SR-405-002-01
PCD:AA:F:\PLAN\ADMIN\CIVCTR\CCPARKING\CONCEPTDESIGN\CCPARK.DOC
Council Meeting: September 10, 2002 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Civic Center Parking Structure Conceptual Design
INTRODUCTION
This report recommends that the City Council approve the conceptual design plan for the
proposed Civic Center Parking Structure and authorize staff to proceed with schematic
design and the public review process.
BACKGROUND
The need to commence earthquake retrofitting and replacement of the downtown parking
structures, and the consequent need for replacement capacity, requires that the City
continue to move forward with the new parking facility in the Civic Center. The Civic
Center Parking Structure is proposed to be located on the City-owned site bounded by
Fourth Street, Civic Center Drive, Avenida Mazatlan and Olympic Drive (see Exhibit A:
Aerial Photograph of Site). The existing Civic Center Specific Plan (CCSP) provides for
the development of a parking structure of up to six levels above grade on this site.
On March 27, 2001, the City Council approved a preliminary financing plan and authorized
the retention of the JCM Group as project/construction manager for the project. On
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April 24, 2001, the City Council authorized the retention of Rincon Consultants as the
Environmental Impact Report consultant and on October 23, 2001, the City Council
authorized the retention of the ARB, Inc., International Parking Design (IPD), and Moore
Ruble Yudell (MRY) as the Design-Build Team for the project.
On June 3, 2002, the Civic Center Working Group hosted a community workshop to review
design concepts for the project. At the workshop, MRY presented a series of design
options for the structure. Following input from the public, the Working Group provided
feedback on refinements to the design concepts for presentation to the City Council. In
order to encourage additional public input and review, three-dimensional renderings and a
study model of the proposed design concepts were placed on display in the City Hall
Lobby during July 2002.
DISCUSSION
The conceptual design plans are attached (see Exhibit B: Conceptual Design Plans).
The proposed structure will provide parking for approximately 900 cars in five levels above
grade with rooftop parking and one and one-half levels below grade. Additional below
grade parking cannot be accommodated due to the presence of a large underground storm
drain at the site.
One of the key elements of the proposed design is its foundation in the architectural
language of the Civic Center while introducing contemporary architectural features and
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building materials that grow organically from its context in the Civic Center. This design
approach allows the parking structure to not only provide an important function within the
Civic Center (i.e. parking for the adjacent buildings) but also to contribute to the physical
form and urban fabric of the Civic Center.
The north side of the structure is designed with a strong civic presence to reflect its
relationship with City Hall and the Public Safety Facility. This civic statement is
accentuated through the use of robust building materials (light-colored, pre-cast concrete)
and rectangular punched openings that are evocative of the facade of City Hall. The
northwest corner of the parking structure will be visible from the Town Square and
Palisades Garden Walk, two new open spaces proposed for the Civic Center. The north
face of the structure is also designed to incorporate lower-level tenant spaces that will
create an active visual interface between the parking structure and Olympic Drive and
Fourth Street. These tenant spaces could accommodate public-oriented uses such as
public service offices, neighborhood-serving retail or a café or sandwich shop. Subject to
final cost projections, the corner could include a strong architectural element in the form of
a top-floor community room. The community room, which would add significant cost
elements and reduce overall parking capacity, would add variation and articulation to this
corner, bring additional activity to the structure, and provide views of the new Civic Center
open spaces. Should inclusion of such a feature prove infeasible, further articulation of
the northwest façade would be contemplated to add interest and identification.
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The eastern façade of the structure is proposed to include variation in the vertical plane
and in the use of materials in order to create visual interest and break up the massing of
the structure adjacent to Fourth Street. This treatment includes the use of narrow glass
panels of varying hues that create an articulated visual experience, allow air to circulate
through the structure, and frame views into and out of the structure. The sections of glass
panels are interspersed with sections of off-white, precast concrete panels with vertical
rectangular openings that relate to the structure’s Olympic Drive façade, as well as the
facades of City Hall and the Public Safety Facility. The concrete sections are set back
from the glass sections, creating variation in the vertical plane of the structure. This
façade also includes lower-level tenant spaces adjacent to Fourth Street and canopies that
provide a pedestrian-oriented foundation for the façade.
The south face of the parking structure intersperses energy-producing photovoltaic panels
with the colored glass panels in order to capitalize on the solar orientation of this facade.
The ground level of this façade also incorporates pedestrian-oriented tenant space
adjacent to Civic Center Drive. The western façade, adjacent to the Mazatlan alley, angles
photovoltaic panels to maximize its solar orientation while allowing ocean breezes to flow
through the structure and naturally cool its interior.
The use of architectural projections to provide articulation of the building façade is one of
the key elements of the conceptual design plan. The conceptual design plan includes
pedestrian canopies and glass and photovoltaic panels that project above the sidewalk.
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While architectural projections over the public right of way are permitted by the building
code, Council approval of such encroachments is also necessary.
Should a top-floor community room prove financially feasible, it would exceed the 56-foot
height limit prescribed by the CCSP for the parking structure. If Council approves the
proposed conceptual design, staff will proceed with a discrete amendment of the CCSP,
which would allow for the additional height of the community room should its incorporation
prove feasible, but continue to limit the height of the parking levels of the structure.
NEXT STEPS
Following conceptual approval of the preliminary design, a project EIR will be completed
and the design will be further developed for review by the Planning Commission and
Architectural Review Board. After environmental review is complete, and assuming the
project is approved, staff will return to Council with the proposed guaranteed maximum
construction price and the necessary actions for issuance of the lease revenue bonds that
will fund the project. The project is expected to begin construction in mid- to late 2003,
once the Public Safety Facility construction is complete, allowing for a timely
commencement of the downtown parking structure retrofit and replacement program.
BUDGET/FINANCIAL IMPACT
There is no financial impact associated with approval of the conceptual project design.
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RECOMMENDATION
It is recommended that the City Council:
1. Approve the Civic Center Parking Structure conceptual design plan, including
architectural encroachment above the public right of way and proceeding with a
discrete amendment of the Civic Center Specific Plan, and
2. Authorize staff to proceed with schematic design and the public review process.
Prepared by: Suzanne Frick, Director, Planning and Community Development
Andy Agle, Assistant Director, Planning and Community Development
Exhibits:
A: Aerial photograph of site
B: Conceptual design plans
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EXHIBIT A
AERIAL PHOTOGRAPH OF SITE
Doubletree Hotel
Fourth Street
SITE
County
Courts
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EXHIBIT B
CONCEPTUAL DESIGN PLAN
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