Expo Study - City of Santa Monica

5. Direct staff to work with the Expo Authority to minimize the visual and environmental impacts of the maintenance facility and enhance its aesthetic interface with the community.

6. Direct staff to work with the Expo Authority to ensure the final budget for the Expo Phase 2 project includes compensation to the City for use of the City-owned property on 1800 Stewart Street as applicable as well as for private parties and Santa Monica College, as necessary.

Executive Summary

The Exposition Light Rail (Expo LR) Phase 2 Environmental Impact Report (DEIR) is being finalized. The Exposition Construction Authority will be making the final decisions about the project in consultation with the funding and operating agency, the Los Angeles County Metropolitan Transportation Authority. Although the regional agencies are responsible for deciding on the final project, the agencies will be seeking guidance from the City of Santa Monica concerning locating the Expo Maintenance facility within the City of Santa Monica.

· Possible Alternative Site for Proposed Maintenance Yard: Following a presentation by the Expo Construction Authority, the City Council expressed concern about locating the proposed maintenance yard adjacent to a residential area. The City requested the Expo Authority to continue looking for a more suitable location elsewhere. The Expo Authority has met with City staff many times and provided information regarding the many sites they had considered during the project development process. Expo and City staff agreed that a superior alternative site did not exist.

City staff and the Expo Construction Authority have explored a possible alternative site for the facility that may interface better with the surrounding community. The alternative utilizes the northern portion of the Verizon site for rail car storage leaving the remainder of the site opposite the existing residential on Exposition for additional residential or other uses. In addition, use of 1800 Stewart Street would be proposed for an enclosed maintenance function. The property located at 1800 Stewart is subject to a lease between the City and The Lionstone Group, which expires in 2030. SMC also owns a 2.4 acre site at Stewart and Exposition that is used for parking.

· Direct Staff on Continued Negotiation and Compensation to City for use of Property:

The project budget in the Phase 2 DEIR currently assumes that the Expo project will acquire the Verizon site. The City is requesting that the Expo Phase 2 budget be adjusted, as necessary, if the alternative site is selected to include compensation, as appropriate and as may be agreed to, for possible use of 1800 Stewart Street. The City purchased 1800 Stewart Street with local discretionary funds. The City currently receives commercial lease revenue and tax revenue on the site.

Background

On February 10 and March 3, 2009 the City Council held Study Sessions as first steps toward developing the City’s recommendations to the Expo Authority and Metro concerning the future Exposition light rail project within the City of Santa Monica. The City also held a community workshop on February 17^th. The Study Sessions and community workshop provided information about the Expo Light Rail Phase 2 Draft Environmental Impact Report (DEIR) released by the Expo Authority in late January 2009.

Consideration of a suitable site for the required maintenance facility and the environmental and aesthetic interface with the community are critical to the Land Use and Circulation Element (LUCE) vision of the City’s future, as the light rail has the potential to transform areas around transit stations and facilities into pedestrian-oriented walkable districts and must be “good neighbors” within the dense urban environment. A large number of residents adjacent to the proposed maintenance facility at the Verizon site expressed their concerns to City Council with respect to potential impacts on the neighborhood.

This report focuses on an alternative location of the required maintenance facility for Phase 2 of Expo. When completed, the Expo Light Rail line will connect Santa Monica to Downtown Los Angeles and the regional rail network. Phase 1 of Expo Light Rail line, currently under construction to Culver City, is slated to open in 2010. The Expo Authority is fast-tracking Phase 2 in response to voters approving a recent sales tax measure. More information about both Phases can be found at the Expo Authority web site, www.buildexpo.org.

Discussion

Summary of Comments on Maintenance Facility

The February 10^th and March 3,2009 City Council Study Session reports provide detailed explanations of community comments and Council discussion on the location of the maintenance facility. Here follows a brief summary and illustrations of the alternative:

Proposed Maintenance Yard

The DEIR included the proposed maintenance yard just east of Stewart Street between the Right of Way and Exposition Boulevard on property currently owned by Verizon and used for their telecommunications yard. The Expo Authority has explained that they are required to have a yard for maintenance within the Phase 2 project and the location within Santa Monica was the only viable site they could identify. Staff has suggested other potential locations but these did not meet the criteria due to shortfalls in site size, configuration, environmental issues or location. As evident from the aerial photo below, there is a residential neighborhood just south of the proposed site. The City’s concern about potential impacts to residents who are directly adjacent to the proposed yard generated the request for the Expo Authority to continue looking for a more suitable location elsewhere.

Proposed Maintenance Facility in the DEIR

To support the Expo Line Phase 2 project, a maintenance facility is required, preferably on the western end of the selected alignment. The Authority and its environmental/engineering consultant extensively examined potential locations within reasonable proximity to the alignment and narrowed the locations to 20 different sites. These sites were then screened down using established criteria that consisted of location, shape, size, topography, access, ownership, and potential environmental impacts. Most of the potential sites were eliminated in the first round due to inadequate size. The remaining locations were then analyzed in greater detail. Six of these sites were eliminated due to various reasons such as engineering challenges, multiple parcel owners, and project development by others of the site. The last site, Verizon property located in Santa Monica, was screened down by Expo to the ideal location based upon the established criteria.

The proposed maintenance facility for Expo Line Phase 2 is basically a storage site for the Expo Line train vehicle fleet along with supporting capability to maintain the fleet. The facility would be operational 24 hours a day, seven days a week. The train vehicle storage would be located outside on the trackway that directly connects to the main line tracks and would accommodate 1 to 3 car-consists. The proposed maintenance functions consist of basic cleaning of both the inside and outside of the vehicles for daily operation along with some longer term activities, such as vehicle repairs, which would take place in the two-story shop structure. Also within the shop structure would be offices for Metro employees, operation center, storage, and various shops to support the maintenance activities. Also at this location would be a separate traction power substation and employee parking. The Verizon site was the only remaining location that met the criteria and was the ideal size.

Staff Hired Real Estate and Design/Engineering Firms

City staff engaged the Maxima Group after issuing an RFP for planning and real estate services to review potential sites related to the required maintenance facility for the LRT Line, Phase 2.

The firm evaluated sites against the criteria identified by the Expo Construction Authority’s and Metro (Attachment B). A list of sites previously identified by the Expo Authority as being potentially suitable for the maintenance yard, along with any sites that might meet the agencies’ criteria and were not considered previously, was re-evaluated by Maxima Group. The evaluation process included information about ownership, existing uses, description of existing improvements, zoning criteria and description of surrounding neighborhood. The analysis confirmed that there were no other sites within the Phase 1 or Phase 2 areas that met the criteria, particularly with respect to size and ownership.

In addition, staff issued an RFP for preliminary conceptual planning and engineering of an alternate City site. Anil Verma Associates was selected to review existing uses, provide a description for needed improvements for any replacement functions and provide recommendations for enhancing the adjoining area of the City so that an appropriate aesthetic interface with adjacent land uses is achieved. The consultant also provided input to the Expo Authority on proposed layouts for the alternative sites. Considerations included the functionality of the site in meeting Metro operational requirements, California Public Utility Commission constraints, compatibility of the maintenance yard with surrounding land uses, and determining a layout that provides the least amount of negative impact.

Proposed “Split Alternative” Currently Being Developed (Attachment A)

Given the result of the survey to identify another possible site within the Phase 2 area, and the Expo Authority’s and Metro’s desire to locate a maintenance facility near the end of the line in order to efficiently operate the line, the approach has been to explore whether it is possible to develop an alternative that would move the facility away from the residential neighborhood frontage. Attachment A is a conceptual diagram of a possible layout.

· The maintenance functions (except the car wash), office-space and parking would be moved west of Stewart Street onto 1800 Stewart Street, away from the neighborhood frontage. As discussed in the DEIR, the facility would be enclosed in a structure. Attachment C shows examples of maintenance facilities elsewhere – these photos were provided by the Exposition Construction Authority as examples of possible treatments to mask the functions and create an attractive building.

· The storage tracks and train washing facility would be located east of Stewart Street, immediately adjacent to the tracks. The section would utilize the remaining portion of the 100 ft.-wide Exposition right-of-way and as much as 150 feet into the properties currently owned by Verizon and Santa Monica College. The large section of property south of the storage tracks, fronting on Exposition Boulevard and facing the residential neighborhood would be available for another use that could be developed in a way that is more compatible with the adjacent residential neighborhood.

· 1800 Stewart Ave is subject to a lease between the City and The Lionstone Group, which runs through 2030.

Both sites are currently zoned Light Manufacturing Studio District (LMSD) and the maintenance facility would be a change in use.

Maintenance Shop and Yard Uses

The Maintenance Shop will be in operation 24 hours per day. The maximum total staff planned to work at the facility is approximately 135 (operators, mechanics, supervisors, etc.), spread out over a 24/7 schedule.

The work inside the shop is of a technical nature and typically includes:

• Using computers to run tests on light rail vehicle (LRV) on-board systems

• Making adjustments to electrical and electronic systems

• Replacing filters and light bulbs

• Replacing glass, floor coverings, and seating surfaces

• Changing brake shoes

• Wheel truing to restore the proper profile to the LRV wheels

• Change out and/or repair of LRT components such as trucks, compressors, air conditioning units, etc.

• In the Paint/Body shop, damaged panels may be removed and replaced, some sheet metal cutting and bending may occasionally happen (estimated use is 5% of the time), painting of parts or panels (estimated 10% of time)

Storage Yard and Servicing

4:00 a.m. – 8:00 a.m.: Train operators arrive, pick up instructions in the operations office, perform a safety inspection and then move the train onto the mainline for service.

8:00 a.m. – 6:00 p.m.: Little activity occurs in the yard during this period, with 85% - 90% of the vehicles gone from the yard. Vehicles scheduled for work in the Maintenance Shop may be moved. Approximately 6 – 10 cars per day may be moved, where crossing Stewart Street is required.

6:00 p.m. – 2:00 a.m.: Vehicles return to the yard, stop at cleaning platform for removal of bulk trash and then proceed through the car wash facility. Washing may not be performed every day; on days when washing is not done, the vehicles are sent directly to a storage track. These moves from the revenue service tracks and onto a storage track do not require crossing Stewart Street.

Car cleaning crews will service cars on the storage tracks, performing light cleaning which includes washing windows and other interior surfaces, and mopping floors.

The Exposition Construction Authority followed up with Metro and the California Public Utilities Commission (CPUC) to anticipate and address operational and safety issues associated with this alternative. Favorable responses were provided by staff of both agencies. Final determinations would be required from the PUC for the crossing and Metro for the operational functions. Expo has offered to host a community design charrette to explore ways to mitigate noise, vibration and air quality concerns as well as solicit input on the aesthetic interface with the surrounding neighborhood. Attachment D includes potential conceptual diagrams in the neighborhood setting.

Issues Requiring Further Analysis, Negotiations and Resolution

There are a number of issues that require additional discussion and negotiation with the Exposition Construction Authority, including:

Maintenance Tracks Crossing Stewart Street: The proposed configuration would require two additional tracks to connect the facilities on the east and west side of Stewart Street, which could create additional train traffic that could affect vehicle traffic. The Expo Authority will perform additional traffic analysis if asked to incorporate this alternative into the EIR.

Clarification of Functions: The proposed alternative configuration contains more train storage and additional maintenance functions than proposed in the DEIR. The additional capacity is in response to Metro’s comments and concerns, and any impacts will need to be addressed in the final EIR. City staff is also seeking clarification on where the horns will be tested as well as what impacts the additional functions will generate.

Aesthetic Interface of Maintenance Building: The design of the maintenance building will need to be attractive and sensitive to the surrounding uses. The Exposition Authority will need to ensure that the project budget contains sufficient funds to commit to a well-designed building.

Mixed-Use Development: The ability to accommodate a mixed-used development on the south side of the Verizon site that will meet the needs of SMC and adjacent residences. The development will serve as a buffer between the maintenance facilities and the existing residences on the south side of Exposition Boulevard.

Budget/Financial Impact

There is no budget impact from the recommendations of this report. Following further study of this alternative, cost issues will be refined and brought back for Council consideration.

Prepared by:

Kathryn Vernez, Assistant to the City Manager, Community and Government Relations

Ellen Gelbard, Assistant Director, Planning and Community Development Department

Approved:

Forwarded to Council:

Kathryn Vernez

Assistant to the City Manager for Community and Government Relations

P. Lamont Ewell

City Manager

Attachment A: Conceptual Engineering: Alternative Maintenance Yard Facility

Attachment B: Criteria for Site Feasibility

Attachment C: National Examples – Maintenance Facilities

Attachment D: Conceptual Diagrams in Neighborhood Setting

Attachment B

Criteria for Site Feasibility

The Expo Authority and Metro are looking for a site of at least six acres. The basic desirable site characteristics include:

· Adjacency to the proposed alternative routes

· Best if directly adjacent to alignment

· Best if able to directly access site from both ends of the site via trains

· Good if not near a grade separation (aerial structure) along the LRT alignment

· A regular shape conducive to storage and maintenance track layout and activities

· Rectangular shape is common

· Location in a commercial/industrial area with adjacent compatible uses.

· Single Ownership or Limited Ownership Interests: Expo Authority prefers to assemble a yard for the storage and maintenance facility from the fewest number of property interests, and prefers to acquire a suitable site from only one property interest.

· Relatively flat topography

· Good vehicular access

· Easy access for employees and deliveries

Limited environmental impact potential and appropriate zoning

Maintenance Activities/Specific needs

The facility is to be designed and built to meet the maintenance needs of the LRT vehicles required to operate Phase 2 through the year 2030. The following activities would occur 24 hours a day in three shifts at the facility:

· Outdoor storage for at least 20 to 36 LRT vehicles and associated track (the hybrid is now storage for 44 cars)

o Trains could be stored in 1, 2, or 3-car configuration thus the storage tracks need to accommodate these lengths

· Trackway to connect to the main line and allow the movement of LRT vehicles from the main line track to and within the maintenance facility area

o This makes the direct adjacency ideal.

· The Main yard shop structure would be approximately 300 feet long and 166 feet wide, two stories in height, and with a total area of approximately 125,000 square feet. The structure would be built of concrete block or corrugated metal or a combination thereof (This is based on other Maintenance sites. There may be some flexibility on stories and building dimensions, depending on the site).The Maintenance Yard would include the following amenities:

o Administrative Offices

o Operations Center

o Vehicle repair areas with maintenance pits, vehicle turntable, overhead crane and open high-bay area

o Component repair shops

o Machine shop

o Parts cleaning facility

o Vehicle blowdown facility

o Sheet metal shop

o Welding shop

o Battery shop

o Pantograph shop

o Wheel and axle shop

o Underfloor wheel truing facility

o Parts and equipment storage area

o Paint and Body repair

· Vehicle wash facility

· Traction power substation

· Parking for 65 to 70 employee automobiles

In order to determine the feasibility of an alternate site, the Expo Authority will make additional engineering and environmental consulting services available to the selected consultant regarding the operational requirements of the light rail maintenance facility.