sr-011111-8bCity Council Meeting: January 11, 2011
Agenda Item:
To: Mayor and City Council ~~~
From: Susan Cline, Actirig Director of Public Works
Subject: Concept Design for Parking Structure 6
Recommended Action
Staff recommends that the City Council
1) Review and provide input on the proposed design concepts for Parking
Structure 6.
2) Approve the recommended design direction.
3) Direct staff to move forward with schematic design.
Executive Summary
Morley Construction Company was hired to be the design-builder for the rebuild of
Parking Structure 6. The design-build team includes International Parking Design, Inc.
(IPD) as the parking designers and Behnisch Architect as the design architect. The
conceptual design of Parking Structure 6 is complete and has been presented to the
Bayside District Board and the Planning Commission for input. The Commissioners'
comments are included in this report. Staff is now requesting. Council to review the
proposed conceptual design package (Attachment A) and provide feedback for
incorporation in the schematic design.
Background
On December 19, 2000, Council established the Downtown Parking Task Force in
response to a Planning Commission suggestion fora public process to assess
community sentiment regarding the "Downtown Parking Management Program" report
by Kaku Associates, dated April 2000, which recommended public parking modifications
in the downtown area. On April 9 2002, Council conceptually approved the Downtown
Parking Task Force's recommended strategic plan to retrofit, rebuild and add parking
resources in the downtown area fiver a ten-year period. On February 28, 2006, Council
approved the Downtown Parking Program and authorized staff to proceed with the next
steps to implement the program. On May 9 2006 Council approved the Environmental
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Impact Report (EIR) for the program. On September 8, 2009, Council accepted the
Walker Parking Study which made a number of recommendations about how the City
can manage and plan for future parking needs. Reconstruction of Parking Structure 6
was among the Walker Parking Study's recommendations.
On June 30 2009, Council approved Morley Construction Company as the design-
builder for Parking Structures 1 and 6. At the November 10, 2009, study session to
discuss concept massing, urban design, circulation and cost implications of rebuilding
Parking Structures 1 and 6, Council recommended that only Parking Structure 6 be
designed at this time since the current parking needs as identified in the Walker
Parking Study did not support the design of additional parking structure. On May 11
2010, Council approved a contract with Morley Construction Company for
preconstruction and design services for Parking Structure 6. The design team includes
International Parking Design, Inc. as the parking designers and Behnisch Architect as
the architect for the architectural elements.
Discussion
The Downtown Parking Improvement Program recommended that Parking Structures 1
and 6 be demolished and rebuilt in the same locations with additional spaces, with the
EIR analysis addressing an envelope of three levels below ground and up to nine levels
above ground. The recommended rebuilding of each structure would result in a net
increase of up to 350 spaces per structure. The structures were to include ground floor
retail, bicycle storage facilities, and solar panels on the roof. The new structures were
designed to create safe, efficient facilities for vehicles and pedestrians.
The conceptual design of Parking Structure 6 provides parking in a combination of three
and a half subterranean levels and eight above-ground parking levels including a
rooftop deck. The project concept design includes space for up to 90 bicycles in racks
and 10 motorcycles, approximately 6,300 square feet of retail space fronting on 2nd
Street, Farmers' Market parking area/storage, general storage, and refuse and recycling
bins serviced from the alley. The overall concept design of this structure will be unique
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in that the public realm does not stop at the ground floor, but continues up along the
entire building face
The proposed design concept incorporates a dynamic circulation zone at the fagade,
which invites all parking patrons to make their way to 2"d Street to reduce way-finding
confusion. Patrons cascade up and down an exterior diagonal stair which weaves in
and out of the plane of the fagade. The fagade is pulled away at the diagonal stair,
bringing the movement of people to the fore. This serves to ensure public safety in
visibility and offers patrons unique ocean views.
The fagade also functions as alight-enhancement screen, which is carefully crafted to
bring light deep into the building structure, while eliminating harsh glare at the edge.
This screen is composed of metal panels, which are folded outwards to catch and
redirect high angle sunlight into the depths of the structure. The portion which remains
unfolded is perforated to allow for the passage of low angle direct light directly into the
garage, and to provide a high degree of visual transparency. This combination allows
for a great amount of light to enter the garage over a longer period. From the street, the
highly transparent fagade appears busy with the passage of people, and the constant
ever-changing backdrop of cars. The fagade not only provides a functional lighting
aspect for the parking structure, but it also creates a strong identity, enlivening the
streetscape.
The programming elements included in the conceptual design are as follows
• Approximately 715 parking spaces total above and below grade, a net increase
of approximately 369 parking spaces.
• Above grade parking and below grade parking will function as two separate
parking structures operationally. There will be no vehicular connection between
the two.
• Maximum height of the structure is 84 feet to the top of the uppermost ~arking
surface. Presently, two of the three downtown parking structures on 2" Street
are at 84 feet. These existing parking structures also do not have stepbacks or
setbacks.
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• Three drive aisles to enter and exit the parking structure from 2"d Street, and all
public vehicular entry and exit will be from 2"d Street.
• No exit booth or parking office; patrons will pay via pay-on-foot machines.
• Approximately 6,300 square feet of retail space fronting 2"d Street.
• Parking area/space for Farmer's Market staff and general storage.
• 30 electrical vehicle charging stations will be installed. Infrastructure for future
electrical vehicle charging stations will be installed at all inner columns of the
parking structure.
Bike racks on the ground level to accommodate up to 90 bicycles. The bike area
will have frontage on 2"d Street.
• No public restrooms in the parking structure. However, there will be restrooms
for the retail employees.
• Solar panels on the roof and designed for a minimum 80kW system.
• One stair and one elevator at the northeast corner (alley). One stair and two
elevators at the southwest corner (on 2"d Street).
• Trash area orr the alley side of the structure will accommodate a total of 14 to 20
trash and recycle bins.
• Design will maximize storage space.
• A public art component.
• Structure will be designed to achieve LEED silver rating, if possible.
The new parking structure would require a conditional use permit and would have to be
consistent with the Land Use and Circulation Element goals for the downtown district. A
text amendment is required to bring the zoning code into conformance with the Bayside
District Specific Plan policy for allowed downtown parking structure height and to modify
step-backs, set-back requirements, retail depth/height, driveway slope, projection of
elevators and stair towers into the step-backs, and floor area ratio.
Bayside District Board of Directors Comments
On October 28, 2010, the Bayside District Board of Directors reviewed a preliminary
conceptual program and design and recommended the following to staff:
• Pedestrians should be directed to 2"d Street, and there should be no access from
the alley.
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• No public restrooms in the structure.
• .Retail space can be less than 75 feet in depth.
• Construction of the structure should be expedited and completed as quickly as
possible.
Planning Commission Comments
On December 1, 2010, the Planning Commission reviewed the conceptual program and
design and provided comments for inclusion in subsequent design refinements. The
Commissioners felt that the architectural design itself was going in the right direction,
and they were supportive of the sustainable goals, particularly increasing natural light to
decrease energy consumption. They had the following specific comments:
• Diagonal stairs and front elevators are compelling design features.
• A Tight well concept. was discussed at the meeting. Although the Commissioners
found it interesting, it needs to be developed further and should be analyzed in
term of its effectiveness. (Subsequent to the Planning Commission presentation,
the .light well concept was abandoned due to cost inefficiencies and light
transmission limitations).
• Fagade panel system has value if it succeeds in directing Tight to the interior and
if it is feasible within the project's budget.
While understanding that the driving design factor for this project was the need for a
maximum number of parking spaces as a result of the Downtown Parking Improvement
Program and the Walker Parking Study, the Commissioners expressed concerns that
the investment in downtown parking structures as compared to alternative- transit,
bicycle and pedestrian infrastructure was out of balance. The Commissioners also
noted that if parking structures need to be built, the emphasis should be on placing
them closer to the freeway to reduce congestion in the downtown area. Other issues
and recommendations by the Commissioners include:
• Ground floor design for pedestrian orientation.
• Garage at 84 feet tall, and given the bulk of the building with reduced setbacks,
appeared too massive. However, as previously mentioned, presently three
downtown parking structures and two buildings on 2"d Street are at 84 feet tall
and do not have stepbacks or setbacks.
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• Maximize the sense of height and pedestrian activation at the ground floor retail
space.
• Improve safety by incorporating visibility, warning signals, or other. features to
minimize pedestrian/vehicle conflict.
Improve vehicle entry/exit by minimizing the total driveway width and considering
multiple entries, including the alley.
• Encourage use of bike parking by providing a clear entry from the front and
adding amenities such as a bike station or adding bike parking on a widened
sidewalk.
Preliminary estimates for Parking Structure 6 are within the anticipated budget for the
project, but as design progresses and more detail is known about the parking structure,
some elements of the parking structure may need to be value engineered to keep the
project within budget.
Next Steps
Once Council approves the final concept plans, the design team will proceed with the
next phases of design development:
• Prepare schematic design of the parking structure.
• Apply for a conditional use permit and present text amendment to the Planning
Commission -Spring 2011.
• Present 50% design documents to Council -Summer 2011.
The anticipated construction start date for Parking Structure 6 is Spring 2012, with
construction completion at the end of 2013.
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Financial Impacts 8~ Budget Actions
There is no budget/financial impact associated with this action.
Prepared by: Karen Domerchie, Architectural Associate
Approved:
Forwarded to Council:
~~>s, 'z~
Susan Cline
Acting Director of Public Works
Rod Gould
City Manager
Attachment A -Conceptual Design Package
Attachment A
Parking Structure 6
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