SR-407-007
F:\CAD\COUNCIL\REPORTS\live-work-studio space study-final.doc
City Council Meeting: November 28, 2000 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Recommendation to Receive and File the Study of Artist Live/Work and
Studio Space in Santa Monica and Strategies to Preserve and Enhance
Affordable Artist Housing and Studio Space, and Authorize Staff to Proceed
with the Implementation of Key Strategies.
INTRODUCTION
This report summarizes the Study of Artist Live/Work and Studio Space in Santa Monica
and Strategies to Preserve and Enhance Affordable Artist Housing and Studio Space
(Attachment I) by the project consultant, AMS Planning and Research; and discusses
recommendations made in the Study. It further recommends acceptance of the attached
Study and authorization to begin implementation of key strategies.
BACKGROUND
Santa Monica has been known as a haven for artists to work and live. However,
skyrocketing real estate prices and rental increases since rent de-control went into full
effect have coupled to create a severe shortage of low-cost artist studio and live/work
spaces for the large Santa Monica arts community. Additionally, the sale of the former
“Drescherville” artist day-studio complex and the movement of film and video production
companies into low-cost studio and office space in Santa Monica’s industrial area have
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created a shortage of affordable studio space for the City’s artist community. A 1998
Columbia University study determined that approximately 57% of the artists in Los Angeles
County have a gross income of $30,000 or less, making market-rate live/work and day-
studio spaces beyond the financial means of the majority of local artists. In response to
this critical need, the City Council requested that staff study the availability of artist
live/work and day-studio space in Santa Monica and prepare a report recommending ways
to address the needs of the arts community.
The City Council also requested that the feasibility of using sites at the Santa Monica
Airport be evaluated for their potential for the development of artist live/work and day-
studio spaces. The scope of the AMS Study was then broadened to include the requested
evaluation.
Following a request for proposal process, AMS Planning and Research, with sub-
consultant Jennifer Spangler, were selected to: 1) prepare a survey of existing artist
live/work/studio spaces; 2) gather input from local artists and developers; 3) create a plan
to address the need to preserve existing studios and housing units; and 4) assess the
viability of new locations in the future. An Artist Live/Work/Studio Task Force was
assembled by the Santa Monica Arts Commission to provide community input for this
Study. Comprised of artists, developers, architects, and other interested members of the
Santa Monica community, the Task Force began meeting in January 1999. The consultant
held two public input sessions in May 1999; one focused on artists and the other focused
on developers. In addition, the consultant interviewed key members of the community,
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staff and City Council.
On July 5, 2000, the final draft of the AMS study was accepted by the Artist
Live/Work/Studio Task Force. The Arts Commission accepted the study as well, following
a formal presentation made by the consultant on July 10, 2000. After a full staff review of
all Study recommendations by representatives of Resource Management, Planning and
Community Development, and Community and Cultural Services, a set of staff
recommendations was developed for presentation to the Arts Commission on August 21,
2000. At that meeting, the Arts Commission became aware of the availability of space at
the Santa Monica Airport and a letter was sent to the Chairperson of the Airport
Commission requesting that the vacant hanger identified be dedicated to artist day-studio
use. Also on August 21, the Arts Commission made an additional four motions relating to
the staff recommendations: 1) that the Council expedite changes to the City’s building code
and zoning regulations to support artist live/work spaces; 2) that the Artist
Live/Work/Studio Task Force continue their work for the next two years; 3) that the
Council designate one City department to oversee development and preservation of day-
studios and live/work; and 4) that the Council select a specific city-owned site to become
artist day-studios (Attachment II).
On August 28, 2000, the Airport Commission met to discuss a comprehensive Airport
Leasing Policy. Representatives from the Arts Commission reiterated its request to
dedicate additional space at the Santa Monica Airport for artist day-studios. In response,
two members of the Airport Commission were appointed as liaisons to the Arts
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Commission to study artists’ needs and concerns relating to the proposed Airport Leasing
Policy. These liaisons met with the Artist Live/Work/Studio Task Force on September 11,
2000, forming an ad hoc committee with Task Force members to study the options for the
available Airport hangar as well as general airport leasing policies for artists. On
September 18, 2000, this ad hoc committee presented recommendations to the Task Force
which then made four recommendations to the Arts Commission. That same evening, the
Arts Commission discussed and refined the Task Force recommendations and forwarded
them to City staff and to the Airport Commission for review at its September 25 and
October 23 meetings (Attachment III). The Airport Commission supported several
recommendations of the Arts Commission with certain amendments. These
recommendations are detailed in the proposed Airport Leasing Policy, being presented to
the city Council concurrently with this report at its November 28 meeting.
DISCUSSION
The Study of Artist Live/Work and Studio Space in Santa Monica and Strategies to
Preserve and Enhance Affordable Artist Housing and Studio Space presents strategies to
preserve and enhance affordable artist housing and studio space in Santa Monica.
Research focused on three areas: support for existing facilities; strategies for creation of
new affordable day-studios; and strategies for creation of live/work spaces for artists.
“Live/work space” is defined as a living area with artistic studio/work space in a singular
unit, “day-studios” as nonresidential studios for artists, and the term “artist” refers to those
working in the visual arts and excludes those working in the film and entertainment
industries. The need for affordable rehearsal and performance spaces for performing
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artists was voiced during the course of this study; however, the unique zoning and code
issues, space requirements, and finish levels, such as soundproofing for musicians or
sprung floors for dancers, are beyond the scope of this report.
The current conditions facing artists seeking studio space or housing in Santa Monica
were analyzed by the consultant. There were 156 day-studios available in 1998, shrinking
by 25% to 117 at the time of the inventory was included in the report. Since that inventory,
an additional eight day-studios have been lost and another 30 in a single facility (Santa
Monica Fine Art Studios) are threatened. Should this day-studio complex close, it would
mean a 50% decline in available day-studios since 1998 resulting in a total of only 79 day-
studios in Santa Monica. The shortage in affordable housing for artists mirrors that of
affordable housing for the general population.
Since Sony Music Corporation and Metro Goldwyn Mayer, Inc. located in Santa
Monica, there has been a significant increase in the demand for space in the City by
the film industry. In 1996, the City established the Light Manufacturing and Studio
District (LMSD) to encourage development of artist live/work and studio projects as well
as film and post-production facilities. Unfortunately, due to the ability of the film-related
businesses to pay higher rents, artists and small entrepreneurial businesses are being
squeezed out of the market. The Study states that rents in the LMSD have at least
doubled in the past three years.
The Study identifies specific City policies such as those included in the Santa Monica
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Cultural Arts Master Plan Update and the City’s Zoning Ordinance which express
support for the development of artist housing and studio space. In addition, policies
which have created obstacles to that development are identified.
The Study examines development scenarios for both live/work and day-studio facilities.
Due to the current high costs of development in Santa Monica, it was determined that
private development will not be able to meet existing needs. Therefore, the primary
scenarios resulting in affordable spaces must involve development on publicly-owned
land. There are examples of successful municipally funded artist live/work and day-
studio developments in which general funds and housing funds have been used under
certain conditions. In Los Angeles, the Skid Row Housing Trust used a combination of
state housing funds and Los Angeles Community Redevelopment Agency (CRA) funds
in the form of loans, as well as tax credits to fund the development of the Produce
Hotel, a mixed-use residential facility. The Goodman artist housing project in San
Francisco was developed with local housing funds in an area specifically zoned for
artist live/work housing. The City of Long Beach has used tax-increment housing funds
for a loan program dedicated to artists making physical improvements to industrial or
commercial space for live/work studios and/or day-studios. The Santa Fe Art Colony,
in downtown Los Angeles, was developed with a low-interest loan from the Los Angeles
CRA. Further assessment will be necessary to determine whether these models would
withstand a legal challenge under current law.
After a thorough examination of the study recommendations along with input from the
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Santa Monica Arts Commission, staff presents the following key strategies that are
divided into three categories:
Immediate - Recommendations to be implemented during the current fiscal year;
Medium Range - recommendations which can be adopted as budget objectives and
implementation and begin in Fiscal Year 2001-02;
Long Range - recommendations which could be implemented after Fiscal Year
2001-02 or when other key factors are in place.
Immediate recommendations
?
Due to the high cost of development in Santa Monica, rents and sale prices are
generally prohibitive for artists. The Study recommends the use of City-owned land to
provide affordable developments. Strategies include incorporation of day-studios in
new City facilities, adding day-studios or live/work into master plan efforts, and
prioritizing leasing of day-studios at the Santa Monica Airport. In the short term, one
hangar is currently vacant and available at the Santa Monica Airport. The Santa
Monica Arts Commission has recommended that this existing facility be adapted for
day-studio usage (under current FAA regulations, live-in studios are not an option at
the Airport). The Airport Commission and Resource Management staff concur and will
be presenting options for the use of this space in the proposed Airport Non-Aviation
Property Leasing Guidelines. Since 1998, at least 47 artist day-studios have been lost
in Santa Monica with an additional 30 in danger of closing. The proposed Airport
Leasing Guildelines would provide an additional 28,989 square feet of artist day-studio
space, a minimum increase of 40 day-studios, replenishing the stock lost with the
closure of Drescherville and helping to stabilize the current state of artist day-studio
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availability. Implementing Departments: Resource Management (lead), Planning and
Community Development, Community and Cultural Services
?
The Study recommends implementing new funding programs aimed at private
developers, non-profit organizations, and property owners to provide incentives for new
development. Suggestions include a development fee on new private developments,
programs to assist both providers of day-studio spaces and tenants in making
improvements and conversions to existing properties, and investigation into the use of
housing funds to support new development. Planning and Community Development
will conduct a nexus study for an ordinance for percent for art in private development,
and the use of development fees for potential artist day-studio space can be examined
within that study. Additionally, the legality of a development fee will be fully assessed.
Implementing Departments: Planning and Community Development (lead), Community
and Cultural Services
?
Several agencies and individuals with extensive expertise in the management of artist
live/work and day-studio space are available to the City (Appendix K of the Study). The
Study recommends assembling a master list of these individuals. Resource
Management and Cultural Affairs staff will create a list of qualified individuals and
organizations to notify when master lease live/work or day-studio space opportunities
on City property become available. Upon adoption of the new Airport Leasing Policy, a
master lease site will be available at the Airport and Resource Management will
oversee a competitive process using this list of potential master lease prospects.
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Prospective master lease-holders will be required to demonstrate the public benefit
their management of the site would bring to the community, particularly the degree to
which the facility is accessible to the public, provides affordable day-studio spaces, and
serves the immediate needs of Santa Monica artists. Implementing Departments:
Resource Management (lead), Community and Cultural Services
?
The Study suggests that one division within the City act as the lead agency to oversee
development, preservation, and leasing of day-studios and live-work space. Staff
recommends that, due to the breadth of expertise and knowledge required to be able to
provide reliable technical assistance to all groups identified in the report, an
interdepartmental group be formed and charged with ensuring coordination of all
implementation strategies. Implementing Departments: Community and Cultural
Services (lead), Planning and Community Development, Resource Management
?
The Study recommends the creation of an advisory group to advise staff on policy
issues relating to artist live/work and day-studios. The Arts Commission has
recommended that the existing Artist Live/Work/Studio Task Force continue to meet for
the next two years to monitor implementation of the recommendations in this plan and
advise staff and Arts Commission on general issues affecting artist housing and day-
studio needs. Implementing Departments: Community and Cultural Services (lead),
Resource Management, Planning and Community Development
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Medium Range Recommendations
?
The Study points out that the California Health and Safety Code, Section 17958.11
allows local jurisdictions to modify building codes to better accommodate live/work and
day-studio uses. Staff will examine existing codes for possible changes eligible under
this Code to be brought to the Planning Commission and Council for approval. In the
interim, projects can be examined on a case-by-case basis and can apply for
exemptions under the current code. Implementing Department: Planning and
Community Development
?
City-supported affordable housing developments have existing certification
processes based on income levels. Artists meeting low-income eligibility
requirements based on income may apply for this type of housing. Through
education efforts, City staff will make artists aware of existing affordable housing
opportunities. In order that future City-sponsored affordable housing projects are
suitable for artist live/work, if feasible, projects will have specific design features
that will be adaptable for use by eligible artists. Implementing Departments:
Community and Cultural Services (lead), Resource Management
?
In order to help expedite the development of new day-studio and live/work
developments, the Planning and Community Development Department will create
guidelines on regulations specifically for developers of day-studios and live/work
projects. Implementing Departments: Planning and Community Development (lead),
Resource Management, Community and Cultural Services
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?
So that both artists and the general public are aware of the City’s efforts to preserve
artist live/work and day-studios, the Community and Cultural Services Department
(Cultural Affairs Division) will oversee the creation and distribution of press materials
and promotional efforts as specific recommendations of the Study are implemented.
The Division will also create a brochure describing existing opportunities for artist
housing and day-studio spaces. Workshops and educational materials will be
developed targeting the following groups: City staff, artists, general public, property
owners and private and nonprofit developers. This information will also be posted on
the Division web site. Implementing Department: Community and Cultural Services
?
In an effort to generate developer interest in the creation of artist space, staff will work
with local architectural schools to implement a design competition to create model day-
studios and live/work facilities. Implementing Department: Community and Cultural
Services (lead), Planning and Community Development, Resource Management
Long Term Recommendations
?
The Study recommends that the City use City-owned property for new day-studio and
live/work developments. The proposed new Santa Monica Civic Center represents the
best long-term development site for these projects. This usage is compatible with the
planned Civic Center as it would greatly contribute to open space activities and the
overall “village” feel desired for the complex. Implementing Departments: Planning
and Community Development, Resource Management, Community and Cultural
Services.
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?
The Study recommends that existing incentives for affordable housing should be used
to support affordable live/work spaces and recommends changing existing zoning
regulations to encourage live/work and day-studio development. The Planning and
Community Development Department will examine the current zoning codes to
determine the applicability of the existing incentives for affordable housing to affordable
live/work spaces and will develop recommendations to be considered by the Arts
Commission, Planning Commission and City Council. Implementing Departments:
Planning and Community Development
BUDGET FINANCIAL IMPACT
Funding of $20,000 for consultant services to work with the Arts Commission, Cultural
Affairs Division, Planning and Community Development, Resource Management, and City
Attorney staff to implement recommendations contained within this report is available in
account 01501.555060. The consultant will assist in developing an application and
selection process for newly available day-studio spaces, coordinate the list of prospective
tenants on an annual basis, review existing zoning codes for possible modification,
develop informational materials for developers wishing to create day-studio or live/work
projects and for artists searching for such projects and oversee an architectural design
competition for model day-studios and live/work facilities. An annual appropriation to the
Cultural Affairs Division will be requested in future year budgets to continue these
services. Long-range budgetary impacts are anticipated to the General Fund if feasible
day-studio or live/work projects are identified.
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RECOMMENDATION
Staff recommends that the City Council receive and file the attached Study of Artist
Live/Work and Studio Space in Santa Monica and Strategies to Preserve and Enhance
Affordable Artist Housing and Studio Space and authorize staff to proceed with the
implementation of key strategies, as described above.
Prepared by: Barbara Stinchfield, Director, Community and Cultural Services
Suzanne Frick, Director, Planning and Community Development
Jeff Mathieu, Director, Resource Management
?
Mara Luisa de Herrera, Manager, Cultural Affairs Division
Hamp Simmons, Coordinator, Cultural Affairs Division
Attachments:
A. Study of Live/Work and Studio Space in Santa Monica and Strategies to
Preserve and Enhance Affordable Artist Housing and Studio Space and
Addendum
B. Excerpt from the Minutes of the Santa Monica Arts Commission,
August 21, 2000
C. Excerpt from the Minutes of the Santa Monica Arts Commission,
September 18, 2000
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ATTACHMENT A
Attachment A, Study of Artist Live/Work and Studio Space in Santa Monica and
Strategies to Preserve and Enhance Affordable Artist Housing and Studio Space, is not
available electronically. Copies of this study are available in the City Clerk’s Office and
Cultural Affairs Division Office.
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ATTACHMENT B
Excerpt from the Minutes of the Santa Monica Arts Commission
August 21, 2000
VI-B Study of Live/Work and Studio Space in Santa Monica and Strategies to
Preserve and Enhance Affordable Artist Housing and Studio Space
1. Discussion of and Possible Action on Staff Report
A motion was made To make an emergency recommendation to Council and send a
letter to the Airport Commission urging that for any and all spaces on non-aviation land
which currently are or can be used as artist studio spaces for fine artists in the visual or
performing arts fields, that such use be granted priority over the City’s current policy
which favors maximum financial yield. The motion passed.
Made by Greg Spotts
Second by Phyllis Green
A motion was made to recommend to the City Council that the City of Santa Monica
expedite amendment of the Santa Monica building code and zoning regulations to
support artist live/work spaces based on existing code in neighboring municipalities.
The motion passed.
Made by Phyllis Green
Second by Suchi Branfman
A motion was made to recommend that the City Council authorize the Live/Work/Studio
Task Force to continue their work for the next two years directly advising Council on all
problems and issues enumerated in the Study of Live/Work and Studio Space in Santa
Monica and Strategies to Preserve and Enhance Affordable Artist Housing and Studio
Space and make available to the Task Force funding for technical support for staff.
The motion passed.
Made by Greg Spotts
Second by Elena Allen
A motion was made to recommend that the City Council designate one City department to
oversee development and preservation of day-studios and live/work. The motion passed.
Made by Greg Spotts
Second by Zina Josephs
A motion was made that the City Council select a specific site currently city-owned to
become artist day-studios.
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Made by Phyllis Green
Second by Suchi Branfman
ATTACHMENT C
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Excerpt from the Minutes of the Santa Monica Arts Commission
September 18, 2000
VI. Committee Reports
B. Artist Live/Work/Studio Task Force
A motion was made to recommend to the Santa Monica Airport Commission that the
26,000 square feet currently available at 3026 and 3000 Airport Avenue at the Santa
Monica Airport be regarded as an immediate solution to the crises in artist studio space
and request that those spaces be dedicated to artist studio uses. The motion passed.
Made by Jan Williamson
Second by Marvin Zeidler
A motion was made to recommend to the Santa Monica Airport Commission that a sub-
committee of the Artist Live/Work/Studio Task Force be formed to make
recommendations on a selection process and artist definition to be adopted at the
Santa Monica Airport. The motion passed.
Made by Jan Williamson
Second by Marvin Zeidler
A motion was made to recommend to the Santa Monica Airport Commission that the
current artist leases at the Santa Monica Airport be extended for five years with two
three-year options for renewal at the current rental rates with an annual cost of living
increase. The motion passed with one abstentions.
Made by Maya Emsden
Second by Jan Williamson
A motion was made urging that the Airport Commission 1) set a reasonable aggregate
rent income target for the entire non-aviation properties; 2) seek super-premium
tenants for a portion of these properties so as to 3) set aside on a permanent basis
42% of the gross square footage at below market rates for artist studio spaces with a
2001 rental rate of approximately $.65 per square foot, said rent to be the end user rent
rather than the rent of any possible master lease holder. The motion passed with two
abstentions.
Made by Greg Spots
Second by Maya Emsdem
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