City of Culver City, California
Redevelopment Agency Agenda Item Report
RECOMMENDATION:
Staff recommends the Culver City Redevelopment Agency (the “Agency”):
1. Approve a budget amendment to increase the Washington Boulevard
Realignment construction budget from $2,000,000 to $2,500,000; and
2. Consider enhanced features for Downtown’s Town Plaza Expansion.
BACKGROUND:
Revitalization of Downtown Culver City has been a priority goal of the Agency and
City Council since adoption and implementation of the Washington-Culver
Redevelopment Plan in 1975.
Downtown Washington Boulevard Realignment
During the Agency meeting of September 6, 2005, the Agency approved entering
into an agreement with Katz, Okitsu & Associates (“KOA”) to study the feasibility of
realigning Downtown’s Washington Boulevard by closing Washington Boulevard
from Culver Boulevard at Main Street to Ince Boulevard and rerouting that traffic
along a widened Ince Boulevard (the “Realignment”).
Meeting Date: 01/07/08 Item Number: A-2
AGENDA ITEM: Consideration of Enhanced Town Plaza Features; and
Consideration to Increase the Washington Boulevard Realignment Project
Construction Budget.
Contact Person/Dept.: Joe Susca Phone Number: 310-253-5763
Fiscal Impact: Yes [X] No [] General Fund: Yes [X] No []
Public Hearing: [] Action Item: [X] Attachments: [X]
Public Notification: The Downtown Business Association (12/18/07), Rush Pacifica LLC
(12/18/07); Johnson Fain Architects (12/18/07); LRM Landscape Architects (12/18/07);
CBM Consulting (12/18/07); Gensler Architects (12/18/07); All businesses and residents
within a 300 foot radius (12/20/07); All members of the public who pulled speaker cards
when the Town Plaza Design was initially discussed on July 20, 2006 and then
subsequently adopted on October 3, 2006 (12/20/07); and the Master Notification List
(01/02/08)
Department Approval:
Sol Blumenfeld (12/31/07)
Fiscal Impact Review:
Jeff Muir (1/2/08)
City Manager/Executive Director Approval:
Jerry Fulwood (01/02/08) City of Culver City, California
Redevelopment Agency Agenda Item Report
During the December 5, 2005 meeting, the Agency reviewed the conclusions of
KOA’s feasibility study and subsequently conditionally approved moving forward with
the Realignment, instructing staff to study and refine how best to configure the
necessary roadway alterations for its subsequent implementation.
Town Plaza Expansion:
The existing Town Plaza is being significantly increased in size as a result of the
decision of the City Council and Agency to realign Washington Boulevard in
Downtown. In conjunction with absorbing the former parking lot located within the
existing Town Plaza, the expansion area will result in improving the pedestrian-
orientation of Downtown while providing an expanded community gathering place for
larger events such as outdoor shows, book fairs, art exhibitions, food festivals,
ceremonial events, movie shows, sporting events, musical and theatrical
productions.
Some of the primary goals for expanding the Town Plaza include:
• Creation of a highly flexible community event space with the infrastructure
necessary to support a variety of uses; and
• Ensuring the Town Plaza’s expansion design complements and maintains
continuity with the existing Town Plaza; and
• Activation of the open space area on a day-to-day basis with adjacent outdoor
dining and shopping activities.
DISCUSSION:
Downtown Washington Boulevard Realignment
During the Agency meeting of July 10, 2006, in addition to entering into a Disposition
and Development Agreement to sell the 9300 Culver Boulevard parcel to Rush
Pacifica LLC, the Agency also entered into an Infrastructure Improvement
Agreement (the “IIA”) with them. In the IIA, Rush Pacifica LLC agreed to prepare
construction documents, bid the work out and subsequently construct the
Realignment along with building the Town Plaza Expansion on the Agency’s behalf.
The cost for the Realignment construction was originally estimated to be $1.8M. A
10% contingency factor was added to the $1.8M figure and a $2M budget was
adopted by the Agency to complete the Realignment.
When the bids were received for the Realignment construction in August 2007,
Shawnan was the lowest bidder at $2,203,335. When the IIA was approved, the
Agency authorized the Assistant Executive Director to approve up to 20% in
increased costs as a contingency factor, or up to a total of $400,000 for the
Realignment. Per the IIA, Rush Pacifica entered into a contract with Shawnan on City of Culver City, California
Redevelopment Agency Agenda Item Report
behalf of the Agency and construction ensued. Phase one of the construction was
completed prior to Thanksgiving and its second and final phase has now begun and
will be completed by April 2008.
With a ~15% contingency factor recommended by the construction manager for
change orders that may arise during its final phase of construction, staff is
requesting the Agency approve increasing the existing $2,000,000 budget by a total
amount of $500,000 ($2,203,335+$296,665) for a new grand total of $2,500,000 to
complete the Realignment construction.
Town Plaza Enhanced Features:
During their meeting of October 3, 2006, the Agency adopted a final design for the
Town Plaza Expansion and selected certain features for its subsequent construction.
During that meeting staff was instructed to return to the Agency to consider
installation of pylons and access road enhancements at a future time when/if funds
became available.
With the exception of the security camera, please see the attached images that
graphically depict each of the proposed enhancements listed below. Cost for each
enhancement is outlined within the Fiscal Analysis section of this report.
Pylons:
Eight pylons were once proposed, six in a row and two opposing those to form a
“square” that would act as a backdrop to a staging area that includes the ability to
mount 1) permanent area lighting; 2) stage lighting; 3) graphic art; 4) a movie
screen, 5) a shade cover creating a square tented area and 6) built-in shelving for
speakers. Detailed engineering and design work for the pylons has not been
completed; however using preliminary information a cost estimate for their custom
design, fabrication and installation has been completed and is included in the Fiscal
Analysis section of this staff report.
Light Banner Poles:
The existing Town Plaza is home to two light banner poles that are designed to act
as a backdrop to a staging area, affix portable stage lighting, mount speakers, and to
display banners on a day-to-day basis. As an alternative to the pylons, the Agency
may want to consider purchase of four additional light banner poles that are similar
to the existing ones, but are taller and stronger so that they may also support the
mounting of a shade cover upon their tops to create a square tented area. The City
Attorney’s Office is evaluating whether these potential banners should become part
of the banner program delineated in the City’s Sign Code.
Access Road: City of Culver City, California
Redevelopment Agency Agenda Item Report
The Access Road is the two-lane road located between what will become the 9300
Culver Boulevard building and The Culver Studio’s Mansion. It will be used to
access the studios gate and the 9300 Culver Boulevard building’s loading dock and
subterranean parking ramp. During larger community events however, removable
bollards will be erected that will close access to the road so that event booths, tables
and other items may be placed within it for special events.
One proposed enhancement to the Access Road includes replacement of the black
asphalt surface with patterned pavement that complements the Town Plaza’s
pedestrian areas. The second proposed enhancement includes replacement of the
City’s standard Cobra head streetlights with a combination of fiber optic, LED, and
illuminated bollards.
Security Camera:
Though not initially contemplated as an enhancement feature, the Agency may want
to consider installation of a security camera equipped with a motor to remotely rotate
the camera 360 degrees for viewing the entire Town Plaza. Fiber optic cable would
be run to connect the security camera to the Police Department. Observation
monitors, remote zoom/panning controls, and equipment with the ability to record the
video feed for a number of hours or even days would be included as part of the
system.
The Police Department has prepared a report of crime statistics for the existing
Town Plaza and its adjacent area for the prior five years. The report reveals that 45
total crimes were reported comprised of 9 robberies, 2 aggravated assaults, 8 non-
aggravated assaults, 14 burglaries, and 10 grand theft autos. (The report is
attached for your review.)
Due to staffing constraints, the Police Department has indicated that if a security
camera system were installed, they would not have the ability to watch the live video
feed. Observation monitors would most likely be placed in the Watch Commander
and/or the 911 Dispatch offices. Depending on where the camera is positioned at
the time, review of previously recorded video may prove useful to an investigator of
a crime that occurred in the immediate area.
Next Steps:
Realignment Construction:
The Realignment construction is currently under way and will be completed by April
2008.
Town Plaza Expansion and the 9300 Culver Boulevard Building Construction: City of Culver City, California
Redevelopment Agency Agenda Item Report
Regardless of which, if any, enhancement features are approved this evening,
construction documents for the Town Plaza Expansion and the 9300 Culver
Boulevard building will be completed in February, 2008. Together, the two projects
will be bid out to hire a single General Contractor to perform their construction
simultaneously. Construction is scheduled to commence in May, 2008 and be
completed 12-18 months later.
Kiosks:
The Economic Development Subcommittee recommends that upon completion of
the Town Plaza Expansion’s construction, that a Request for Proposals be sent out
to secure a company to construct, install, and administer the licensing of desirable
businesses who will operate out of approximately four Agency owned Kiosks in the
Town Plaza.
Policy Establishment:
The City Attorney staff is preparing an analysis of the following legal issues
concerning use of the Town Plaza that once concluded, will be brought back to the
City Council for consideration:
• Permitted regulations for Town Plaza;
• Priorities for permitted uses, e.g. City-sponsored vs. privately sponsored
events, revenue producing vs. non-revenue producing;
• Permitting or licensing requirements for privately sponsored events that
may be attended by the general public;
• Noise level limitations and associated hours of operation;
• Film screening issues;
• Permit fee schedules;
• Possible reservations of specific areas (or times) for specified uses, e.g.
unrestricted free speech vs. areas reserved for special events; and
• Licensing or leasing of Agency owned Kiosks.
Some of the foregoing policies will be addressed by amendments to existing policies
governing the use of Town Plaza in the City’s Free Speech Guidelines. Other
matters, e.g., film screening ratings and fees and licensing arrangements will require
development of supplemental policies and procedures.
FISCAL ANALYSIS:
The existing Realignment construction budget is $2 million. A budget amendment to
increase the appropriation from tax exempt bond proceeds in the amount of City of Culver City, California
Redevelopment Agency Agenda Item Report
$500,000 is needed to cover the additional construction costs with a 15%
contingency. Currently, approximately $15 million remain in unappropriated tax
exempt bond proceeds based on the preliminary 2006/07 financial statements.
Therefore, there are sufficient funds available to increase the Realignment budget by
$500,000.
Town Plaza Expansion Budget:
During their meeting of October 3, 2006, after selecting particular lighting systems,
water features and other items for the Town Plaza Expansion, the Agency adopted a
$2,800,000 budget for its construction. Staff worked with the Economic
Development Subcommittee to complete the Design Development Drawings phase
of the project and once concluded, staff obtained an updated estimate of its cost
based on its final selection of lighting systems, hardscape, softscape and other
materials. Based on the revised cost estimate, the $2.8 million budget continues to
be sufficient for the Town Plaza Expansion portion of the project.
Town Plaza Enhanced Features:
The estimates for the various enhancements listed below for the Agency’s
consideration include the costs for architectural, engineering, construction/purchase
and installation. Where applicable, existing contracts with existing firms will be
amended to include the cost to design and engineer the selected enhancements:
1. Access Road: Amount
Roadway Surface: Replace black asphalt with patterned
paving that complements the Town Plaza’s pedestrian
areas.
$105K
Lighting Systems: Replace Cobra head streetlights
rescued from demolition activities near the site with
specialty lighting components comprised of LED, fiber optic
cable light strings, and illuminated bollards along the curb
perimeter.
$264K
Savings realized by not installing Cobra head streetlights (-)$20K
Net Total Cost for Access Road Enhancements: $349K
2. Security Camera:
Includes conduit, mounting pole, fiber optic cable, camera,
observation monitors and digital recording equipment for
connection to the Police Department.
$75,000
3a. Pylons:
Basic: Custom design, construct and install six pylons in a
row to act as a stage backdrop, mount various graphic and
other artwork, complete with built-in stage and area lighting
system, shelves to place portable speakers, and ability to
$800K City of Culver City, California
Redevelopment Agency Agenda Item Report
mount a movie screen. Cost includes annual graphic art
replacement program for three years.
Enhanced: Two additional pylons forming a “square”
capable of hanging a cover shade (tent) atop them,
complete with built-in stage and area lighting system and
shelves for speakers.
$266K
Net Total Cost for Pylons: $1,066,000
3b. Substitute Pylons with Light Banner Poles:
Fabricate and install four light banner poles similar to
existing ones to mount banners, affix portable speakers and
stage lighting, and to also act as a backdrop to a staging
area. Though similar to the existing ones, these four would
be taller and stronger and form a “square” area with the
ability to support the weight of hanging a cover shade (tent)
atop them.
$100K
As noted above, there is currently approximately $15 million in unappropriated tax-
exempt bond proceeds; therefore, there are sufficient bond fund proceeds to fund all
of the potential Town Plaza Enhanced features.
Town Plaza Maintenance:
Agency staff has met with Parks Maintenance Division and Public Works
Department staff to perform a thorough review of the existing Town Plaza
maintenance activities and their associated costs and to also estimate the expansion
area costs as follows:
Item Description Existing Expansion Mo. Total Annual
Monthly pressure
washing of hard
surfaces*
$1,120 $1,800 $2,920 $35,040
Twice weekly
landscaping
service, thrice
weekly debris
removal services,
and graffiti
removal*
$1,032 $1,500 $2,532 $30,384
Tree trimming (21
existing trees
removed, 29
replacements
planted, nets 8
additional)*
$67 $19 $86 $1,032
Daily trash $2,132 $1,475 $3,607 $43,284 City of Culver City, California
Redevelopment Agency Agenda Item Report
receptacle
emptying (Twice
per day on
weekends)
(12 existing bins,
adding 9 new)**
Utilities (water,
power)
$350 $560 $910 $10,920
Light bulb
replacements
$65 $93 $158 $1,896
Annual Sealing of
Hard Surfaces***
$200 $250 $450 $5,400
Monthly
Subtotals
$4,966 $5,697 $10,663
Annual Totals $59,592 $68,364 $127,956
*Includes the Access Road area.
**The Public Works-Maintenance Operations Division uses the City’s General Fund to
reimburse the Public Works-Sanitation Enterprise Fund for this cost.
***Not currently performed, but staff recommended.
Excluded: Water feature maintenance performed by in-house crew.
Excluded: Replacement of LED fixtures every 27 years at a cost of $230K ($8,500
annually).
Revenues:
On the Third Street Promenade, the City of Santa Monica
receives an average of $9,000 annually per Kiosk in rental and
licensing fees. Those licensing fees do not include business
and sales tax revenues which HdL estimates at an additional
$15,000 for four proposed Kiosks that may be installed within
the existing and expansion areas.
$51,000
annually
Estimated Kiosk revenues of $51,000 received from rent, licensing, business and
sales taxes may be used to offset a portion of Town Plaza’s ongoing maintenance.
Upon completion of construction, the Agency will incorporate a two-year warranty
period to cover maintenance costs of the Town Plaza Expansion into their budget.
Construction of the Town Plaza Expansion will be completed in the summer of 2009.
Beginning in fiscal year 2011/12, the Public Works Department and the Parks
Maintenance Division will need to add the expansion area’s ongoing maintenance
costs to their respective budgets.
ATTACHMENTS:
• Images of Enhanced Town Plaza Features City of Culver City, California
Redevelopment Agency Agenda Item Report
• November 2002 to November 2007: Town Plaza Crime Statistics Report
MOTIONS:
That the Culver City Redevelopment Agency:
1. Approve a budget amendment increasing the Washington Boulevard
Realignment project construction budget (55393400.619800) by $500,000
using tax-exempt bond fund proceeds for a new total of $2,500,000; and
approve the carryover of $338,142.92 (55393400.619800) and $467,590.46
(55393400.730100) from fiscal year 2006-07 to fiscal year 2007-08; and
2. Using unappropriated tax-exempt bond proceeds, approve any of following
Town Plaza feature enhancements (if desired):
1. Access Road enhanced lighting and patterned pavement at an additional
cost of $349,000; and/or
2. A Security camera system at an additional cost of $75,000; and/or
3a. Eight pylons at an additional cost of $1,066,000;
3b. Or substitute four Light Banner Poles instead of the pylons at a cost of
$100,000; and
NOTE: Any of the Town Plaza enhancements approved by the Agency in
Motion #2 will need a corresponding budget amendment to appropriate
the additional funding from unappropriated tax-exempt bond proceeds.
3. Authorize the Agency General Counsel to prepare/review the necessary
documents and authorize the Agency’s Executive Director to execute
agreements on behalf of the Agency to implement the foregoing
enhancements up to their maximum stated amounts, and to issue
interpretations, waive provisions, enter into amendments on behalf of the
Agency, and to sign all such other documents and instruments necessary to
implement and carry out the projects on behalf of the Agency up to their
maximum stated amounts in such form as is reasonably acceptable to the
Executive Director.
MEETING DATE: 01/07/08
AGENDA ITEM:
Action Item: Consideration of Enhanced Town Plaza Features; and
Consideration to Increase the Downtown Washington Boulevard
Realignment Construction Budget.
ATTACHMENTS
Item Pages
1 Images of Enhanced Town Plaza Features 1-8
2 November 2002-November 2007 Town Plaza
Crime Report
9-10
1. Existing Town Plaza Banner and Lighting Poles.
2. Examples of Pylons and Their Uses: 3. Access Road: Enhanced Pavement and Lighting Systems Part 1 Crimes Downtown Area
Time Period: November 13, 2002 - November 13, 2007
Robbery: 9 Total
1. Bank of the West 6/17/2003 9735 Washington Boulevard
2. Bank of the West 7/16/2003 9735 Washington Boulevard
3.Street Robbery 2/13/2005 Irving &School Street
4.Starbucks 11/1/2005 9718 Washington Boulevard
5. Stellar Hardware 6/30/2007 3833 Main Street
6. Pacific Theaters 9/3/2007 9500 Culver Boulevard
7. Street Robbery 2/19/2003 Washington Boulevard & Del Mas Terrace
8.Street Robbery 3/7/2003 Culver Boulevard & Irving Place
9. Pacific Theaters 5/1/2006 9500 Culver Boulevard
Aggravated Assaults 2 Total
1.Pacific Theaters 10/5/2005 9500 Culver Boulevard
2. 3871 Watseka Ave 5/1/2004 3871 Watseka Ave. DV
Simple Assaults 8 Total
1. 9500 Culver Boulevard 8/19/2003
2.3826 Main Street 12/14/2004
3.9801 Washington Boulevard 2/18/2005
4. 9336 Washington Boulevard 3/31/2006
5. 9501 Washington Boulevard 6/13/2006
6. 9801 Washington Boulevard 9/20/2007
7. 9543 Culver Boulevard 5/8/2004
8. Main Street & Culver Bl. 12/6/2006
Burglary 14 Total
1. Starbucks 12/8/2003 9718 Washington Boulevard
2. Culver Studios 5/6/2004 9336 Washington Boulevard
3. Stellar Hardware 11/13/2005 3833 Main Street
4. La Ballona Restaurant 2/8/2007 3843 Main Street
5. Double Dutch Café 10/20/2006 9806 Washington Boulevard
6. Double Dutch Café 4/29/2005 9806 Washington Boulevard
7. Sam Genarro 5/25/2005 9543 Culver Boulevard
8. Sam Genarro 5/30/2005 9543 Culver Boulevard
9. Stellar Hardware 11/1/2006 3833 Main Street
10. Honey Kettle 9/8/2007 9537 Washington Boulevard
11. Culver Studios 6/19/2007 9336 Washington Boulevard
12. Culver Studios 8/27/2007 9336 Washington Boulevard
13. Miralta Office Building 4/18/2006 9696 Culver Boulevard
14. Culver Studios 4/23/2007 9336 Washington BoulevardGTA's Total 10
1. Street 8/15/2005 3800 Blk. Of Cardiff
2. Street 11/15/2006 9718 Washington Boulevard
3. Business 1/29/2007 3859 Cardiff
4. City Parking Structure 2/21/2003 3846 Cardiff
5. Street 4/9/2006 3944 Watseka
6. City Parking Structure 1/22/2007 3846 Cardiff
7. Street 3/6/2007 Culver Boulevard and Irving Pl.
8. Street 4/22/2003 Washington Bl. & Watseka
9. Street 2/20/2004 Culver Boulevard and Ince
10. Pacific Theaters 5/23/2003 9500 Culver Boulevard
Thefts Total 45 Included are Petty, Grand, TFMV's