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 City RFP to Private Master Creation of a Nonprofit Development Developer Development Authority Full Site Parts of Site Full Site Parts of Site The Civic Working Group Process Example TBD Example TBD 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 City RFP to Private Master Creation of a Nonprofit Development Developer Development Authority Full Site Parts of Site Full Site Parts of Site Workshop #1 The Opportunity Example TBD Example TBD 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. New Expo Line Station Tongva Park Ken Genser Square Civic Civic Center Village Auditorium 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 City RFP to Private Master Creation of a Nonprofit Development Developer Development Authority Full Site Parts of Site Full Site Parts of Site Workshop #2 Site Program and Funding Option Trade-Offs Example TBD Example TBD 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 Flex Performance/Event Space General Obligation Bond Retail Ticket Tax Privately operated Small Music Venue Micro-Storefronts entertainment/arts Capital Campaign Reh. Space and “Hub” Facility Storefronts complex General Fund Contribution Fine Art Museum Destination Retail Experiential Museum Operating Philanthropy Dining Option 2 Artist Space Revenue Bond Storefront Restaurant Non-profit Education and Maker Facility Café performing arts center Half Acre Park Destination Restaurant One Acre Park Offices Option 3 Two Acre Park Small Office Locally-focused Four and a Half Acre Park Cluster of Small Offices community arts and Sports Field Larger Office Building cultural center Residential 40 Unit Building 60 Unit Building 175 Unit Building Hotels Boutique Flag 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 6% Balanced 10% Capital Budget Didn't Balance Budget or Optimize Land 42% 211 42% Balanced Participants who Operating balanced the Budget capital 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 Non-profit performing Locally-focused community entertainment/arts complex arts center 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 Experiential Artists Space Educational Flexible Small Music Rehearsal Museum Museum and Maker Event Space Venue and Hub Facilitity 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 Half Acre ParkOne Acre Park Two Acre Park Four and a Field Space Half Acre Park • 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 Some Some Some Boutique Midscale Retail Dining Residential Office Hotel 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
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