SR-410-001 (25)
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CjED:EDD:PC:JPM:DJG:pw
council Meeting: October 271 1987
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Santa Monica, California
TO: The Mayor and city council
FROM: City staff
SUBJECT: Recommendation to Approve the Final Design for the Third
Street Mall and Downtown Assessment District Improvement
project and Authorize the Solicitation of Bids for
Certain Landscaping
INTRODUCTION
This report transmits and recommends that the City Council review
and approve the final design for the Third Street Mall and
Downtown Assessment District Improvement Project, prepared by the
project consultant ROMA Design Group, and authorize City staff to
solicit bids for the purchase of approximately one-hundred and
six (106) Jacaranda mimosifolia and forty-two (42) Cassia
leptophylla trees. In addition to the city Council, the Final
Design was distributed to the planning Commission, Architectural
Review Board, the Third Street Development corporation Board and
the Community at-large.
BACKGROUND
The development of the Third street Mall and Downtown Assessment
District Improvement project is a joint effort between the Third
street Development Corporation (TSDC)
and the Ci ty .
The
architectural and engineering team led by ROMA Design Group and
their sub-consultants Halcyon Ltd. and Jaykim Engineers, Inc.
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II-A
OCT 2 7 1987
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have participated in all aspects of the Phase I:
Pre-Design,
Phase II:
Conceptual Design and Phase III: Design Development
process, from which the final design of the mall is developed.
The process for project completion is as follows:
Phase I:
Pre-Design - Review existing
conditions on the Mall;
information
and
Develop a full understanding of objectives and
issues related to the project.
Phase II:
Concept Development - Prepare and
alternative design/development options;
evaluate
Establ ish a
development;
preferred
design
concept
for
Solicit public review.
Phase III:
Design Development - Develop the design of Mall
improvements on basis of approved concept.
Phase IV:
Construction Documents - Prepare bid documents for
Mall construction.
Phase V:
Construction - Provide assistance during
construction with interpretation and implementation
of contract Documents.
The City Council's previous review of Phase II (Conceptual
Design) resulted in questions and concerns regarding such items
as: allowing for an adequate outdoor dining zone, the benefits of
the vehicle roadway, landscape features,and general concerns
about how traffic will flow within the Mall.
These items and
many others are addressed as part of Phase III (Design
Development) .
Incorporated into Phase III (Design Development) is substantial
public participation and input, primarily through a public
workshop held on the Mall to address site design issues, as well
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as the design of key Mall elements and the organization of Mall
activities.
Along with the public workshop, a steering Committee met with the
consultant on a regular basis to review alternative design
strategies, budget and implementation priorities. The Steering
Committee consisted of Mayor Pro-Tempore Herb Katz, councilperson
Dennis Zane, representatives of Third Street Development
Corporation Board, city staff from the Community and Economic
Development and General Services Departments, city traffic
consultant Dick Kaku, and the presidents of both the Mall
Merchants and Property Owner's Associations. This working
committee was responsible for providing direction to the
consultant throughout the entire Design Development Phase.
DISCUSSION
The purpose of the Phase III (Design Development) Plan is to
present for review and approval the detailed design features,
specific types of improvements, budgeting details and
construction phasing strategies to revitalize the Third Street
Mall. The proposed final design as outlined in this report and
the comments received on its review will be used to prepare the
Construction Documents (Phase IV).
Through the process of the public workshop and numerous meetings
with the Steering committee, a detailed design for the mall has
been developed based upon the approved conceptual des ign. The
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following gives a brief description of those major design
elements included in the Final Design:
Item 1: Roadway Geometrics
The standard width of the roadway is 20 feet (two 10. lanes
in each direction, with a 411 curb except at crosswalks),
while at the center islands a 12. moving lane has been
established. This leaves 30' sidewalks on both sides of the
roadway. The signal pole locations will remain in existing
locations except at Broadway. The crosswalk at Broadway will
be broken into two separate crosswalks aligned with the
sidewalk on either side of the Mall and will accomodate
pedestrian crossing in a multi-directional manner. Thus, when
pedestrians are allowed to cross, proper signalization will
stop vehicle's in all directions before the intersection.
Finally, two locations for signs prohibiting right turns on
red will be located at Broadway to ensure pedestrian safety
at this crossing to Santa Monica Place.
Item 2: Right-of-Way Cross section
The inclusion of the roadway will be modified at the five
islands located within the Mall center space. The following
cross-section of activity areas are designated for the
Gateway islands (reading across the 80. width of the Mall):
o 20. pedestrian
o 12. roadway
o 16' island
o 12' roadway
o 20' pedestrian
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The cross-section of the Plaza and Pavilion islands are:
o 16' pedestrian
o l2' roadway
o 24' plaza/pavilion
o 12' roadway
o 16' pedestrian
Item 3: Islands
The addition of the islands will enliven and activate the
Mall, and also break up the open 80 foot right-of-way
creating an activity zone. The following defines the design
of each:
A. Gateway (at Broadway and Wilshire ends of the Mall)
This narrow (16') island is designed for limited
pedestrian use, and more of a focal point of entry
to both ends of the Mall. Adjacent to the gateway,
a full 12' outdoor dining area and wider sidewalks
will be available. A seating-height planter wall
will surround the island. At the center of the
island, the planter will break to allow pedestrians
to pass from the east to the west sides of the
street. The planter will contain a landscape of
low groundcover and shrubs, and be located at both
ends of the island and will allow for future
significant sculpture or other works of art.
Fountains will be located on either side of the
pedestrian break. The Wilshire island will also
retain the memorial flame, and will be enhanced
with surrounding landscape features.
B. Plaza (at the center of 1300 block)
This wider (24') island is designed for numerous
activities, as well as available for the
incorporation of major art work. A central space in
this island for these activities will also include
a fountain of water jets emerging from the paving.
The fountain design allows the fountain to be shut
off when the space is required for planned events.
At each end of this central space, forum-like steps
will provide a seating space and lead to raised
lawn areas. The island will be defined by a
seating-height wall and low plantings. provision's
for removable umbrella's and annual flower displays
at both ends of the island are incorporated.
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c. Pavilions (at Santa Monica and Arizona ends)
The market pavilion will consist of a copper roof
with a decorative comb along the ridge where flags,
signage, logo and clocks will be located. The open
floor plan and the roll-up glass doors on either
side allow the maximum flexibility in planning the
retail operations of the pavilions. Electric,
water and sewer services will be stubbed out in the
paving, but the flooring slab will not be in the
base bid to allow for electric, water, and sewer
distribution to fit tenant requirements.
Item 4: Furniture and Landscaping
A. Furniture-
o Benches are to be black wrought-iron II Bowery
Bench", 4 feet long and grouped in twols, totalling
16 per block~
o The existing telephone booths will remain and be
relocated within each block;
o Flower pots will be cast stone and very heavy
(approx. 300 Ibs.), and come U17 and 22" high;
o Trash receptacles will be black wrought-iron,
circular and similar to the bench in style where l6
on each block will be located~
o Two drinking fountains will be located within the
1200 and l400 blocks while 4 will be located in the
mid-block;
o Bicycle racks of continuous metal tubing and
painted black will be located at entrances to mall
only. Bicycle riding is not allowed on the mall.
B. Landscaping-
o In order to unify the Mall blocks and create some
identity within the overall district, the Palm
(Washingtonia Robusta) will be planted l2 feet from
the face of buildings at 56 feet on center.
According to ROMA' s horticulturalist, these trees
are readily available, will thrive under present
Mall conditions, and are within the projects
budget. Their height is to be 30 feet at
installation. Grows 80 to 100 feet at maturity.
Requires maintenance such as removal of palm fronds
on regular basis to prevent them from falling on
people or property;
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o Jacaranda mimosifolia planted at 26 feet from face
of buildings in pairs centered on the palm.
Height to be 18 to 22 feet at installation subject
to availability, growing to 40 or more feet at
maturity. The jacaranda, likewise, thrives and is
well adapted to the conditions in the Mall. It is a
dependable tree and is open in character which
permits a filtered shade. Requires maintenance
such as removal of flowering petals (which come
once a year for approximately one month) and
falling leaves.
The pre-purchase of one-hundred and six
(106)
Jacaranda
mimosifolia and forty-two (42) Cassia leptophylla trees must
proceed as soon as possible, if the desired size and quality of
tree is to be achieved. Therefore, contingent upon the approval
of the final Mall design, it is also requested that City Council
at this time authorize city staff to solicit bids for the
purchase of the Jacaranda mimosifolia and Cassia leptophylla
trees.
Item 5: PavinC]
Sidewalk areas will retain the existing concrete where no
construction occurs.
Where construction does occur, a
patterned, colored and sandblasted concrete paving will be
inserted in a unifying pattern. Curbs, gutters, banding in
the
roadway
area
and
crosswalks
will
be
made
of
trowel-finished colored concrete.
Fields of hexagonal
aggregate pavers will be utilized as street paving.
Item 6: Other District Improvements
A. Lighting/supplemental Power
Light fixtures will be high powered, generating light in
trees as well as on the pavement. The blue pole is
structurally customized at 26' high and similar in
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design with the bollards, drinking fountains and
directory. A provision for the ability to hang a 6'xlO'
banner and flower baskets is also included on the pole;
An average 1.5 footcandles is proposed for the Mall.
The same level of light will be installed for the
alleys. The alley lighting will be in the form of a 241
radius arm light with a 4' base placed just adjacent to
the rear of the buildings. supplemental power,
consisting of a single 30-amp receptacle at each light
pole base and top and 50-amp receptacle at each end of
each island, will be provided.
B. Information and Sign Program
Includes the following:
1. Two garage identification signs on each garage
structure, one facing the alley and one facing
Second or Fourth streets. (12 total)
2. Two directories (you are here) with map dispensers
in each garage structure to orient visitors. (12
total)
3. Two directories wi th map dispensers at each
intersection on the Mall. (6 total)
4. Signs on both the alley and Mall sides of each
passageway. (14 total)
s. Signs at each entrance indicating parking garages
on the street side and Mall/Second and Fourth
Streets on the alley side. (12 locations total)
c. Secondary Street Treatments
o Second and Fourth Streets will have flood lighting
placed in the existing Ficus trees. Where trees
are missing, new trees will be added.
o Arizona Avenue between Second and Fourth Streets
will be planted with new Washingtonia robusta -
Mexican fan palms. Existing Washingtonia filifera
- California fan palm, and Trachycarpus fortunei -
Windmill palm - will be removed or relocated.
o Santa Monica Boulevard between Second and Fourth
and the north side of Broadway between Second and
Fourth will be planted with new street trees.
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Overall, the Final Design proposes a well balanced strategy and
offers an aesthetically pleasing environment in order to
stimulate and manage the revitalization of the Mall.
Design
element details are based upon a full range of recommended design
options and techniques. The final recommended design defines the
opportunities and project elements necessary for Santa Monica to
proceed with the successful revitalization of the Mall area.
The bid documents necessary to proceed with the construction of
Mall improvements will be completed and available for City
council approval in March 1988.
Upon bid approval, actual
construction work on the Mall can begin in May 1988 and will take
approximately 12-16 months to complete.
BUDGET/FISCAL IMPACTS
Through
the
proceeds
of
the
sale
of
certificates
of
Participation, appropriations will need to be authorized for
$s,s7I,368 to finance the Mall common area and circulation
improvements.
since the Certificate of Participation issuance
did not identify all of the improvements being proposed as part
of the final plan, additional funds will be required for
implementation.
Therefore, additional funds in the approximate
amount of $1,000,000 will be utilized over a two-year period,
namely FY 1988-89 and FY 1989-90. The use of these funds can be
broken down as follows:
Available Funds
Assessment District Improvements
Constuction Contingencies/Manager
$4,500,000
1,07l,368
$5,571,368
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.( . . ..
General Fund
1,000,000
Total
$6,571,368
Estimated Construction Costs
oistrictjAlleysjSignagejGraphics
Mall Blocks
1200 Block
1300 Block
1400 Block
Gateway ($.244mmjgateway)
Plaza
pavilions ($. 28lmmjunit)
overrunsjChange Orders
$1,315,000
1,126,000
1,166,000
1,163,000
488,000
280,000
562,000
471,368
Total
$6,571,368
RECOMMENDATION
It is respectfully recommended that the City council:
l. Review and approve the Third street Mall Final Design Plan
and direct staff to transmit any comments to the steering
Committee and the consultant team for consideration in the
preparation of the Construction Documents.
2. Authorize City staff to solicit bids for the purchase of
one-hundred and six (106) Jacaranda mimosifolia and forty-two
(42) Cassia leptophy11a trees.
3. Appropriate $45,000.00 at Account No. 01-720-263-000-921 for
the deposit on the purchase of the trees noted above.
Prepared by: Peggy Curran, Director
Community and Economic Developmnt Department
Jeffrey P. Mathieu, Manager
Darrell J. George, Sr. Administrative Analyst
Economic Development Division
Community and Economic Development Department
tsmadip
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