Santa Monica Civic Auditorium Community Workshop #2 January 31 - - PowerPoint PPT Presentation

January 31 & February 1, 2015

Santa Monica Civic Auditorium

Community Workshop #2

Introduction

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Today we will explore options for the Civic Auditorium and site.

Workshop 3: Future vision

March 21, 2015

Workshop 2: Site program & funding options

Today, January 31, 2015 February 1, 2015

Workshop 1

September 27, 2014

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The Civic is at the heart of a 10-acre site being considered for reuse into a mixed-use cultural district.

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• Has hosted a range of events,

from intimate to high-profile, including the Oscars.

• Architecturally significant, and

historically landmarked in 2001

• 56-year old facility
• Lack of funds for rehabilitation

The Civic has a rich history.

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I-10 and the largely vacant Civic Center area have separated Downtown Santa Monica from Ocean Park for decades.

Downtown Santa Monica Ocean Park Civic Center District Interstate 10 Samohi

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New open space, mixed-use housing and transit connections to Downtown LA have begun to revitalize the Civic Center District.

Civic Auditorium Civic Center Village Tongva Park Ken Genser Square New Expo Line Station

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Re-imagining the Civic could complete the District and support its vibrancy.

Civic Auditorium Site

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• Could help Santa Monica attract

and retain artists.

• Could increase traffic during

events, with ongoing impacts possible.

• Additional land uses could

increase density, although could create a vibrant arts and cultural district.

• Investing in the retrofit of the Civic

could have significant impacts on City finances.

Breathing life back into the Civic will have effects on its neighbors and the community as whole.

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Please go to your table.

There are some key considerations in planning an arts and cultural district:

• Available land
• On-site parking
• Construction (capital) funding
• Ongoing (operating) funding
• Critical mass of arts uses needed

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The 10-acre site could accommodate a number of uses, but a significant portion of it is already committed.

New Early Childhood Education Center (ECEC) Existing Civic Auditorium Footprint

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The Civic and ECEC have a combined footprint of 4 acres, leaving roughly 4.3 acres available after considering circulation.

0.2 0.4 0.6 0.8 Large Apartment Building Hotel Office Building Flexible Performance Space Museum Small Apartment Building Large Store Large Restaurant Artists or Rehearsal Space Educational Facility Small Music Venue Medium Store or Café Acres Needed

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Similarly, parking will be a constraint to additional land uses; 500 spaces are already committed from the existing surface lot.

Possible Underground Parking Footprint (2,365 Spaces / 3 Levels) Might reach under Pico and 4th Streets

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Some parking uses will have primarily daytime demand, allowing shared parking with nighttime uses, including the Civic.

100 200 300 400 500 Existing Committed Performing Arts Center Entertainment Complex Institutional Office Community Cultural Center Boutique Hotel Medium Apartment Bldg. Museum Destination Restaurant Small Music Venue Rehearsal Space Storefront Retail Spaces Required

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Renovating the Civic or adding additional cultural uses to the site will have significant capital costs.

$0 $20 $40 $60 $80 $100 $120 Commercial Arts Complex Performing Art Center Community Cultural Campus Flexible Performance Space Small Music Venue Rehearsal Space Fine Arts Museum Experiential Museum Artists Space Educational Facility Capital Costs ($Millions)

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Those uses will also have significant annual operating costs, and may not be fully covered by earned income and philanthropy.

• $4
• $3
• $2
• $1

$0 Commercial Arts Complex Performing Art Center Community Cultural Campus Flexible Performance Space Small Music Venue Rehearsal Space Fine Arts Museum Experiential Museum Artists Space Educational Facility Operating Deficit ($Millions)

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$0 $10 $20 $30 $40 $50 Restaurant or Small Store Storefronts Small Office Destination Retail Small Apartment Building Office Cluster Medium Apartment Building Larger Apartment Building Larger Office Building Boutique Hotel National Flag Hotel Capital Contribution ($ Millions)

Private land uses could help subsidize capital costs for public facilities through a combination of ground lease and tax revenues.

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Today’s exercise will illustrate necessary tradeoffs between the public and private land use options. Physical Constraints

• How much land

does each use take up?

• How much parking

does it require?

• What is the best

way to program the entire site?

Capital Constraints & Benefits

• How much does it

cost to build?

• How much money

would it generate if it were built?

Operating Constraints

• Should Santa

Monica provide an

• perating subsidy

for the Civic?

• What about

additional cultural uses?

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This online tool will demonstrate possible components of a new mixed-use cultural district and their implications.

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There are 5 tabs; each represent a key decision.

The Civic Auditorium

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The Civic closed in 2012.

56-year old and unsafe building + Lack of funds for rehabilitation

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Civic options were decided through an extensive public process led by the Civic Working Group that culminated in Workshop #1. Workshop #1

September 27, 2014

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A sophisticated private operator could manage the Civic, drawing regional audiences, while providing community programming.

Civic 1

Entertainment/Arts Complex

• High-end commercial entertainment
• Managed by for-profit entity
• Roughly 2,600-person capacity
• 981 parking spaces required
• $93 million capital cost
• No operating cost to city

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A privately-operated Civic would cost roughly $93 million, assuming that an operator would fund some Furniture, Fixtures and Equipment (FF&E).

$0 $10 $20 $30 $40 $50 $60 $70 $80 $90 $100 $110 Capital Costs ($ Millions) Hard Costs Soft Costs FF&E Costs Contingencies Parking

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The Civic could showcase Santa Monica’s creative community to a regional and local audience, with some commercial events.

Civic 2

Center for the Performing Arts

• Wide range of high-quality events,

with some community programming

• Managed by non-profit entity
• Roughly 2,600 fixed seats
• 981 parking spaces required
• $98 million capital cost
• $2.2 million annual operating deficit

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A Performing Arts Center would cost roughly $98 million, with significant costs for FF&E born by the city.

$0 $10 $20 $30 $40 $50 $60 $70 $80 $90 $100 $110 Capital Costs ($ Millions) Hard Costs Soft Costs FF&E Costs Contingencies Parking

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The Civic could become a community arts and cultural campus, with programming for local adults, families and kids.

Civic 3

Arts and Cultural Campus

• Local, innovative cultural offerings in

the visual and performing arts

• Flexible layout with multiple spaces
• Managed by public entity or city
• Roughly 1,000 person capacity
• 685 parking spaces required
• $104 million capital cost
• $3.4 million annual operating deficit

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A Community Arts and Culture campus would cost $104 million, with higher capital costs for both construction and FF&E than other options.

$0 $10 $20 $30 $40 $50 $60 $70 $80 $90 $100 $110 Capital Costs ($ Millions) Capital Costs Soft Costs FF&E Costs Contingencies Parking

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Rehabilitating the Civic and building parking will be expensive in each scenario; but on an operating basis, there is variation.

• $4
• $3
• $2
• $1

$0 $1

Commercial Arts Complex Performing Art Center Community Cultural Campus

Operating Deficit ($ Millions) $0 $20 $40 $60 $80 $100 $120

Commercial Arts Complex Performing Art Center Community Cultural Campus

Capital Cost ($ Millions)

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Differences in operating costs will mean that certain scenarios will ultimately have a significantly higher total cost in the long-term.

$0 $15 $30 $45 $60 $75 $90 $105 $120 $135 $150 Commercial Arts Complex Performing Art Center Community Cultural Campus 20-Year Cost (NPV, 2015 $ Millions)

Capital Cost Operating Cost

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In each option, the Civic would offer different programming, catering to a range of regional to local audiences.

Entertainment/Arts Complex

• Broadway shows
• Rock Concerts
• Other high-end

entertainment

• Special events or

banquets

• Conference and trade

shows

• Some community

programming required

Center for the Performing Arts

• Presentations and

co-productions across a wide range of performing arts

• Some community

programming required

Arts and Cultural Campus

• Presentations and co-

productions in performing, visual and media arts

• Flexible layout for

simultaneous events at different scales

• Some special events
• r banquets, but no

conferences or trade shows

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Which use of the Civic is the appropriate one?

Entertainment/Arts Complex

• High-end commercial

entertainment

• Regional and local

audiences

• No operating expense

to city

• Revenue-generating

ticket tax

Center for the Performing Arts

• Wide range of

high-quality events

• Regional and local

audiences, showcasing the local creative community

• Managed by non-

profit entity

• Moderate to high

level of operating subsidy

Arts and Cultural Campus

• Innovative cultural
• fferings
• Local audience
• Managed by non-

profit entity or the City of Santa Monica

• High operating

subsidy

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You can chose one of these options in Tab 2 of the online tool.

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Please go to your table.

You have 20 minutes to discuss and choose your preferred Civic.

Key questions:

1. Which version of the Civic best combines and balances local and regional attractions? 2. What programming would you prefer in the Civic?

Public Land Uses

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The third tab shows additional cultural and open space options for the Civic Auditorium site.

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Surface parking will be removed, and the entire site must be programmed with new cultural, private or open space uses.

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The site could accommodate additional cultural uses which would contribute to a vibrant cultural campus.

Flexible Performance / Event Space

Could accommodate almost any use.

Small Music Venue

Cabaret-style venue, could promote evening activity

Experiential Museum

Could focus on history, science, technology or another mission

Fine Arts Museum

Moderately-sized, world-class facility

Artists Space

Artistic incubator with gallery and rotating studios

Educational & Maker Facility

Creative space for adults and children

Rehearsal Space & “Hub”

Could support the needs of local artists and musicians

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The Civic campus could support an additional flexible performance/event space, interacting with an adjacent plaza.

Flexible Performance/Event Space

• Almost any use, including dance,

theater, music, lectures, meetings, galas and events

• 15,000 sf, up to 850 guests
• 139 parking spaces required
• $16.5 million capital cost
• $440,000 annual operating deficit

Shown: ODC Theater Center / Mark Cavagnero Architects / Photo: Tim Griffith

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A for-profit music venue, perhaps with an adjacent restaurant and bar would promote activity through the evening .

Small Music Venue

• Cabaret-style venue, promoting

evening activities on the campus

• 6,000 sf, 250 fixed seats
• 47 parking spaces required
• $6.2 million capital cost
• No operating cost to the City

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A “Hub” facility could support the rehearsal needs of local artists, actors and musicians and provide space for local-non profits.

Rehearsal Space and “Hub”

• Rehearsal space comparable to

Civic, studios & administrative space

• 16,000 sf over two floors
• 40 parking spaces required
• $6.8 million capital cost
• $400,000 annual operating deficit

Shown: Tannery Arts Studios / Mark Cavagnero Architects / Photo: Art Gray

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A fine arts museum with a themed collection would contribute to the Civic’s cultural draw.

Fine Arts Museum

• Themed collection, possibly with

modern, classical or local art

• 30,000 sf over two floors, 500-

person capacity for events

• 74 parking spaces required
• $29 million capital cost
• $1.5 million annual operating deficit

Shown: Oakland Museum of California / Mark Cavagnero Architects / Photo: Tim Griffith

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An experiential museum would link art, science & technology.

Experiential Museum

• Focus on local culture, science &

technology or another mission

• 30,000 sf over two floors, 500-

person capacity for events

• 74 parking spaces required
• $28.7 million capital cost
• $2.2 million annual operating deficit

Shown: Dark Side of the Moon Exhibition, SciARC Michael Maltzan Architecture, Inc.

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Santa Monica could support artists with an incubator space for as many 14 artists, including a moderately-sized gallery.

Artists Space

• 8 rotating artists studios, 6 smaller

studios, gallery and common space.

• 23,000 sf, 250-person capacity for

events

• 35 parking spaces required
• $9 million capital cost
• $450,000 annual operating deficit

Shown: Horn Center , Harvard Westlake School, Michael Maltzan Architecture, Inc.

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The Civic Auditorium site could include flexible creative and educational spaces for both digital and traditional media.

Educational and Maker Facility

• Classrooms, adult and kids’ maker

space, digital media studio

• 16,000 sf over two floors
• 30 parking spaces required
• $5.1 million capital cost
• $400,000 annual operating deficit

Shown: Inner City Arts / Michael Maltzan Architecture, Inc. / Photo: Iwan Baan

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Although none of these uses could subsidize the Civic, could they help create a vibrant arts and cultural district?

• $5

$0 $5 $10 $15 $20 $25 $30 Flexible Performance Space Small Music Venue Rehearsal Space Fine Arts Museum Experiential Museum Artists Space Educational Facility ($Millions) Capital Cost Operating Deficit

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Any open space on the Civic Auditorium campus would have a significant amount of year-round programming.

• Activities would contribute

to the vibrancy of a cultural district

• Would be unique in Santa

Monica

• Able to generate income

equal to roughly 15% of

• perating costs

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A very small open space on the Civic Auditorium site could be programmed in a number of ways.

Half-Acre Park

• Pathways, seating, children’s play

area

• $2.2 million capital cost
• $150k annual operating deficit

Shown: Simon and Helen Director Park / OLIN Photo by Jordan Schnitzer

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A small open space could accommodate events and contribute to the vibrancy of the cultural campus.

One-Acre Park

• All of those features in a half acre

park, plus more space for outdoor cultural programs and small events

• $4.4 million capital cost
• $260k annual operating deficit

Shown: Stanford University Li Ka Shing Center Tom Leader Studio / Photo by Bruce Damonte

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A medium-sized open space could be programmed in a number of ways.

Two-Acre Park

• All of the features in the one acre

park, plus potential for a demonstration garden and/or interactive public art installations

• $7.8 million capital cost
• $590k annual operating deficit

Shown: Stanford University Li Ka Shing Center Tom Leader Studio / Photo by Bruce Damonte

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A large open space could be programmed in a number of ways but especially could host large outdoor events.

Four and ½-Acre Park

• All of the features in the two acre park,

plus an entry feature and/or an outdoor performance area

• $14.7 million capital cost
• $1.3 million annual operating deficit

Shown: Yerba Buena Gardens / MGA Partners Photo by Karl Nielsen

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A sports field could provide playing space for community members and space on the sidelines for spectators.

Sports Field

• Soccer, lacrosse or others
• 2.7 acres
• $2.4 million capital cost
• $450k annual operating deficit

Shown: Hillsboro, Oregon Park Photo by M.O. Stevens

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You can chose one or more of these options in Tab 3 of the tool, but remember that land and parking are limited.

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Please go to your table.

You have 20 minutes to discuss and choose your preferred uses.

Key questions:

1. Which additional cultural uses could contribute most to creating a vibrant cultural district and what are the key implications of each? 2. What kind of open space best contributes to a cultural district?

Private Land Uses

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The fourth tab shows private land uses that could contribute to a vibrant mixed-use site and fund the capital costs for the Civic.

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Private development may help cover the cost of retrofitting the Civic through a bond based on ground lease revenue & tax subvention.

Projected Tax Revenues from Private Land Uses

• Property Tax
• Utility Tax
• Vehicle Tax
• Sales Tax
• Bed Tax (for Hotel)

Ground Lease Revenue

• 7% of Residual Land Value

(Property value without cost

• f construction)

Annual City Revenue

Revenue Bond to pay for Civic capital improvements

• Issued by the City
• Assumes 20-Year Term at

6% interest and 1.2 debt-coverage ratio

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A number of these private land uses could fit on the site alongside the Civic and one or more additional cultural uses.

0.2 0.4 0.6 0.8 Large Apartment Building Hotel Office Building Flexible Performance Space Museum Small Apartment Building Large Store Large Restaurant Artists or Rehearsal Space Educational Facility Small Music Venue Medium Store or Café Acres Needed

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$0 $10 $20 $30 $40 $50 Restaurant or Small Store Storefronts Small Office Destination Retail Small Apartment Building Office Cluster Medium Apartment Building Large Apartment Building Institutional Office Boutique Hotel National Flag Hotel Capital Contribution ($ Millions)

Some private land uses have a greater ability to fund a renovation of the Civic, new cultural facilities and open space.

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$0 $250 $500 $750 $1,000 $1,250 Destination Restaurant Café or Small Restaurant Small Office Building Storefront Restaurant Large Apartment Building Office Cluster Retail Small or Medium Apartment Institutional Office Boutique Hotel National Flag Hotel

Land uses with significant capital contributions, may have more “bang for your buck” per-square-foot of building footprint.

Capital Contribution PSF of Building Footprint

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Storefront and destination retail could support a small amount of bonding capacity to rehabilitate the Civic.

Micro-Storefront

• 1-5 possible
• 850 sf
• 2 parking spaces
• $240k cap. contrib.

Storefront

• 1-3 possible
• 4,500 sf
• 11 parking spaces
• $1.3m cap. contrib.

Destination Retail

• 1 possible
• 25,000 sf
• 61 parking spaces
• $3.9m cap. contrib.

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Restaurants would round out a cultural campus on the Civic site, but would not provide significant funds to the Civic.

Storefront Restaurant

• 1-3 possible
• 850 sf
• 2 parking spaces
• $165k cap. contrib.

Café or Small Restaurant

• 1-3 possible
• 3,250 sf
• 24 parking spaces
• $305k capital contrib.

Destination Restaurant

• 1 possible
• 8,000 sf
• 67 parking spaces
• $350k cap. contrib.

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Rental housing could provide affordable units and significant funding to rehabilitate the Civic.

40-Unit Building

• 1-3 possible
• 10% afford. housing
• Ground floor retail
• 13,250 sf footprint
• 4 Floors / 70 p’kng
• $4.4m cap. contrib.

175-Unit Building

• 1-2 possible
• 20% afford. housing
• Ground floor retail
• 35,000 sf footprint
• 6 Floors / 264 p’kng
• $8.9m cap. contrib.

65-Unit Building

• 1-2 possible
• 15% afford. housing
• Ground floor retail
• 16,250 sf footprint
• 5 Floors / 104 p’kng
• $5.5 m cap. contrib.

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Office buildings could provide significant funding to rehabilitate the Civic.

Small Office

• 1 possible
• 15,000 sf footprint
• 1 Floor
• 37 parking spaces
• $1.5m cap. contrib.

Office Cluster

• 1 possible
• 20,000 sf footprint
• 2 Floors
• 98 parking spaces
• $4.7m cap. contrib.

Larger Office

• 1 possible
• 20,000 sf footprint
• 4-5 Flrs with cafe
• 222 parking spaces
• $9.4m cap. contrib.

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Hotels would provide the greatest amount of funding to rehabilitate the Civic.

Boutique Hotel

• 1 possible
• 20,000 sf footprint
• 3-4 Floors, 115 rooms
• 137 parking spaces
• $30.6 million capital contribution

Midrange National Flag Hotel

• 1 possible
• 25,000 sf footprint
• 6 Floors, 250 rooms
• 270 parking spaces
• $47.7 million capital contribution

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You can chose a number of these options in Tab 4 of the online tool.

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Please go to your table.

You have 20 minutes to discuss and choose your preferred uses.

Key questions:

1. Which private land uses would contribute to a vibrant cultural district? 2. Which private land uses could best fund renovation of the Civic? 3. Which private land uses fit best within the neighborhood context?

Close the Gap

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The fifth tab presents funding options that could “Close the Gap” between costs and funding raised through private development.

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There are a number of financing techniques that could be used to fund both capital and operating expenses.

General Obligation Bond Ticket Tax Revenue Bond Capital Fundraising Campaign Air Rights Transfer General Fund Allocation Operating Philanthropy

Parking Revenue

Capital Funding Sources Operating Funding Sources Enhanced Infrastructure District Transient Occupancy Tax Historic Tax Credits Revenue Bond from Private Dev. Included as option Assumed More study req.

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The City of Santa Monica could issue two different types of bonds to cover costs not supported by private land uses.

General Obligation Bond

• As much as $50 million
• Bond issued by the City
• Assumes a tax allocation to each

property owner of roughly $12 per $100,000 of value

• Repaid from property tax

payments from across the city

Revenue Bond (from Ticket Tax)

• As much as $14 million for a for-

profit Civic use only

• Bond issued by the City
• Secured by commitment of revenue

from ticket taxes at the Civic

• Roughly 5% tax per ticket
• Has been used in Downtown LA to

fund Staples Center Construction

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An intensive capital fundraising campaign could also raise funds to renovate the Civic.

Capital Fundraising Campaign

• $20-23 million, with highest for an arts

and cultural campus (Civic 3)

• Would include naming rights
• Involves time-intensive targeting of

philanthropic organizations & private donations

• Based on comparable campaigns in LA

and nationwide

Shown at right: Broad Stage & Edye Second Space Capital Campaign: $10 million (22% of total)

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Operating costs for the Civic and associated public uses could be covered by the City’s budget or continuing philanthropy.

Annual General Fund Contribution

• As much as $1 million
• Funding from the annual City

budget

• If hotel use included, could also

be a citywide dedication of Transient Occupancy Tax (TOT)

Operating Philanthropy

• $4.5-6.5 million depending on

non-profit uses

• Not available for the Commercial

Arts/Entertainment center

• Assumed to be consistent with

comparable cultural facilities

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You can chose one or more of these options in Tab 5 of the online tool.

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Please go to your table.

You have 20 minutes to discuss and choose your preferred funding options.

Key questions:

1. Will your choices pay for all of the capital and operating costs? 2. Do you believe there would be enough public support for a General Obligation bond that requires a 2/3 majority vote? 3. Do you believe that this project could attract significant support from the local and regional philanthropic community?

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Please go to your table.

Take a few minutes to enter your choices into the tool.