SR-303-011 (2)
Attachment I
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Virginia Avenue Park Expansion
Recommended
Concept Design
Submitted to the City of Santa Monica,
December 1999
Virginia Avenue Park Expansion Recommended Concept Design
Introduction
This report is the product of the public process that was initiated in 1998
to formulate a recommended concept design plan for the expansion of
Virginia Avenue Park.
Contents
Introduction 1
Existing Park and
Expansion Site Conditions 3
Public Process 6
Recommended
Concept Design Plan 11
Estimated Project Costs 18
Virginia Avenue Park is a 5.82-acre neighborhood park located adjacent
to Virginia Avenue between Cloverfield Boulevard and 21st Street within
Santa Monica's Pico neighborhood. In Santa Monica, Virginia Avenue
Park best exemplifies the role that a neighborhood park can play in serv-
ing the recreation and social needs of local residents. It is home to the
Thelma Terry Community Center and the Police Activities League (PAL)
Youth Fitness Gym. Combined, both facilities provide programs targeted
to youth, families and seniors, including information and referrals, work-
shops, classes, and fitness activities.
Beginning in 1988, the City began assembling the parcels located on the
northwest corner of Pico and Cloverfield Boulevards. By 1995 this 2.9-
acre expansion site was fully acquired and formally designated by the
Santa Monica City Council for park expansion. In November, 1998,
following the selection of a design team led by Takata Associates, an
extensive community input process was initiated to formulate a recom-
mended concept design for this expansion site.
As this process was concluding, the City Council authorized the pur-
chase of two properties totaling 0.8 acres adjacent to the western side of
the Park for additional park expansion opportunities. In February, 1999,
the Recreation and Parks Commission established a Working Group to
An aerial view of the existing
Park, looking west from the
intersection of Pico Boulevard
and Cloverfield Boulevard.
1
Existing Park Site Plan
and Expansion Areas
NORTH ffi
Building A
(2115 PieD Blvd.)
Building B
(2101 PieD Blvd.)
Virginia Avenue Park Expansion Recommended Concept Design
facilitate a public planning process for the integration of these two par-
cels into the expansion project. After carefully considering options and
alternatives for incorporating these parcels into the overall expansion
project, the Working Group formulated the preferred concept plan as
described in this report.
The concept plan responds to community preferences and successfully:
. maximizes green space
. incorporates expansion areas in a seamless way
. uses a "campus" approach to organize existing buildings for com-
munity needs and programs
. provides a range of outdoor recreational activities
. is sensitive to neighborhood needs
. reuses existing buildings in support of sustainable City goals
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Virginia Avenue Park Expansion Recommended Concept Design
Existing Park &
Expansion Site
Conditions
Existing Park Conditions
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The Thelma Terry Center A 5,500sf single story building with a multi-purpose room, kitchen, class-
room/ community meeting room, park-based staff offices and a room
housing employment and youth and family services programs.
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Children's Play Area A 8,750sf outdoor play area including a swing set, jungle gyms, and a
rocket slide. The majority of the equipment is set in sand and does not
meet current American With Disability Act (ADA) requirements.
Courts Two half basketball courts, one full court, and a sand volleyball court
are located southeast of the Thelma Terry Center.
PAL Building A 3,600sf single story building with timber frame construction. Approxi-
mately 1800sf is used for the PAL Youth Fitness Gym and the remainder
of the building is used for storage needs.
3
Santa Monica
Police Sub-Station
Parking
Storage and
Maintenance Facilities
Virginia Avenue Park Expansion Recommended Concept Design
Existing Park Conditions continued
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A 725sf temporary trailer housing the Santa Monica Police is located
adjacent to the Thelma Terry Center.
A double loaded, 66-space parking lot accessed from Virginia Ave. pro-
vides on-site parking for the existing Park.
Four temporary storage containers and a Park maintenance shed are
located west of the Thelma Terry Center.
4
Virginia Avenue Park Expansion Recommended Concept Design
Pico-Cloverfield Expansion Area
A 2.9-acre vacant site with parking and foundation remnants from the
previous structures located on the site. The site is currently used for the
Saturday Pico Farmer's Market, and accomodates both the Market and
patron parking.
Saturday Farmer's Market
Western Expansion Area
A 0.8-acre site with surface parking and the following two buildings.
Building A
(2115 Pico Boulevard) A 10,DOOsf tilt up concrete construction single story
building, set back 60 feet from Pica Boulevard.
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Building B (2101 Pica Boulevard) A 10,OOOsf wood-frame structure that was built as a
single story building. The original building was moved in three pieces to
this location in 1950 and has a simple wooden bow-frame truss structure
that provides 12' ceilings. Since being moved to this site, a partial second
floor was added between the ground floor and roof at the front of the
building and several other building additions have been made.
5
Public Process
Virginia Avenue Park Expansion Recommended Concept Design
1998 Community Process for the
2.9-Acre Expansion Area (Pico-Cloverfield Area)
Working with the Recreation and Parks Commission and the Virginia
Avenue Park Advisory Board (VAPAB), an extensive bilingual commu-
pjty participation process bega.Tl. in February 1998 and included:
. rI nrlrk user survev of over 100 current nark users
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. a survey mailed to over 4,200 neighborhood residents
. focus group interviews with 13 community groups
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. four community events held between March and July, 1998
. a multi-page newsletter mailed to over 6,000 residents
. a special joint meeting or the Recreation and Parks Commission
and VAPAB held on August 11, 1998
Four interns (2 youth and 2 adults) were recruited from the Pica neigh-
borhood to complete much of the surveying and notification of the neigh-
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Design Themes Through a combination of these activities the following themes (listed
below in order of community preference) emerged for the expansion
project.
. Provide additional open green space for informal ball games
and community events
. Accommodate the weekly Farmer's Market
. Include more picnic and barbeque areas
ii Incorporate a water play feature
. Improve the existing children's playground
. Provide a special design treatment and call attention to the comer
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Workshops were held at
Virginia Avenue Park during
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. Reflect history and culture in the artwork for the Park
. Improve Park lighting
. Increase the amount of on-site parking
In terms of recreational preferences, adults expressed a preference for a
walking/jogging path, exercise course, and tennis. Youth participants
supported the inclusion of basketball and handball courts.
6
Initial Concept Design
The initial concept design
presented in 1998 to the
VAPAB and the Recreation
and Parks Commission
Virginia Avenue Park Expansion Recommended Concept Design
Incorporating many of the ideas identified through the community pro-
cess, the initial concept design for the 2.9-acre expansion area features
an expansive green for informal games; an area for the Farmer's Market
along the Pico Boulevard frontage; a quarter mile walking/jogging loop
with exercise stations; a water play feature; a new children's play area
for toddlers and school-age children; basketball, handball and sand vol-
leyball courts; barbeque and picnic areas, an outdoor classroom area;
an outdoor multi-purpose patio space adjacent to the Thelma Terry Cen-
ter, an identified footprint for a new PAL gym facility replacing the ex-
isting building, and additional parking.
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In addition to participating throughout the concept design process,
both the Virginia Avenue Advisory Board and the Recreation and Parks
Commission formally reviewed the Concept Plan in February, 1999.
7
The Working Group
Meeting Topics
The Working Group heard from
over 70 community members
over the course of the 6 meetings.
The minutes from the Working
Group meetings outline in detail
many of the concerns and
suggestions raised, and how
they were addressed in the
formulation of the Working
Group's recommendations.
The Working Group considered
tennis courts, paddle tennis
courts, and discussed concerns
with the handba/J courts,
farmer's market, parking, and
the permanent pool.
Virginia Avenue Park Expansion Recommended Concept Design
1999 Community Process for Incorporation of the
O.8-acre Western Expansion Area
In February, 1999, the Recreation and Parks Commission established a
nine member Working Group to develop recommendations and a con-
cept design plan for incorporating this site into the Park design. The
Working Group began meeting in June 1999 and met six times through
October, 1999. Meetings were publicly noticed and advertised. Spanish
translation and childcare was provided. On average, approximately 35
people attended each of these meetings.
The Working Group members are:
Frank Schwengel, Chair (Chair, Recreation & Parks Commission)
Lupe Castro (Recreation & Parks Commission)
Susan Cloke (Recreation & Parks Commission)
Ed Bell (VAPAB)
Peter Tigler (VAPAB)
Tara Zaccagnino (VAPAB)
Ken Briesch (Planning Commission)
Cindy Cruz (Youth Representative)
Brent Younger (Youth Representative)
Alternates
Eric Faber (VAPAB)
Alec Munoz (VAPAB)
Meeting 1:
(June 23)
Meeting 2:
(July 12)
Meeting 3:
(July 29)
Meeting 4:
(Aug 10)
Meeting 5:
(Sept 13)
Meeting 6:
(Oct 7)
Review of the history of the initial concept design
Review of existing building conditions
Initial ideas and programming
Working group goals
Programming options and building scenarios
Presentation and discussion of options for development
Tenets of the vision statement
Vision statement refinement
Preliminary concept design plan presentation
Vision statement adoption
Refined concept design plan presentation and
formulation of recommendations
Incorporating public art into the plan
Final recommendations for the concept design plan
8
Working Group
Vision Statement
Children created their visions
of the Park during the initial
community process.
Virginia Avenue Park Expansion Recommended Concept Design
The Working Group developed a Vision Statement to guide their deci-
sion-making process. The guiding principles included:
. Virginia Avenue Park shall be a safe, attractive, environmentally sen-
sitive neighborhood and family-oriented Park that is dedicated to
the enjoyment, improvement, and well-being of the community from
0-120 years of age with special emphasis on youth programs.
. The design and integration of the expansion areas shall build upon
the Park's strong neighborhood orientation and character. Integra-
tion of the expansion areas shall result in a seamless design linking
the existing Park acreage to the new areas.
. Noisy/active Park uses shall be buffered from the adjacent residen-
tial properties.
. While providing flexibility to accommodate future changes
in recreational preferences and respond to changing social, educa-
tional and cultural needs of the community, a balance shall be main-
tained between interior program space and exterior recreation and open
space. The design treatment shall be built upon the "living room" con-
cept allowing for multiple activities by varying age groups to occur in
areas of the Park at different times of the day.
. The Park design shall incorporate environmentally friendly materi-
als and features that promote water conservation, recycling and re-
use, and that can be efficiently maintained and effectively operated.
. Fnnding needs for on-going Park operations and maintenance shall
be factored into the design to ensure the long-term viability of Park
facilities and programs.
. A construction phasing plan shall be implemented to allow for areas
of the existing Park to remain open during construction, while pro-
ceeding diligently to complete the Park expansion by January 2002.
9
Building Options and Scenarios
Virginia Avenue Park Expansion Recommended Concept Design
The Working Group considered three options for incorporating the 0.8-
acre expansion site into the park design. Two building scenarios were
presented for each option.
Option 1: Scenario A Scenario B
Decompress Current Program
Add 3, OOOsf for existing programs to
operate more efficientfy and provide
necessary administrative office support
space. Both buildings in Western
Expansion Area are demolished.
Scenario A: Renovate PAL Fitness Gym,
build a new 3,OOOsf building and a rest
room addition to Thelma Terry Center.
Provide parking along Pico Blvd. and
retain some existing parking.
Scenario B: Add 3, OOOsf to Thelma Terry
Center. Provide parking along Pico Blvd.
and through Park to Virginia Ave.
Option 2: Scenario C Scenario D
Expand Youth & Cultural Programs
15, OOOsf is added to accommodate
new youth and cultural programming
Scenario C: Renovate parts of all
existing buildings forming a campus
plan for specific program elements.
Provide parking along Pico Blvd. and
through the Park to Virginia Ave.
Scenario D: Demolish Terry Center and
PAL Fitness Gym, renovate and add to
Buildings A and B. Parking cuts Park
in half and connects Pica Blvd. to
Virginia Ave.
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Option 3: Scenario E Scenario F
Expand Programming &
Add A Gymnasium
A new 16,000-17, OOOsf building for a
gymnasium and youth and cultural
program space is added. Both buildings
in Westem Expansion Area are
demolished.
Scenario E: Develop a new 16,000-
17,000sf building at corner of 21S1 St. and
Pico Blvd. Provide parking along Pico
Blvd. and through Park to Virginia Ave.
Scenario F: Renovate existing PAL
Fitness Gym and add an new 16,000-
17, OOOsf facility to the south of it. Provide
parking along Pico Blvd. and Virginia Ave.
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Recommended
Concept Design
Plan
Green Oval
A bird's eye view of the
Recommended Concept
Design Plan, looking south
Virginia Avenue Park Expansion Recommended Concept Design
The Working Group preferred Option 2 and expressed preference for
Scenario C because of the added flexibility that a campus solution
provides. In this scenario the unique needs of different user groups can
be addressed in a series of separate building spaces that are linked by
courtyards. Based upon this initial recommendation, a refined concept
design plan was developed and is being recommended for implementa-
tion by the Working Group.
The recommended concept design plan for the expansion of Virginia
Avenue Park:
. places an emphasis on enhancing the amount of open green space
. provides for increased indoor program activity areas including a sepa-
rate space identified for a youth center
. orients the Farmer's Market towards Pico Boulevard
. accommodates quiet zones to buffer adjacent neighbors from noise
intrusion
The eastern end of the Park will feature a large Green Oval grass area.
Slightly smaller in size than a regulation youth soccer field, it will be
available for passive recreation, unstructured play, field garnes, and com-
munity events and festivals. A small performance stage is provided at
the western end of the Oval, and is oriented towards the intersection of
Pico and Cloverfield Boulevards. A half basketball court and sand
volleyball court are sited adjacent to the Oval. Flowering and evergreen
trees ring the Oval and a walking/jogging path defines the edge.
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Virginia Avenue Park Expansion Recommended Concept Design
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CITY OF SANTA MONICA
COMMUNITY & CULTURAL SERVICES
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Virginia Avenue Park Expansion Recommended Concept Design
Virginia Avenue Green
The existing lawn and mature trees along the Virginia Avenue side of
the Park will remain to form the Virginia Avenue Green. Picnic and
barbeque areas are clustered in this area and an out door environmental
classroom for environmental education and other programming is sited
between the Virginia Avenue Green and the Green Oval.
Pavilion
Directly to the south of the Thelma Terry Center, the Pavilion, an open
air shade structure created by the structural members of the existing
PAL Fitness Gym, and Pavilion Lawn provide a setting for the Farmers
Market, special events, and informal gatherings. The soil structure will
allow vehicular parking and heavy foot traffic. This gathering space is
framed on two sides by formal rows of trees extending in a north-south
direction. Two regulation size basketball courts extend along the
Lawn's eastern side.
Public Art
At the western end of the Park a series of "living rooms" are formed by
buildings and their associated courtyards and patios. Through the inte-
gration of public art, these spaces and the adjacent parking areas will
be enlivened and people that pass through and utilize the facilities regu-
larly will be engaged. Reflecting historical and cultural themes, artistic
mediums that are contemplated for this area include murals, terrazzo
and relief sculpture. At Park entrances, including the Pico-Cloverfield
Looking north from Pica Boulevard
along the main pedestrian corridor
adjacent to the Pavilion
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Thelma Terry Center
Central Garden
and Building A
Looking west past the Pavilion
to the lObby of Building A. The
prominent lobby provides a
welcoming focal point.
Virginia Avenue Park Expansion Recommended Concept Design
comer, landscape treatments will be emphasized as an art form to cre-
ate a strong and meaningful identity for the Park and the surrounding
neighborhood.
The Thelma Terry Center will be remodeled to improve interior ambi-
ence and usability. Enhanced building entrances, an enlarged front lobby,
and improved connections between the interior and exterior patio spaces
provide a welcoming environment to the public. Rooms which currently
house the computer lab and the employment and youth and family ser-
vices programs will be remodeled for community meetings, programs,
and possibly provide a new home for the Police sub-station.
A Central Garden provides a connection between the Thelma Terry
Center and Building A. This informal gathering space will host contem-
plative outdoor activities. Building A will be reduced to 7,500sf and re-
modeled to provide a prominent lobby entrance facing the Central Gar-
den that is visible to both Virginia Avenue and Pico Boulevard. A com-
bination of staff offices, separate facilities for the employment and youth
and family services programs, a new PAL Fitness Gym, and community
meeting/program rooms are recommended uses for Building A.
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14
Building B
Play Features
The new recreation facilities are
clustered around the Thelma
Terry Center and the activity kiosk
in the center of the Park.
Virginia Avenue Park Expansion Recommended Concept Design
A courtyard with both landscape and hardscape features will connect
Building A to Building B. At 6,600sf this building will form the western
edge of the campus and is recommended to be renovated for a youth
center targeted to older youth, and to provide for storage and mainte-
nance space, replacing the existing maintenance shed and storage con-
tainers. Two handball courts located within the courtyard and visible
from activity spaces in both Buildings A and B are sited towards Pico
Boulevard and buffered from residential neighbors to the north by land-
scaping and a screen wall.
The central area of the Park features two children's play areas: one
with play equipment appropriate for toddlers, and one geared for older
children. A shaded arbor with seating connects to the two play areas,
providing a comfortable place for parents and other caregivers to ob-
serve the play. An interactive water play feature with timed water
sprays provides a warm weather activity for children. The area serves
as a small plaza when not in use and is located to the south of the
children's play area on the east side of the Thelma Terry Center.
15
Pool
Park Parking
Neighborhood drop-offs will stifl be
possible in front of the new lobby of
the Thelma Terry Center. The lobby
will open onto the Central Garden,
providing a link to Building A.
Virginia Avenue Park Expansion Recommended Concept Design
In response to community sentiment for a swimming pool at the Park,
a permanent recreational pool is featured on the east side of the Thelma
Terry Center. At 1,400sf and 0-3 1/2 feet in depth, the pool will provide
a neighborhood recreational swimming location for young children.
Envisioned to operate during warm months only, the pool will have
removable fencing for controlled access, and a permanent cover con-
verting the area into a plaza. New restrooms are centrally located be-
tween the pool area and basketball courts. An activity kiosk is attached
to the restroom building for storage of play equipment and program
supplies for outdoor park activities. The activity kiosk includes a 10'xlO'
food preparation area for use during Farmer's Market and. other Park
events.
Approximately 100 permanent parking spaces are provided for pub-
lic use, meeting the estimated demand generated on a daily basis by
the recommended concept plan. 50 spaces will be retained in the exist-
ing lot and continue to be accessed from Virginia Avenue. A new 50-
space parking lot along the Pico Boulevard frontage is provided with
access from the existing curb cuts at the intersection of 23rd Street and
between 21'1 and 22nd Streets. Designed in a serpentine manner with
4
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16
Parking for Special Events
and Farmer's Market
II A new permanent parking area
on Pico Boulevard will provide
access to the new facilities in
Buildings A and B. Staff parking
is provided behind Building B.
fJ The Farmer's Market will set up
on the Pavilion Lawn. A proposed
arrangement of stalls in two
double loaded aisles allows the
Pavilion to be used for special
demonstrations and as a social
gathering spot for the
neighborhood.
~ Temporary parking for the
Farmer's Market and other
special events is adjacent to the
basketball courts. This area will
be accessed only (ro,71 Pico
Boulevard.
Virginia Avenue Park Expansion Recommended Concept Design
considerable landscaping to encourage slow driving, this parking lot
will buffer the Park along the Pico Boulevard frontage. Gates are incor-
porated to allow areas of the parking to be closed if desired to provide a
hard surface for skateboarding and/ or roller hockey.
For special events and the weekly Farmer's Market additional parking
will occur on the lawn west of the Green Oval and on one basketball
court, if necessary. Approximately 80 spaces can be accommodated in
this area with access from Pico Boulevard. The soil substructure will be
designed for weekly parking and traffic on the lawn. Methods to pro-
tect the basketball court surface such as temporarily covering the sur-
face will be necessary if it is to be used for parking.
Management of the use and access to the public parking will be required
to ensure that it is available for use by Park patrons and to protect the
surrounding neighborhood from traffic intrusion particularly during
Farmer's Market and other special events.
Approximately 15 staff parking spaces will be provided to the north of
Building B with keyed access from 21 st Street. This parking lot also pro-
vides vehicular access to the maintenance and storage facilities proposed
for Building B.
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17
Virginia Avenue Park Expansion Recommended Concept Design
Projection of Construction Costs
Open Space & Amenities
Sitework
Landscape & Irrigation
Hardscape & Retaining Walls
Parking
Lighting
Walking/ Jogging Paths
Site Furniture
Stage
Water Feature
Basketball Courts
Playground Equipment
Volleyball Court
Exercise Stations
Permanent Pool
Arbor
SlIb- Total
$ 220,500
615,000
313 ,250
92,260
174,500
29,000
40,000
2,480
100,000
90,500
270,000
3,000
9,000
345,000
105,000
$2,409,490
Building & Structures
Thelma Terry Remodel
New Restrooms
Pavilion (PAL Gym)
Remodel Bldg. A
Relocate Police Substation
Remodel Bldg. B
SlIb- Total
$ 165,000
70,000
360,000
905,000
20,000
798,000
$ 2,318,000
$ 4,727,490
$ 3,175,296
$ 1,552,194
Estimated Construction Budget
Available Budget for Construction
Funding Gap
Projection of Operation a'nd Maintenance Costs
Maintenance
Current Annual Costs
Estimated Expansion Costs
Total Estimated Maintenance Costs
Costs
$ 260,000
325,000
$ 585,000
Staffing/FTE's.
3.6
5.7
9.3
Operations
Current Park Programs $ 495,000 9.0
(at Thelma Terry Center and PAL Fitness Gym)
Expansion Area Programs
Building A $ 305,000 4.5
Building B 295,000 5.0
Pool 35,000 1.6
Sub- Total $ 635,000 11.1
Total Estimated Operations Costs $1,130,000 20.1
'FIE: Full Time Equivalent Staffing figures are rounded-off and include supplies,
expenses, and staffing costs. 18
Resources
The Consultant Team
Virginia Avenue Park Expansion Recommended Concept Design
The following resources were used in the preparation of this
Report and are available upon request at the City of Santa Monica,
Community and Cultural Services Department.
. Working Group Minutes
. Working Group Vision Statement
. Building Conditions Report
. Analysis of Parking and Traffic
. Farmers Market Report
. Community Input Summary, June 1988
FINAL CONCEPT DESIGN PLAN
Takata Associates
Landscape Architecture
Koning Eizenberg Architecture
Architecture
East Los Streetscapers
Artists
Nakatomi Associates
Community Facilitators
Kaku Associates
Traffic Engineer
Staff support was provided
by the City of Santa Monica
Community and Cultural
Services and Environmental
and Public Works Management
Departments.
INITIAL CONCEPT PLAN
Takata Associates
Landscape Architecture
East Los Streetscapers
Artists
Joe Addo Studio
Architecture
Wagner Associates
Civil Engineers
PPS, Project for Public Spaces
Farmer's Market Consulting
CARS
Event Planning
19