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Home-Grown Design Ok’d for Parking

By RANDY KRAFT

City Council last week approved an alternative design of the proposed downtown parking structure, based on a recommendation by Laguna residents.

The revised design includes a smaller structure set back further from the street, with adequate parking and more park space.

The new model, by architects Studio One Eleven of Long Beach, takes off from an alternate design by landscape architect, Ann Christoph, and also addresses concerns expressed by town parking and traffic committee member, Vic Opincar.

Mayor pro-tem Jane Egly thanked Christoph and Opincar for “tickling your design talents.”

The revision, which meets the Council’s basic goals for parking capacity and corporate yard functions, has a smaller footprint, includes ground level open-air spaces, and is set back farther from the creek, permitting more park space.

“I’m happy that there is more space around the creek and the smaller size of the parking structure,” Christoph said.

Christoph also expressed gratitude that mature eucalyptus trees would be preserved, with the added benefit of reducing the visual impact of the structure from the street.

However the new design is also more complicated to build because of sloped ramps, according to lead architect, Allen Pullman, and will just meet Council’s directive for 580 parking spaces.

An additional 17 spaces will accommodate city hall parking.

The previous design had the potential for as many as 667 spots.

Pullman said that Christoph’s plan required tweaking because the traffic flow was cumbersome, but that the essence of the plan was sound.

At his presentation to Council, Pullman expressed appreciation to Christoph for taking the initiative, and said that her design was “a good plan to build on.”

Although Christoph endorsed the new design overall, she said she would like to see the structure staked now, to more fully evaluate the impact. The city does not require staking until the project goes to design review.

A minimum of 580 parking stalls has been the Council’s battle cry and, given a 20-spot margin of error in final design, the current plan may not meet that number.

However, capacity figures are hypothetical and arbitrary at this point, as a parking study has not yet been implemented. The original project proposal included just 400 spaces.

Everyone in town knows that parking is a critical issue, especially in the summer months; the question is how many new spots are needed and whether a structure of this size is the best alternative year-round.

City staff has recommended a parking study to consider pedestrian and peak-hour vehicular traffic, as well as an analysis of congestion for arts events such as the pageant and theater productions.

Council member Elizabeth Schneider has pushed hard for as many spaces as possible. As a result, the preliminary design required a 70,000 square foot facility. The new version is 56,000 square feet and meets the city’s 35 foot height limit.

Most importantly, the revised design avoids building over the sewer pump station, which has been a sticking point all along, and makes maintenance traffic easier.

“That was my major concern,” says council member Kelly Boyd, who has consulted with Opincar on the project. “If we cover that pump station we are asking for trouble.”

The draft environmental impact report was finalized and released for public view in January and city staff are currently gathering responses and documenting proposed mitigations.

The village entrance is meant to serve as a gateway to the city and provide parking for the downtown and civic arts district, including the festivals and the playhouse. Expansion plans for the playhouse were not included in the draft EIR.

Staff has also recommended preparation of a preliminary construction staging plan.

According to community development director John Montgomery, plans for the parking study are underway and he hopes for completion early in 2008.

Construction costs for the village entrance have not been established and financing remains a key question. There is currently no budget nor funds set aside beyond $250,000 approved for the next round of studies, which will include cost estimates, financing options, and development of the final EIR.