SR-909-000 (2)
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Council Meeting:
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Santa Monica, California
6/24/86
TO: Mayor and city council
FROM: city Staff
SUBJECT: Recommendation to Issue an RFP for the Renovation of
the Miles Playhouse for Use as a Performing Arts
Facility
INTRODUCTION
This report recommends that council authorize the city Manager to
prepare and issue a Request for Proposals for the structural
strengthening and upgrading of the Miles Playhouse and
development of the Miles into a professional performing arts
facility.
Interest in the Miles has been expressed by two
performing arts organizations to date.
The goal of the RFP
process is to initiate an open competition in which quality
proposals will be sought.
Background
In 1925 J. Euclid Miles bequeathed $25,000 to the City of Santa
Monica for a pUblic recreational hall for the children and young
men and women of Santa Monica.
The conditions of his will
stipulated the structure be built in one of Santa Monica's parks
and the city pay the cost of the plans and specifications, as
well as the cost of maintenance and operation of the structure.
The building was to be erected as a Memorial to Mary A. Miles.
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Miles Playhouse was built in Lincoln Park in 1929. For the past
2 years its use has been severely restricted due to its
structurally unsafe condition. It has been determined that the
building may not be able to withstand seismic activity, and that
the building should be structurally strengthened. Due to the age
of the building, additional upgrading is also necessary to make
it more usable as a theater and accessible to the handicapped.
Prior to the restrictions on the use of the Miles, it was used
primarily as a recreational hall. Several hundred people used it
on a regular basis each week for a variety of activities
including meetings, rehearsals, dances, and performances. When
the Miles was closed to the general public in 1983, 15 of the 28
regularly scheduled activities were discontinued due to the lack
of alternative inexpensive space elsewhere in the City.
CUrrently the western end of the Miles houses the offices of the
Senior Nutrition Program and the theater is used weekly by the
Santa Monica Symphony as a rehearsal hall. The basement provides
storage for the Recreation and Parks Department.
The costs of upgrading Miles Playhouse merely to make it
seismically sound and to make necessary structural improvements
are estimated between $600,000 to $1 million.
CURRENT USE OF LINCOLN PARK
Lincoln Park is one of the most heavily utilized parks in Santa
Monica. The park provides tennis, roque, basketball,
shuffleboard and volleyball courts, a horseshoe area, children's
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play area, picnic area, a daily senior nutrition lunch program,
and meeting rooms for various community activities. However
there are a number of homeless individuals who spend the days and
evenings in the area around Miles Playhouse, causing concern
among park users. One solution to this problem is to increase
day and night-time activities in the park, particularly in the
area around the Miles, thereby increasing the sense of security
in that part of the park.
L.A. THEATER WORKS PROPOSAL
In 1985 the L.A. Theatre Works submitted a proposal to the Santa
Monica Arts Commission to use Miles Playhouse as a professional
theatre facility. The group proposed renovations to the interior
of the building to allow 250 to 350 seating capacity and to
provide the maj ori ty of the funding for the renovation of the
facility in return for the use of the facility for nominal rent.
L.A. Theatre Works proposed to use the facility 52 weeks a year,
seven days a week for administrative operations and rehearsals.
For performances they proposed use 46 weeks per year, six days a
week (Tuesdays through sundays) 7:30 P.M. to 11:00 P.M. Matinees
would occur twice weekly (Wednesdays and Saturday or Sunday) 2:30
to 6:30 P.M.
The total cost, including seismic rehabilitation and tlhistoric
restorationll of Miles Playhouse, into a ready-for-performance
state-of-the-art theatre facility, including rigging, lighting
and sound equipment, fixed and movable equipment and professional
fees, would be approximately $1.1 million according to John S.
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Fisher AlA & Associates, who prepared the estimate for the L.A.
Theatre Works.
U.C.L.A. COLLEGE OF FINE ARTS PROPOSAL
Following the proposal from L.A. Theatre Works, a similar
proposal was received from the College of Fine Arts at UCLA. In
this inquiry, UCLA proposed to convert a Santa Monica municipal
facility into a dance center and auditorium. This performing
arts facility would replace The House, located at l329B 5th
street, which lost its lease. UCLA had operated The House since
1984 as a workshop for students, faculty, and professional
performers and as a low-cost, community-supported dance theatre.
UCLA would like to work with the city to provide dance facilities
and quality, low-cost performances.
CONCERNS OF CITY COMMISSIONS
For some time the City's Arts Commission has been interested in
attracting professional performances to Santa Monica. The
Commission has been supportive of proposals from performing arts
organizations in which the cost of the renovation of the facility
would be shared between the City and the arts organization. The
Miles has been identified as an appropriate site for such an
arrangement because of the high cost of building renovation I the
attractiveness of the Miles, and its location near the city's
downtown area.
The Recreation and Parks Commission has been aware of the
condition of the Miles and the lack of city resources to renovate
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the facility for public Use. At its February, 1986 meeting the
Commission expressed its concern that there be access to theater
presentations for low income residents and seniors, that the
storage needs of the Recreation and Parks Department be
addressed, and that the nutrition office be replaced in adequate
facilities if the Miles is renovated by a private organization.
(The Recreation and Parks Department is currently conducting an
inventory of the equipment stored in the Miles to determine what
should be retained.)
STAFF WORK TO DATE
The Planning Division has conducted an analysis to identify the
primary environmental concerns in redeveloping the Miles as a
professional performing arts facility. This study has provided
the basis for parking, traffic and other requirements which will
be part of the Request for Proposals released to the public.
ISSUES TO BE ADDRESSED BY PROJECT PROPOSERS
Staff feels that there is adequte interest in the performing arts
community to produce competitive proposals for the renovation and
usage of the Miles Playhouse. In designing an RFP the proposers
would be asked to address the following issues:
1. Parking
parking is at maximum capacity around Lincoln Park. The many
activities at the park generate a high demand for the existing
spaces. The park is also surrounded by medium to high density
multi-family residential uses on three sides, which also
generates a high demand for on-street parking. There is
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currently no on-site parking at Lincoln Park, and utilizing the
1/4 of the park which is currently open space for parking would
be inappropriate. However there are a number of privately owned
parking lots south of Wilshire on 7th and Lincoln Blvds. (see
attached map) Combined these lots have over 500 parking spaces.
(The operators of Crown Parking, 710 WilShire, has expressed
interest in the possibility of parking arrangements with a
theater in Lincoln Park.)
Proposers would be expected to identify appropriate ways to meet
the parking requirements specified by the Municipal Code. Such
parking should be free or of minimal cost so as to encourage its
use. valet or attendant parking would be considered. (Between
75 to 90 parking space would be needed for a 250-350 seat theater
facili ty. )
2. Land use
Since Miles Playhouse is located on the R3 zoned portion of the
park, the applicant will be asked to submit an application for a
Conditional Use Permit for the establishment of a commercial use
(theatre) within a multiple residential district (SMMC 9148).
The Municipal Code also states that in no case shall commercial
or industrial uses be extended more. than 500 feet into any
adjoining multiple residential district. Therefore, a proposal
to provide parking at Saint Monica's Church would not be allowed
by the Santa Monica Municipal Code because the parking would
extend the commercial use more than 500 fe.et into the adjoining
multiple residential district.
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3. Hours of operation and calendar schedule
4. Accessibility of the facility to the disabled
5. Maintenance of the architectural and historical integrity of
the building which has been designated as a local landmark but is
not on the national register of historic buildings.
6. Types of performances to be offered
7. Providing access to performances for low income residents,
children, and seniors
8. Treatment of the green space immediately to the north of the
Miles
9. Upgrading of the circular green space immediately west of the
building
10. Access of public groups to use of the facility for community
events on an occasional basis
11. Proof of incorporation of the organization as a non-profit
with board of directors
12. Background of the organization and history of financial
stability
13. Source of financing of building renovation
14. Architect proposed for building renovation
15. seating capacity of proposed facility, treatment of entrance,
area for use during intermissions
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16. Proposed timeline for building renovation and start of
theater use
17. Compatability with surrounding park recreational activities.
RELOCATION OF SENIOR NUTRITION OFFICE
Currently the offices of the senior nutrition program are located
in the western section of Miles Playhouse. About 480 square feet
of office space is currently in use plus space for the freezer to
store the home delivered meals.
Discussions are underway about possible alternative locations for
the Senior Nutrition office. The program office could be
accomodated within Lincoln Park if the locker/shower facilities
were renovated for office use. These lockers, designed for those
using the tennis courts, have not be in use for several years and
are located on the western edge of the park, providing ease of
pUblic access. The renovation would cost approximately $15,000
and would provide 540 square feet of office space. The ultimate
decision on an alternate site for the Nutrition office will be
made by the Recreation and Parks Department.
COMMUNITY INPUT
The conversion of the Miles Playhouse into a professional theatre
facil i ty would have a s igni f icant impact on the neighborhood
which surrounds Lincoln Park. In order to include neighbor
concerns in the process of proposal review, staff proposes to
hold a pUblic meeting with neighbors of Lincoln Park once the
concept of issuing an RFP has been approved by Council. This
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will allow staff to include additional neighborhood concerns in
the RFP if they have been overlooked up to this time.
BUDGET/FINANCIAL IMPACT
As mentioned above, the current cost estimate for the structural
strengthening and theatrical upgrading of the Miles Playhouse is
estimated to be approximately $1.1 million. In the FY 1987-88
capital Improvements Program, $250,000 of General Fund monies
has been set-aside for renovation of the Miles Playhouse. In
addition to these funds, the City could apply for additional
grants funds from the Office of Historic Preservation of the
California Department of Parks and Recreation (average grant -
$94,000) and the Test Program of Support for Local Arts Agencies
of the National Endowment for the Arts (eligible amount
$125,000). Even with grant funding, the city will not be able to
pay the costs to restore the building in the near future.
Therefore, the city would share these costs with the user of the
facility. In exchange for assuming a significant proportion of
the costs of upgrading the Miles Playhouse, the user would have
year-round fUll-time, and exclusive use of the facility. A
long-term agreement would be necessary and the rental rate for
the facility would be $1 per year. Included in the agreement
would be provisions establishing responsibility for maintenance
of the property and the surrounding park areas, hours of
operation, parking arrangements, etc.
The cost for renovating the locker/shower building for use as
offices by the Senior Nutrition Program is estimated to be
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$15,000 and will have to be budgeted in the 1987-88 elP program
if the decision is made to relocate the Nutrition Office to that
site.
Recommendation
city Staff recommends that Council authorize the City Manager to
issue a Request for Proposals for the structural strengthening
and upgrading of the Miles Playhouse into a professional
performing arts facility.
Prepared by: Peggy Curran
Acting Director
Depart. Community and Economic Development
David Lutz
Cultural Arts Administrator
Vivian Rothstein
Assistant to the Director
Recreation and Parks Deparrtment
Attachment
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