The Santa Monica Civic Auditorium and Site Opportunity Santa Monica - - PowerPoint PPT Presentation

Santa Monica Community Workshop #3

June 13, 2015

The Santa Monica Civic Auditorium and Site Opportunity

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The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

The Civic Working Group Process

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The Civic Working Group charge from City Council.

• A diverse, 9-person committee appointed by the City Council to work with

City staff and consultants to:

• Draft a vision for the future cultural and community use of the Civic as the hub of a

cultural campus

• Explore an appropriate mix of compatible adjacent uses, from open space to

additional facilities, as identified in the Urban Land Institute report

• Evaluate potential financing options and programming and operating models for the

Civic

• Convene a community process to gather input and to build consensus regarding the

future of the Civic

• Provide Council with recommendations regarding the vision, feasible renovation options

and the preferred long-term operating model for the Civic

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The Civic Working Group process.

• Worked with a set of “givens” based on factual information about the Civic and the

site

• Conducted public meetings monthly since January 2014
• Analyzed and reviewed alternative uses for the Civic Auditorium
• Analyzed and reviewed arts and cultural uses for the site and cultural district

precedents from elsewhere

• Analyzed and reviewed parking issues
• Considered open space opportunities, including spatial and use compatibility

implications for an athletic field on the site

• Discussed compatible private land uses that could generate capital funding
• Reviewed and discussed other potential sources of capital and operating funding
• Sponsored three public workshops

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Bring together all of the information, ideas and findings from the CWG’s process to-date.

Workshop 3: Bringing it all together

June 13, 2015

Workshop 2: Site program & funding options

January 31, 2015 February 1, 2015

Workshop 1: The opportunity

September 27, 2014

HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 6

The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

Workshop #1 The Opportunity

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The Civic is the anchor of a 10-acre site being considered for reuse as 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 2002

• 56-year old facility

The Civic Auditorium has a rich history.

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I-10 and the Civic Center area have been separated from Downtown Santa Monica and 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 site could result in a vibrant new cultural district.

Civic Auditorium Site

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The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

Workshop #2 Site Program and Funding Option Trade-Offs

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The Civic site has significant capacity for a new cultural district.

74,300 SF

Civic Building Size

3,000-3,500

Civic Seating Capacity

About 10.3 Acres

Overall Site Size

992 Spaces

Parking Capacity

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The 10-acre site includes certain commitments.

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

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Workshop #2 used an on-line tool to consider trade-offs and funding requirements for a new mixed-use cultural district.

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The trade-off tool challenged workshop participants to balance land use choices with available space and funding options.

Civic Options

Public Land Uses Private Land Uses Financing Options Option 1

Privately operated entertainment/arts complex

Option 2

Non-profit performing arts center

Option 3

Locally-focused community arts and cultural center

Flex Performance/Event Space Small Music Venue

• Reh. Space and “Hub” Facility

Fine Art Museum Experiential Museum Artist Space Education and Maker Facility Half Acre Park One Acre Park Two Acre Park Four and a Half Acre Park Sports Field Retail Micro-Storefronts Storefronts Destination Retail Dining Storefront Restaurant Café Destination Restaurant Offices Small Office Cluster of Small Offices Larger Office Building Residential 40 Unit Building 60 Unit Building 175 Unit Building Hotels Boutique Flag General Obligation Bond Ticket Tax Capital Campaign General Fund Contribution Operating Philanthropy Revenue Bond

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Key trade-off tool assumptions.

• Site circulation and landscaping were assumed to take up 20% of the site

area.

• Building typologies were based on local comparables.
• Parking requirements included site-wide shared parking analysis.
• Civic renovation costs were updated from the 2012 Morley estimate.
• Other building construction costs were based on third party data and

consultant expertise.

• Results are a very useful expression of preferences among those who

participated, but do not reflect a scientific random sample of opinion (i.e., not polling results)

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1,698 responses to the trade-off tool questions were received, of which 125 completed the exercise, balancing budget and land.

Participants who balanced the capital budget** 211

Balanced Capital Budget & Optimized Land Balanced Capital Budget Balanced Operating Budget Didn't Balance Budget or Optimize Land 6% 10% 42% 42%

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Civic Preference: Civic 1 was preferred overall, especially by those who balanced the budgets and available land.

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% Civic 1 Civic 2 Civic 3

All Capital Budget Balanced Capital Budget Balanced, Land Optimized

Privately operated entertainment/arts complex Non-profit performing arts center Locally-focused community arts & cultural center

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Cultural Land Use Preferences: Most participants preferred performance uses, but also the Educational and Maker Facility.

0% 2% 4% 6% 8% 10% 12% 14% 16% 18% 20%

Fine Art Museum Experiential Museum Artists Space Educational and Maker Facilitity Flexible Event Space Small Music Venue Rehearsal and Hub Space

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0% 10% 20% 30% 40% 50% 60%

No Open Space Half Acre ParkOne Acre Park Two Acre Park Four and a Half Acre Park Field

Open Space Preferences: 65 participants chose a field and balanced the capital budget; many used a hotel and/or ticket tax.

Note: The percentages for those who chose open space do not add to 100% because some respondents chose multiple open spaces.

• To balance the capital budget, 84% of respondents who chose a field also chose

Civic 1 and a Ticket Tax; 64% also chose a boutique hotel.

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Private Land Use Preferences: Respondents have a clear interest in land uses such as restaurants, retail, and a boutique hotel.

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Some Retail Some Dining Some Residential Some Office Boutique Hotel Midscale National Flag Hotel

All (1,698) Capital Budget Balanced (210) Capital Budget Balanced, Land Optimized (125)

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Close the Gap: 85% of those who balanced the capital budget chose a GO Bond; most also used private fundraising.

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

General Obligation Bond Capital Fundraising Campaign Revenue Bond from Ticket Tax General Fund Contribution Operating Philanthropy All Capital Budget Balanced Capital Budget Balanced, Land Optimized

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The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

Other Forms of Public Input

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The CWG also gathered information and public input in other ways.

• Online surveys after Workshops 1 and 2
• Letters from the public throughout the CWG planning process
• Public comment during CWG meetings and the community workshops
• Notes from table discussions during the workshops
• Presentations at monthly CWG meetings
• Site visit to Pasadena Civic Center

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The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

The Civic Working Group’s Draft Guiding Principles

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The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

Four Categories of Guiding Principles:

• The Historic Civic Auditorium
• A Cultural Campus
• Public Open Space
• A Viable Project

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The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

The Historic Civic Auditorium: Preserve and rehabilitate the landmarked Civic Auditorium.

HR&A Advisors, Inc. Santa Monica Civic Auditorium | 29

The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

A Cultural Campus: Create a vibrant cultural and community hub around the Civic Auditorium.

HR&A Advisors, Inc. Santa Monica Civic Auditorium | 30

The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

A Cultural Campus: Consider private land uses that support and enhance the cultural campus.

HR&A Advisors, Inc. Santa Monica Civic Auditorium | 31

The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

A Cultural Campus: Create a flow between the Civic Auditorium site and the surrounding community.

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The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

Public Open Space: Include open space on the site.

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The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

A Viable Project: Generate innovative and financially sustainable proposals for the Civic and its site.

HR&A Advisors, Inc. Santa Monica Civic Auditorium | 34

The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

The Civic Working Group’s Draft Priorities for City Council Consideration

(see wall displays)

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The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

• 10-Minute Break -

Then Return for Small Group Discussions About the Draft Guiding Principles

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The District’s development could be undertaken in one of two major ways.

City RFP to Private Master Developer Creation of a Nonprofit Development Authority District Development Full Site Parts of Site Full Site Parts of Site

Example TBD Example TBD

Next Steps in the Civic Working Group Process

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Present the CWG Report and Staff Report to City Council

October

Prepare a Staff Report to City Council

September

Finalize the CWG Report to City Council

August

Review Results of Workshop #3 and the Preliminary Draft Report

July

Prepare Preliminary Draft Report to City Council

June