The Santa Monica Civic Auditorium and Site Opportunity Santa Monica Community Workshop #3 June 13, 2015
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site The Civic Working Group Process HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 2
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 3
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 4
Bring together all of the information, ideas and findings from the CWG s process to-date. Workshop 1: The opportunity September 27, 2014 Workshop 2: Site program & funding options January 31, 2015 February 1, 2015 Workshop 3: Bringing it all together June 13, 2015 HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 5
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site Workshop #1 The Opportunity HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 6
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 7
The Civic Auditorium has a rich history. 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 HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 8
I-10 and the Civic Center area have been separated from Downtown Santa Monica and Ocean Park for decades. Downtown Santa Monica Interstate 10 Samohi Civic Center District Ocean Park HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 9
New open space, mixed-use housing and transit connections to Downtown LA have begun to revitalize the Civic Center District. Tongva Park New Expo Line Station Civic Center Village Civic Auditorium Ken Genser Square HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 10
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 11
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site Workshop #2 Site Program and Funding Option Trade-Offs HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 12
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 HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 13
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 14
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 15
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 HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 16
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 17
1,698 responses to the trade-off tool questions were received, of which 125 completed the exercise, balancing budget and land. Balanced Capital Budget & Optimized Land Didn't Balance Budget or Optimize Land 6% 10% Balanced Capital Budget 42% 211 42% Participants who balanced the capital budget** Balanced Operating Budget HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 18
Civic Preference: Civic 1 was preferred overall, especially by those who balanced the budgets and available land. 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Civic 1 Civic 2 Civic 3 Privately operated entertainment/arts complex Non-profit performing arts center Locally-focused community arts & cultural center All Capital Budget Balanced Capital Budget Balanced, Land Optimized HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 19
Cultural Land Use Preferences: Most participants preferred performance uses, but also the Educational and Maker Facility. 20% 18% 16% 14% 12% 10% 8% 6% 4% 2% 0% Fine Art Museum Experiential Museum Artists Space Educational and Maker Facilitity Flexible Event Space Small Music Venue Rehearsal and Hub Space HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 20
Open Space Preferences: 65 participants chose a field and balanced the capital budget; many used a hotel and/or ticket tax. 60% 50% 40% 30% 20% 10% 0% No Open Space Half Acre ParkOne Acre Park Two Acre Park Four and a Half Acre Park Field 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. Note: The percentages for those who chose open space do not add to 100% because some respondents chose multiple open spaces. HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 21
Private Land Use Preferences: Respondents have a clear interest in land uses such as restaurants, retail, and a boutique hotel. 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% 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) HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 22
Close the Gap: 85% of those who balanced the capital budget chose a GO Bond; most also used private fundraising. 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% 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 HR&A Advisors, Inc. Workshop 3: Santa Monica Civic Auditorium 23
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site Other Forms of Public Input HR&A Advisors, Inc. Santa Monica Civic Auditorium 24
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. Workshop 3: Santa Monica Civic Auditorium 25
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site The Civic Working Group s Draft Guiding Principles HR&A Advisors, Inc. Santa Monica Civic Auditorium 26
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Four Categories of Guiding Principles: Full Site Parts of Site Full Site Parts of Site The Historic Civic Auditorium A Cultural Campus Public Open Space A Viable Project HR&A Advisors, Inc. Santa Monica Civic Auditorium 27
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site The Historic Civic Auditorium: Preserve and rehabilitate the landmarked Civic Auditorium. HR&A Advisors, Inc. Santa Monica Civic Auditorium 28
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site A Cultural Campus: Create a vibrant cultural and community hub around the Civic Auditorium. HR&A Advisors, Inc. Santa Monica Civic Auditorium 29
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site A Cultural Campus: Consider private land uses that support and enhance the cultural campus. HR&A Advisors, Inc. Santa Monica Civic Auditorium 30
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site A Cultural Campus: Create a flow between the Civic Auditorium site and the surrounding community. HR&A Advisors, Inc. Santa Monica Civic Auditorium 31
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site Public Open Space: Include open space on the site. HR&A Advisors, Inc. Santa Monica Civic Auditorium 32
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site A Viable Project: Generate innovative and financially sustainable proposals for the Civic and its site. HR&A Advisors, Inc. Santa Monica Civic Auditorium 33
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority The Civic Working Group s Full Site Parts of Site Full Site Parts of Site Draft Priorities for City Council Consideration (see wall displays) HR&A Advisors, Inc. Santa Monica Civic Auditorium 34
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer - 10-Minute Break - Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site Then Return for Small Group Discussions About the Example Draft TBDGuiding Principles HR&A Advisors, Inc. Santa Monica Civic Auditorium 35
The District s development could be undertaken in one of two major ways. District Development City RFP to Private Master Developer Creation of a Nonprofit Development Authority Full Site Parts of Site Full Site Parts of Site Next Steps in the Civic Working Group Process HR&A Advisors, Inc. Santa Monica Civic Auditorium 36
Prepare Preliminary Draft Report to City Council June Review Results of Workshop #3 and the Preliminary Draft Report July Finalize the CWG Report to City Council August Prepare a Staff Report to City Council September Present the CWG Report and Staff Report to City Council October HR&A Advisors, Inc. Santa Monica Civic Auditorium 37