the santa monica civic auditorium and site opportunity...hr&a advisors, inc. workshop 3: santa...
TRANSCRIPT
Santa Monica Community Workshop #3June 13, 2015
The Santa Monica Civic Auditorium and Site Opportunity
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 2
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
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 3
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
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 4
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
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 5
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
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 7
The Civic is the anchor of a 10-acre site being considered for
reuse as a mixed-use cultural district.
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 8
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.
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 9
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
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 10
New open space, mixed-use housing and transit connections to
Downtown LA have begun to revitalize the Civic Center District.
Civic
AuditoriumCivic Center Village
Tongva Park
Ken Genser Square
New Expo Line Station
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 11
Re-imagining the Civic site could result in a vibrant new cultural
district.
Civic Auditorium Site
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 12
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
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 13
The Civic site has significant capacity for a new cultural district.
74,300 SFCivic Building Size
3,000-3,500Civic Seating Capacity
About 10.3 AcresOverall Site Size
992 SpacesParking Capacity
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 14
The 10-acre site includes certain commitments.
New Early Childhood
Education Center
(ECEC)
Existing
Civic Auditorium
Footprint
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 15
Workshop #2 used an on-line tool to consider trade-offs and funding
requirements for a new mixed-use cultural district.
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 16
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 1Privately operated
entertainment/arts
complex
Option 2Non-profit
performing arts
center
Option 3Locally-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
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 17
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)
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 18
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%
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 19
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
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 20
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 ArtMuseum
ExperientialMuseum
Artists Space Educationaland Maker
Facilitity
FlexibleEvent Space
Small MusicVenue
Rehearsaland HubSpace
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 21
0%
10%
20%
30%
40%
50%
60%
No OpenSpace
Half Acre ParkOne Acre Park Two Acre Park Four and aHalf 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.
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 22
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%
SomeRetail
SomeDining
SomeResidential
SomeOffice
BoutiqueHotel
MidscaleNational
Flag Hotel
All (1,698) Capital Budget Balanced (210) Capital Budget Balanced, Land Optimized (125)
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 23
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%
GeneralObligation Bond
CapitalFundraisingCampaign
Revenue Bondfrom Ticket Tax
General FundContribution
OperatingPhilanthropy
All Capital Budget Balanced Capital Budget Balanced, Land Optimized
HR&A Advisors, Inc. Santa Monica Civic Auditorium | 24
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
HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium | 25
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
HR&A Advisors, Inc. Santa Monica Civic Auditorium | 26
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
HR&A Advisors, Inc. Santa Monica Civic Auditorium | 27
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
HR&A Advisors, Inc. Santa Monica Civic Auditorium | 28
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.
HR&A Advisors, Inc. Santa Monica Civic Auditorium | 32
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.
HR&A Advisors, Inc. Santa Monica Civic Auditorium | 33
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)
HR&A Advisors, Inc. Santa Monica Civic Auditorium | 35
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
HR&A Advisors, Inc. Santa Monica Civic Auditorium | 36
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
HR&A Advisors, Inc. Santa Monica Civic Auditorium | 37
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