City of Culver City, California
Agenda Item Report
Meeting Date: 6/22/15 Item Number: PH-1
CITY COUNCIL AGENDA ITEM: PUBLIC HEARING (#4 only) AND FOUR-FIFTHS
VOTE REQUIREMENT (#2 and #4 only)- (1) Approval of Revised Designs for the
Town Plaza Expansion Improvements and the Public Parking Improvements
Located At and Adjacent to 9300 Culver Boulevard (Parcel B); (2) (Four-Fifths
Vote Requirement) Approval of a Budget Amendment to Reallocate and
Appropriate Tax-exempt Bond Funds for the Parcel B Public Parking
Improvements and Town Plaza Expansion Improvements; (3) Approval of Three
Separate Agreements Implementing Various Aspects of the Disposition and
Development Agreement between the City of Culver City and Combined/Hudson
9300 Culver, LLC, for the Development of the Parcel B Improvements and the
Public Parking and Town Plaza Expansion Improvements; and (4) (Public Hearing
and Four-Fifths Vote Requirement) Waiver of Formal Bid Procedures for the
Construction of Public Parking and Town Plaza Expansion Improvements
Located At and Adjacent to Parcel B.
Contact Person/Dept.:
John Fisanotti/CDD
Phone Number:
(310) 253-5768
Fiscal Impact: Yes [X] No [] General Fund: Yes [X] No []
Public Hearing: [x] Action Item: [] Attachments: [X]
Commission Action Required: Yes [] No [X] Date: _______________
Public Notification: (E-Mail) Meetings and Agendas – City Council (06/18/15); Downtown
Business Association (06/18/15). Published in Culver City News (06/11/15).
Department Approval:
Sol Blumenfeld (06/16/15)
City Attorney Approval:
Carol Schwab (by H. Baker) (06/17/15)
City Special Counsel Approval:
Murray Kane (by K. Levan) (06/17/15)
Chief Financial Officer Approval:
Jeff Muir (06/17/15)
City Manager Approval:
John Nachbar (06/18/15)
RECOMMENDATION:
Staff recommends the City Council:
1) Approve the revised design for Town Plaza Expansion Improvements and the
Public Parking Improvements Located At and Adjacent to Parcel B (collectively, the
“Public Improvements”); and,
2) Approve a budget amendment to reallocate and appropriate tax exempt bond funds
to construct the Public Improvements (requires a 4/5ths affirmative vote); and,
3) Approve the following agreements implementing various aspects of the
Disposition and Development Agreement between the City of Culver City and
Combined/Hudson 9300 Culver, LLC (“Combined”) for the development of the
Parcel B Improvements and the Public Parking and Town Plaza Expansion
Improvements: City of Culver City, California
Agenda Item Report
? Reimbursement Agreement Relating to Design Services for the Town
Plaza Expansion Improvements
? Reimbursement Agreement Relating to Design, Engineering and
Related Services for the Parcel B Improvements and the Public
Improvements
? Sign License Agreement; and,
4) Conduct a public hearing and waive the formal bid procedures consistent with
City Charter Section 1604 and Culver City Municipal Code (CCMC) Sections
3.07.075.E.3 and 3.07.090.E for construction of the Public Improvements located
at Assessor’s Parcel Nos. 4206-029-935 (City Parcel) & 4206-029-934 (Parcel B)
at and adjacent to 9300 Culver Boulevard as part of the integrated Parcel B
Project consisting of in part: (1) subterranean public parking improvements of
approximately 100 spaces and related driveway access to be located primarily
within and on the City Parcel located adjacent to Parcel B with some public
parking improvements to be located within Parcel B, and (2) Town Plaza
Expansion Improvements located on the City Parcel.
BACKGROUND:
On October 3, 2006, the City Council approved a concept design for the expanded
Town Plaza. On January 7, 2008, the City Council approved further enhancements
to the 2006 design. During this period, Parcel B was subject to a DDA between the
former Culver City Redevelopment Agency (former CCRA) and Rush/Pacifica for a
very different development than is now planned for the site by Combined.
On January 30, 2012 the City of Culver City approved a Disposition and
Development Agreement (DDA) with Combined for the development of Parcel B,
and the construction of an expanded Town Plaza on adjoining public property (“City
Parcel”), and the construction of an approximate 100 public parking spaces,
anticipated at the time to be under Town Plaza and accessed from Combined’s
parking structure under Parcel B (collectively, the “Public Parking Improvements”).
The Site (comprised of both Parcel B and the City Parcel) was originally owned by
the former CCRA. As a result of dissolution of the former CCRA by operation of law
on February 1, 2012, the Site is now owned by the Successor Agency to the Culver
City Redevelopment Agency (Successor Agency).
On March 18, 2014, the State Department of Finance (DOF) approved the City’s
Long Range Property Management Plan (LRPMP). On May 15, 2014, in
implementation of the approved LRPMP, the DOF approved the Successor’s
Agency’s sale of Parcel B to Combined pursuant to and in accordance with the
terms of the DDA, and approved the Successor Agency’s transfer of the City Parcel
to the City for the Public Improvements. On September 3, 2014, consistent with the
purposes of the LRPMP, the DOF approved a Master Agreement between the City
and the Successor Agency authorizing the transfer of pre-2011 bond proceeds to the City of Culver City, California
Agenda Item Report
City for expenditure toward the development of the Public Improvements. These
approvals allowed the City to resume numerous developments, including the Parcel
B Project, which had been suspended upon the dissolution of the former CCRA.
The DDA anticipates the need for a variety of subsequent implementing agreements,
three of which are recommended for City Council approval this evening.
DISCUSSION:
Revised Design for the Public Parking Improvements
Combined proposes to construct a subterranean parking structure with 271 parking
spaces (2 levels below grade). The 271 space structure is preferred; however, cost
constraints may require that Combined construct a smaller structure. In either case,
the City would fund and own 100 spaces located on the lower parking level of the
structure and operate them primarily as monthly parking. Drawings of the proposed
parking structure alternatives are attached (Attachment No. 1).
The size and shape of Parcel B and the City Parcel make it impractical, expensive
and inefficient to segregate Combined’s private parking improvements from the
City’s public parking improvements at the property line as was originally
contemplated. As designed, the City public parking improvements will be partially
located beneath Parcel B (Combined’s property) and also beneath the City Parcel,
and Combined’s private parking improvements will be located partially beneath the
City Parcel and also beneath Parcel B. A reciprocal easement agreement between
the City and Combined will allow for seamless operation of the integrated parking
structure.
Consequently, the aggregate costs of constructing all of the parking (both City and
Combined), are difficult to effectively separate. Therefore, staff and Combined
believe the costs should be allocated on a pro rata basis: the City will fund 100/ 271
– or 36.900% of the costs) with the remaining 63.100% funding by Combined
(assuming Combined constructs the 271 space structure. City percentage would
increase should Combined construct a structure with fewer spaces).
Combined’s latest cost estimate indicates a construction cost (with a 7.5%
contingency) at approximately $52,000 per parking space. Combined has agreed to
cap the City’s share of design costs by the proposed Reimbursement Agreement at
a maximum of $330,000 for total estimated costs to the City for its 100 parking
spaces of $5,530,000 ($52,000 x 100 + $330,000) (see later in this staff report more
detail about the design costs).
In analyzing various alternatives for the parking improvements, staff and Combined
concluded that a two-level design, which concentrates most of the parking under
Parcel B, has enough design and operational advantages to warrant the increased
cost of constructing a second subterranean level. City of Culver City, California
Agenda Item Report
The design advantages of a multi-level subterranean structure include:
? Greater separation between the parking structure’s perimeter wall and the
historic Culver Hotel.
? Greater portion of the Town Plaza Expansion Improvements constructed at-
grade instead of above the parking structure, which allows for greater design
flexibility to install large planting, and the ability to address stormwater and
urban runoff/capture and discharge consistent with Federal and State
regulations.
The operational advantages of a multi-level subterranean structure include:
? Management of the spaces can be tailored to the user’s needs (monthly
versus daily).
? Garage enhancements desired by Combined can be segregated on their
specific parking area (and not allocated as a City cost).
? Space identification and location are clearly understood.
? Operational costs can be easily identified.
Combined’s design team will be available at the meeting to make a presentation on
the integrated parking structure design.
Revised Design for the Town Plaza Expansion Improvements
The Town Plaza Expansion Improvements are intended to provide a new venue for
art, music, and other public events in the downtown and was created by abandoning
the portion of Washington Boulevard that was located between Parcel B, the Culver
Hotel, and the Culver Studios. The original plan contemplated a design related to
the original Parcel B project that was to be constructed by Rush Pacifica pursuant to
its DDA with the former CCRA with funding from tax exempt bond proceeds.
The current Parcel B Project approved by the City Council is substantially based
upon the strength of Combined’s design and its relationship to the proposed Town
Plaza Expansion Improvements with a grand outdoor stairway and elevated public
plaza. The current Town Plaza Expansion Improvements design contains the same
elements as the original design with special paving, seating, planting, water feature,
and public venue space, but it is better organized to communicate with Combine’s
elegantly designed structure proposed for the Parcel B Improvements.
Today, as in 2008, the Town Plaza Expansion project budget remains at $3.2
million. In 2008, the $3.2 million did not include a contingency because additional
former CCRA funds were available if needed. Because such additional former City of Culver City, California
Agenda Item Report
CCRA funding is no longer available, the maximum construction budget is now $2.3
million, and an additional $900,000 are available to cover construction contingency,
and design and other contract services (soft costs). This retains the original not-to-
exceed amount of $3.2 million budgeted for the original project.
Combined is contracting with SWA Group (SWA), a landscape design firm, to design
the Town Plaza Expansion Improvements and the open space of Combined’s Parcel
B Improvements. Based on the construction budget and the Parcel B
Improvements’ design, SWA prepared a preliminary plan (Attachment No. 2) that
includes:
? Decorative film strip/Lithocrete paving (same material as that in the City Hall
courtyard)
? A bosque of trees with seating beneath creating a quiet space on the Plaza
? Sound and lighting infrastructure for special events
If contingency funds become available, SWA is recommending the following
additional items:
? An interactive water feature with LED lighting
? Decorative paving for that area between The Culver Studios and Parcel B
SWA will present its design for the Town Plaza Expansion Improvements to the City
Council at tonight’s meeting.
Reimbursement Agreement Relating to Design Services for the Town Plaza
Expansion Improvements
Reimbursement by the City to Combined for the cost of designing the Town Plaza
Expansion is required by the DDA. As mentioned above, Combined is contracting
with SWA to design both the Town Plaza Expansion Improvements and the open
space of Combined’s Parcel B Improvements. SWA’s total contract fee is $193,800,
of which $67,300 are apportioned to the City for designing the Town Plaza
Expansion Improvements. The contract also requires an additional allowance to fund
reimbursable expenses up to ten percent of the fee ($6,730 being the City’s share).
Therefore, the maximum City reimbursement to Combined is $74,030 ($67,300 +
$6,730.)
The proposed Reimbursement Agreement between the City and Combined allows
for the City’s reimbursement of these amounts to Combined and requires the usual
contract terms, including, but not limited to insurance, indemnifications, ownership of
work product, warranties, etc., applicable to SWA via a Rider to the Combined/SWA
contract as if the City had contracted directly with SWA, in addition to imposing
requirements on Combined. In the event of a cost overrun for design, the
Reimbursement Agreement allows for administrative authority to approve the cost City of Culver City, California
Agenda Item Report
overrun and payment therefor from funds set aside by the City as a contingency for
the Town Plaza Expansion Improvements.
Reimbursement Agreement Relating to Design, Engineering, and Related Services
for the Parcel B Improvements and the Public Improvements
Reimbursement by the City to Combined for the cost of designing the City’s public
parking improvements is also required by the DDA. The design of the City’s share of
the below grade public parking requires the services of many design professionals
and engineers. This proposed Reimbursement Agreement with Combined will
reimburse Combined for the costs of all design professionals for the public parking
improvements and also those other design professionals for the Town Plaza
Expansion Improvements, excluding SWA’s services. Among the design
professionals to be covered under this Reimbursement Agreement are: architectural,
structural engineering, civil engineering, mechanical, electrical and plumbing
engineering, shoring engineering and geotechnical and others.
As written, for the Public Parking Improvements, the Reimbursement Agreement
requires the City to reimburse Combined at a pro-rata share equal to 12% of the
monthly fees billed to Combined by the consultants for the design of the parking
structure with a maximum, not-to-exceed reimbursable amount of $330,000.
For the Town Plaza Expansion Improvements, the maximum City reimbursement to
Combined for the other design professionals under this Reimbursement Agreement
is a maximum, not-to-exceed amount of $40,000. In the event of a cost overrun for
design, the Reimbursement Agreement allows for administrative authority to approve
the cost overrun and payment therefor from funds set aside by the City as a
contingency for the Town Plaza Expansion Improvements and the Public Parking
Improvements, respectively.
Culver Sign License Agreement
In 2003, the Center Theatre Group requested to remove two “Culver” signs that were
located above the marquee of the former Culver Theater to make way for re-naming
the building the “Kirk Douglas Theater.” On July 21, 2003, the City Council adopted
Resolution No. 2003-R061, which approved a Certificate of Appropriateness to allow
the removal and storage or relocation of the “Culver” signs. The signs have been in
storage since. Combined is proposing to utilize one of the signs on the Parcel B
Improvements in a manner consistent with the U.S. Secretary of the Interior’s
Standards for Rehabilitation. The City will retain ownership of the “Culver” sign.
Because the “Culver” sign will be installed on private property, a License Agreement
between the City and Combined is needed. The License Agreement will require
Combined to restore, install, and maintain the “Culver” sign at Combined’s expense,
and to maintain insurance for the replacement of the “Culver” sign if damaged.
City of Culver City, California
Agenda Item Report
Waiver of Formal Bid Procedures for Construction of the Public Improvements
Consistent with City Charter Section 1604 and Culver City Municipal Code (CCMC)
Sections 3.07.075.E.3 and 3.07.090.E, the City Council may waive competitive
bidding procedures subsequent to a Public Hearing if the City Council determines it
is in the best interests of the City to provide such a waiver. Therefore, based upon
the integrated nature of this Project and the benefits to the City of working in
partnership with Combined, as discussed further below, staff recommends the City
Council conduct such a Public Hearing and authorize the waiver of the formal
bidding process. The following Public Hearing procedure is provided:
1. The Mayor seeks a motion from the City Council to receive and file the affidavits
of publication of notices and correspondence received in response to the public
hearing notices; and,
2. The Mayor calls for a staff report, and Council Members may pose questions to
staff as desired; and,
3. The Mayor seeks a motion to open the public hearing; and,
4. The Mayor seeks motion to close the public hearing after all public testimony
has been presented; and,
5. The City Council discusses the item and arrives at its decision.
Because the Public Improvements and Combined’s Parcel B Improvements (on
Parcel B) are integrated, having one contractor construct the improvements under
one contract is essential to the coordinated development of the projects and will
result in lower costs and fewer potential liabilities to the City. These projects are
seamless through design and function. As such, any benefits resulting from publicly
bidding separate contracts for integrated work are not applicable in this matter.
Therefore, consistent with City Charter Section 1604 and CCMC Sections
3.07.075.E.3 and 3.07.090.E, staff recommends the City Council (1) waive the
formal bid procedures set forth in CCMC Sections 3.07.075 and 3.07.090 for the
construction of the Public Improvements; and (2) authorize Combined to proceed
with the design and development of the Public Improvements by Combined’s award
of design and construction contracts with contractors as selected by Combined,
subject to approval of the City,, in accordance with the DDA. The estimated costs of
construction are approximately $5.53 million for the Public Parking Improvements
and $3.2 million for the Town Plaza Expansion Improvements.
City of Culver City, California
Agenda Item Report
FISCAL ANALYSIS:
As proposed, the budget for the Town Plaza Expansion improvements is $3.2
million, which will fund construction costs, the $74,030 Reimbursement Agreement
Relating to Design Services for the Town Plaza Expansion Improvements and a
$900,000 contingency. The expanded Town Plaza design is currently at the concept
stage. Once the design process referenced in the Reimbursement Agreement is
nearing completion and a more defined construction budget is prepared, staff will
work with Combined to remain within the available budget.
The second proposed Reimbursement Agreement relating to the Design,
Engineering and Related Services for the Parcel B Improvements and the Public
Parking Improvements has a maximum not-to-exceed cost of $330,000 for the
design costs of the Public Parking Improvements and a maximum not-to-exceed
cost of $40,000 for the other design costs for the Town Plaza Expansion
Improvements, which will be funded from the Town Plaza Expansion Improvements
$900,000 contingency.
The Sign License Agreement does not impart any financial obligations on the City.
The estimated design and construction cost for the public parking improvements and
Town Plaza Expansion is $8.73 million ($5.53 million + $3.2 million respectively).
There are sufficient tax exempt bond proceeds to fund these expenses, however a
reallocation of the existing budget and appropriation of contingency funds is required
as follows:
In order to proceed with the Town Plaza and Parcel B projects, the funding for the
Washington/Centinela project must be reduced and the Washington AIP Phase IV
project must be eliminated. It should be noted that the City and Successor Agency
approved a second Master Agreement, which was subsequently approved by the
Oversight Board, which is currently being reviewed by the DOF. If approved by the
DOF, an additional approximate $2.3 million in tax-exempt bond proceeds would
become available and could be partially utilized to increase the budget for these two
projects back to their original amounts.
2015 Current
Budget Reallocation
New
Appropriation
2015 Revised
Budget
Washington/National 650,000.00 (30,000.00) - 620,000.00
Town Plaza 3,550,000.00 (350,000.00) - 3,200,000.00
Town Plaza Parking 3,800,000.00 1,543,000.00 187,000.00 5,530,000.00
Hayden Tract-Spur 1,200,000.00 - - 1,200,000.00
Washington/Centinela 6,600,000.00 (413,000.00) - 6,187,000.00
Washington AIP Phase IV 750,000.00 (750,000.00) - -
TOTAL 16,550,000.00 0.00 187,000.00 16,737,000.00 City of Culver City, California
Agenda Item Report
ATTACHMENTS:
1. Parking structure plans
2. SWA Town Plaza expansion design
MOTION:
That the City Council:
1. Approve the revised design for the Town Plaza Expansion Improvements;
and,
2. Approve the revised design for the Public Parking Improvements; and,
3. Authorize the City Manager to approve minor, non-material changes to the
designs for the Town Plaza Expansion Improvements and the Public Parking
Improvements; and,
4. FOUR-FIFTHS VOTE REQUIREMENT - Approve a budget amendment to
reallocate and appropriate tax-exempt bond funds to construct the Town
Plaza Expansion Improvements and Public Parking Improvements; and,
5. Approve the following agreements:
a. Reimbursement Agreement Relating to Design Services for the Town
Plaza Expansion Improvements; and,
b. Reimbursement Agreement Relating to Design, Engineering and
Related Services for the Parcel B Improvements and the Public
Improvements; and,
c. Sign License Agreement.
6. Authorize the City Attorney and City Special Counsel to review/prepare the
necessary documents; and,
7. Authorize the City Manager to execute such documents on behalf of the City;
and,
8. (Four-Fifths Vote Requirement) Waive the formal bid procedures, consistent
with City Charter Section 1604 and CCMC Sections 3.07.075.E.3 and City of Culver City, California
Agenda Item Report
3.07.090.E for the construction of the Public Improvements located at
Assessor’s Parcel Nos. 4206-029-935 and 4206-029-934 (at and adjacent to
9300 Culver Boulevard) as part of the integrated Parcel B Project.
MEETING DATE: 6.22.15
AGENDA ITEM: (1) PUBLIC HEARING: Waiver of Formal Bid Procedures for the
Construction of Public Parking and Town Plaza Expansion
Improvements Located at and Near 9300 Culver Boulevard
(Parcel B); (2) Approval of Revised Designs for the Town Plaza
Expansion and the Parcel B Public Parking Improvements; (3)
FOUR FIFTHS VOTE REQUIREMENT: Approval of a Budget
Amendment in the Amount of $8.73 Million for the Parcel B
Public Parking Improvements and Town Plaza Expansion; and
(4) Approval of Three Agreements Implementing Various
Aspects of the Disposition and Development Agreement
between the City of Culver City and Combined/Hudson 9300
Culver, LLC, for the Development of Parcel B and the Town
Plaza Expansion.
ATTACHMENTS
Pages
1. Parking structure plans (2 levels/271 spaces) 1 - 4
2. SWA Town Plaza expansion design 5 - 7
UP
UP
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B
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[No Slope]
Garage P1
139
8 7 6 5 4 3 10 2 1.5
16' - 0" 30' - 0" 30' - 0" 29' - 6" 29' - 6" 29' - 6" 30' - 0" 31' - 0" 31' - 0"|1010|[SLOPE]
4.7
Fan Rm.
216
9 11
FUTURE CONNECTION TO
ADJACENT STRUCTURE
KNOCK-OUT PANEL FOR
FUTURE TUNNEL EXPANSION
KNOCK-OUT PANEL FOR
FUTURE TUNNEL EXPANSION
CITY PARCEL
PARCEL B
CTIY PARKING
RAILING
SHEET TITLE
PROJECT
DRAWN:
SCALE:
JOB:
SHEET NUMBER:
THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS
AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED
WORK OF STEVEN EHRLICH ARCHITECTS AND SHALL REMAIN PROPERTY OF
STEVEN EHRLICH ARCHITECTS IN PERPETUITY. NO PART THEREOF SHALL
BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR
OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN
CONSENT OF STEVEN EHRLICH ARCHITECTS. VISUAL CONTACT WITH THE
ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
S T A T E
O F
C A L I F O R N I A
REN. ______
No. C 10142
06 / 15
S T E V E N
E H R L I C H
L I C E N S E D
A R C H I T E C T
NO. DATE REVISION
NOT FOR CONSTRUCTION
MIXED USE DEVELOPMENT
1/16" = 1'-0"
4/8/2015 3:20:09 PM G:\566.01_Parcel B\0 - Revit\Studies\Parking\Garage Option E - 216 Spots.rvt
A2.02
P1 PARKING - UPPER LEVEL
Author
Project Number
PARCEL B
9300 CULVER BOULEVARD
CULVER CITY, CA 90232
PUBLIC/CITY VS PRIVATE/DEVELOPMENT
DEVELOPMENT PARKING: 116 SPOTS
SINGLE 57
TANDEM 30
ACCESIBLE 5
CITY PARKING: 100 SPOTS
SINGLE 58
TANDEM 20
ACCESIBLE 2
TOTAL: 216 SPOTS
PARCEL B VS CITY PARCEL
PARCEL B: 185 SPOTS
SINGLE 105
TANDEM 37
ACCESIBLE 6
CITY PARCEL: 31 SPOTS
SINGLE 4
TANDEM 13
ACCESIBLE 1
TOTAL: 216 SPOTS
PARKING COUNT
STANDARD: 159
TANDEM: 50
ACCESSIBLE: 7
TOTAL: 216
116
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ATTACHMENT 1
1UP
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Garage P2
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8 7 6 5 4 3 10 2 1.5 1
[SLOPE]
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214
9 11
CITY PARCEL
PARCEL B
CTIY PARKING
SHEET TITLE
PROJECT
DRAWN:
SCALE:
JOB:
SHEET NUMBER:
THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS
AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED
WORK OF STEVEN EHRLICH ARCHITECTS AND SHALL REMAIN PROPERTY OF
STEVEN EHRLICH ARCHITECTS IN PERPETUITY. NO PART THEREOF SHALL
BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR
OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN
CONSENT OF STEVEN EHRLICH ARCHITECTS. VISUAL CONTACT WITH THE
ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
S T A T E
O F
C A L I F O R N I A
REN. ______
No. C 10142
06 / 15
S T E V E N
E H R L I C H
L I C E N S E D
A R C H I T E C T
NO. DATE REVISION
NOT FOR CONSTRUCTION
MIXED USE DEVELOPMENT
1/16" = 1'-0"
4/8/2015 3:20:08 PM G:\566.01_Parcel B\0 - Revit\Studies\Parking\Garage Option E - 216 Spots.rvt
A2.01
P2 PARKING - LOWER
LEVEL
Author
Project Number
PARCEL B
9300 CULVER BOULEVARD
CULVER CITY, CA 90232
PUBLIC/CITY VS PRIVATE/DEVELOPMENT
DEVELOPMENT PARKING: 116 SPOTS
SINGLE 57
TANDEM 30
ACCESIBLE 5
CITY PARKING: 100 SPOTS
SINGLE 58
TANDEM 20
ACCESIBLE 2
TOTAL: 216 SPOTS
PARCEL B VS CITY PARCEL
PARCEL B: 185 SPOTS
SINGLE 105
TANDEM 37
ACCESIBLE 6
CITY PARCEL: 31 SPOTS
SINGLE 4
TANDEM 13
ACCESIBLE 1
TOTAL: 216 SPOTS
PARKING COUNT
STANDARD: 159
TANDEM: 50
ACCESSIBLE: 7
TOTAL: 216
116
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ATTACHMENT 1
2UP
UP
UP
A
B
C
D
E
F
G
H
12
[No Slope]
Garage P1
139
8 7 6 5 4 3 10 2 1.5
16' - 0" 30' - 0" 30' - 0" 29' - 6" 29' - 6" 29' - 6" 30' - 0" 31' - 0" 31' - 0"|1010|[SLOPE]
4.7
Fan Rm.
216
9 11
FUTURE CONNECTION TO
ADJACENT STRUCTURE
KNOCK-OUT PANEL FOR
FUTURE TUNNEL EXPANSION
KNOCK-OUT PANEL FOR
FUTURE TUNNEL EXPANSION
CITY PARCEL
PARCEL B
RAILING
SHEET TITLE
PROJECT
DRAWN:
SCALE:
JOB:
SHEET NUMBER:
THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS
AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED
WORK OF STEVEN EHRLICH ARCHITECTS AND SHALL REMAIN PROPERTY OF
STEVEN EHRLICH ARCHITECTS IN PERPETUITY. NO PART THEREOF SHALL
BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR
OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN
CONSENT OF STEVEN EHRLICH ARCHITECTS. VISUAL CONTACT WITH THE
ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
S T A T E
O F
C A L I F O R N I A
REN. ______
No. C 10142
06 / 15
S T E V E N
E H R L I C H
L I C E N S E D
A R C H I T E C T
NO. DATE REVISION
NOT FOR CONSTRUCTION
MIXED USE DEVELOPMENT
1/16" = 1'-0"
4/8/2015 3:19:42 PM G:\566.01_Parcel B\0 - Revit\Studies\Parking\Garage Option D - 271 Spots.rvt
A2.02
P1 PARKING - UPPER LEVEL
Author
Project Number
PARCEL B
9300 CULVER BOULEVARD
CULVER CITY, CA 90232
PARKING COUNT
STANDARD: 140
TANDEM: 62
ACCESSIBLE: 7
TOTAL: 271
PUBLIC/CITY VS PRIVATE/DEVELOPMENT
DEVELOPMENT PARKING: 168 SPOTS
SINGLE 96
TANDEM 33
ACCESIBLE 6
CITY PARKING: 103 SPOTS
SINGLE 44
TANDEM 29
ACCESIBLE 1
TOTAL: 271 SPOTS
PARCEL B VS CITY PARCEL
PARCEL B: 214
SINGLE 127
TANDEM 37
ACCESIBLE 6
CITY PARCEL: 57 SPOTS
SINGLE 9
TANDEM 25
ACCESIBLE 1
TOTAL: 271 SPOTS
100
65
29|1010|171
132
33|1010|202
Page 9 of 16
ATTACHMENT 1
3UP
UP
A
B
C
D
E
F
G
12
Garage P2
140
8 7 6 5 4 3 10 2 1.5 1
[SLOPE]
4.7
4.8
[SLOPE]
[NO SLOPE]
Fan Rm.
214
9 11
MECHANICAL
CITY PARCEL
PARCEL B
CTIY PARKING
SHEET TITLE
PROJECT
DRAWN:
SCALE:
JOB:
SHEET NUMBER:
THIS DRAWING AND THE DESIGNS, ARRANGEMENTS, DEPICTIONS, IDEAS
AND OTHER INFORMATION CONTAINED HEREIN CONSTITUTE UNPUBLISHED
WORK OF STEVEN EHRLICH ARCHITECTS AND SHALL REMAIN PROPERTY OF
STEVEN EHRLICH ARCHITECTS IN PERPETUITY. NO PART THEREOF SHALL
BE REPRODUCED, COPIED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR
OTHERWISE USED IN ANYWAY WITHOUT THE ADVANCED EXPRESS WRITTEN
CONSENT OF STEVEN EHRLICH ARCHITECTS. VISUAL CONTACT WITH THE
ABOVE DRAWINGS, OR ANY PART THEREOF, SHALL CONSTITUE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
S T A T E
O F
C A L I F O R N I A
REN. ______
No. C 10142
06 / 15
S T E V E N
E H R L I C H
L I C E N S E D
A R C H I T E C T
NO. DATE REVISION
NOT FOR CONSTRUCTION
MIXED USE DEVELOPMENT
1/16" = 1'-0"
4/8/2015 3:19:42 PM G:\566.01_Parcel B\0 - Revit\Studies\Parking\Garage Option D - 271 Spots.rvt
A2.01
P2 PARKING - LOWER
LEVEL
Author
Project Number
PARCEL B
9300 CULVER BOULEVARD
CULVER CITY, CA 90232
PARKING COUNT
STANDARD: 140
TANDEM: 62
ACCESSIBLE: 7
TOTAL: 271
PUBLIC/CITY VS PRIVATE/DEVELOPMENT
DEVELOPMENT PARKING: 168 SPOTS
SINGLE 96
TANDEM 33
ACCESIBLE 6
CITY PARKING: 103 SPOTS
SINGLE 44
TANDEM 29
ACCESIBLE 1
TOTAL: 271 SPOTS
PARCEL B VS CITY PARCEL
PARCEL B: 214
SINGLE 127
TANDEM 37
ACCESIBLE 6
CITY PARCEL: 57 SPOTS
SINGLE 9
TANDEM 25
ACCESIBLE 1
TOTAL: 271 SPOTS
100
70
29|1010|171
132
33|1010|202
Page 10 of 16
ATTACHMENT 1
42015.06.01 P.2
9300 CULVER BOULEVARD LANDSCAPE PRICING DIAGRAM - “GOOD”
0 20 40 feet
w w
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q q
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t t
y y
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; ;
2) 2)
Sidewalk - Concrete Pavers
(11) Cor-Ten Tree Grates and
Street Trees (60” Box)
(9) Streetscape Benches
Cor-Ten Steel Paving
Vehicular Entrance with
Asphalt Paving
(6) Canopy Trees (48” Box)
(3) Custom Wood Benches
with Mosaic Inlay
4’ Tall Mural/Mosaic Art Wall
(7) Stainless Steel Retractable
Bollards
Removable Projection Screen
Tree Bosque with (12) Cor-Ten
Tree Grates and Canopy Trees
(17) Custom Cor-Ten Benches
Metal “Filmstrip” Paving Band
with LED Lights
Main Plaza with Precast
Concrete Pavers
Special Plaza Feature Allowance
(3) Cor-Ten Planter Walls
(4) Cor-Ten Tree Grates for
Existing Preserved Trees
(2) Cor-Ten Tree Grates and
Canopy Trees (60” Box)
Restaurant Patio with
Movable Tables & Chairs
Relocated Existing Monument
Light Posts
i i
w w
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y y
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a a
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; ;
2) 2)
LEGEND
DRAFT PLAN
ATTACHMENT 2
52015.06.01 P.3
9300 CULVER BOULEVARD LANDSCAPE PRICING DIAGRAM - “BETTER”
0 20 40 feet
w w
w w
w w
q q
q q
q q
e e
e e
e e
r r
r r
t t
t t
y y
y y
u u
u u
i i
o o
o o
a a
a a
s s
s s
d d
d d
f f
f f
g g
g g
h h
h h
j j
j j
k k
k k
l l
l l
; ;
; ;
2) 2)
2) 2)
Sidewalk - Concrete Pavers
(11) Cor-Ten Tree Grates and
Street Trees (60” Box)
(18) Streetscape Benches
Cor-Ten Steel Paving
Vehicular Entrance with
Precast Concrete Pavers
(6) Canopy Trees (48” Box)
(3) Custom Wood Benches
with Mosaic Inlay
4’ Tall Mural/Mosaic Art Wall
(7) Stainless Steel Retractable
Bollards
Removable Projection Screen
Tree Bosque with (12) Cor-Ten
Tree Grates and Canopy Trees
(17) Custom Cor-Ten Benches
Metal “Filmstrip” Paving Band
with LED Lights
Main Plaza with Precast
Concrete Pavers
Plaza Fountain with Water Jets
and LED Lighting
(3) Cor-Ten Planter Walls
(4) Cor-Ten Tree Grates for
Existing Preserved Trees
(2) Cor-Ten Tree Grates and
Specimen Trees (90” Box)
Restaurant Patio with
Movable Tables & Chairs
Relocated Existing Monument
Light Posts
LEGEND
i i
DRAFT PLAN
ATTACHMENT 2
62015.05.29 P.1
9300 CULVER BOULEVARD EVENT STAGE LOCATION OPTIONS
0 15 30 45 60 feet
Location - A Small Events
Total seating area 5,175 sf.
Seating capacity 288 people
Location - B1 Medium Events
Total seating area 8,730 sf.
Seating capacity 485 people
Location - C Large Events
Total seating area 13,640 sf.
Seating capacity 758 people
Stage Requirements
1. Stage Dimensions 16’x32’
2. Audio Visual Equipment
3. Electrical Hookup/Power Supply
4. Equipment Storage Area
5. Other
Seating Requirements
18 SF / per person average
(rows, amphitheater, dining
terrace)
EVENT STAGE LOCATION OPTIONS
B
C
A
DRAFT PLAN
ATTACHMENT 2|1013|