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City Council Report
City Council Meeting: March 27, 2012
Agenda Item: 8b
To: Mayor and City Council
From: Martin Pastucha, Director of Public Works
Subject: Pier Parking Replacement Assessment
Recommended Action
Staff recommends that the City Council:
1. Provide input and direction on the proposed concept of replacement parking for
the Santa Monica Pier.
2. Authorize staff to seek proposals for initial design services.
Executive Summary
The confluence of cars and pedestrians on the Santa Monica Pier creates a number of
potential safety hazards. Relocating the parking from the Santa Monica Pier deck
would mitigate the safety concerns while providing the opportunity for the development
of more visitor, recreational, and coastal - related uses. Relocation of the parking would
also provide an organizational groundwork for the upcoming Pier Master Planning effort
that will guide the Santa Monica Pier into the future. The adjacent beach maintenance
area may be a site for replacement parking.
Background
Santa Monica Pier History
The current Santa Monica Pier is actually two adjoining piers. The long and narrow
City -owned Municipal Pier was built in its present location around 1908, primarily to
carry sewer pipes beyond the breakers and had no amenities. The short and wide
adjoining Pleasure Pier to the south was built by Charles I. D. Looff in 1916 to serve as
an amusement park. The Pleasure Pier was then purchased by Walter Newcomb in
1943 and the name was changed to Newcomb Pier. The City acquired the Newcomb
Pier in 1953.
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In 1973, due to the overall general decline of the Santa Monica Pier, Council ordered its
demolition to make way for a new resort hotel. Local citizens were outraged by this
Council order and successfully passed a ballot initiative in that same year to save the
Santa Monica Pier.
In 1975, the Santa Monica Pier was designated as a County of Los Angeles Historical
Landmark, followed by the City's landmark designation in 1976. In 1988, the Looff
Hippodrome, which is one of the original structures of the Pleasure Pier and presently
houses the Pier's Carousal, received the distinction of being Santa Monica's first
National Historic Landmark.
In 1983, severe winter storms destroyed 100,000 square feet of the west end of the
Santa Monica Pier. In response to this natural disaster and in an effort to save and
restore the Santa Monica Pier, the City formed the Pier Restoration and Development
Task Force, which later became the Pier Restoration Corporation (PRC), to assist in
orchestrating the reconstruction and redevelopment work. The Santa Monica Pier
reconstruction work was completed in 1991.
Santa Monica Pier Parking History
Presently, there are 413,056 square feet of area on the Santa Monica Pier platform.
There are a number of restaurants, fast food establishments, small retail shops, an
arcade, an amusement ride area, and approximately 270 parking spaces (originally 471
parking spaces prior to the 1983 winter storm). The west end of the Santa Monica Pier
is used for fishing and houses the Harbor Guard office and a display area for pier
history and marine related issues, a bait shop, and a restaurant. The Santa Monica Pier
is owned by the City and leases space to individual operators.
On October 1, 1991, Council approved and directed staff to implement the Land Use
Plan (LUP) of the Local Coastal Program and forward a copy to the California Coastal
Commission for review and certification. The LUP states that the Santa Monica Pier is
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unusual among Southern California recreational beach facilities in its diversity of users.
All income levels, ethnic groups, and ages are represented at the Pier. Up to 6 million
visitors come each year from throughout the region, nation and world. The Santa
Monica Pier's current uses include a carousel, amusement arcades, food service
establishments, beach oriented retail shops and public restrooms. The LUP also
identified the goal of relocating vehicular parking off the Santa Monica Pier. This would
facilitate using the vacated area for additional visitor attractions and public open space.
The addition of parking adjacent to the Santa Monica Pier would provide safe and code
compliant access in addition to augmenting parking in the Coastal Zone.
On September 15, 1992, Council adopted Resolution No. 8478 (CCS) accepting the
modifications to the LUP as certified by the California Coastal Commission. Policy 26,
Page 66, of the modified LUP states, "A minimum of 471 parking spaces shall be
provided to serve the Pier. This is the amount of parking which existed on the Pier
before it was damaged by storms in 1983. The provision of this parking may be phased
as redevelopment of the Pier occurs, as long as adequate parking to serve Pier
development is provided prior to or concurrent with the occupancy of any new
development on the Pier. Parking may be relocated off the Pier, either within
reasonable walking distance to the Pier, or in remote parking lots, if an effective shuttle
system is implemented to transport people from the remote lots to the Pier. Relocation
and replacement of the parking spaces off the Pier shall be done on a one -to -one
basis."
Santa Monica Pier Boards
On November 22, 2011, Council approved consideration of modifying the governance
structure of the Santa Monica Pier, including the PRC Board's size and composition to
refocus the PRC from an organization whose original mission was to restore the Santa
Monica Pier to an organization with a renewed focus on marketing, promotions and the
production of community events.
On December 6 2011, Council authorized the application process for interested
persons to apply for the new seven - member interim Pier Board to replace the current
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PRC Board; and revisions to the PRC's governing documents and Pier leasing
guidelines to reflect the new mission of the successor to the PRC, including the transfer
of responsibility for approving new Pier leases and licenses from the PRC to the
Council.
On February 28 2012, Council approved the amended bylaws, services agreement and
leasing guidelines; appointed members to the new Interim Pier Board and dissolved the
existing PRC Board; approved the proposed budget; and referred the Work Plan to the
new Interim Pier Board for modification.
Discussion
The central zone State Beach parking lots, particularly Lot 1N located at 1550 Pacific
Coast Highway, are the most heavily used beach lots due to their proximity to the Pier
and downtown. These lots often reach capacity during weekends, holidays and most
summer days. These lots are operated to provide access to the beach by the City
pursuant to a State Beach Operating Agreement.
Pier Desk Parking Safety Concerns
A serious on -going concern regarding public parking on the Santa Monica Pier deck is
the sharing of Pier access between large number of pedestrians visiting the Pier and
private vehicles using the deck parking at the Pier. The current pedestrian sidewalks on
the shoulders of the roadway are often jammed with people coming to or leaving the
Santa Monica Pier. Space for disabled persons or persons pushing children in strollers
is difficult to find and navigate, especially with vehicles entering and exiting the Santa
Monica Pier. One of the benefits of removing parking from the Pier would be to reduce
potential conflicts between pedestrian and vehicle uses.
The proposed parking structure would feature a central elevator and a rooftop bridge to
the Santa Monica Pier, affording pedestrians, especially the disabled persons and
families with small children greater ease, comfort and security of access. Furthermore,
an issue with public parking on the Santa Monica Pier is the damaged done to the Pier
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deck, with substantial loosing of deck boards as well as wear and abrasion which could
compromise the structural integrity of the Santa Monica Pier. A significant amount of
maintenance to the Santa Monica Pier is required to repair deck boards along vehicle
access ways and deck parking lot.
Proposed Parkinq Structure Location
If parking is displaced from the Santa Monica Pier deck and replaced with additional
development or activities on the Pier without adding replacement parking, there could
be an adverse impact to public access to the beach. If the parking demand for the new
development at Santa Monica Pier exceeds the supply of parking available for the Pier,
patrons of the Pier will utilize the parking that is needed to support general beachgoers,
strollers, bicyclists, and joggers that depend on and use the parking available in the
general vicinity of the Pier.
A study was done by staff to determine if the number of spaces currently on the Santa
Monica Pier deck (270) could be accommodated by a small structure on the site
currently used by the City's Beach Maintenance group (north of the Pier and adjacent to
Lot 1 N). The structure would be well below the height of the Palisades Park bluff and
the Pier bridge. The structure would be designed to preserve viewsheds and to
simultaneously organize and aestheticize the beach maintenance area and former
Deauville Beach Club site. With these parameters in mind, staff produced conceptual
layouts and determined that 280 spaces could be accommodated on three levels. Most
of the Beach Maintenance functions (office and equipment) could be accommodated on
lower level of the parking structure, with remaining large equipment placed within a
fenced area in the northernmost portion of the former Deauville Beach Club site. These
improvements to the area would also open up the viewsheds and provide a much
improved "first' view of the ocean on emergence from the McClure Tunnel. The 2009
PRC Mission Statement advocated for use of the former Deauville Beach Club site for
much - needed additional parking instead of unsightly construction staging and storage
as it is currently used.
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Traffic Siqnal
For the past 3 years, staff has been working with Caltrans to determine if a traffic signal
could be installed at the entrance /exit for Lot 1N. Based on vehicle volumes and
delays, the location warrants the installation of a traffic signal. Unfortunately, the signal
would be located in proximity to the McClure Tunnel and presents serious safety and
operational concerns. Caltrans has indicated that it would not support a proposal to
install a signal at this location. However, staff is currently working with Caltrans to
possibly locate a new traffic signal at the entrance to Lot 3N (1150 Pacific Coast
Highway). A traffic signal at Lot 3N would provide for breaks in traffic on southbound
Pacific Coast Highway, which could improve the egress maneuver from Lot 1N.
Furthermore, a traffic signal at Lot 3N would allow for northbound U- turns, which would
improve access into Lot 1 N for vehicles travelling westbound on 1 -10 to northbound
Pacific Coast Highway.
Preparation for Light Rail Arrival
With the coming of light rail in 2015, there will be increased pedestrian traffic moving
from the Fourth Street terminus, down the more pedestrian and bike - oriented Colorado
Esplanade to the Santa Monica Pier. A re -built Pier bridge with enhanced pedestrian
and bike access, and minimized vehicular access is also anticipated. The removal of
parking from the Santa Monica Pier would work in harmony with these changes.
Providing an adjacent parking structure would create greater, code compliant
accessibility to the Santa Monica Pier without compromising the existing Lot 1N with
additional parking load and denying the general beachgoers their present level of
access.
Preliminary Estimated Proiect Cost
Based on staffs initial review of parking structure costs and the lack of detailed
information available at this time the preliminary estimate of construction is in the range
of $19 million to $24 million. Potential sources for financing this project include grants,
public partnerships, and parking revenue bonds. If staff is authorized to move into initial
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design, a better understanding of the issues and the cost implications associated with
construction of a parking garage at this location will be developed.
Coastal Commission Review
Staff met with Coastal Commission staff to discuss the proposed project. Coastal
Commission staff was in favor of removing the parking from the Pier deck to further
enhance pedestrian uses of the Santa Monica Pier. Although the Coastal Commission
has considered.a shift away from adding parking for beach access, with greater interest
in encouraging alternative transportation, they were amenable to this proposal because
it would minimally affect viewsheds and would maintain existing coastal access.
Next Steps
Based on Council input and direction on staff's recommended site (north of the Pier and
adjacent to Lot IN) for the Pier parking replacement, the following next steps are
anticipated:
• Select a design consultant to provide initial design and cost estimate and
appropriate funds for design and cost estimation anticipated to be no more than
$300,000. (summer 2012)
• Return to Council for approval of the initial design recommendation and to
determine a financing strategy. (fall 2012)
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Financial Impacts & Budget Actions
There is no immediate budget /financial impact to this policy decision. However,
implementation of this policy will result in a one -time cost in an amount not to exceed
$300,000 in the General Fund for initial design and cost estimating work. During the
initial design process, staff will develop funding strategies and will return to Council for
initial design recommendation approval and necessary budget actions.
Prepared by: Miriam Mulder, City Architect
Approved:
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Martin Pastucha
Director of Public Works
Forwarded to Council:
Rod Gould
City Manager
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