Site Feasibility Report
Transcript of Site Feasibility Report
S U P E R I O R C O U R T O F C A L I F O R N I A , C O U N T Y O F L O S A N G E L E S
N E W G L E N D A L E C O U R T H O U S ESITE FEASIBILITY REPORT
NEW GLENDALE COURTHOUSESUPERIOR COURT OF CALIFORNIA, COUNTY OF LOS ANGELES
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SITE FEASIBILITY REPORT
1 INTRODUCTION
Beginning in September 2010, a series of meetings were held to discuss the Court’s need for a new courthouse building in Glendale. During these meetings, members of the Los Angeles Superior Court, Los Angeles Sheriff’s Department, Administrative Office of the Courts and ZGF discussed priorities and established goals for the new approximately 99,552 gross square foot building. ZGF was asked to do a series of studies to establish the feasibility of building on the existing courthouse site.
From these initial studies, two options were selected for further study and to obtain a conceptual budget. The first option-labeled Site Strategy 1 in this report- retains much of the existing courthouse and places the new facility to the south in the existing parking lot. A new parking garage would occupy the Honda site across South Glendale Avenue. The second option was developed in two variations labeled Site Strategy 2A and Site Strategy 2B in this report. Both propose demolishing much of the existing courthouse, although certain historic elements of the Broadway façade would be evaluated to determine if they could be incorporated into the new building.
Both also propose acquisition of the Board of Realtors site for construction of an adjacent parking structure. Strategy 2A proposes a separate structure to accommodate County Justice Partners while Strategy 2B would accommodate the Justice Partners within the secure environment of the new courthouse itself.
The following report shows the regional location of the site in downtown Glendale, and then places the site in a neighborhood context in relationship to other structures that comprise the Glendale Civic Center.This is followed by a working program prepared by the AOC staff in consultation with the Court.
Next the two options, with two variations of the second, are presented. Each consists of conceptual plans to indicate how the program might be accommodated on the proposed site. Both vehicular and pedestrian entrances are indicated. For each option the plans are accompanied by a summary of opportunities and constraints in a brief evaluation.
Finally, the three are compared through a list of criteria that includes overall functionality, urban and civic response, and work environment. This comparison describes why Strategy 2B emerged as the preferred option in the study.
INTRODUCTION
Strategy 1 Strategy 2A Strategy 2B
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The aerial photo of central Glendale portrays the location of the proposed site in relationship to regional highway networks. From the north and the 134 Freeway the site is approached on Glendale Avenue. From the 5 Freeway to the west and the 2 Freeway to the east, the site is approached
via Colorado Street, while from the south it may be approached from the 5 Freeway via South Brand Boulevard and Broadway. This central location is thus highly visible and approachable for all potential users of the new courthouse.
REGIONAL SITE ACCESS
COLORADO STREET
BROADWAY
NORTH GLENDALE AVENUE
SOUTH BRAND BOULEVARD
134
2
5
PROPOSED COURTHOUSE SITE
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1. Board of Realtors Site
2. Honda Site (Parking Garage)
3. Honda Site (Surface Parking)
4. Municipal Services Building
5. City Hall
6. Police Headquarters
7. Perkins Building
This enlarged aerial photo locates the proposed site for the new courthouse in the context of the existing Civic Center in downtown Glendale. The project site, at the prominent intersection of East Broadway and Glendale Avenue, is at the eastern gateway to the downtown district. Adjacent Civic Center
buildings are indicated as are the site acquisition opportunities with the Board of Realtors and Honda parcels indicated in green.
SITE LOCATION IN THE CIVIC CENTER
PROJECT SITE
EAST BROADWAY
SOU
TH J
AC
KSO
N S
TREE
T
SOU
TH K
ENW
OO
D S
TREE
T
SOU
TH IS
AB
EL S
TREE
T
SOU
TH E
VER
ETT
STR
EET
EAST HARVARD STREET
ORANGE GROVE AVENUE
COLORADO STREET
EAST ELK AVENUE
EAST CALIFORNIA AVENUE
EAST WILSON AVENUE
SOUT
H G
LEND
ALE
AVEN
UE
6
45
1
2
3
7
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Page 1 of 1
LIST OF SPACESDEPARTMENTCOURT FUNCTIONS
1.0 Court Administration 10 1,516 1,895 2,653
2.0 Courtsets 8 16 21,562 28,031 39,243
3.0 Judicial Chambers & Courtroom Support 9 3,264 4,080 5,712
4.0 Criminal/Traffic Division 21 3,216 4,342 6,078
5.0 Civil/Small Claims Division 13 2,490 3,362 4,706
6.0 Self-Help Center 2 566 708 991
7.0 Jury Services 2 3,341 4,176 5,847
8.0 Public Area: Entry Lobby & Security - 2,034 2,441 3,417
9.0 Court Operations 24 1,791 2,239 3,134
10.0 Sheriff Operations 7 1,134 1,418 1,985
11.0 Central In-Custody Holding - 4,632 6,485 9,079
12.0 Building Support 4 9,920 11,934 16,708Grossing Factor
GRAND TOTAL 8 108 55,466 71,108 99,552 1.4
GSF per Courtroom 12,444
COUNTY FUNCTION
20.0 County Administration - 10,000 - -
TOTAL GSFCourt-rooms
Court Staff ASF DNSF
SUMMARY SPACE PROGRAM
This is a conceptual program for both court facilities and the associated functions of the County Justice Partners. While the number of courtrooms and the proposed square footage as such are fixed for purposes of this study, each of the court functions to be accommodated will be subject to further
evaluation in a Program Verification exercise with the AOC and the Court, prior to the commencement of detailed Schematic Design. This working program has facilitated the site evaluation phase of the process that is detailed in the report, as well as provided support for conceptual budget studies.
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This strategy tests the possibility of adding a new, three-story courthouse on the existing courthouse site without demolishing most of the existing facility.
In this study, all court functions are located within the new courthouse, while county functions could use the vacated space in the existing courthouse. This strategy does require the demolition of the existing courthouse annex and proposes parking be accommodated in a structure across Glendale Avenue, at the current site of the Honda dealership. A signalized mid-block crossing would be necessary to connect the parking garage with the new courthouse.
Public access to the new courthouse is provided through an entry pavilion located in a courtyard between the new and existing facilities. This pavilion leads to a central atrium that acts as a hinge between two wings of courtrooms.
The drive-through sally port is accessed from a combination of South Isabel Street and the alley at the south edge of the site. Detainees are transferred from the sally port to the basement level holding via an adjacent ramp.
By placing the new courthouse on the same block as the existing facility, this strategy reinforces the city’s civic center, but its mid-block street frontage reduces the opportunity for an iconic presence.
SITE STRATEGY 1
S IS
ABEL
STR
EET
E HARVARD STREET
ACQUISITION OF HONDA SITE FOR PARKING GARAGE
ACQUISITION OF HONDA SITE FOR SURFACE
PARKING LOT
EXISTING COURTHOUSE
E BROADWAY
S GL
ENDA
LE A
VENU
ECOURTHOUSE WING TO BE DEMOLISHED
0´ 80´ 160´
1”= 80’-0”
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NE Aerial
SOUTH GLENDALE AVENUE
EAST BROADWAY
SOUT
H IS
ABEL
STR
EET
SOUT
H GL
ENDA
LE A
VENU
E
EAST BROADWAY
AOC390SF
WAITING
SERVICE
COURT2100SF
PRE-SCREEN.QUEUING
SECURE PUBLICLOBBY/ATRIUM
EXISTING BOWLING ALLEY
EXISTING COURTHOUSE
20’ BUILDING SETBACK
40’ BUILDING SETBACKSECURE UNDERGROUND
PARKING
BUSROUTE
ALLEY
JUS.AGEN.
390SF
CHAMBERS400SF
CIVIL / SMALL CLAIMS
3362 SFBUILDING
OPERATIONS1692 SF
STAFF SUPP.80 0F 1901SF
CRIMINAL / TRAFFIC DIV
4342 SF
SELFHELP708 SF
CHILDWAITING
631
COURTOPS510 OF2239 SF
EX.STOR.
480SF
RAMPDOWN
TOHOLDING
SALLY PORT
(HOLDING)
PROPERTY LINE
W
M
Ground
0´ 80´ 160´
1”= 80’-0”
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PROPERTY LINE
20’ BUILDING SETBACK
W
M COURT1750SF
W
W
M
M
STAFFSUPP.1821 OF1901SF
JURYSERVICES
4176SF
COURTOPS868 OF4176SF
JURYDELIB.
410SF
CHAMBERS400SF
CHAMBERS400SF
CHAMBERS400SF
COURT1750SF
COURT1750SF
WAITING
WAITINGROOF
ROOF
ROOF
OPEN TO BELOW
EXISTING COURTHOUSE
Floor 2
Basement
15 SECUREPARKING SPACES
6300 SF
MECHANICAL
SHERIFF1418 SF
CENTRAL IN-CUSTODY HOLDING
6485 SF
PROPERTY LINE
20’ BUILDING SETBACK
0´ 80´ 160´
1”= 80’-0”
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PROPERTY LINE
20’ BUILDING SETBACK
W
M COURT1750SF
COURT1750SF
W
W
M
M COURTOPS868 OF4176SF
JURYDELIB.
410SF
CHAMBERS400SF
CHAMBERS400SF
COURTADMINISTRATION
1895SF
CHAMBERS400SF
CHAMBERS400SF
COURT1750SF
COURT1750SF
WAITING
WAITINGOPEN TO BELOW
Floor 3
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SUMMARY OF OPPORTUNITIES AND CONSTRAINTS
SITE STRATEGY - 1
Maintains the existing courthouse structure while constructing a new courthouse on the site immediately to the south. Parking for the new courthouse is accommodated in a parking structure on a site south east of the new courthouse on the Honda dealership site, which is seen by the city as a historic structure.
LAND ACQUISITION
• Strategy is dependent on the acquisition of the Honda site and partial demolition of historic building for parking garage.
DISPOSITION OF EXISTING COURT BUILDING• AOC ownership of the existing building. County will occupy only 25% of building. Other occupants and uses for building
unknown. • Requires Court to move during construction due to building and inmate security.
PEDESTRIAN / VEHICULAR ACCESS
• Remote staff and visitor parking requires crossing South Glendale Avenue. • Access to the sally port is compromised due to access from alley.
INTEGRATION WITH COMMUNITY / CONTEXT
• Limited visibility and image of Court to the community. OPERATIONAL COURT OPTIONS DURING CONSTRUCTION
• Requires court to move during construction due to building and inmate security. SHORT AND LONG TERM FINANCIAL BENEFITS
• Low initial cost approach to Court building as only limited demolition (annex only) is required. • Does not require construction cost associated with replacing county justice partners space • Unknown cost to provide temporary space for Court during construction. Not in AOC funding appropriation. • Unknown cost associated with upgrading existing building for county justice partners. Not in AOC funding appropriation.• Most costly parking structure option as it will require seismically upgrading and integrating into the existing historic structure.
Existing building will have impact on garage efficiency as well. • Ongoing maintenance and operations costs will be higher in the existing building due to age and inefficiencies.
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This strategy tests the feasibility of building both a new courthouse building and parking structure on the current site, if it is expanded to include the site currently occupied by the Board of Realtors. This strategy also proposes the demolition of portions of the existing courthouse, while retaining the façade along Broadway.
In this scheme, paired courtrooms are stacked in a four-story volume along Glendale Avenue with an adjacent four story entry tower. This entry tower provides public access off the corner of Broadway and Glendale Avenue and creates the opportunity for an iconic presence at this prominent intersection.
County functions are accommodated in a separate building, abutting the existing bowling alley. The space between the courthouse and county building entries affords the opportunity for a public plaza along Glendale Avenue that connects back to the parking structure at the southwest corner of the site.
The drive-through sally port is accessed from South Isabel Street. Detainees are transferred from the sally port to the basement level holding via an adjacent ramp.
SITE STRATEGY 2A
SITE STRATEGY - 2A
SOUT
H IS
ABEL
STR
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EAST HARVARD STREET
EXISTING COURTHOUSE
EAST BROADWAY
SOUT
H GL
ENDA
LE A
VENU
E
EXISTING COURTHOUSE TO BE DEMOLISHED
BOARD OF REALTORS SITE
0´ 80´ 160´
1”= 80’-0”
NEW GLENDALE COURTHOUSESUPERIOR COURT OF CALIFORNIA, COUNTY OF LOS ANGELES
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NE Aerial
SOUTH GLENDALE AVENUE
EAST BROADWAY
SOUT
H IS
ABEL
STR
EET
BUILDINGOPERATIONS
1692 SF
WAITING
LOADING
COURT2100 SF
COURT1750 SF
PRE-SCREEN.QUEUING
EXISTING BOWLING ALLEY
EXISTING COURTHOUSE FACADE
20’ BUILDING SETBACK
SECURE UNDERGROUND
PARKING
PUBLICPARKING
BUSROUTE
SOUT
H GL
ENDA
LE A
VENU
E
EAST BROADWAY
ALLE
Y
CHMBR400SF
CHMBR400SF
CRIMINAL / TRAFFIC DIV
4342 SF
JURY410 SF
CIVIL / SMALLCLAIMS
3362 SF
CHILD WAIT631 SF
RAMP DOWN TO HOLDING
PEDESTRIAN ACCESSTO PARKING GARAGE
SALLY PORT
(HOLDING)
PROPERTY LINE
W
W
M
M
A/C
A/C
SECURE PUBLICLOBBY/ATRIUM
SELF HELP708 SF
PARKINGGARAGE
(4 LEVELS)
EX.STOR.480 SF
COUNTY5000 of
10,000 SF
SITE STRATEGY - 2A
Ground
0´ 80´ 160´
1”= 80’-0”
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POTENTIALFOR ADDITIONAL SECURE PARKING
15 + 4 SECUREPARKING SPACES
6300 SF
HOLDING6485 SF
SHERIFF1418 SF
MECHANICAL
BUILDINGOUTLINE
ABOVE
PARKING GARAGEOUTLINE
ABOVE
RAMP UP TO SALLY PORT
Basement
0´ 80´ 160´
1”= 80’-0”
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ROOF
JURY SERVICES4176 SF
COURTADMIN1895 SF
COURTOPERATIONS
2239 SF
COUNTY5000 of
10,000 SF
WAITINGCOURT1750 SF
COURT1750 SF
CHMBR400SF
CHMBR400SF
JURY410 SF
PROPERTY LINE
W
W
M
M
A/C
A/C
A/C
A/C
EXISTING COURTHOUSE FACADE
STAFF SUPPORT1901 SF
JUS.360 SF
AOC390 SF
OPEN TO
BELOW
PARKINGGARAGE
(4 LEVELS)
Floor 2
OPEN TO
BELOW
ROOF
ROOF
WAITINGCOURT1750 SF
COURT1750 SF
CHMBR400SF
CHMBR400SF
JURY410 SF
PROPERTY LINE
WM
A/C
A/C
A/C
A/C
PARKINGGARAGE
(4 LEVELS)
Floors 3 and 4
SITE STRATEGY - 2A
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SUMMARY OF OPPORTUNITIES AND CONSTRAINTS
SITE STRATEGY - 2A
Maintains the historic facade of the existing courthouse and constructs a new courthouse on the site of theexisting court. A new 10,000 gsf county building to accommodate the justice partners is proposed as a stand alone building. Parking is accommodated in a parking structure on the south west corner of an expanded site. LAND ACQUISITION
• Strategy is dependent on the acquisition of the Board of Realtors site. DISPOSITION OF EXISTING COURT BUILDING
• Preserves part of the historic fabric of the existing courthouse. • Eliminates costly renovation and maintenance of existing building.
PEDESTRIAN / VEHICULAR ACCESS
• Staff and visitor parking is located immediately adjacent to the courthouse. • Allows for drive thru sally port off of South Isabel Street. • Strategy is dependent on the acquisition of the Board of Realtors site. • Requires the justice partners to pass through weapons screening several times per day.
INTEGRATION WITH COMMUNITY / CONTEXT
• Entrance location provides the opportunity for high level of visibility to the community. • Opportunity to create a landmark image for the courts within the city civic center. • Retains courthouse image along Broadway, access and historic features.
OPERATIONAL COURT OPTIONS DURING CONSTRUCTION
• Requires Court to move during construction. SHORT AND LONG TERM FINANCIAL BENEFITS
• Minimizes cost for county justice partners space as compared to other strategies. • Unknown cost to provide temporary space for Court during construction. Not in AOC funding appropriation. • Provides appropriate work space for both Court and County in new building. New building designed using
trial court facilities standards, sustainable design and technology.
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Like Strategy 2A, this strategy tests the feasibil-ity of building both a new courthouse building and parking structure on the current site, if it is expanded to include the site currently occupied by the Board of Realtors. However, this strategy accommodates county functions within the courthouse instead of in a separate building.
Paired courtrooms are, again, located efficiently around a single core of secure elevators and stacked in a four story volume with an adjacent, four story, public atrium facing onto the prominent intersection of Broadway and Glendale Avenue.
The drive-through sally port is accessed from South Isabel Street. Detainees are transferred from the sally port to the basement level holding via an adjacent ramp.
SOUT
H IS
ABEL
STR
EET
EAST HARVARD STREET
EXISTING COURTHOUSE
EAST BROADWAY
SOUT
H GL
ENDA
LE A
VENU
E
EXISTING COURTHOUSE TO BE DEMOLISHED
SITE STRATEGY - 2B
SITE STRATEGY 2B
BOARD OF REALTORS SITE
0´ 80´ 160´
1”= 80’-0”
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SOUTH GLENDALE AVENUE
EAST BROADWAY
NE Aerial
SOUT
H IS
ABEL
STR
EET
BUILDINGOPERATIONS
1692 SF
WAITING
COURT2100 SF
COURT1750 SF
PRE-SCREEN.QUEUING
EXISTING BOWLING ALLEY
EXISTING COURTHOUSE FACADE
20’ BUILDING SETBACK
SECURE UNDERGROUND
PARKING
PUBLICPARKING
BUSROUTE
SOUT
H GL
ENDA
LE A
VENU
E
EAST BROADWAYAL
LEY
CHMBR400SF
CHMBR400SF
CRIMINAL / TRAFFIC DIV
4342 SF
JURY410 SF
CIVIL / SMALLCLAIMS
3362 SF
CHILD WAIT631 SF
RAMPDOWN
TOHOLDING
SALLY PORT
(HOLDING)
PROPERTY LINE
WM
A/C
A/C
SECURE PUBLICLOBBY /ATRIUM
SELF HELP708 SF
PARKINGGARAGE
(4 LEVELS)
PEDESTRIAN ACCESSTO PARKING GARAGE
SITE STRATEGY - 2B
Ground
0´ 80´ 160´
1”= 80’-0”
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PARKING GARAGEOUTLINE
ABOVE
POTENTIALFOR ADDITIONAL SECURE PARKING
15 + 4 SECUREPARKING SPACES
6300 SF
HOLDING6485 SF
SHERIFF1418 SF
MECH
BUILDINGOUTLINE
ABOVERAMP UP TO SALLY PORT
Basement
SITE STRATEGY - 2B
0´ 80´ 160´
1”= 80’-0”
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OPEN TO
BELOW
ROOF
WM
COURT1750 SF
COURT1750 SF
JURY410 SF
A/C
A/C
A/C
A/C
WAITING
PROPERTY LINE
STAFFSUPPORT
1901 SF
EX.STOR.480 SF
JUS.AGEN.360 SF
AOC390 SFCOUNTY
10,000 SF
CHMBR400SF
CHMBR400SF
PARKINGGARAGE
(4 LEVELS)
Floor 3
OPEN TO
BELOW
OPEN TO
BELOW
ROOF
ROOF
JURY SERVICES4176 SF
EXISTING COURTHOUSE FACADE
W
W
W
M
M
M
COURT1750 SF
COURT1750 SF
JURY410 SF
A/C
A/C
A/C
A/C
WAITING
PROPERTY LINE
COURTADMIN1895 SFSTF.
SUP.
COURTOPERATIONS
2239 SF
CHMBR400SF
CHMBR400SF
PARKINGGARAGE
(4 LEVELS)
Floor 2
SITE STRATEGY - 2B
0´ 80´ 160´
1”= 80’-0”
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OPEN TO
BELOWROOF
WM
CHMBR400 SF
CHMBR400 SF
COURT1750 SF
COURT1750 SF
JURY410 SF
A/C
A/C
A/C
A/C
WAITING
PROPERTY LINE
MECHANICAL
CHMBR400SF
CHMBR400SF
Floor 4
SITE STRATEGY - 2B
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SUMMARY OF OPPORTUNITIES AND CONSTRAINTS
SITE STRATEGY - 2B
Maintains the historic facade of the existing courthouse and constructs a new courthouse on the site of the existing court which includes 10,000 gsf for the county justice partners. Parking is accommodated in a parking structure on the south west corner of an expanded site. LAND ACQUISITION
• Strategy is dependent on the acquisition of the Board of Realtors site.
DISPOSITION OF EXISTING COURT BUILDING • Preserves part of the historic fabric of the existing courthouse.• Eliminates costly renovation and maintenance of existing building.
PEDESTRIAN / VEHICULAR ACCESS
• Staff and visitor parking is located immediately adjacent to the courthouse. • Allows for drive thru sally port off of South Isabel Street. • County office space is integrated into the Court and maximizes the efficiency and interaction with the justice partners.
INTEGRATION WITH COMMUNITY / CONTEXT
• Entrance location provides the opportunity for high level of visibility to the community. • Opportunity to create a landmark image for the city. • Retains courthouse image along Broadway, access and historic features.
OPERATIONAL COURT OPTIONS DURING CONSTRUCTION
• Requires Court to move during construction.
SHORT AND LONG TERM FINANCIAL BENEFITS • Long term operational costs are reduced. • Unknown cost to provide temporary space for Court during construction. Not in AOC funding appropriation. • Provides appropriate work space for both Court and County in new building. New building designed using trial court
facilities standards, sustainable design and technology.
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The team developed a series of more detailed criteria with which to evaluate the feasibility of the two Site Options. While all were deemed possible solutions to accommodate the new courthouse on the site of the existing building, Strategy 2B emerged as the clearly preferred alternative in these siting studies, primarily for three reasons. It offers great visibility and civic presence for the new courthouse
MATRIX OF CRITERIA FOR STRATEGIES 1 2A 2B YesFUNCTIONALITY NoMulti-level County Building MaybeCourts on Ground Level
Separate Entrance for County Building
Separate Building for County Offices
Sally Port Operates Strictly Off of Isabel
Loading Operates Strictly Off of Isabel
Safe / Convenient Access to / from Parking
Adaptability for Future Expansion
Full Utilization of Occupiable Space
URBAN AND CIVIC RESPONSECorner Presence - "Lantern"
Courts/Iconic Massing on Glendale
Reinforcement of Civic Center
Consideration of Historical Importance
Park-like Setting
ENVIRONMENT / SUSTAINABILITYPrivate Outdoor Space for Judges and Staff
Daylit Courts
Support Space Lit from Two Sides
in the Glendale community. Second, it provides for direct access from this parking structure to the new courtroom without crossing a busy street. And third, it accommodates the County Justice Partners within the secure perimeter of the new courthouse, which will provide both increased efficiency and accessibility in the working relationship with the Court.
COMPARISON OF SITE OPTIONS
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PRELIMINARY PROJECT COSTS
Preliminary Cost Item Strategy 1 Strategy 2A Strategy 2B RemarksBasic program areas, construction cost from Davis Langdon
Strategy 1 is more costly due to re-working an existing structure.
Strategy 1 seems less costly while Strategies 2A & 2B have higher historic demolition / preservation costs.
TBD by AOC appraisals
$694 / sf
$81 / sf
$661 / sf
$81 / sf
Existing Courthouse and Board of Realtors
Board of Realtors
Existing Courthouse and Board of Realtors
Board of Realtors
$627 / sf
$101 / sf
Annex and Honda Dealership
Most expensive due to greatest area developed
Least expensive due to least areadeveloped
Slightly more expensive than 2A
Honda Dealership
Building Construction Cost
Parking
Site Development
Demolition of Existing Structures
Land Acquisition
In addition to the costs noted above, there are standard costs that will be typical to all schemes. These include costs for the Court to relocate during construction, costs for CEQA, FF & E, and costs for a historic evaluation of the existing court building. At this time, there are no discernible differences among strategies in terms of schedule.