SR-07-14-2009-8A~~ .Supplemental
Sanfta Monica City Council Report
City Council Meeting: July 14, 2009
Agenda Item: ~l
To: .Mayor and City Council
From: P. Lamont Ewell, City Manager
Subject: Commitment to Assist Santa Monica College in Finding Solutions to Site
Needs Stemming from the Proposed Alternative Location for the Expo
Maintenance Facility
Recommended Action
Staff recommends that the City Council direct staff to continue to work with Santa
Monica College (SMC) to resolve site needs stemming from the proposed split-
alternative design for the Expo Light Rail Maintenance facility and to provide periodic
updates to the Council and Board of Trustees on progress.
Executive Summary
Los Angeles Metro and the Expo Construction Authority require a maintenance facility
to operate the Exposition Light Rail line. City staff and the Expo Construction Authority
have explored a possible alternative site for the facility that may interface better with the
surrounding community, but that negatively impacts the 2.4 acre SMC site at Stewart
and Exposition. As a valued partner in the community, the College's short and long
term needs must be properly addressed. Council direction to staff to continue working
with the College to resolve their needs and find solutions is an important policy
direction. There is no fiscal impact of continuing to work with the College to find
solutions. However, it reaffirms our commitment to one another to ensure that the best
interest of our community is served by assisting in locating suitable replacement
property to meet their student parking needs.
Discussion
Consideration of a suitable site for the required maintenance facility and the
environmental and aesthetic interface with the community is critical to achieve. A large
number of residents adjacent to the Expo's proposed maintenance facility location at the
Verizon site expressed their concerns to City Council with respect to potential negative
impacts on the neighborhood. An alternative is proposed utilizing the northern portion of
the Verizon site for rail car. storage leaving the remainder of the site opposite the
existing residential on Exposition for additional residential or other compatible uses. In
addition, use of 1800 Stewart Street would be proposed for an enclosed maintenance
function. SMC owns a 2.35 acre site at Stewart and Exposition, which is currently used
for student parking but would be needed for the residential buffer. The split alternative
provides a complete linear buffer for the adjacent neighbors but is not consistent with
the short or long term needs of SMC. While the City Manager and staff have met with
the .College to discuss possible solutions, an alternative has not yet been found.
Continued work to find a solution is in the best interests of the community and staff is
committed to that effort. Periodic briefings will be provided to Council and Board of
Trustees on progress to find adequate replacement property.
Budget/Financial Impact
There is no budget impact of continuing to work with the College to find solutions.
Prepared by:
Kathryn Vernez, Assistant to the City Manager for Community and Government
Relations
Approved:
Kathryn Vernez
Assistant to the City Manager for
Community and Government Relations
Forwarded to Council:
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amont Ewell
ity Manager
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City Council Report
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City Council Meeting: July 14, 2009
Agenda Item:
To: Mayor and City Council
From: P. Lamont Ewell, City Manager
Subject: Exposition Light Rail Phase 2 -Recommendation for Alternative Siting of
Maintenance Facility within the City of Santa Monica
Recommended Action
Staff recommends that City Council:
1. Authorize the City Manager to work with the Exposition Construction Authority
(Expo) to continue to explore an alternate location for the required Phase 2 light rail
maintenance facility, as indicated in the attached conceptual diagram (Attachment
A). Such an alternative might include a component west of Stewart Street on City-
owned property at 1800 Stewart Street, and a component east of Stewart Street, on
a linear section immediately adjacent to the Exposition right-of-way and separated
from the adjacent residential neighborhood.
2. Request the Expo to include this alternate site in the final EIR analysis and continue
negotiations related to mitigating community adjacency issues. Currently, the
Exposition Light Rail Phase 2 Draft Environmental Impact Report (DEIR) identifies
the entire Verizon site in Santa Monica as the only option. Including this alternate
site with direction to the Expo Authority to work with the City and the residents to
address and mitigate adjacency issues in a comprehensive manner would provide
an option that buffers the residential neighborhood and achieves a joint use on that
property.
3. Direct City staff to work with the Expo Construction Authority and other agencies on
grade crossing, layout and financial issues associated with the newly proposed sites.
Efforts will include discussion with Los Angeles County Metropolitan Transportation
Authority (Metro), the California Public Utilities Commission (CPUC) and Santa
Monica College (SMC).
4. Direct City staff to analyze options and work with Expo to meet the applicable
relocation needs of businesses and Santa Monica College, including exploration of
joint use and/or co-location of facilities.
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5. Direct staff to work with the Expo Authority to minimize the visual and environmental
impacts of the maintenance facility and enhance its aesthetic interface with the
community.
6. Direct staff to work with the Expo Authority to ensure the final budget for the Expo
Phase 2 project includes compensation to the City for use of the City-owned
property on 1800 Stewart Street as applicable as well as for private parties and
Santa Monica College, as necessary.
Executive Summary
The Exposition Light Rail (Expo LR) Phase 2 Environmental Impact Report (DEIR) is
being finalized. The Exposition Construction Authority will be making the final decisions
about the project in consultation with the funding and operating agency, the Los
Angeles County Metropolitan Transportation Authority. Although the regional agencies
are responsible for deciding on the final project, the agencies will be seeking guidance
from the City of Santa Monica concerning locating the Expo Maintenance facility within
the City of Santa Monica.
• Possible Alternative Site for Proposed Maintenance Yard: Following a presentation
by the Expo Construction Authority, the City Council expressed concern about
locating the proposed maintenance yard adjacent to a residential area. The City
requested the Expo Authority to continue looking for a more suitable location
elsewhere. The Expo Authority has met with City staff many times and provided
information regarding the many sites they had considered during the project
development process. Expo and City staff agreed that a superior alternative site did
not exist.
City staff and the Expo Construction Authority have explored a possible alternative site
for the facility that may interface better with the surrounding community. The alternative
utilizes the northern portion of the Verizon site for rail car storage leaving the remainder
of the site opposite the existing residential on Exposition for additional residential or
other uses. In addition, use of 1800 Stewart Street would be proposed for an enclosed
maintenance function. The property located at 1800 Stewart is subject to a lease
between the City and The Lionstone Group, which expires in 2030. SMC also owns a
2.4 acre site at Stewart and Exposition that is used for parking.
Direct Staff on Continued Negotiation and Compensation to City for use of Property:
The project budget in the Phase 2 DEIR currently assumes that the Expo project will
acquire the Verizon site. The City is requesting that the Expo Phase 2 budget be
adjusted, as necessary, if the alternative site is selected to include compensation, as
appropriate and as may be agreed to, for possible use of 1800 Stewart Street. The
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City purchased 1800 Stewart Street with local discretionary funds. The City
currently receives commercial lease revenue and tax revenue on the site.
Background
On February 10 and March 3, 2009 the City Council held Study Sessions as first steps
toward developing the City's recommendations to the Expo Authority and Metro
concerning the future Exposition light rail project within the City of Santa Monica. The
City also held a community workshop on February 17th. The Study Sessions and
community workshop provided information about the Expo Light Rail Phase 2 Draft
Environmental Impact Report (DEIR) released by the Expo Authority in late January
2009.
Consideration of a suitable site for the required maintenance facility and the
environmental and aesthetic- interface with the community are critical to the Land Use
and Circulation Element (LUCE) vision of the City's future, as the light rail has the
potential to transform areas around transit stations and facilities into pedestrian-oriented
walkable districts and must be "good neighbors" within the dense urban environment. A
large number of residents adjacent to the proposed maintenance facility at the Verizon
site expressed their concerns to City Council with respect to potential impacts on the
neighborhood.
This report focuses on an alternative location of the required maintenance facility for
Phase 2 of Expo. When completed, the Expo Light Rail line will connect Santa Monica
to Downtown Los Angeles and the regional rail network. Phase 1 of Expo Light Rail
line, currently under construction to Culver City, is slated to open in 2010. The Expo
Authority is fast-tracking Phase 2 in response to voters approving a recent sales tax
measure. More information about both Phases can be found at the Expo Authority web
site, www.buildexpo.org.
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Discussion
Summary of Comments on Maintenance Facility
The February 10th and March 3 2009 City Council Study Session reports provide
detailed explanations of community comments and Council discussion on the location of
the maintenance facility. Here follows a brief summary and illustrations of the
alternative:
Proposed Maintenance Yard
The DEIR included the proposed maintenance yard just east of Stewart Street between
the Right of Way and Exposition Boulevard on property currently owned by Verizon and
used for their telecommunications yard. The Expo Authority has explained that they are
required to have a yard for maintenance within the Phase 2 project and the location
within Santa Monica was the only viable site they could identify. Staff has suggested
other potential locations but these did not meet the criteria due to shortfalls in site size,
configuration, environmental issues or location. As evident from the aerial photo below,
there is a residential neighborhood just south of the proposed site. The City's concern
about potential impacts to residents who are directly adjacent to the proposed yard
generated the request for the Expo Authority to continue looking for a more suitable
location elsewhere.
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Proposed Maintenance Facility in the DEIR
To support the Expo Line Phase 2 project, a maintenance facility is required, preferably
on the western end of the selected alignment. The Authority and its
environmental/engineering consultant extensively examined potential locations within
reasonable proximity to the alignment and narrowed the locations to 20 different. sites.
These sites were then screened .down using established criteria that consisted of
location, shape, size, topography, access, ownership, and potential environmental
impacts. Most of the potential sites were eliminated in the first round due to inadequate.
size. The remaining locations were then analyzed in greater detail. Six of these sites
were eliminated due to various reasons such as engineering challenges, multiple parcel
owners, and project development by others of the site. The last site, Verizon property
located in Santa Monica, was screened down by Expo to the ideal location based upon
the established criteria.
The proposed maintenance facility for Expo Line Phase 2 is basically a storage site for
the Expo Line train vehicle fleet along with supporting capability to maintain the fleet.
The facility would be operational 24 hours a day, seven days a week. The train vehicle
storage would be located outside on the trackway that directly connects to the main line
tracks and would accommodate 1 to 3car-consists. The proposed maintenance
functions consist of basic cleaning of both the inside and outside of the vehicles for
daily operation along with some longer term activities, such as vehicle repairs, which
would take place in the two-story shop structure. Also within the shop structure would
be offices for Metro employees, operation center, storage, and various shops to support
the maintenance activities. Also at this location would be a separate traction power
substation and employee parking. The Verizon site was the only remaining location that
met the criteria and was the ideal size.
Staff Hired Real Estate and Desian/Engineering Firms
City staff engaged the Maxima Group after issuing an RFP for planning and real estate
services to review potential sites related to the required maintenance facility for the LRT
Line, Phase 2.
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The firm evaluated sites against the criteria identified by the Expo Construction
Authority's and Metro (Attachment B). A list of sites previously identified by the Expo
Authority as being potentially suitable for the maintenance yard, along with any sites
that might meet the agencies' criteria and were not considered previously, was re-
evaluated by Maxima Group. The evaluation process included information about
ownership, existing uses, description of existing improvements, zoning criteria and
description of surrounding neighborhood. The analysis confirmed that there were no
other sites within the Phase 1 or Phase 2 areas that met the criteria, particularly with
respect to size and ownership.
In addition, staff issued an RFP for preliminary conceptual planning and engineering of
an alternate City site. Anil Verma Associates was selected to review existing uses,
provide a description. for needed improvements for any replacement functions and
provide recommendations for enhancing the adjoining area of the City so that an
appropriate aesthetic interface with adjacent land uses is achieved. The consultant also
provided input to the Expo Authority on proposed layouts for the alternative sites.
Considerations included the functionality of the site in meeting Metro operational
requirements, California Public Utility Commission constraints, compatibility of .the
maintenance yard with surrounding land uses, and determining a layout that provides
the least amount of negative impact.
Proposed "Split Alternative" Currently Being Developed (Attachment Al
Given the result of the survey to identify another possible site within the Phase 2 area,
and the Expo Authority's and Metro's desire to locate a maintenance facility near the
end of the line in order to efficiently operate the line, the. approach has been to explore
whether it is possible to develop an alternative that would move the facility away from
the residential neighborhood frontage. Attachment A is a conceptual diagram of a
possible layout.
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• The maintenance functions (except the car wash), office-space and parking
would be moved west of Stewart Street onto 1800 Stewart Street, away from the
neighborhood frontage. As discussed in the DEIR, the facility would be enclosed
in a structure. Attachment C shows examples of maintenance facilities
elsewhere -these photos were provided by the Exposition Construction Authority
as examples of possible treatments to mask the functions and create an
attractive building:
• The storage tracks and train washing facility would be located east of Stewart
Street, immediately adjacent to the tracks. The section would utilize the
remaining portion of the 100 ft:-wide Exposition right-of-way and as much as 150
feet into the properties currently owned by Verizon and Santa Monica College.
The large section of property south of the storage tracks, fronting on Exposition
Boulevard and facing the residential neighborhood would be available for another
use that could be developed in a way that is more compatible with the adjacent
residential neighborhood.
1800 Stewart Ave is subject to a lease between the City and The Lionstone
Group, which runs through 2030.
Both sites are currently zoned Light Manufacturing Studio District (LMSD) and the
maintenance facility would be a change in use.
Maintenance Shop and Yard Uses
The Maintenance Shop will be in operation 24 hours per day. The maximum total staff
planned to work at the facility is approximately 135 (operators, mechanics, supervisors,
etc.), spread out over a 24/7 schedule.
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The work inside the shop is of a technical nature and typically includes:
• Using computers to run tests on light rail vehicle (LRV) on-board systems
• Making adjustments to electrical and electronic systems
• Replacing filters and light bulbs
• Replacing glass, floor coverings, and seating surfaces
• Changing brake shoes
• Wheel truing to restore the proper profile to the LRV wheels
• Change out and/or repair of LRT components such as trucks, compressors, air
conditioning units, etc.
• In the Paint/Body shop, damaged panels may be removed and replaced, some
sheet metal cutting and bending may occasionally happen (estimated use is 5%
of the time), painting of parts or panels (estimated 10% of time)
Storage Yard and Servicing
4:00 a.m. - 8:00 a.m.: Train operators arrive; pick up instructions in the operations
office, perform a safety inspection and then move the train onto the mainline for service.
8:00 a.m. - 6:00 p.m.: Little activity occurs in the yard during this period, with 85% -
90% of the vehicles gone from the yard. Vehicles scheduled for work in the
Maintenance Shop maybe moved.. Approximately 6 - 10 cars per day may be moved,
where crossing Stewart Street is required.
6:00 p.m. - 2:00 a.m.: Vehicles return to the yard, stop at cleaning platform for
removal of bulk trash and then proceed through the car wash facility. Washing may not
be performed every day; on days when washing is not done, the vehicles are sent
directly to a storage track. These moves from the revenue service tracks and onto a
storage track do not require crossing Stewart Street.
Car cleaning crews will service cars on the storage tracks, performing- light cleaning
which includes washing windows and other interior surfaces, and mopping floors.
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The Exposition Construction Authority followed up with Metro and the California Public
Utilities Commission (CPUC) to anticipate and address operational and safety issues
associated with this alternative. Favorable responses were provided by staff of both
agencies. Final determinations would be required from the PUC for the crossing and
Metro for the operational functions. Expo has offered to host a community design
charrette to explore ways to mitigate noise, vibration and air quality concerns as well as
solicit input on the aesthetic interface with the surrounding neighborhood. Attachment D
includes potential conceptual diagrams in the neighborhood setting.
Issues Requiring FurtherAnalvsis Negotiations and Resolution
There are a number of issues that require additional discussion and negotiation with the
Exposition Construction Authority, including:
Maintenance Tracks Crossing Stewart Street: The proposed configuration would
require two additional tracks to connect the facilities on the east and west side of
Stewart Street, which could create additional train traffic that could affect vehicle
traffic. The Expo Authority will perform additional traffic analysis if asked to
incorporate this alternative into the EIR.
Clarification of Functions: The proposed alternative configuration contains more
train storage and additional maintenance functions than proposed in the DEIR.
The additional capacity is in response to Metro's comments and concerns, and
any impacts will need to be addressed in the final EIR. City staff is also seeking
clarification on where the horns will be tested as well as what impacts the
additional functions will generate.
Aesthetic Interface of Maintenance Building: The design of the maintenance
building will need to be attractive and sensitive to the surrounding uses. The
Exposition Authority will need to ensure that the project budget contains sufficient
funds to commit to awell-designed building.
Mixed-Use Development: The ability to accommodate a mixed-used
development on the south side of the Verizon site that will meet the needs of
SMC and adjacent residences. The development will serve as a buffer between
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the maintenance facilities and the existing residences on the south side of
Exposition Boulevard.
Budget/Financial Impact
There is no budget impact from the recommendations of this report. Following further
study of this alternative, cost issues will be refined and brought back for Council
consideration.
Prepared by:
Kathryn Vernez, Assistant to the City Manager, Community and Government Relations
Ellen Gelbard, Assistant Director, Planning and Community Development Department
Approved:
Forwarded to Council:
Assistant to the City Manager for
Community and Government Relations
amont Ewell
Manager
Attachment A: Conceptual Engineering: Alternative Maintenance Yard Facility
Attachment B' Criteria for Site Feasibility
Attachment C: National Examples - Maihtenance Facilities
Attachment D: Conceptual Diagrams in Neighborhood Setting
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Attachment A
This concept is for illustration purposes only. Conceptual design would
incorporate input from an extensive community process.
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Attachment B
Criteria for Site Feasibility
The Expo Authority and Metro are looking for a site of at least six acres. The basic
desirable site characteristics include:
Adjacency to the proposed alternative routes
o Best if directly adjacent to alignment
o Best if able to directly access site from both ends of the site via trains
o Good if not near a grade separation (aerial structure) along the LRT
alignment
•• A regular shape conducive to storage and maintenance track layout and activities
o Rectangular shape is common
• Location in a commercial/industrial area with adjacent compatible uses.
• Single Ownership or Limited Ownership Interests: Expo Authority prefers to
assemble a yard for the storage and maintenance facility from the fewest number
of property interests, and prefers to acquire a suitable site from only one property
interest.
• Relatively flat topography
• Good vehicular access
o Easy access for employees and deliveries
Limited environmental impact potential and appropriate zoning
Maintenance Activities/Specific needs
The facility is to be designed and built to meet the maintenance needs of the LRT
vehicles required to operate Phase 2 through the year 2030. The following activities
would occur 24 hours a day in three shifts at the facility:
Outdoor storage for at least 20 to 36 LRT vehicles and associated track (the
hybrid is now storage for 44 cars)
o Trains could be stored in 1, 2, or 3-car configuration thus the storage tracks
need to accommodate these lengths
Trackway to connect to the main line and allow the movement of LRT vehicles
from the main line track to and within the maintenance facility area
o This makes the direct adjacency ideal.
The Main yard shop structure would be approximately 300 feet long and 166 feet
wide, two stories in height, and with a total area of approximately 125,000 square
feet. The structure would be built of concrete block or corrugated metal or a
combination thereof (This is based on other Maintenance sites. There may be
some flexibility on stories and building dimensions, depending on the site).The
Maintenance Yard would include the following amenities:
o Administrative Offices
o Operations Center
o Vehicle repair areas with maintenance pits, vehicle turntable, overhead crane
and open high-bay area
o Component repair shops
o Machine shop
o Parts cleaning facility
o Vehicle blowdown facility
o Sheet metal shop
o Welding shop
o Battery shop
o Pantograph shop
o Wheel and axle shop
o Underfloor wheel truing facility
o Parts and equipment storage area
o Paint and Body repair
• Vehicle wash facility
• Traction power substation
• Parking for 65 to 70 employee automobiles
In order to determine the feasibility of an alternate site, the Expo Authority will make
additional engineering and environmental consulting services available to the selected
consultant regarding the operational requirements of the light rail maintenance facility.
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Attachment C1
Vehicle Maintenance Facility, CATS, Charlotte, NC
Attachment C2
Denver, CO
Attachment C3
Denver, CO
Attachment C4
Denver, CO
Attachment CS
Elati Maintenance Facility, RTD, Denver, CO
Exposition Boulevard and Dorchester Avenue
Santa Monica, Ca.
Attachment D1
Exposition Boulevard and Yorkshire Avenue
Santa Monica, Ca.
Attachment D2
Attachment D3
Exposition Boulevard and Stewart Street
Santa Monica, Ca
Attachment D4
Attachment DS