TO:
Honorable Mayor and Members of the City Council
THROUGH:
Talyn Mirzakhanian, City Manager
FROM:
Erick Lee, Public Works Director
Ryan Heise, Acting Community Development Director
Adam Finestone, Planning Manager
Katherine Doherty, City Engineer
Jeff Fijalka, Principal Civil Engineer
SUBJECT:Title
Lot 3 Parking Structure Local Emergency Update (Unbudgeted) (Public Works Director Lee).
A) DETERMINE THAT THERE IS A NEED TO CONTINUE THE EMERGENCY ACTION
B) ADOPT A RESOLUTION AUTHORIZING DEVIATIONS FROM ANY APPLICABLE PROVISIONS OF THE MANHATTAN BEACH LOCAL COASTAL PROGRAM
C) DISCUSS AND PROVIDE DIRECTION ABOUT CONSTRUCTING A REFUSE ENCLOSURE WITHIN THE INTERIM PARKING LOT
Body
_________________________________________________________
RECOMMENDATION:
Staff recommends that the City Council:
A. Determine, by four-fifths vote, that there is a need to continue the emergency action.
B. Adopt Resolution No. 25-0012, authorizing deviations from the Manhattan Beach Local Coastal Program necessary to facilitate the construction of the interim parking facility.
C. Discuss and provide direction regarding construction of a refuse enclosure within the interim parking lot.
FISCAL IMPLICATIONS:
The original cost estimate for the demolition and replacement of the Lot 3 Parking Structure (Lot 3) with an at-grade parking lot was on the order of $3,000,000. Pursuant to Manhattan Beach Municipal Code Section 3.08.060.A.6.c, the emergency demolition and replacement phase is being carried out through multiple emergency contracts. To date the City has expensed, encumbered, or planned for the amounts indicated in the following table. Costs to construct the interim parking facility are not yet included.
|
|
General Fund |
Prop A Fund |
Meas M Fund |
Parking Fund |
TOTAL |
|
DEMOLITION |
|
|
|
|
|
|
Actual |
- |
- |
- |
37,271 |
37,271 |
|
Planned |
- |
- |
- |
512,729 |
512,729 |
|
Subtotal |
- |
- |
- |
550,000 |
550,000 |
|
|
|
|
|
|
|
|
INTERIM LOT |
|
|
|
|
|
|
Actual |
- |
- |
- |
2,522 |
2,522 |
|
Planned |
- |
- |
- |
468,511 |
468,511 |
|
Subtotal |
- |
- |
- |
471,033 |
471,033 |
|
|
|
|
|
|
|
|
SHUTTLE |
|
|
|
|
|
|
Actual |
- |
63,265 |
6,000 |
491 |
69,756 |
|
Planned |
- |
25,000 |
- |
- |
25,000 |
|
Subtotal |
- |
88,265 |
6,000 |
491 |
94,756 |
|
|
|
|
|
|
|
|
LOT CLOSURE |
|
|
|
|
|
|
Actual |
6,944 |
- |
- |
947 |
7,891 |
|
Subtotal |
6,944 |
- |
- |
947 |
7,891 |
|
|
|
|
|
|
|
|
GRAND TOTAL |
6,944 |
88,265 |
6,000 |
1,022,471 |
1,123,680 |
BACKGROUND:
The Lot 3 Parking Structure was a City-owned facility at the southwest corner of Morningside Drive and 12th Street in Downtown Manhattan Beach. The three-story structure was constructed in 1971 and contained 146 parking spaces critical to visitors and businesses in the Downtown area. In June 2024, City staff elected to close the structure indefinitely, following a series of onsite inspections and structural assessments indicating that advanced deterioration had significantly compromised the integrity of the structure. At the September 3, 2024 regular City Council meeting, City Council adopted Resolution No. 24-0105, declaring a local emergency at Lot 3 and authorizing the City Manager to secure, demolish, and replace the structure.
In addition to adopting Resolution No. 24-0105, City Council directed staff to explore means to expedite the work, including, but not limited to, extending construction work hours. Furthermore, City Council directed staff to discontinue temporary shuttle services and to identify and/or create additional parking spaces within walking distance of the Downtown area. City Council also directed staff to suspend parking restrictions in the Downtown Resident Permit Parking Area. Additional discussions included considering alternate locations for the Farmer’s Market, providing a shuttle service for special events, and evaluating the potential for valet parking.
Per Resolution No. 12-6422, which was adopted by City Council on December 4, 2012, in the event of an emergency, the City Manager is authorized to take action during an emergency pursuant to California Public Contract Code (California PCC) Section 22050. Section 22050 provides that the City Manager may order the repair of public facilities without advertising for bids when the repair is in the public interest and necessitates the immediate expenditure of public money to safeguard life, health, or property.
California PCC Section 22050 requires that if the City Manager orders an emergency action, the governing body shall initially review the emergency action at its next regularly scheduled meeting and at least at every regularly scheduled meeting thereafter until the action is terminated, to determine, by a four-fifths vote, that there is a need to continue the action. This staff report serves as the update required by Section 22050. Previous updates were provided at the regular City Council meetings held on the following dates during calendar year 2024: September 17, October 1, October 15, November 6, November 19, December 3, and December 17.
DISCUSSION:
Emergency Demolition
Demolition activities concluded on November 22, 2024, and 12th Street was re-opened to traffic that same day. Center Place was re-opened for use as a delivery zone on November 27, 2024. The Lot 3 site is now vacant and currently secured with chain-link perimeter fencing.
Project Impacts to Farmer’s Market
Per City Council direction, the Farmer’s Market that is held every Tuesday by the Downtown Business and Professional Association (DBPA) has been temporarily relocated from its typical location near 13th Street and Morningside Drive to the Civic Center Plaza and Civic Center Parking Lot. Staff secured an amendment to the City’s agreement with the DBPA to address this change. A timeline for returning the Farmer’s Market to the original location has not yet been established.
Permanent Redevelopment Options for Parking Lot 3
On December 9, 2024, the City Council received a presentation from Kosmont Companies regarding potential scenarios and alternative options for the redevelopment of the Lot 3 site. These options included:
• Scenario 1: New Self-Park Garage - Replace Parking Lot 3 Structure
• Scenario 2: Automated Garage
• Scenario 3: Hotel/Commercial Reuse on Site
• Scenario 4: Public Parking on Alternative Sites
During the meeting, staff was directed to perform more research regarding the options available to the City and to return to the City Council with additional information.
Interim Parking Lot
A limited geotechnical investigation to support the design of the interim parking lot was performed on December 6, 2024. A draft report of the findings of this investigation was provided to the City on December 20, 2024. Additionally, in December 2024, the City issued a Notice to Proceed to TAIT & Associates for the development of the interim lot design drawings, technical specifications, and an Engineer’s cost estimate.
Given the information received from City Council during the Lot 3 discussion on December 9, 2024, the surface parking may remain in service for several years. Accordingly, staff has reviewed all regulatory requirements typically required for commercial parking in the existing zoning.
• Bicycle Storage: Based on the number of parking spaces provided, Section 5.106.4.1.1 of the 2022 California Green Code requires the installation of four bicycle racks onsite or within close proximity to the site.
• Electric Vehicle Charging Stations: Based on the number of parking spaces provided, the California Green Building Code requires the provision of four electric vehicle charging stations, one of which must be van accessible. Staff is exploring the potential to install solar powered charging stations in lieu of grid-connected chargers.
• Refuse Enclosure: Prior to demolition, the Lot 3 Parking Structure contained a fenced area in the southwestern corner of the site that housed recycle containers used by four private properties: Hennessey’s, The Kettle, Love & Salt and 1140 Highland Avenue (which includes Current Events, Un Caffè Altamura, Manhattan Beach Auto Parts, and other offices). The southwestern corner of Lot 3 has been used as a shared recycling location for select spatially-constrained businesses on the 300 block of Center Place since the early 2000s. These recycling bins were stored in this location many years ago in an effort to remove the recycling carts that congested the Center Place alley. The businesses pay Waste Management (WM) for the pickups associated with these containers. However, there are no written agreements between the City or the businesses governing the private use of this public space, and none of the businesses that utilize this space pay any type of fee or rent to the City for their use of it. In 2019, when the Downtown Manhattan Beach Business and Professionals Association (DMBBPA) paid the City for the materials and labor costs to install the fencing around the bins, an understanding was established between all parties that the use of the space was temporary assistance and not a permanent recycling bin location. The businesses would stop using this space when they remodel or redevelop their properties or when the City redevelops Lot 3, whatever comes first.
In preparation for the demolition of Lot 3, these bins were temporarily moved from the fenced area into the Center Place alley where they remain today. If these containers are to be returned to the interim parking lot and stored for a period exceeding six months, they must be housed within a refuse enclosure that complies with Chapter 5.24 of the Municipal Code. As part of those regulations, enclosed walls, a roof, a gate, connection to sanitary sewer, and fire sprinklers are all required. The cost to construct these improvements is estimated to be on the order of $135,000. Before finalizing the design and constructing the interim parking lot, staff is seeking direction from the City Council about bringing these private-business recycling containers back onto City property for storage.
If directed to continue with storing these containers within Lot 3, the area will be built to accommodate them. If directed to not proceed with storing them, staff would work with the impacted businesses to develop a plan to ultimately get their containers onto their own properties. Additionally, if the City Council wants to accommodate this storage, staff also seeks direction on whether rents or other types of fees should be pursued to compensate the City for this use.
• Site Lighting: Per the City’s Local Coastal Program (LCP), lighting within commercial parking lots is limited to 12 feet above the parking surface. By contrast, lighting fixtures in parking areas are typically installed 20 or more feet above grade.
• Landscaping: The LCP requires commercial parking to incorporate landscaping. Strict adherence to these requirements would eliminate approximately 20 parking stalls from the temporary lot.
• Use Permit: In general, the LCP requires a use permit for commercial parking.
Section A.01.050.K of the LCP allows the City Council to authorize deviations from provisions of the LCP during a local emergency. Staff recommends that the Council adopt the attached resolution authorizing deviations to all and any applicable provisions of the LCP to facilitate temporary parking on Lot 3.
Staff anticipates that the interim lot construction documents will be finalized by the end of January 2025. The plans will then be submitted for permitting, and the City would solicit bids for the construction of the interim lot shortly thereafter. Keeping to this schedule should allow for the interim lot to be constructed by the end of May 2025.
PUBLIC OUTREACH:
Formal public notice is not required for this item; however, the item was included in the agenda for this meeting, which was posted in accordance with the law. Additionally, staff has conducted significant outreach by speaking with businesses about parking impacts and coordinating communication and outreach with the DBPA.
ENVIRONMENTAL REVIEW:
The City previously reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA) and determined that the demolition of Lot 3 was covered by the statutory exemption for Emergency Projects (State CEQA Guidelines Section 15269) because the demolition was necessary to address a clear and imminent danger, and required immediate action to prevent or mitigate loss of, or damage to, life, health, property, or essential public services. Because the structure overhung the public right of way on three sides, collapse posed a threat to life, health, property and essential public services.
Additionally, the City previously determined that the interim surface parking aspect of the project qualifies for the following categorical exemptions:
- Class 1 categorical exemption pursuant to Section 15301 (Existing Facilities) of the State CEQA Guidelines because the project would modify the ground floor of a parking facility (that existed at the time the determination was made) to provide fewer parking spaces than the prior facility, thus resulting in no expansion of the prior use.
- Class 2 categorical exemption pursuant to Section 15302 (Replacement or Reconstruction) of the State CEQA Guidelines because the parking structure would be replaced with a flat parking lot with substantially the same purpose as the now-demolished structure and substantially the same capacity as the ground floor of the now-demolished structure.
- Class 4 categorical exemption pursuant to Section 15304 (Minor Alterations to Land) of the State CEQA Guidelines because grading necessary to accommodate a surface parking lot would occur at a lot that has less than 10 percent slope, is not in a waterway, wetland, or scenic area, and is not in officially mapped areas of geological hazard.
The actions under consideration at this time remain part of the previously analyzed project and no further environmental review is necessary.
LEGAL REVIEW:
The City Attorney has reviewed this report and determined that no additional legal analysis is necessary.
ATTACHMENTS:
1. Resolution No. 25-0012SW
2. Resolution No. 24-0105
3. Location Map
4. PowerPoint Presentation