Item 8-A
Council
Meeting: October 8, 2002 Santa Monica, California
FROM: City Staff
SUBJECT: Presentation of Design Concepts and
Award of a Design-Build Pre-construction Services Agreement, Including
Renovation of the Existing Administration Building for the Big Blue Bus Campus
Expansion Project, Phases II-IV
On February 27, 2001, Council
approved the Master Plan, certified the Final Environmental Impact Report for
the BBB campus expansion project, and authorized staff to proceed with the
program.
The overall
program envisions project delivery in four main phases:
I) . As part of the
planned expansion of the BBB, a portion of the bus fleet and support vehicle
fleet will be converting to alternative fuels, such as Liquefied Natural Gas
(LNG), Compressed Natural Gas, (CNG) and electric operation. The first phase of implementation of the BBB
Master Plan calls for cConstruction of a Natural Gas Fueling/Bus
Wash Facility (LNG fuel for buses, CNG for other fleet vehicles), (You might
want to mention the status of this portion)
II) Demolition of the 612 Colorado building and construction of a new administration building with a below grade parking structure,
III) Construction of a
heavy-duty transit
bus maintenance facility, and
IV) Demolition of the existing maintenance facility,
grading, paving, and other site improvements.
At its August 14, 2001 meeting, Council awarded a
construction contract to Mallcraft, Inc. for Phase I of the project, which is
the Natural Gas Fueling, coin collection, and bus wash facility. Phase I is currently under construction and scheduled for
completion in spring of 2003. On September 11, 2001,
Council awarded a design contract to Hellmuth, Obata + Kassabaum, Inc.
(HOK) for the design of Phases II-IV. The concept design is currently underway.
Discussion
Concept Design Presentation
The best description of the concept design is expressed by HOK as
follows: “The
Santa Monica Big Blue Bus is an organization on the move. It is a forward thinking organization
that skillfully balances its state-of-the-art transit services with
community-friendly teamwork. This will be evidenced in the new Big Blue Bus
Campus Expansion
Project. The design is intended to
capture the spirit of this progressive organization, while meeting the need for
administration, operations and vehicle maintenance facilities.
Public art, distinguished
architecture and sustainability concepts are being fully integrated into the
design of the project through a highly collaborative and interactive
process. Through the use of elegant,
yet expressive forms and materials, the design speaks to the character of this
organization that is on the move.”
The simplicity and clarity of the overall site plan and building
organization supports the modern, efficient operations of the Big Blue
Bus. The landscaped courtyard at the
heart of the project provides an outdoor place for gathering and public
interaction. The lightness and transparency of the structural system and
building envelope symbolize the openness of the institution. This envelope is
meant to convey a sense of movement, and is conceived as an interactive “skin”
rather than an enclosure. It allows the complex to functionally respond to
climatic and environmental changes. At the same time, it projects artistic
ideas that are meant to change perceptions, provoke thought, inform and
educate. The bold, folded planes and dramatic sweeping arcs impart a dynamic
character to the form of the building.
The use of a single vocabulary of materials, both durable and refined,
for the entire complex portrays an organization that is diverse yet unified in
its mission; innovative yet practical; truly a smart design.
The Santa Monica Big Blue Bus
complex will be both flexible and enduring.
It will reflect the organization’s role as a responsible leader in the
transit field that creates and maintains a quality living environment in
Southern California.
As to sustainable design features,
the City is seeking a LEEDS silver or gold rating for the facility. In addition
to providing an on site alternative fueled vehicle station, elements to be
explored and incorporated into the design as feasible include:
Dan Corson, project artist has
several design concepts to present, including a L.E.D. display module for a
portion of the new administration façade along Colorado Avenue; a movable
vignette screen at the bus stop on Colorado Avenue, near Seventh Street;
helical colored skylights along the maintenance building roofline on Seventh
Street, and an intense colored reflective glass panel system incorporated into
a portion of the administration building façade.
An open house meeting with the
public was held the first week of October to receive input on the project
design concepts. Feedback received was
extremely positive.
Modified
Design-Build Approach
It was originally contemplated that the BBB
Campus Expansion Project would be implemented using a design-bid-build
approach, wherein the owner City provides the construction contractor
drawings and specifications. If
adjustments to the drawings and specifications are needed, the cost associated
with the resolution of such changes is typically the responsibility of the
City. Additionally, the construction schedule is lengthened by the time
required to address these changes. It
is not uncommon in the construction industry that projects delivered by the
design-bid-build delivery method experience cost increases and the project
construction schedule is lengthened.
In an effort to limit unanticipated costs,
expedite the construction schedule, and build a cohesive project team, this
project will be implemented using a modified design-build approach. Under the modified design-build approach, the
design-builder will warrant to the City that it will produce design documents
that are complete and free from error.
In addition, this approach allows the City to seek a guarantee on the construction
costs (a Guaranteed Maximum Price (GMP) contract), wherein the City will know
the construction costs before it finally commits to the
construction of the project. This is
because the design-builder will be estimating the construction costs as the
design is evolving.
There are several benefits to this approach:
1)
Warranty - The design-builder warrants to the City that it will produce plans that are complete
and free from errors. This allows the City to negotiate a Guaranteed Maximum Price (GMP) contract.
2)
Timesavings – The project completion
timeline is shortened
as design and construction are allowed to overlap, while bidding periods and redesign are
eliminated. The design-builder can begin material procurement and construction
before the construction documents are fully complete.
3)
Cost-savings – The project can be completed for
a lower over-all cost because
of the time-savings
achieved through a design-build approach.
1)Also inherent in this approach are savings created
by certainty of timing of the project.
In design-build, design and construction are overlapped, bidding periods
and redesign are eliminated, thus allowing total design and construction of the
project to be more accurately determined and reduced. The design-builder can begin materials/equipment procurement and
construction work often begins before the construction documents are fully
completed. The resulting time savings
typically translates into lower costs and a more predictable completion
of construction.
The BBB campus expansion project will further
benefit from the modified design-build approach through the assignment of the
architect HOK, to team with the design-builder. The City contract with HOK will be assigned to the design-builder
once a GMP contract including a schedule of performance has been executed and the
design of the BBB campus expansion project has been approved.
Pre-construction Services Agreement
Staff recommends entering a two-phased agreement
with the design-builder. The first phase would be a pre-construction services
agreement, which would allow the design-builder to participate with the project
team during the schematic and design development phases prior to the
establishment of a GMP contract. During the pre-construction phase, the
design-builder would provide services such as cost estimating, value
engineering, constructability review, and assisting in the development of a
construction schedule. Staff also recommends that the design-build firm perform
the repair and renovation of the existing administration building at 1660
Seventh Street during this phase. This work is necessary to relocate BBB staff
prior to the demolition of the 612 Colorado building and allow for construction
of the new administration building at that location. It is imperative that this
work be done by the design-builder now to comply with the current construction
schedule.
The second phase would consist of finalizing the
design and other construction documents, and providing construction
services. Upon completion of the design
development, staff will recommend to Council a GMP and award of the second
phase of the design-builder's agreement.
Approval of the project, including review by City Council, Planning
Commission, Architectural Review Board, and Arts Commission will be a condition
precedent to the payment of any construction related fees.
Selection of Design-Builder
On February 11, 2002, a Request for Bids (RFB)
for design-build services was prepared and distributed to thirteen firms. The RFB was published in the
“California Section” of the Los Angeles Times. On March
13, 2002, the City received responses from four firms, which were evaluated by
a Sselection Ccommittee including
representatives from the BBB and Environmental and Public Works
Management. Each of the four firms that
submitted a response to the RFB was asked to participate in an interview. The cost of
Swinerton's proposal is below the average of the four firms. The Selection Committee
unanimously recommends Swinerton Builders for this project on the basis of the
City's best bidder criteria, as set forth in Santa Monica Municipal Code
Section 2.24.072, as follows:
1.
Swinerton
Builders submitted a competitive price for fees related to pre-construction
services, and construction fees of the general contractor;.
2.
Swinerton
Builders Swinerton
Builders team has extensive experience and is an industry leader
in construction;
3.
Swinerton
Builders Swinerton
Builders has an excellent track record in the development of
projects;.
4.
Swinerton
Builders Swinerton
Builders has proven methods for completing projects in a timely
manner;.
5.
Swinerton
Builders Swinerton
Builders has strong financial resources to complete the project;.
6.
Swinerton Builders Swinerton
Builders has a reputation for character and integrity in the
development of their projects; and
7.
Swinerton
Builders Swinerton
Builders has presented an experienced project development and
construction management team that will be critical if the project is approved
and moves forward with construction.
Swinerton Builders' qualifications and previous project experience
include construction of the Santa Monica Municipal Pool, the Howard Hughes
Center, Building 7, the DreamWorks Animation Campus, and the Arboretum
Courtyard. In addition, it has experience in design-build projects at the LAX
Gateway Enhancements and the UCI Recreational Center; and participation in
projects with significant sustainable design components such as the Gap
Corporate Campus, demonstrates their ability and expertise in the various
aspects necessary for the successful completion of the BBB Campus Expansion
Project.
Staff contacted references which
all reported that the work performed by Swinerton Builders is excellent. The California State Contractors’ License "Board
verified the license is current, active, and in good standing. Staff also contacted the Center for Contract
Compliance and found Swinerton capable of handling labor compliance
issues.
Budget/Financial Impact
FUNDS REQUIRED:
|
|
Contract |
|
$400,000 |
|
|
|
Contingency |
|
$ 60,000 |
|
|
|
|
|
|
|
|
|
Total Required |
|
$460,000 |
|
Funds in the amount of $460,000 are available in
account C41010401.589000, “Facility Improvements.”
The total project (Phases I-IV) is estimated to cost approximately $86.5
million. Phases II-IV, which will be constructed by Swinerton, is estimated at
$52 million. Funds for this project are
included in existing CIP accounts or reserved by the MTA for this project.
Recommendations
Staff recommends that the City Council:
Prepared
by: Craig Perkins, Director of
Environmental & Public Works Management
Anthony Antich, P.E., Manager, EPWM Engineering
& Arch. Division
Stephanie Negriff,
Director of the Big Blue Bus
Janeene De Martinez, Assistant Director of the
Big Blue Bus - Transit Finance and
Business
Services
Roy Neva, Transit Construction Manager
Dave
Britton, P.E., Principal Civil Engineer