SR-417-009 (3)
511
.AYS I B Z003
PCD:SF:AA:F:\PLAN\ADMIN\CIVCTR\CCPARKING\CC APPEAL\COMMROOMREPORT.DOC A
Council Meeting: August 12, 2003 Santa Monica, California -lie J 8 EO~
SEP 9 2003
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Civic Center Parking Structure Community Meeting Room
INTRODUCTION
This report recommends that the City Council give direction to staff on the location of a
community meeting room within the proposed Civic Center Parking Structure
BACKGROUND
On May 20, 2003, the City Council upheld the Planning Commission's approval of
Development Review Permit 02-010 for the Civic Center Parking Structure. As part of its
approval, the Council required the inclusion of a community meeting room of no more than
2,500 square feet within the project. Prior to moving forward with design development and
Architectural Review Board review, staff is requesting direction from Council, in its
proprietary role as "project owner", on the location of the community meeting room.
DISCUSSION
In its previous discussion, the Council considered two primary locations forthe community
meeting room - the fifth level and the street level facing Olympic Drive. Issues regarding
the location of the community meeting room, including acoustic isolation, loss of parking
and costs, are discussed below and summarized in Exhibit A. Under either scenario, the
roof height of the parking structure would be the same as originally proposed, as neither
1
SA
SEP 9 2003
.~~ J" 8 2eeg
~
option adds height to the structure.
Acoustics Vibration and Loss of Parking
At both the fifth level and the street level, the community meeting room would require
enhanced acoustical measures to shield the room from the noise effects of the surrounding
parking structure. An additional concern is protecting the room from the vibration effects of
the parking structure. Because both of the potential meeting room locations have parking
above, below and adjacent to the room, some structural isolation of the space would be
necessary to address vibration effects. To address noise and vibration impacts on a
potential community meeting room, the design-build team, in concert with an acoustical
design consultant, has prepared and evaluated two isolation approaches at each location,
including a "partial isolation" approach that would reduce most acoustic and vibration
impacts and a "full isolation" approach that would eliminate all acoustic and vibration
impacts from the parking structure.
The first isolation approach involves partial separation of the meeting room using a floor,
ceiling and walls that are separated (or "floating") from the main structure. In order to
accommodate the partial isolation while providing functional ceiling height for the space,
the parking area immediately above the street-level room would need to be removed,
resulting in a loss of 12 parking spaces (see Exhibit B). If partial isolation were applied to a
meeting room at the fifth level, the parking area immediately below the fifth-level room, as
well as the parking area where the meeting room sits, would need to be removed, resulting
2
in a total loss of 25 parking spaces. Partial isolation would reduce most of the noise and
vibrational impacts on the meeting room; however, certain types of automobile stopping
and turning movements could result in residual vibrations in the space (see Exhibit C).
Vibrational impacts could be further reduced through full structural isolation of the
community room. This approach involves creating a completely separate structural system
to support the community room; in effect, two separate buildings. Such an approach has
been used for extremely noise sensitive uses such as concert halls that are constructed in
conjunction with parking structures. Implementing full isolation for a street-level meeting
room would eliminate parking areas of the room's approximate footprint on the three levels
below and one level above the meeting room, resulting in a loss of 39 parking spaces (see
Exhibit D). At the fifth level, full isolation would eliminate parking areas of the same
footprint on all levels of the parking structure, resulting in a loss of 79 spaces (see
Exhibit E).
Costs
As discussed at the May 20, 2003 Council meeting, adding a meeting room to the parking
structure in any location would result in increased capital and operating costs associated
with the project. The increased capital costs would vary based on the location and method
of isolation employed. A partially isolated, street-level meeting room is the least costly
approach, as exterior construction, glazing and other fac;ade treatments, HVAC and
plumbing connections, and some partial structural isolation measures had already been
3
planned for the street level of the parking structure. Locating a partially isolated meeting
room at the fifth level is projected to add an additional $210,000 in capital costs due to
exterior construction, glazing, and additional fayade treatments at that level and the costs
to extend HV AC and plumbing from the street level.
A fully isolated meeting room at the street level is projected to cost approximately $1 00,000
more than a partially isolated room at that level. The additional costs are primarily related
to the construction impacts of constructing a separate structural system, offset by the
savings in parking decks above and below. Locating a fully isolated meeting room at the
fifth level would add an additional $180,000 (compared to a fully isolated room at street
level) due to exterior construction, glazing, and additional fayade treatments at that level
and the costs to extend HV AC and plumbing from the street level.
Costs for interior construction, tenant improvements, furniture, fixtures and equipment, and
operations are expected to be similar under any of the four scenarios.
Other Considerations
In addition to construction costs and loss of parking, other issues should be considered
with respect to the location of the community room. County Courthouse staff has
expressed security concerns about the creation of a significant public amenity at the upper
levels of the parking structure that looks down upon the Courthouse property. County staff
has also expressed preference for the currently proposed primary parking entrance at the
4
far northern end of Avenida Mazatlan alley, away from the courthouse judges' parking exit.
Under the full-isolation scenarios, primary access to the parking structure would move
farther to the south and in closer proximity to the judges' parking exit.
In the event the parking structure space does not prove to be well-utilized as a community
meeting room, alternative uses of the space could be considered. At the street level, the
room could serve as retail, restaurant or public service offices. At the upper level, the
space is unlikely to be viable as a commercial use, though it could potentially be used for
public service offices.
An additional consideration is the opportunity cost of the parking spaces not built in the
parking structure as a result of the community room. In order to provide for full
implementation of the Civic Center Specific Plan, existing surface parking resources are to
be replaced in above- and below-grade structures, with the Civic Center Parking Structure
providing a major resource. To the extent fewer spaces are constructed in the present
project, more spaces would need to be constructed elsewhere, likely underground. With a
rough cost of approximately $30,000 per underground parking space, the parking
opportunity cost of the community meeting room ranges from $360,000 (12 spaces at
$30,000 each) to $2,370,000 (79 spaces at $30,000 each).
Summary
Staff recommends the street-level, partially isolated approach to the community meeting
room due to its small impact on parking, cost efficiency, congruence with the County's
5
perceptions of safety, external and internal pedestrian access points, and alternative use
options.
CEQA Analysis
The Final EIR for the Civic Center Parking Structure analyzed the inclusion of a rooftop
community room as an alternative. The Final EIR concluded that this alternative was
essentially the same as the proposed project and would either result in no additional
environmental impacts or result in impacts similar to the proposed project. Siting the
community room at the fifth level or the street level, as opposed to the rooftop, would not
alter this conclusion
NEXT STEPS
The project will go before the Architectural Review Board and California Coastal
Commission before returning to Council for award of a Guaranteed Maximum Price
contract amendment with the Design-Build Team. If these steps proceed as expected,
construction could begin in Spring 2004.
BUDGET/FINANCIAL IMPACT
Selection of a location for the community room will affect the projected cost of the parking
structure as noted in Exhibit A. Any additional appropriations necessary to fund the
community room would be considered in concert with award of a Guaranteed Maximum
Price contract amendment.
6
RECOMMENDATION
It is recommended that the City Council direct placement of a partially isolated community
meeting room at the street level of the proposed Civic Center Parking Structure.
Prepared by: Gordon Anderson, Assistant City Manager
Suzanne Frick, Director, Planning and Community Development
Andy Agle, Assistant Director, Planning and Community Development
Exhibits:
A. Summary of Meeting Room Options
B. Partially Isolated Meeting Room at Street Level
C. Partially Isolated Meeting Room at Fifth Level
D. Fully Isolated Meeting Room at Street Level
E. Fully Isolated Meeting Room at Fifth Level
7
(f)
z
o
I-
a...
o
~
o
o
0::
<.9
z
I-
W
W
~
LL
o
>-
0::
<(
~
~
:J
(f)
<(
I-
CO
I
><
W
C/)
W
:J
C/)
C/)
0::
W
I
I-
o
I-
C/)I<.9
Ol-Z
u~~
>-00::
I-W<(
ZI-a...
:J<(LL
I-UO
O::OC/)
OC/)C/)
a...C/)0
a...<(.....J
o
Z
O.....JO
<(-
WZI-C/)
~O~I-
~1-r::r::C/)
--1-0
I-OC/)U
C/)OZ
W<(O
U
o
WLL<.9
I-OZ
<(C/)Y:
~C/)r::r::
1-0<(
C/).....Ja...
W
Z
o
I-
a...
o
0)
CJ)
::J
0)
>
:;::::;
ro
C
L-
0)
::::
ro CJ)
L- C
0) 0
co+:i
0)0..
L- 0
<.9
.
...-..
o
00
o o~
00
~ ('I)
o(h
<0
('1)><
(hN
T"""
'-'
oj(
0)
CJ)
ro
u
0)
CJ)
ro
CO
(f)
0)
u
ro
0..
CJ)
N
T"""
ro
t
ro C
0..0
.. :;::;
- ro
0)-
> 0
O).!Q
--
0) ro
0) L-
L- ::J
--
C/)U
::J
L-
.-
....(f)
CJ)
C
L-
0) 0)
CJ) U
::J C
o
0) U
~ Z'
ro 'C
C ::J
Ci5 U
::::CJ)O)
ro C CJ)
L-O>-
0) :;::::; "E
3:0..::J
0) 0 0
LL U
. .
...-..
o
00
oq
00
~ ('I)
o(h
LO
,..... ><
(hLO
N
'-'
o
o
o
o
T"""
N
(h
CJ)
0)
U
ro
0..
CJ)
LO
N
ro
tC
ro.Q
0..-
~ ro
-0
0) CJ)
>.-
0)-
-ro
.s:::L-
~2
.- U
LL ::J
L-
.-
NCJ)
CJ)
C
0) L-
CJ) 0)
::J U
C
0) 0
> U
:;::::; >-
ro .....
C 'C
Ci5 ::J
:::: U
ro CJ) 0)
C CJ)
L- >-
.$.Q .....
ro - C
o..::J
~ 0 0
<.9 ()
. .
...-..
00
00
o o~
~o
0('1)
"""(h
T"""
~ ><
T"""O')
(h('l)
'-'
o
o
o
o
o
T"""
(h
CJ)
0)
U
ro
0..
CJ)
0')
('I)
-C
.20
.. :;::;
- ro
0)-
> 0
O).!Q
(j)ro
0) L-
L- ::J
..... .....
C/)g
L-
~cn
CJ)
C
L-
0) 0)
CJ) U
::J C
o
0) U
~ Z'
ro 'C
C ::J
Ci5 U
:::: (f) 0)
ro C CJ)
L-O>-
0) :;::::; "E
3:0..::J
0) 0 0
LL U
. .
...-..
00
00
o o~
-0
0('1)
"""(h
('I)~ ><
NO')
(h,.....
'-'
o
o
o
o
CO
N
(h
CJ)
0)
U
ro
0..
CJ)
0')
,.....
~
::J
-
U
::J
L-
-
(f)
::J
'+-
0)
>
0)
.s::: C
~.Q
.- -
LLro
.0
'V .~
.....
C
ro
C
0)
-
C
o
U
::J
L-
-
CJ)
C
o
U
L-
o
.C
0)
-
C
C.
CJ)
o
'C
ro
C
0)
U
CJ)
0)
.s:::
-
'+-
o
>-
C
ro
L-
0)
-0
C
::J
L-
~
.E~.
.00 .B
0) 0)
.0 .....
-oC
-0)
::J E
~ .9-
_::J
roC"
.s::: 0)
--0
CJ) C
"Ero
0) CJ)
E ~
0) ::J
Q)-X
-~
CJ) ~
o 0)
U L-
(f)2
0)'-
-oE
::J ::J
U '+-~
C CJ)
.- -
0) C
CJ) 0)
ro E
U 0)
0) >
CJ) e
roo..
coE
oj( .-
................-:.:-....:..:..:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.
. .... .:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.
. .:.::::::.:.::::::.:......:::::::........:::::::::::::::::::.......:::.:::.:::.:::.:::.::.:::.:::.:...:.......::...:....:...:......... .:.:.:.:.:.::.:...
. .. .:.:.:.:.:.:.:.
........ ....:.:.:::::::::::::::::::::::........:::::::::.:::.:::":::".::".::":::'::."::,".:.":.".:.::::::::::::::::::.:
uu:::::::::::::::: ,:,:,::;:,:,: :,:,:,: :,:,:,::, ,:,::, ,:,::, ,:,::,; ,: :,:,:,:,:, ,: :,:,:,::, ,: :,:,:,::, ,:,:,:,:,::" ,::, ,:,:,:,,::, ,:,:,:,,::, ,:,:,:,:,::, ,,',',',',',',' ,,',',' """,;"",", """,;""",;""",;:;""",;""",;,:,.",~;,,,,,,
::'=
;.....:
~ \.. .... ~ ...
. . ". ...........................:~<'...........
. ..............
..............................................................................................................................
. ......... ......... ........... ... ,.,.,.,.,.,.,....x
:...:.:..: :.:..: :.:..: :.:.:.: :.:.:.: :.:.:.: :.:.:.:.:.:. .:.:.:. .:.:.:. .:.:.:..: :.:..: :.:..: :.:..:::. .:.:.:.:.::. .:.:.:..::. .:.:.:..: :.:.:.:.:..:::..: :.:.:.::..: :.:.:.::..: :.:.:.:.:..: :.:.:.:.:.:.:.: :.:.:.: :.:.:.: :.:.:.::. .:.::. .:.::. .:.::...: :.:..: :.:..: :.:..: :.:.:.: :.:.:.: :.:.:.: :.:.:.:.::. .:.: :.:.:T,.
. '::;;::;;::.~::;::;;::.~::;::;;:::;::;:::;:::;:::;:::;::.~::.~::.~::.~::;::;;::;;:::;:::;:::;::;;::;::;;:::;::;:~;.,,;;:::. ;..: ::. .
I
I
.;.;.;.;:;.;:;:;:::;:::;:;:;:;:;:;:;:;:;:;:..... ........
...................................................................................................................