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

Santa Monica Civic Auditorium Community Workshop #2 January 31 & February 1, 2015

Introduction

Today we will explore options for the Civic Auditorium and site. Workshop 1 September 27, 2014 Workshop 2: Site program & funding options Today, January 31, 2015 February 1, 2015 Workshop 3: Future vision March 21, 2015 HR&A Advisors, Inc. Santa Monica Civic Auditorium | 3

The Civic is at the heart of a 10-acre site being considered for reuse into a mixed-use cultural district. HR&A Advisors, Inc. Santa Monica Civic Auditorium | 4

The Civic has a rich history.  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 HR&A Advisors, Inc. Santa Monica Civic Auditorium | 5

I-10 and the largely vacant Civic Center area have separated Downtown Santa Monica from Ocean Park for decades. Downtown Santa Monica Interstate 10 Samohi Civic Center District Ocean Park HR&A Advisors, Inc. Santa Monica Civic Auditorium | 6

New open space, mixed-use housing and transit connections to Downtown LA have begun to revitalize the Civic Center District. New Expo Line Station Tongva Park Ken Genser Square Civic Civic Center Village Auditorium HR&A Advisors, Inc. Santa Monica Civic Auditorium | 7

Re-imagining the Civic could complete the District and support its vibrancy. Civic Auditorium Site HR&A Advisors, Inc. Santa Monica Civic Auditorium | 8

Breathing life back into the Civic will have effects on its neighbors and the community as whole.  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. HR&A Advisors, Inc. Santa Monica Civic Auditorium | 9

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 HR&A Advisors, Inc. Santa Monica Civic Auditorium | 10

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 HR&A Advisors, Inc. Santa Monica Civic Auditorium | 11

The Civic and ECEC have a combined footprint of 4 acres, leaving roughly 4.3 acres available after considering circulation. Medium Store or Café Small Music Venue Educational Facility Artists or Rehearsal Space Large Restaurant Large Store Small Apartment Building Museum Flexible Performance Space Office Building Hotel Large Apartment Building 0 0.2 0.4 0.6 0.8 Acres Needed HR&A Advisors, Inc. Santa Monica Civic Auditorium | 12

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 4 th Streets HR&A Advisors, Inc. Santa Monica Civic Auditorium | 13

Some parking uses will have primarily daytime demand, allowing shared parking with nighttime uses, including the Civic. Storefront Retail Rehearsal Space Small Music Venue Destination Restaurant Museum Medium Apartment Bldg. Boutique Hotel Community Cultural Center Institutional Office Entertainment Complex Performing Arts Center Existing Committed 0 100 200 300 400 500 Spaces Required HR&A Advisors, Inc. Santa Monica Civic Auditorium | 14

Renovating the Civic or adding additional cultural uses to the site will have significant capital costs. 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 $0 $20 $40 $60 $80 $100 $120 Capital Costs ($Millions) HR&A Advisors, Inc. Santa Monica Civic Auditorium | 15

Those uses will also have significant annual operating costs, and may not be fully covered by earned income and philanthropy. 0 Commercial Arts Complex Performing Art Center Community Cultural Campus Flexible Performance Space 0 Small Music Venue Rehearsal Space Fine Arts Museum Experiential Museum Artists Space Educational Facility -$4 -$3 -$2 -$1 $0 Operating Deficit ($Millions) HR&A Advisors, Inc. Santa Monica Civic Auditorium | 16

Private land uses could help subsidize capital costs for public facilities through a combination of ground lease and tax revenues. 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 $0 $10 $20 $30 $40 $50 Capital Contribution ($ Millions) HR&A Advisors, Inc. Santa Monica Civic Auditorium | 17

Today’s exercise will illustrate necessary tradeoffs between the public and private land use options. Physical Operating Capital Constraints Constraints Constraints & Benefits  How much land  Should Santa does each use take Monica provide an  How much does it up? operating subsidy cost to build? for the Civic?  How much parking  How much money  What about does it require? would it generate additional cultural if it were built?  What is the best uses? way to program the entire site? HR&A Advisors, Inc. Santa Monica Civic Auditorium | 18

This online tool will demonstrate possible components of a new mixed-use cultural district and their implications. HR&A Advisors, Inc. Santa Monica Civic Auditorium | 19

There are 5 tabs; each represent a key decision. HR&A Advisors, Inc. Santa Monica Civic Auditorium | 20

The Civic Auditorium

The Civic closed in 2012. 56-year old and unsafe building + Lack of funds for rehabilitation HR&A Advisors, Inc. Santa Monica Civic Auditorium | 22

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 HR&A Advisors, Inc. Santa Monica Civic Auditorium | 23

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 HR&A Advisors, Inc. Santa Monica Civic Auditorium | 24

A privately-operated Civic would cost roughly $93 million, assuming that an operator would fund some Furniture, Fixtures and Equipment (FF&E). Capital Costs ($ Millions) $0 $10 $20 $30 $40 $50 $60 $70 $80 $90 $100 $110 Hard Costs Soft Costs FF&E Costs Contingencies Parking HR&A Advisors, Inc. Santa Monica Civic Auditorium | 25

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 HR&A Advisors, Inc. Santa Monica Civic Auditorium | 26

A Performing Arts Center would cost roughly $98 million, with significant costs for FF&E born by the city. Capital Costs ($ Millions) $0 $10 $20 $30 $40 $50 $60 $70 $80 $90 $100 $110 Hard Costs Soft Costs FF&E Costs Contingencies Parking HR&A Advisors, Inc. Santa Monica Civic Auditorium | 27

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 HR&A Advisors, Inc. Santa Monica Civic Auditorium | 28

A Community Arts and Culture campus would cost $104 million, with higher capital costs for both construction and FF&E than other options. Capital Costs ($ Millions) $0 $10 $20 $30 $40 $50 $60 $70 $80 $90 $100 $110 Capital Costs Soft Costs FF&E Costs Contingencies Parking HR&A Advisors, Inc. Santa Monica Civic Auditorium | 29

Rehabilitating the Civic and building parking will be expensive in each scenario; but on an operating basis, there is variation. $120 $1 $100 $0 $80 -$1 $60 -$2 $40 -$3 $20 $0 -$4 Commercial Performing Community Commercial Performing Community Arts Art Center Cultural Arts Art Center Cultural Complex Campus Complex Campus Capital Cost ($ Millions) Operating Deficit ($ Millions) HR&A Advisors, Inc. Santa Monica Civic Auditorium | 30