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BURBANK REDEVELOPMENT AGENCYTuesday, April 22, 2003Agenda Item - 1 |
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BURBANK REDEVELOPMENT AGENCYTuesday, April 22, 2003Agenda Item - 1 |
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PURPOSE
The purpose of this staff report is twofold:
BACKGROUND
South San Fernando Community Park/School Project - For nearly ten years Burbank has made the development of a neighborhood park in the southeast area of the City a top priority. Within the last five years, the City Council dedicated funds from various public sources toward the acquisition of property in the South San Fernando Boulevard area. In 1997, the area surrounding the proposed park site was designated by the City Council as the South San Fernando Redevelopment Project Area.
The Burbank Unified School District (BUSD) took operational control of the community school from the County of Los Angeles in 1999. The BUSD has also been seeking a permanent home and location for its community school after the District�s former administrative office site was procured by the City of Burbank. The opportunity to combine much-needed recreational amenities with the community school at a single location became apparent when the City started to assemble land parcels as part of developing its community park for residents of the southeast area.
While, the Project Area itself is comprised primarily of industrial and commercial uses, the immediate surrounding areas are developed as multi-family residential. This high resident concentration does not have immediate access to adequate open space and recreational facilities and lends further support for a project of this nature. For this reason, in 1997 when the South San Fernando Redevelopment Project Area was formed, the Plan specifically included the development of a ten-acre park as a recommended new facility. Since that time the Agency has been instrumental in providing support with property acquisition activities and site assembly.
The City is currently programming the initial phase of this important joint-use project and is the focus of this staff report. Subsequent project phases are dependent upon the availability of additional suitable real estate and funding and will not be discussed herein.
A Location Map for the South San Fernando Redevelopment Project Area that includes the South San Fernando Community Park/School Project and the South San Fernando Boulevard Streetscape Project within its borders is provided herein as Exhibit 1.
Community Park/School Initial Program - On April 30, 2002, the Park, Recreation and Community Services department received City Council approval to proceed with site demolition, design, and pre-construction services for the first phase of the South San Fernando Project. The proposed conceptual plan presented at that time included an approximately 16,000 square foot joint-use facility. The conceptual plan was developed to address the needs of the City of Burbank Youth Recreation Program and a BUSD community school, a tot lot, basketball court, park open space, and on-site surface parking.
In developing the initial program for Community Park/School Project, it was paramount that community and neighborhood support and input was received to ensure that the resulting project met the recreational needs of its local constituency. A community stakeholder design workshop and three neighborhood programming workshops were held to obtain guidance and specific requests for desired recreational amenities to best serve the neighborhood. This documented public input represented the driving influence in developing the public open space program to be presented herein.
In general, the building size did not change. The functional program elements were clearly defined and fit within the original 16,000 square foot (�sf�) program area. However, the suggested manner in which on-site parking is provided and the resulting size maximization for outdoor recreational amenities are two major program elements that have changed. This will be discussed in more detail in the Analysis section.
Green Building - The City of Burbank made a commitment early on in the Phase I programming process to obtain a Leadership in Energy and Environmental Design (LEED)[1] Silver Rated Green Building. The City�s commitment to obtain a minimum Silver Rating for the Community Park/School Project makes economic, environmental, and social sense and will represent the very first LEED building within city limits.
Environmentally, a LEED certified facility reduces energy consumption, emissions, and the use of natural resources such as water and wood products. LEED certified facilities promote the use of alternative transportation means, innovative wastewater technologies, storage and collection of recyclable materials, use of natural lighting, reduces building material and mechanical system emissions, and improves indoor air quality.
South San Fernando Boulevard Streetscape Project - The South San Fernando Boulevard Streetscape Project is located in the South San Fernando Redevelopment Project Area and includes a one-half mile portion of the South San Fernando Boulevard corridor between Verdugo and Alameda Avenues. This project is an important component of the redevelopment of the area. The corridor is one of the primary gateways to the city and it serves as a direct link into Downtown Burbank. The South San Fernando Redevelopment Plan notes the importance of recycling the properties and facilities along this critical corridor. At the time the Redevelopment Plan was adopted, the Burbank Center Plan was also adopted, which amended the zoning in the immediate area with the vision of creating a mixed-use environment. The zoning along with the Agency�s proposed projects along South San Fernando Boulevard, now provide a transitional corridor that is more sensitive to the easterly adjacent residential neighborhood. The streetscape project supports and helps implement the South San Fernando Redevelopment Plan and will not only enhance the area as it now exists, but will also serve as one more visible indication of the Agency�s commitment to revitalizing the blighted area.
In September 2001, the Redevelopment Agency Board approved a Professional Services Agreement (�PSA�) for David Evans & Associates (�DEA�) to provide design services for the schematic design phase of the project. After gathering sufficient data, DEA presented several conceptual plans to the project team consisting of representatives from a variety of Departments and Divisions including the: Community Development Department (Planning, Transportation and Building Divisions); Public Works Department (Engineering, Traffic Engineering and Field Services Divisions); Parks, Recreation and Community Services Department (Park Services Division); Burbank Water and Power (both Divisions); Fire Department; and Police Department. The design elements selected by the project team included enhanced treatments along the entire corridor with parkway and landscaped median improvements, roadway reconstruction, gateway elements and decorative crosswalks. These improvements did not alter the curb line or sidewalk widths and did not impact on-street parking anywhere along the corridor. At that time, the cost of the proposed improvements was estimated to be approximately $3.0 million.
While community outreach efforts are discussed in greater detail later in this report, it is important to note that prior to completing the schematic design phase, the project team held a meeting focusing on the corridor stakeholders (property and business owners and adjacent residents neighboring South San Fernando Boulevard. While, some business owners suggested a few design layout revisions (that were incorporated into the schematic design) the overall reception was positive and those attending indicated they were pleased that the Agency was considering the proposed improvements.
On July 30, 2002, the proposed schematic streetscape design was presented to the City Council and Redevelopment Agency Board and staff was directed to proceed with the Design Development Phase. At the same meeting, the Agency Board expressed specific interest in lighting design and some of the amenities proposed in the schematic design. These issues will be incorporated into the proposed Design Development plan, however, the specifics of that plan have yet to be designed.
Completed Community Park/School Project Milestones - Key milestones completed since the City Council�s April 30, 2002 authorization to proceed with site demolition, design, and pre-construction services for the first phase of the South San Fernando Project include the following.
1. Abatement and Demolition of Remaining Site Improvements - June 18, 2002 2. Community Stakeholder Design Workshop - July 20, 2002 3. Neighborhood Programming Workshop #1 - August 22, 2002 4. Retain Project Architect (WLC) - January 14, 2003 5. Neighborhood Programming Workshop #2 - March 20, 2003 6. Neighborhood Programming Workshop #3 - April 3, 2003 7. Council Approval of Pre-Construction Service Provider - April 22, 2003
Completed Streetscape Project Milestones - Key milestones completed since the City Council/Agency Board update and approval of the Schematic Design Phase in July 2002 include the following.
1. Began Design Development Phase � August 2002 2. Data Collection & Verification � August 2002 � January 2003 3. Design Options & Preliminary Plant Consideration � January � March 2003 4. Neighborhood Programming Workshop - March 20, 2003 5. Neighborhood Programming Workshop - April 3, 2003 6. Agency Board Assignment of Oversight Committee � April 22, 2003
ANALYSIS
Community Center, BUSD Community School, and Park (Public Open Space)
Joint-Use Building Options � Floor plan information, including a subterranean parking layout, is provided herein as Exhibit 2. On-site parking for approximately forty-one (41) spaces directly below the two story joint-use building is currently proposed � level below existing grade. As previously mentioned, this parking configuration maximizes site use for public open space recreational amenities by eliminating competing on-site surface parking but translates into increased project cost.
The primary elements that comprise the joint-use facility are separately represented below. Occupant capacity, space standards, and quantity program detail information for each use is provided herein as Exhibit 3.
Community Center � Ground Floor (7,993 sf)
a. Information, Merchandising, & Reception Area b. Staff Offices and Counseling Room, c. General Files/Records, Workroom & Copy Area, Conference Room, and Equipment Storage
a. �Active� Flex Space � such uses may include a Club Room, Sound Studio, Music Practice Room, Card & Game Room, or other uses. b. �Passive� Flex Space � such uses may include a Video Arcade & Lounge, Reading Library, Tutoring, Computer Caf�, or other uses.
a. Large (Sub-dividable) Assembly Room � 200 Person Capacity b. Arts & Crafts � 50 Person Capacity c. Dance & Gymnastics � 100 Person Capacity
a. Catering Kitchen with Exterior Loading Area b. Storage Area c. Snack Bar & Concession Area
a. Stackable Chair & Folding Table Storage b. Supply Storage c. General Storage
a. Main Public Lobby � �Drop-In� Area b. Information Desk c. Restrooms � Public Male & Female d. Custodial Area(s) e. Elevator & Elevator Equipment Room f. Electrical Room g. Mechanical Equipment Area
BUSD Community School � 2nd Floor (8,010 sf)
a. Information and Reception b. Staff Offices for Administrator and Counselor c. Counseling/Conference Room d. General Files/Records, Workroom & Copy Area, Conference Room, and Office Storage
a. Community Day School Classrooms, with Counters & Sinks � Four b. New Vista Classroom with Counter & Sink � One c. Computer Lab � 12 Stations
a. Staff Lounge and Workroom b. General Storage c. Restrooms � Single Occupancy � Male & Female d. Restrooms � Public Male & Female e. Custodial Area(s) f. Data/IT Room
Public Open Space, Recreational Amenity Program Options - Four recreational amenity program options were developed and previously presented to the last neighborhood workshop on April 3, 2003. A Park Consolidation Plan was subsequently developed as a natural progression from the four program options. This plan was presented to the Park, Recreation and Community Services Board on April 10, 2003. In brief, the major elements of each open space program option, including the Park Consolidation Plan, are listed below, in no order of priority or desirability.
Conceptual Plan A � (Exhibit 4) Designed to compliment a contemporary building design, colorful paving, shade structures and architectural walls are used with strong geometric forms to create a bold presence. This plan offers a small entry plaza at the corner of San Fernando Blvd. and Cedar Avenue with an entry wall representing a formal gateway into the park. A picnic structure and passive garden area are situated just east of the building along San Fernando Blvd. The plan provides an amphitheater with a colorful fabric shade structure over the stage and a large screening wall that provides an architectural backdrop for the stage.
A large play area is provided with a seat wall and colorful fabric shade canopy to provide visual screening from the adjacent Cedar Avenue. A basketball court is included near the play area with a picnic structure in between the two uses. A restroom and storage building is suggested for the southern end of the site and a 7,500 s.f. multi-use open turf area is provided adjacent to Providencia Avenue.
Conceptual Plan B � (Exhibit 5) More formal than Plan �A�, Plan B sites the basketball court at the corner of Cedar Avenue and San Fernando Blvd. Due to this location a tubular steel fence is suggested to keep errant basketballs within the park. Concrete bleacher seating descends from the raised courtyard area at the building which exists on all conceptual plans. This plan suggests the use of the courtyard area as a presentation venue with the addition of a small stage and screening wall behind it.
This is the only scheme that suggests the continuation of the alley through the park from Providencia Avenue to Cedar Avenue. The alley beyond the parking garage entry would be concrete turf block allowing for turf to be used as the paving continuation. This plan suggests the central placement of a shade structure to serve a play area, formal garden area, and a passive turf area. This scheme offers a separate storage building at the south end of the park and a small restroom building adjacent to the play area. There is also an 8,200 s.f. multi-use open turf area along Providencia Avenue.
Conceptual Plan C � (Exhibit 6) Plan C is by far the most �organic� or curvilinear design suggested. This design unlike Plans A and B is shown with fencing securing the entire park. At the corner of San Fernando and Cedar Avenue a passive garden area is provided that is open to the street. The fencing here is pulled back in order to create an open inviting feeling for the park�s �formal� entry.
Just inside this fencing on the east side of the building is a play area and picnic shelter. Just south of this is an informal 8,900 s.f. multi-use open turf area. A small skate �node� is tucked into the southeastern corner of the park. The restroom facility in this scheme in located just east of the existing building that exists near the center of the site. The basketball court on this scheme is adjacent to Providencia Avenue and is covered with an open roof structure with adjacent concrete bleachers.
Conceptual Plan D � (Exhibit 7) This scheme was derived from Plan �B� with the intent to provide a larger open turf area. The basketball court is still located on the corner of San Fernando and Cedar Avenue but the play area has been moved north which puts it closer to the court and Cedar Avenue. The park may be fully fenced for security and safety purposes with regard to the basketball court and play area. There are two picnic structures; one at the play area and one at the adjacent passive garden area. The restroom and storage facilities are still located in the southeastern corner of the park. The multi-use, open turf area for this conceptual plan is approximately 14,400 s.f.
Park Consolidation Plan � (Exhibit 8) This plan considers input from the Stakeholder�s Design Workshop, the three Neighborhood Programming Workshops, and Conceptual Plans A through D and may best portray a viable park program that meets the greatest need of this neighborhood area. Although not to be construed as the final park program plan since it will continue to be refined as more evaluation and details are added, it does convey the big picture based on public input the Project Team has received to date.
The Park Consolidation Plan was presented to the Park, Recreation and Community Services Board on April 10, 2003. The Board provided a general consensus and acceptance of this consolidated plan, including recommendations cited below for subsequent program implementation and consideration. Staff desires to once again, specifically emphasize that this proposed Park Consolidation Plan will continue to be refined as more detail information is identified during completion of the subsequent design phases.
1. Provide a ceremonial entry way to the park at San Fernando Blvd. and Cedar Avenue 2. Safety and Security for Underground Parking � Police Dept. design review will be an integral step 3. Lighting of basketball court and interior park lighting � be sensitive to the neighborhood 4. Restrooms shall be accessible to playground areas and the basketball court 5. Provide drinking fountains and public pay phones 6. Ensure design continuity of park to accommodate potential future acquisition of private property use along Providencia Avenue 7. Discourage skate boarding along walkways 8. Provide plenty of colorful shade trees (fall colors) � no palm trees 9. Maximize open public space � consider relocating the maintenance or storage facility within the parking garage and combining the restrooms as part of the main community center and community school
Streetscape Project
Now that the physical data has been gathered as part of the design development phase, the project team is ready to proceed with the specific design layout, selection of appurtenances and plant pallet. DEA has developed three different schemes for the design elements (such as paving, lighting, plant material and street furnishings). Scheme 1 employs a very traditional design with a selection of common furnishings and �historically reminiscent� ornate light standards (Exhibit 9). Scheme 2 calls for a more contemporary design while utilizing design elements that tend to be more basic and timeless (Exhibit 10). Scheme 3 provides the most color and visual diversity. However, Scheme 3 incorporates elements that may not stand the test of time and could look dated quickly (Exhibit 11). Staff anticipates that the ultimate design scheme will incorporate the best design components of each of the three schemes, resulting in a plan that will not only be interesting and aesthetically pleasing but will be functional and timeless as well.
Because the project is at a point in the design process that requires additional input, staff is requesting an Oversight Committee be established to help guide the project.
COMMUNITY PARTICIPATION - During the Schematic Design and Design Development Phases, staff has participated in community outreach efforts to assist with the design process. As previously mentioned, the project team hosted a community meeting in May 2002 to present the proposed project and receive input from residents, property and business owners in the area. The meeting was well attended and the project team received input that was incorporated into the next-generation design.
In addition to this community meeting, Agency staff participated in community meetings on the South San Fernando Community Park/School project in August 2002, March 2003 and April 2003, hosted by the Parks, Recreation and Community Services Department, by presenting the streetscape project again at each meeting for public input.
Since the streetscape project and park/school/recreation center project have many overlapping elements and issues, City and Agency staffs intend to partner the two projects as much as possible. As a matter of record, both projects have same landscape architect to further ensure a cohesive design. Issues that have been raised at the community meetings with regard to the park/school project, such as traffic, street crossings, and safe pedestrian access can be mitigated through the streetscape design. Additionally, partnering the two projects will provide even more opportunities for community involvement. To date, both projects have been well received by the public.
Due to the success of the joint community meetings as well as the overlapping nature of the two projects, staff believes it prudent to assign the same Oversight Committee for both projects.
The Oversight Committee will guide the �working team� to develop an overall streetscape design that will enhance the character and appearance of the South San Fernando Boulevard corridor. While the streetscape project meets and supports the goals and objectives of the South San Fernando Redevelopment Plan in terms of removing visual blight and creating an environment conducive for economic growth and development, it will also provide a level of infrastructure improvement that will benefit the adjacent residential neighborhood as well as the future residential population along San Fernando. These enhancements will not only improve the aesthetics of the area, the streetscape project will create a pedestrian friendly atmosphere, which is expected to encourage neighbors to walk to the park, community center and neighboring businesses.
When the Committee has completed the Design Development Phase, the plan will be presented to the Redevelopment Agency Board for consideration. Only after the design development plan has been approved by the Agency Board, will staff request direction to continue with the Construction Documentation Phase.
SCHEDULE
Community Park/School Project - Based on City Council authorization for staff to proceed with the Schematic Design Phase, the following schedule milestones are anticipated.
This occupancy date represents a three month slip from previous reporting to City Council and is due in part to an extended programming effort, the required review process involving the Department of State Architect, and the added approval layers due to the project�s joint-use and multi-board interest and involvement. Staff will revisit the anticipated occupancy date upon completion of the Design Development Phase and will report back to City Council on or about October 2003.
Streetscape Project - The project team estimates that it will take several weeks to complete the final design development layout once a final scheme has been selected. When the Design Development Phase is complete, staff will return to the Agency Board for consideration and direction. Once the design development plans are approved, the project will quickly move into the construction documentation phase. At the completion of construction drawings, staff will return with a request to go to bid for construction. The following schedule milestones are anticipated.
FISCAL IMPACT
Community Park/School Project - No fiscal impact will result as a result of this acceptance and approval process. The project value remains at $6.0 million, excluding land cost. There is sufficient funding appropriated in Acct # 370.CP01A.70005.0000.13504 for fiscal years 2002-03 and 2003-04 for this project.
Staff will provide a separate presentation later this evening seeking City Council approval to retain a Pre-Construction Service Provider to collaboratively develop, amongst other specific services, a project budget with the Architect and City. Staff will provide a subsequent presentation to City Council upon completion of the Design Development Phase on or about October 2003 and address any potential fiscal issues at that time.
Streetscape Project - There are no fiscal impacts associated with the proposed staff recommendation. Funds necessary to complete the Design Development Phase have been appropriated in the approved FY 02-03 budget ($140,000). However, an additional appropriation may be needed to complete the construction documentation phase. This proposed appropriation will be presented at such time when the Agency Board approves the final design development drawings.
RECOMMENDATION
Community Park/School Project - Staff recommends City Council acceptance of the Architectural Program for the South San Fernando Project, Phase 1 and approval to move forward with the Schematic Design Phase subject to any recommendations by the Park, Recreation and Community Services Board, City Council, and the City of Burbank, Board of Education.
Streetscape Project - Staff recommends that the Redevelopment Agency Board appoint the South San Fernando Community Park/School Oversight Committee to serve as the Oversight Committee for the South San Fernando Boulevard Streetscape Project.
SOUTH SAN FERNANDO COMMUNITY PARK/SCHOOL SOUTH SAN FERNANDO BOULEVARD STREETSCAPE PROJECT
LIST OF EXHIBITS
1. South San Fernando Redevelopment Project Area � Location Map
2. Community Center & Community School Floor Plans
3. Community Center & Community School � Architectural Program Details
4. Conceptual Park Planning Studies � Scheme A
5. Conceptual Park Planning Studies � Scheme B
6. Conceptual Park Planning Studies � Scheme C
7. Conceptual Park Planning Studies � Scheme D
8. Conceptual Park Planning Studies � Park Consolidation Plan
9. Streetscape Project � Scheme 1 � Site Furnishing Selections
10. Streetscape Project � Scheme 2 � Site Furnishing Selections
11. Streetscape Project � Scheme 3 � Site Furnishing Selections
[1] As defined by the U.S. Green Building Council, LEED is a self-assessing system designed for rating new and existing commercial, institutional, and high-rise residential buildings. It evaluates environmental performance from a �whole building� perspective over a building�s life-cycle, providing a definitive standard for what constitutes a green building. LEED criteria includes Sustainable Sites, Water Efficiency, Energy and Atmosphere, Materials and Resources, and Indoor Environmental Quality.
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