following an extensive public process, the City Council approved a reuse
plan for the site that called for the preservation of key structures on the property including
the North House, portions of the former Locker Building and the swimming pool. The plan
also identified structures for removal. Given the deterioration that has occurred and
significant problems with vandalism, combined with the current funding constraints for the
project, staff worked with the State Department of Parks and Recreation over the past year
to obtain approval including a categorical exemption under the California Environmental
Quality Act, to proceed with targeted demolition of buildings on the site that do not
contribute to the historic character, have been determined to be severely deteriorated,
were structurally unsound and were identified for removal in the Council-approved reuse
plan. The buildings include the two cabana structures located on the western side of the
property, the banquet building and portions of the Locker Building as identified in
Attachment A. In accordance with the approval from the State, these buildings will be
demolished, the site will be secured and the contributing historic site elements including
the North House, swimming pool and bulkhead will be stabilized.
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Since the City Council approved the reuse plan for the site, staff efforts have focused on
assembling adequate funding for the project?s implementation. Total capital costs for the
reuse plan have been estimated at $17 million based upon a cost estimate prepared in
2001. Staff has engaged State and Federal agencies to develop a partnership to preserve
the site, which is State property and serves as a gateway to the Santa Monica Mountains
National Recreation Area. With this approach in mind, staff submitted a grant application
to the State requesting $5 million from Proposition 12 funds allocated to locally operated
units of the State Park system and $1 million in Federal Economic Development Initiative
grant funding.
To date, there has been limited success. The State Department of Parks and Recreation
has awarded the City a grant of $350,000 from Proposition 12 funding for EIR preparation
and development of a site survey and plans for the North House. The United States
Department of Housing and Urban Development identified special project grant funding
totaling $275,000 for the visitor center (gateway needs at the Santa Monica Mountains
National Recreation Area) in the VA-HUD-Independent Agencies Appropriation Act of
FY2002. Staff has also applied for funding from the Getty Preserve LA grant program to
fund the preparation of a Historic Structures Report for the North House and anticipates
that grant awards will be announced in early 2003.
Given the overall $17 million project cost, it is unrealistic to assume that the project will be
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fully implemented in the short term, necessitating the targeted demolition and stabilization
of the site as recommended in this staff report. As part of its FY2002-03 budget objectives,
the Community and Cultural Services Department has begun to reexamine the reuse plan
to identify possible alternatives and will return to Council to discuss possible options
including but not limited to phasing the approved reuse plan or amending the plan to better
address financing issues. These options will be developed with consideration given to the
future negotiations with the State Department of Parks and Recreation concerning renewal
of the Santa Monica State Beach Operating Agreement that expires in 2006.
CEQA Status
The proposed project is categorically exempt under the California Environmental Quality
Act (Class 1(L) 15301) since it involves the demolition and removal of individual small
structures. This categorical exemption has been approved by the State of California
Department of Parks and Recreation in that the work will comply with the Secretary of
Interior's Standards for Historic Property Treatments and if archeological resources are
uncovered through subsurface work, the work shall stop in the area until a State Park
archaeologist can determine how to proceed.
Discussion
An Invitation for Bids was issued on October 2, 2002. On November 4, 2002, three
proposals were received and subsequently reviewed and rated by a staff committee, under
a competitive process. Westport Construction, Inc., in collaboration with M2A Milofsky and
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Michali Architecture was selected as being the best qualified for the work. The Contract
Documents require the submission of a Guaranteed Maximum Price (GMP) for completion
of the project, which will be submitted to Council for approval once adequate funds are
identified for the project.
Westport Construction, Inc., has successfully completed many historical construction
projects such as the El Centro, in Hollywood, the Sycamores in Altadena, a craftsmen
home restoration in Pasadena, the Freedom House in Los Angeles, the Whitley Bungalow
Court in Hollywood and the Bugsy Segal Home in Altadena. M2A Milofsky and Michali
Architecture has successfully designed restorations of the Pergola at Crescent Bay Park in
Santa Monica, the John C. Fremont Library in Los Angeles, the Fine Arts Theatre in
Beverly Hills, Engine House No. 18 in Los Angeles, the North Hollywood Branch Library,
the Lankershim Southern Pacific Depot in North Hollywood, and the French American
Building in Los Angeles.
Budget/Financial Impact
FUNDS REQUIRED:
Contract $35,160
Contract Contingency $5,274
Total Required $40,434
The contractor may encounter unforeseen conditions while conducting on-site
investigations, due to the age and condition of the property, that are not included in the
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original scope of work. Therefore, staff recommends a 15% contingency amount.
Funds are available in the following Beach Fund accounts:
Contract Contingency Total
C11052094.589000 ?Rehab 415 PCH? $35,160 $3,802 $38,962
C11052099.589000 ?Rehab 415 PCH? $ 0 $1,472 $ 1,472
Total Available: $35,160 $5,274 $40,434
Recommendation
Staff recommends that the City Council:
1. Award a contract in the amount of $35,160 plus $5,274 contingency for design of
the demolition and stabilization and pre-construction services to Westport
Construction, Inc.; and
2. Authorize the City Engineer to issue any necessary change orders to complete
additional work within budget authority.
Prepared by: Craig Perkins, Director of Environmental and Public Works Management
Barbara Stinchfield, Director of Community and Cultural Services
Karen Ginsberg, Assistant Director of Community and Cultural Services
Elaine Polachek, Open Space Manager
Anthony Antich, P.E., City Engineer
Lauren Friedman, City Architect
Susan Lowell, P.E., Civil Engineer
Encl: Attachment A, Site Sketch
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Attachment B, Photographs
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