RRA – Item 2 – Garvey Avenue Community Center and Senior Citizen Housing Project – Preliminary Design Review S
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Memorandum
1110: Frank G. Tripepi,
ECONOMIC DEVELOPMENT Executive Director
From Stephen Copenhaver, GRC
REDEVELOPMENT Dale:
October 21, 1997
(Subject Garvey Avenue Community Center& Senior Citizen
REAL ESTATE CONSULTING Housing Project -Preliminary Design Review
AFFOROABLE HOUSING -
In early 1997, the Agency Board and the Rosemead Housing Development
Corporation directed staff to develop concept plans and initiate the
entitlement process for the proposed community center and senior
housing projects on property adjacent to the Rio Hondo flood control
channel on east Garvey. A portion of the property is owned by the
Redevelopment Agency and a portion of the property is controlled by the
Army Corps of Engineers. The primary goal of the community center is to
develop a facility that will accommodate a wide range of community
activities ranging from pre-school classrooms to the senior lunch program.
The goal of the housing portion of the project was to develop up to 150
units of low and moderate income senior housing in furtherance of the
effort that began with the Angelus project.
To manage and review the pre-development design work, a team
consisting of Rosemead staff from Administration, Community Services
and Planning along with staff from GRC and Willdan to work with Bahr,
Vermeer and Hacker Architects (BV1-1).
The design effort involved visiting community centers in several
communities, interviewing operating staff and conceptualizing the role of
the community center facility. Several members of the City Council
participated in one or more of the site visitations to community centers in
La Verne, Cerritos, Brea and Yorba Linda. These tours were helpful in
defining the nature of the facility as a general purpose facility as opposed
to a sports or active recreation facility such as the Brea Community
Center.
Site Constraints
1360 VALLEY VISTA DRIVE
The Garvey site with its irregular shape, small size, limited access and
SUITE 120 location adjacent to the a flood control facility has proven to be a challenge
for both the architects and the other team.
DIAMOND BAR,CA 91765 _ AGENCY AGENDA
TELEPvouE:(909)396.7716 OCT 2 1 1997
FAX:(909)396-7913
ITEM No. 2
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• ,Soils Condition. The site has uncompacted fill to a depth exceeding 15 feet in certain
locations which will require that the soil be excavated and re-compacted to safely build
on the site.
• Army Corps of Engineers'Property. Rosemead staff secured the preliminary approval
from the Army Corps of Engineers to build parking and utilize their property adjacent
to the Rio Hondo flood control channel for the community center portion of the project.
This expanded the size of the property substantially and without the additional land
area the project is not feasible at any scale.
• Site Area. The size of the property including the easement areas is not suitable for a
project as originally envisioned without underground parking. The conceptual plans
now illustrate a community center of 20,000 square feet as opposed to 25,000 square
feet and appro dmately 72 units of senior housing as opposed to 150 units.
• Off-site Parkinr. The site does not have the luxury of available off-site parking like
the Angelus Senior Housing Project and the other municipal community centers;
therefore, sizing of the project is much more critical than in the other locations and must
match up with the number of available parking stalls.
• Parcel Shape. The shape of the parcel requires that the buildings be concentrated at
the northern end of the site and that a linear building layout be utilized for the
community center. To reduce the footprint of the senior housing project, the preliminary
design incorporates a four-story concept. The parcel shape also dictates that a portion of
the parking will, by necessity, be located south to the narrow portion of the site and
slightly further from the building than we would ideally prefer.
• ACceRQ. Garvey Avenue adjacent to the site transitions in width and vertical elevation
as it crosses the Rio Hondo flood control channel. This limits the possible driveway
locations and dictates that the main entrance to the site on Garvey be signalized for safe
ingress and egress.
The above constraints have defined the project and the design to this point and, at the
meeting, Dale Brown from BVH will focus on the evolution of the preliminary plans for the
proposed development and present to the Board the logic behind the preliminary design.
The preliminary site plan is attached to the staff report for the Board's review. We believe
that the project "envelope" is well defined but the allocation of building spaces within the
community center may change to adapt to programmatic needs and the number of senior
apartment units may need to be reduced to enhance the financial feasibility of the project.
In the near future, specific budget information will be available. The project has been
submitted to two building estimators but there remains quite a disparity between the
estimates. One element of the budget that is in considerable state of flux is the site
preparation costs which have been estimated between $1.0 million and $1.5 million for the
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excavation and re-compaction of the site. With respect to direct building costs and
furniture, fixtures and equipment the community building is estimated to cost
approximately $150 to $175 per square foot and the senior citizen apartment complex is
estimated to cost approximately $60,000 per unit. As the plans are refined, detailed
construction budgets will be presented to the Board together with a financing plan. On a
very preliminary basis, it appears that approximately $2.4 million is available hi
Proposition A grant funds and $.85 million in CDBG funds for the community center. The
senior citizen housing funding is anticipated to be structured Very similar to the Angelus
project and predominantly rely on redevelopment financing.
J'uture Actions
Following Board approval of the conceptual plan, several policy decisions will be presented
to the RHDC with respect to the same type of issues the Board faced in formulating the
Angelus project. These will include a financing plan and budget for both projects, tenant
preferences, age brackets, rental rates, ground lease rates, tenant qualifications etc. These
issues will be brought to the Board for its consideration in the future as well as project
documentation which will include an agreement with Los Angeles County for the
Proposition 'A" Park Grant Favids , operating agreements, a development agreement and a
ground lease.
The next steps pertaining to the community center will be to finalize the design and space
allocation of interior spaces, detailed exterior elevations and an operating budget. These
design issues will be followed by initiating working drawings and ultimately construction of
the project.
We believe that BVH has done an extraordinary job of addressing the needs of the
community on a very difficult site and the Board should enjoy their presentation.
Recommendation
That the Board direct BVH and the design team to finalize Design for Development
drawings and bring back a financing plan and budget for the project together with the
appropriate contracts for design and project management.
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