City of Culver City, California
Redevelopment Agency Agenda Item Report
Page 1 of 5
RECOMMENDATION:
Staff recommends that the Culver City Redevelopment Agency (“Agency”)
1.) Direct staff to proceed with reissuing a Letter of Intent agreeing to fund the
column redesign for the Expo Light Rail (LRT) in the Metro Right of Way (ROW)
abutting the Triangle Site in the Washington National area; and
2.) Receive and file this report.
BACKGROUND / DISCUSSION:
On March 6, 2008, the Agency favorably considered the revised plan for the
Washington National Transit Oriented Development (TOD) Triangle project. The
plan reorganizes the Triangle site to accommodate ½ acre of on-grade central open
space with mature landscape, surrounded by residential, commercial, retail, hotel
and office uses. The new plan incorporates public plazas at each of the project
intersections, a pedestrian setback along street frontage, two levels of subterranean
parking [along the Metropolitan Transit Authority’s (“Metro’) ROW, to the curb line of
Venice Boulevard and under one-half of National Boulevard] and a major transit
plaza interface with the Exposition Construction Authority’s (“Expo”) Light Rail
Station. Please see Attachment 1 for reference to the plan features. Over the last
six months staff has been working on plan implementation, pursuing acquisition of
Venice Boulevard properties and pursuing the use of the Metro ROW.
Metro owns property, funds improvements and operates a variety of transit
operations throughout the metropolitan area while, Expo was established for the sole
purpose of designing and constructing the Expo LRT.
Meeting Date: 10/27/08 Item Number: A-1
AGENDA ITEM: Washington National project update and proposed Agency
participation in the redesign of the Expo Light Rail station columns and
shoring wall to allow joint parking for the Expo station and the Washington
National project.
Contact Person/Dept.: Sol Blumenfeld Phone Number: 310.253.5702
Fiscal Impact: Yes [X ] No [ ] General Fund: Yes [ ] No [X ]
Public Hearing: [ ] Action Item: [X] Attachments: [X ]
Public Notification: Master Email Notification List on 10/23/08.
Department Approval: Sol Blumenfeld
Assistant Executive Director
Executive Director Approval:
Chief Financial Officer Approval:
Jeff Muir (10/22/08)
Agency General Counsel: City of Culver City, California
Redevelopment Agency Agenda Item Report
Page 2 of 5
Advantages of Parking on the Metro ROW:
In prior reports to the Agency, staff has described the advantages of incorporating
the Metro ROW to develop shared parking for both the Expo LRT and the City’s
TOD project. In summary these advantages are:
The creation over 1,900 parking spaces of subterranean and on-grade
podium parking (including Venice properties) for shared use between Metro
and the City. (Without the Metro ROW only about 1,000 spaces can be
provided) (Please see Attachment No. 2)
The provision of a substantial parking resource to address nearby parking
shortages for the Hayden Tract and the Culver City Arts District.
The ability to park a project that fully addresses the sustainability goals of
transit oriented development with housing, office retail, restaurant and ample
open space at a size and scale that is fitting with the surrounding commercial
and residential neighborhood.
The ability to reduce the costs to construct TOD parking with greater parking
efficiency. The parking efficiency improves from 490 sq. ft. per stall, to 350
sq. ft. per stall with the reconfigured subterranean parking area. Parking
costs for the project without the ROW are estimated at $54,545 per stall vs.
the cost of including the ROW at $35,000 per stall. This represents a per stall
savings in excess of 35%.
The opportunity to increase the number of parking stalls by 800 at an
additional cost of $6.5 million. This equates to a lower per stall cost of
$8,125. (Please see Attachment No.2)
On July 14, 2008, the Agency authorized staff to negotiate with Metro on the
proposed joint development of Metro and TOD parking to accommodate the
Agency’s and Metro’s parking needs. Since that Agency meeting, staff met with
Metro and Expo representatives and presented the draft MOU for consideration.
Metro expressed interest in proceeding with the MOU, but did not acted quickly
enough to accommodate Expo’s construction needs to fund the redesign of the
station which is progressing quickly. Staff made several efforts to move the MOU
forward without success.
Over the last three months, Staff has been working with Expo on design issues
related to isolating the Metro LRT from the Agency’s TOD site in order to
accommodate Expo construction and the Agency’s own timing for development of
the TOD project. Staff has also prepared several parking studies to address the
reduced ROW that results from the construction of the isolation wall and analyzed
new development scenarios for the site based upon the parking reconfiguration.
(Please see Attachment No. 3). In addition staff has commenced work on a cost
benefit analysis for the project related to new the station redesign costs, new parking
plans and land acquisition costs related to the Venice properties, which will soon be
presented to the Agency. City of Culver City, California
Redevelopment Agency Agenda Item Report
Page 3 of 5
On September 17, 2008, Eric Olson, Senior Engineer for Expo, requested that staff
provide a letter confirming the Agency’s intent to fund the cost for redesign of the
station so that he could instruct the contractor/designer to proceed with revisions to
Expo’s construction drawings and final engineering for the column extensions that
are required to accommodate the Agency’s structured parking for the TOD.
On September 22, 2008, the Agency authorized staff to issue a Letter of Intent to
fund the redesign costs for the Metro station. At the time, staff reported the redesign
costs to be approximately $200,000, but since the time of report production, the
design has been further developed and the cost estimates have been revised to
$250,000 and 10% contingency. (Please see Attachment No. 4, Alternative for
design details and construction costs.)
Despite staff’s efforts in all of these areas, Metro had not been able to respond in a
timely way and only recently returned the MOU. Consequently, the MOU is not
executed and the Agency’s conditional approval to fund the redesign expressed in
the Letter of Intent is no longer acceptable to Expo. Thus the parallel design track
that had been underway to accommodate the Agency’s needs is no longer an option
and at this point, without an unconditional commitment to fund the redesign, Expo is
not pursuing the parallel design that incorporates deepened footings and the
isolation wall. Further, because of the delay in returning the MOU, any effort now to
move back to the parallel design tract will require Metro Board approval, since a
redesign potentially sets back the commencement of LRT operations by three
months with concomitant loss revenue to Metro.
It important to note, that the Expo LRT completion date of 2010 could be delayed by
the California Public Utility Commission’s (CPUC) pending decision on the two
proposed grade crossing applications for the Dorsey/Farmdale and Foshay/Harvard
Blvd crossings. If the CPUC finds pedestrian overcrossings are necessary at both
locations, the project could be delayed 1-3 years and incur $18 million in additional
expenses. The CPUC is expected to make its decision in November. Because this
outcome is unknown, it is prudent to move forward with redesign or the LRT and
isolation wall now.
In a conference call with Metro and Expo staff on October 21, 2008, several
strategies were suggested to address the timing and cost issues related to
accomplishing the shared parking program using the Metro ROW. These include:
Providing redesign costs as three progress payments, concurrent with the
amount of design work completed at each phase. Thus the monthly costs
would be $83,333 payable over the next three months.
Completing negotiations of the MOU over the next two weeks and taking the
MOU to the Metro Board. City of Culver City, California
Redevelopment Agency Agenda Item Report
Page 4 of 5
Staff will conduct a conference call with Roger Snoble, Executive Director of Metro,
to determine if he will agree to present the request to fund the parallel design to the
Metro Board for authorization and to continue with that design process.
In light of the compelling reasons to include the Metro ROW in the TOD parking, the
urgent need to proceed with the station redesign now, and the progress payment
option that in effect reduces the Agency’s exposure to $83,333, staff is
recommending that the Agency issue a follow-up letter expressing its commitment to
fund the redesign cost of $250,000 with 10% contingency and including the progress
payment option. The costs cover only the column redesign and design of the
isolation wall. The construction costs are addressed in the MOU. With Agency
direction to proceed, the Executive Director will execute the revised Letter of Intent.
(Please see Attachment No. 5).
With Agency direction to proceed, the Executive Director will execute the revised
Letter of Intent. (Please see Attachment No. 5). Without the revised letter, Expo
indicates that it is proceeding with the original project design which ultimately
precludes the opportunity to use the Metro ROW for joint Metro and TOD parking.
FISCAL IMPACT:
By providing the requested Letter of Intent, the Agency will potentially forfeit the cost
of the redesign fees in the event that Metro does not execute the MOU. If the
payment is made in progress, the Agency’s exposure is $83,333. This risk must be
weighed against the potential loss of ROW which permits a project of the size and
scale to justify the Agency’s land assembly costs to date of $23 million dollars.
Further, without the ROW the project design results in excessive parking costs that
are only justified with over-development of the site.
ATTACHMENTS:
1. Revised Washington National TOD Plan
2. Parking Tabulations
3. Revised Parking Plans
4. Column and Isolation Wall Design Alternatives
5. Revised Letter of Intent
City of Culver City, California
Redevelopment Agency Agenda Item Report
Page 5 of 5
MOTION:
That the Culver City Redevelopment Agency (the “Agency”);
1.) Direct staff to proceed with reissuing a Letter of Intent agreeing to fund the
column redesign for the Expo Light Rail (LRT) in the Metro Right of Way (ROW)
abutting the Triangle Site in the Washington National area; and
2.) Receive and file this report.
WashingtonNational
Proposed Development Program
Attachment 1Table of Contents
Site Plans
Prior Plan 2
Proposed Site Plan 3
Development Concepts
Retail Edge 4
Pedestrian Amenities 5-6
Stepped Floor Levels 7
Corner Design 8
Transit Plaza 9
Gateway Plaza 10-11
Open Space 12-13
Hotel 14-15
Parking and Adjacencies
Podium Parking Alternatives 16-17
Proposed Parking Encroachment 18
Venice Property Acquisition Site Plan 19
Connectivity 20
Potential Development Scenarios
Alternative 1 21
Alternative 2 22Prior Plan
massing problems and poor site planning
2Washington National
site plan
3Retail Edge
concept
4Pedestrian Amenities
concept
•seating niches
•outdoor dining
5Pedestrian Amenities
concept
•colonnades
•planted trellis
6Stepped Floor Levels
concept
7Corner Design
concept
8Transit Plaza
concept
•Light Rail
•Rapid Bus
Conceptual view of Transit Plaza Overlook
9Gateway Plazas
concept
•iconic design
•landscaping
•crosswalks
•paving and lighting
10Gateway Plazas
concept
11Open Space
concept
•Passive usage
12Open Space
concept
•Active usage
•Programmed
13Hotel
concept
•boutique
•low rise
•high end ($200+)
14Hotel
concept
15Podium Parking Alternatives
site plan
70% coverage
50% coverage
16Subterranean Parking
Typical P1 and P2
17Proposed Parking Encroachment
site plan
18Venice Property Acquisition
site plan
19Connectivity
adjacent areas
20I. TRIANGLE SITE
ALTERNATIVE 1 - WASHINGTON NATIONAL DEVELOPMENT SCENARIOS - With Hotel, 200 Residential
OPTIONS
Density Allowed
Density Provided
Office (square feet)
Retail (square feet)
Hotel (rooms)
Hotel Restaurant (in s.f.)
Hotel Meeting Room (in s.q.)
Restaurants (square feet)
Residential (du/ac)
Comm. Bene.
Building Height
Total Hotel/Porte-cochere Surface Prking
Office Parking Required (1:350)
Retail Parking Required (1:250)
Hotel Parking Required (1.05 per room);
Meeting Rooms/Restaurants (1:100sf)
Restaurant Parking Required (1:250)
Residential Parking Required
(2 per du and 1:4 guest)
Residential Parking Available RP1 & RP2 combined
P-1 Parking Available
P-2 Parking Available
Metro Field Parking
Grade-level Parking Available
Total Available Parking
Total Required Parking
Excess or Shortage of Parking
(based on Parking Supplied)
Metro Prkng 600 spaces provided
OPTION 1 - 50% Coverage
w/ Metro ROW to 59' 1.05 acre
w/Venice to curb line
1
Total site 7.39 acre
w/ Community Benefit
65 du/ac
(4.47 ac)
65
du/ac
75,000 56,200 149 4,000 10,000 10,000 200
Open
Space -
.47 aces
plus
paseos &
plazas
56' 0 215 225 297 40 450 185 721 738 119 64 1827 1827 0 Yes
OPTION 2 - 70% Coverage
w/ Metro ROW to 59' 1.05 acre
w/Venice to curb line
1.
Total site 7.39 acre
w/ Community Benefit
65 du/ac
(4.47 ac)
65
du/ac
95,000 61,500 149 4,000 10,000 10,000 200
Open
Space -
.47 aces
plus
paseos &
plazas
56' 0 272 246 297 40 450 282 721 738 70 94 1905 1905 0 Yes
OPTION 3 - 50% Coverage
with Metro ROW to 59' 1.05 acre
without Venice
1.05 acre
Total site 5.37 acre
w/ Community Benefit
65 du/ac
(4.47 ac)
65
du/ac
0 0 149 4,000 10,000 0 200
Open
Space -
.47 aces
plus
paseos &
plazas
56' 0 0 0 297 0 450 185 487 504 65 64 1305 1347 -42 Yes
OPTION 4 - 70% Coverage
w/ Metro ROW to 59' 1.05 acre
without Venice
Total site 5.37 acre
w/ Community Benefit
65 du/ac
(4.47 ac)
65
du/ac
0 9,700 149 4,000 10,000 0 200
Open
Space -
.47 aces
plus
paseos &
plazas
56' 0 0 39 297 0 450 282 487 504 19 94 1386 1386 0 Yes
Note: 50% and 70% Coverage refers to podium parking using ROW
Assumes:
1. Buildout massing calculations include common area and mechanical requirements of 10% for commercial/retail, 15% residential, 15% office, 10% hotel.
2. Alternatives 1 thru 4,& 6 assumes allowable density based upon 4.47 acres (Includes area in Los Angeles and is a larger land area than previous plans).
4.47 acres comprises the Triangle Site and Exposition Street at 2.89 acres, Venice Properties and Exposition Street at 1.12 acres and 25 feet of the Metro ROW in L.A. and in Culver City at .47 acres.
3. Alternatives 1 thru 4 & 6 assumes encroachment areas of Metro ROW, Expo Street, Venice Properties and National Blvd.
4. 2 levels of parking (including encroachment areas of Metro, Expo Street, National Blvd., and Venice Properties.)
5. Metro joint development with Rapid Bus Intermodal Station turn-out at Venice Blvd. and parking below, retail at grade and office or residential above.
6. City of LA Joint Development for same density allowances and parking ratios as Culver City.
7. Central open space of .47 acres plus paseos and at minimum 4 plazas on site.
8. Alt. No. 5 allowable density based upon 2.89 acres (only triangle site and Exposition blvd street vacation).
9. For calculating parking for Retail and Restaurant uses, a “Shopping Center” aggregate ratio of 1:250 was applied.
10. Assumes 1,735 supplied spaces = 242 surface short term spaces and 1,493 subterranean parking supplied based on land area
f 2 & S (1 12 ) O & C C (2 6 )
11. For Alt 5. - Assumes land area (2.89 ac) in Culver City only - No Metro ROW encroachment for Parking.
19 (2 89 3 69 12 91 1/3 0 2 19 )I. TRIANGLE SITE
ALTERNATIVE 2 - WASHINGTON NATIONAL DEVELOPMENT SCENARIOS - With Hotel, 290 Residential
OPTIONS
Density Allowed
Density Provided
Office (square feet)
Retail (square feet)
Hotel (rooms)
Hotel Restaurant (in s.f.)
Hotel Meeting Room (in s.q.)
Restaurants (square feet)
Residential (du/ac)
Comm. Bene.
Building Height
Total Hotel/Porte-cochere Surface Prking
Office Parking Required (1:350)
Retail Parking Required (1:250)
Hotel Parking Required (1.05 per room);
Meeting Rooms/Restaurants (1:100sf)
Restaurant Parking Required (1:250)
Residential Parking Required
(2 per du and 1:4 guest)
Residential Parking Available RP1 & RP2 combined
P-1 Parking Available
P-2 Parking Available
Metro Field Parking
Grade-level Parking Available
Total Available Parking
Total Required Parking
Excess or Shortage of Parking
(based on Parking Supplied)
Metro Prkng 600 spaces provided
OPTION 1 - 50% Coverage
w/ Metro ROW to 59' 1.05 acre
w/Venice to curb line
1
Total site 7.39 acre
w/ Community Benefit
65 du/ac
(4.47 ac)
65
du/ac
40,700 35,000 149 4,000 10,000 5,000 290
Open
Space -
.47 aces
plus
paseos &
plazas
56' 0 117 140 297 20 653 185 721 738 119 64 1827 1827 0 Yes
OPTION 2 - 70% Coverage
w/ Metro ROW to 59' 1.05 acre
w/Venice to curb line
1.
Total site 7.39 acre
w/ Community Benefit
65 du/ac
(4.47 ac)
65
du/ac
60,000 40,700 149 4,000 10,000 5,000 290
Open
Space -
.47 aces
plus
paseos &
plazas
56' 0 172 163 297 20 653 282 721 738 70 94 1905 1905 0 Yes
OPTION 3 - 50% Coverage
with Metro ROW to 59' 1.05 acre
without Venice
1.05 acre
Total site 5.37 acre
w/ Community Benefit
65 du/ac
(4.47 ac)
65
du/ac
0 0 149 4,000 10,000 0 290
Open
Space -
.47 aces
plus
paseos &
plazas
56' 0 0 0 297 0 653 185 487 504 65 64 1305 1550 -245 Yes
OPTION 4 - 70% Coverage
w/ Metro ROW to 59' 1.05 acre
without Venice
Total site 5.37 acre
w/ Community Benefit
65 du/ac
(4.47 ac)
65
du/ac
0 0 149 4,000 10,000 0 290
Open
Space -
.47 aces
plus
paseos &
plazas
56' 0 0 0 297 0 653 282 487 504 19 94 1386 1550 -164 Yes
Note: 50% and 70% Coverage refers to podium parking using ROW
Assumes:
1. Buildout massing calculations include common area and mechanical requirements of 10% for commercial/retail, 15% residential, 15% office, 10% hotel.
2. Alternatives 1 thru 4,& 6 assumes allowable density based upon 4.47 acres (Includes area in Los Angeles and is a larger land area than previous plans).
4.47 acres comprises the Triangle Site and Exposition Street at 2.89 acres, Venice Properties and Exposition Street at 1.12 acres and 25 feet of the Metro ROW in L.A. and in Culver City at .47 acres.
3. Alternatives 1 thru 4 & 6 assumes encroachment areas of Metro ROW, Expo Street, Venice Properties and National Blvd.
4. 2 levels of parking (including encroachment areas of Metro, Expo Street, National Blvd., and Venice Properties.)
5. Metro joint development with Rapid Bus Intermodal Station turn-out at Venice Blvd. and parking below, retail at grade and office or residential above.
6. City of LA Joint Development for same density allowances and parking ratios as Culver City.
7. Central open space of .47 acres plus paseos and at minimum 4 plazas on site.
8. Alt. No. 5 allowable density based upon 2.89 acres (only triangle site and Exposition blvd street vacation).
9. For calculating parking for Retail and Restaurant uses, a “Shopping Center” aggregate ratio of 1:250 was applied.
11. For Alt 5. - Assumes land area (2.89 ac) in Culver City only - No Metro ROW encroachment for Parking.
19 (2 89 3 69 12 91 1/3 0 2 19 )
10. Assumes 1,735 supplied spaces = 242 surface short term spaces and 1,493 subterranean parking supplied based on land area
f 2 & S (1 12 ) O & C C (2 6 )Attachment 2
ESTIMATED PARKING EFFECIENCY COMPARISONS
WASHINGTON NATIONAL
Subterranean Parking Levels
321,755 total square feet on P1
321,755 total square feet on P2
643,510 total square feet combined
Parking stalls in revised plan: 919 stalls per floor at 350 sq. ft. per stall
(321,755 sf total/350 sf per stall)
Parking stalls in prior plan: 656 stalls per floor at 490 sf per stall
(321,755 sf total/490 sf per stall) smaller footprint with more floors
Spaces Cost per Space Total cost
Prior Plan: 1100 $54,545 $60,000,000
Revised Plan: 1900 $35,000 $66,500,000
($60,000,000 / 1100 stalls = $54,545 per stall)
($66,500,000 / 1900 stalls = $35,000 per stall)
• Over 35% reduction in per-stall cost ($54,545 – 35% = $35,454)
• Increase of 800 stalls for approx 10% additional cost, or $8125 per stall
($66,500,000 – 60,000,000 = $6,500,000 / 800 [1900 – 1100] = $8125 each
stall)
PARKING NUMBERS WITH AND WITHOUT METRO ROW AND VENICE BLVD
With Venice
Acreage ROW - 2.69 acre
At 50% Coverage
Total P1 - 721
Total P2 - 738
At grade - 64
Podium - 185 (106/79)
Metro field parking - 119
Total stalls ROW - 748
Total parking with ROW - 1827
Total parking w/o ROW - 1079
At 70% Coverage
Total P1 - 721
Total P2 - 738
At grade - 94
Podium - 282 (158/124)
Metro field parking - 70
Total stalls ROW - 826
Total parking with ROW - 1905
Total parking w/o ROW - 1079
Without Venice
Acreage Venice Blvd - 2.02 acre
Stalls Venice Blvd - 468
At 50% Coverage
Total P1 - 487
Total P2 - 504
At grade - 64
Podium - 185 (106/79)
Metro field parking - 65
Total stalls ROW - 694
Total parking with ROW - 1305
Total parking w/o ROW - 611
At 70% Coverage
Total P1 - 487
Total P2 - 504
At grade - 94
Podium - 282 (158/124)
Metro field parking - 19
Total stalls ROW - 775
Total parking with ROW - 1386
Total parking w/o ROW - 611
Total surface parking on triangle site (per Expo) - 630 DRAFT ATTACHMENT 5
CITY MANAGER’S OFFICE
CITY OF CULVER CITY
JERRY B. FULWOOD (310) 253-6000
City Manager
9770 CULVER BOULEVARD, CULVER CITY, CALIFORNIA 90232-0507 FAX (310) 253-6010
October 27, 2008
Exposition Metro Line Construction Authority
707 Wilshire Blvd., Suite 3400
Los Angeles, CA 90017
Attention: Roger Snoble
Chief Executive Officer
Re: Letter of Intent re Culver City Redevelopment Agency Payment for
Certain Station Column Redesign Costs
Dear Roger:
Please be advised that pursuant to authority granted the undersigned by the Culver City
Redevelopment Agency (the “Agency”) at its meeting of October 27, 2008, this is a letter of
intent of the Agency to pay up to $250,000 pursuant to the following paragraph (plus 10%
contingency subject to prior written approval of Agency Executive Director) for the
Washington National EXPO station (the “Station”) columnar redesign costs incurred by the
Exposition Metro Line Construction Authority (the “Authority”) as reasonably necessary to
accommodate proposed Agency parking facilities within the Station Metro Right of Way (the
“Letter of Intent”). This Letter of Intent is subject to the execution by the parties of definitive
agreements consistent herewith as may be required to comply with legal requirements
applicable to the parties.
Funds payable under this Letter of Intent shall be paid by the Agency to the Authority in three
monthly payments, commencing with an initial monthly payment on the date of this letter in
the amount of Eighty Three Thousand Three Hundred and Thirty Three Dollars ($83,333).
Funds once paid by the Agency to the Authority under this Letter of Intent shall be non-
refundable to the Agency. The Agency reserves the right to terminate this Letter of Intent at
any time for any reason upon written notice to the Authority, and upon such termination no
further payments shall be due to the Authority from the Agency hereunder.
The Agency appreciates your cooperation and willingness to work with our community to
implement our respective programs in such a mutually beneficial manner.
Sincerely,
Jerry Fulwood
City Manager