AgdaPkt 2003-04-14 - Laserfiche WebLink

Browse Search

4 .15 - Memorandum Watry Proposal _ opened. In our case, cars and trucks driving along Broadway or Theatre Way could generate substantial vibrations that will most likely be felt within the theaters, creating an extremely annoying distraction. 3. Long span structure- lack of flexibility: The current column layout has given Century some flexibility in the layout of the movie theaters. Adopting a long -span structural solution would mean laying out a new theater plan, in order to adjust auditorium sizes to correspond to the new column locations. This will have a likely negative impact on the number of seats that can be provided, since the long -span arrangement cannot easily be adjusted to accommodate any theater requirements. In addition, first floor exit stairs and elevators serving the theaters would necessitate additional columns at the basement, as would the location of the building itself. For example, unless significant transfer beams were introduced (which would necessitate a deeper structure and therefore further excavation), there would need to be a row of columns at Grid Line "B" in the basement, resulting in the loss of about 25 spaces. This would offset whatever efficiencies were achieved by going to long span. Also, if the structure has to be post tensioned this will severely limit the flexibility of restaurant space layout along Theatre Way, due to the limitations on slab penetrations imposed by this kind of structure. 4. Long-span structure— impact on architectural expression of building: The lack of flexibility ` of the long -span layout will in effect lead to the straightening out of all the building perimeter walls, which may limit the amount of architectural expression we are trying to achieve. 5. Angled versus perpendicular parking: Mr Watry suggested that perpendicular parking was not generally used in retail projects. In fact, both these types of parking are commonly used in retail, with perpendicular parking often being the preferred option in urban locations, due to its greater efficiency. Perpendicular parking does necessitate a wider aisle in order to accommodate the larger vehicular turn movement, but is generally more efficient in terms of square feet per space than angled parking. 6. Cost of Additional Slab on Grade: extending the below -grade structure out to Broadway (and potentially Jefferson, in order to get the required number of spaces) will come at great expense, due to utility relocation and the need to design the structure to accommodate added loading requirements. This will likely increase the floor -to -floor depth, resulting in a greater volume of excavation than the current proposed scheme. These added costs will need to be carefully considered. 7. Relocated Entrance — overall traffic impact: Rather than rely on an "instinctual" response, this is something that should be evaluated by a traffic engineer. 8. Relocated Entrance — impact on outdoor dining: Relocating the entrance as per Mr. Watry's proposal would potentially compromise the ability to have outdoor dining at the Southern end of Theatre Way, due to the large number of vehicles entering and exiting in that location. This would be at odds with the "placemaking" approach adopted by Freedman Tung and Bottomley. 9. Relocated Entrance — Impact on Future Use of adjacent site ( "lot 2 "): One of the reasons for creating a sub - surface parking garage was to save lot 2 for future use. The location of the vehicular ramp at that location will severely compromise the use of that site, as well as take up land that will have added value due to the On Broadway project. 10. Landscaping: the proposal seeks to compensate for the potential elimination of landscaping all around the building due to the expanded footprint of the alternative scheme by adding 4' -0" deep tree wells. A carefully selected 30" box tree will grow in these conditions, so the issue therefore is not so much whether this will work, but what cost will it add to the project — approximately 40 of these would be required, and they would all need drainage and irrigation, as well as a fertilizer injector system. They may also impact the number of spaces, or cause additional excavation in order to get required headroom below. " 11. Additional issues: these would include costs associated with increased scope of culvert relocation; garage ventilation, with the vent stacks on other side of Broadway as proposed in Mr L®