the santa monica civic auditorium and site opportunity...hr&a advisors, inc. workshop 3: santa...

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


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


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


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



ways.


Developer



District

Development



Workshop #1

The Opportunity


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

reuse as a mixed-use cultural district.


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.


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


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


Re-imagining the Civic site could result in a vibrant new cultural

district.

Civic Auditorium Site



ways.


Developer



District

Development



Workshop #2

Site Program and

Funding Option Trade-Offs


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


The 10-acre site includes certain commitments.

New Early Childhood

Education Center

(ECEC)

Existing

Civic Auditorium

Footprint


Workshop #2 used an on-line tool to consider trade-offs and funding

requirements for a new mixed-use cultural district.


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


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)


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%


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


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


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.


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)


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


ways.


Developer



District

Development



Other Forms of Public Input


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



ways.


Developer



District

Development



The Civic Working Group’s

Draft Guiding Principles



ways.


Developer



District

Development



Four Categories of Guiding Principles:

• The Historic Civic Auditorium

• A Cultural Campus

• Public Open Space

• A Viable Project



ways.


Developer



District

Development



The Historic Civic Auditorium:

Preserve and rehabilitate the landmarked

Civic Auditorium.



ways.


Developer



District

Development



A Cultural Campus:

Create a vibrant cultural and community

hub around the Civic Auditorium.



ways.


Developer



District

Development



A Cultural Campus:

Consider private land uses that support and

enhance the cultural campus.



ways.


Developer



District

Development



A Cultural Campus:

Create a flow between the Civic Auditorium

site and the surrounding community.



ways.


Developer



District

Development



Public Open Space:

Include open space on the site.



ways.


Developer



District

Development



A Viable Project:

Generate innovative and financially

sustainable proposals for the Civic and its site.



ways.


Developer



District

Development



The Civic Working Group’s

Draft Priorities for

City Council Consideration(see wall displays)



ways.


Developer



District

Development



- 10-Minute Break -

Then Return for Small Group Discussions

About the Draft Guiding Principles



ways.


Developer



District

Development



Next Steps in the

Civic Working Group

Process


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

the santa monica civic auditorium and site opportunity...hr&a advisors, inc. workshop 3: santa...

Documents