1 – Worthe Revised Map/Discussion
Questions posed to Worthe by BAC:
? Potential for all of “A” Bldg retained? 13,000 sq. ft. currently Worthe Response: Splitting up the
“A/D/C” Buildings increases overall site access, light and flow. If we keep all of Building “A” it will reduce
the total amount of gallery + creative office space (Map C 1- 3) for the site
? Where is the theater/cultural + performing arts?  Worthe Response: Yellow = “Galleries/Cultural
Arts”
? What is proposed for upper floor of proposed “D” Building? Worthe response: “Arts related uses”
– 9k sq. ft. (Upper floor – Map D2)
? Underground museum included in the FAR?  City response: No, underground buildings are not
counted in overall site FAR (but they do have parking requirements, still)
? For the underground museum, what would be the construction impacts? How invasive to site? 
Worthe Response: We’d properly screen off and contain to reduce disruption
? Total Subsidized space – 61,600 sq. ft. Need to categorize as “non-profit arts + galleries”. Would new
galleries pay market rates? Subsidized vs. “below market rents”?
? Estimated timing? Worthe Response: 6-7 years w/ City Yards shared parking. Worthe Group would
assume management of the site in 2018
Current BERG I incl. 10k sq. ft. that could be deemed “market rate uses” and 54,000 sq. ft. of
gallery/cultural arts uses
Preserve existing businesses
Distinction btw. Galleries + nonprofits is important – Council transparency
Flip Chart p. 2 – Worthe Revised Map Discussion (cont.)
Community space – indoor/outdoor – design challenge w/ hardscape
Open Space - total of 131,000 sq. ft. of open space (total site) with 20,000-25,000 sq. ft. of open space
adjacent to the Community Space so can be used as “outdoor” community space (e.g. next to Buildings
“B” + “A”)
? Construction Phasing Worthe response:
 Prioritize existing tenants into available space (especially if they are currently located in a
building that will not be preserved)
 Need to review on-site parking (e.g. community center parking requirements)
? Parking on-site – it’s important to maintain delivery access to tenants  Worthe response: There are
21 stalls near “B” bldg. We’ll make it work when needed + disappear when not so it can then become
active community space. The hotel will have underground parking on-site with understanding that the
Zoning Code requires 1 parking space per hotel room. Need to clarify the parking for
conference/meeting room/ restaurant space.
? Is there potential in the short-term for the City/Wayne to only lease to existing tenants?
Worthe/City response: The current ground lease expires in 12/31/17. Lease terms can’t extend
beyond 12/31/17  BAC Response: this will reduce the appeal to new tenants
? Is there potential to increase the proposed sq.f.t of the museum building to include additional cultural
uses?  Worthe response: Depends on tenants(s) demand but would consider “split” museum better
for project – visibility
EXPO will hopefully free up some site parking for arts center/hotel staff. Having parking available for
visitors + community events is a HUGE ASSET
Hotel – concern long delay would be detrimental to project. The hotel is important for overall site
activationWorthe response: Our development team loses $ until hotel gets built; it’s a critical part to
project economically
Flip Chart—p.3. Worthe Revised Map/Discussion (cont.)
? Construction Impacts. Bergamot Tenants have already dealt with major Expo construction impacts. If
construction not phased, it’d be too much for BAC tenants to survive. Bergamot Tenants Association
wants to see the Expo Light Rail operational impact/use/benefits before a hotel is built. Akin to “Major
Surgery” 1 @ a time.
? Future of the “T” Bldg  Worthe Response: it will serve as temporary/short-term occupancy for Berg
tenants until the hotel construction starts. Once hotel construction starts, “T” Building will need to be
demolished.
It’s a good location for a hotel – for both Bergamot Arts Center and the city overall
Restaurant/Community Center—both have good synergies w/ outdoor space
2- Mix of Uses Discussion
Motion 1: Approve 4,000 sqft. For community space w/ ability to expand into adjacent outdoor space.
Support “H” building at proposed location w/ adjacent 5,000 sq. ft. of flexible outdoor space
Request for neighborhood input re. types of events- Art shows, art wall, child + adult classes, theatre,
dance, music events, flash mob/outdoor performance, food trucks, etc.
Potential for a marketing committee to help coordinate + plan events w/ all tenants
Frees up more gallery space in Bldg. C
ARTS RELATED USE  See Council Guidelines
Reminder that Bergamot is a city property with policy trade-offs. Safe harbor for art + non-profit culture
uses in SM who have all been impacted by increasing rents throughout Santa Monica
Potential market rate, art-related uses? .e.g. talent agencies, writers, graphic designers, Jazz Bakery
Writers Boot Camp would need some theater/meeting space, approx. 2,500 sq. ft. on ground floor w/
offices upstairs
We need to attract visitors + help activate site – e.g. dance, music performances, Jazz Bakery
EXISTING NON PROFIT ART USES @ BERGAMOT (I + II)--Sculpture Foundation, City Garage, Building
Bridges Art Foundation--- 5,100 sq. ft.
Flip Chart p. 2 – Mix of Uses (cont.)
Galleries @ 65,700 sq. ft. = “Galleries + non-profit cultural arts”
Motion 2(a): Endorse DT/2, C1/2/3 sq. ft. + preserve “A” bldg. in entirety. ? Cantilever over “A” Bldg or
another urban design solution. WITHDRAWN
Balance Berg I + II. Not going to make everyone happy. We need a long-term vision for the Arts Center
(e.g. 50+ years).
Worthe proposal preserves the greatest amount of buildings. Is the goal to save the façades or the
tenants?
The goal should be to minimize construction + disruption
Clarification: Loss in portion of “A” Building  Gain of 17,000 sq. ft. in gallery and creative arts space in
the “C” Bldg.
*Mobility, good foot traffic in SE corner
Office space generates revenue for the project, it has less evening parking needs/traffic impact
Motion 2b: Approve Building “C” w/ no more than 30,000 sq. ft. devoted to creative office space +
support Building “D” w/ at least 9,000 sq. ft. of art-related uses on the 2nd floor The ground floor of
Buildings “C” and “D” shall be devoted to art galleries + non-profit uses.
? Potential for flexibility with tenants using 2 floors?
? Galleries as “service organizations” to artists”non-profit” status potential. A concern that “Motion
2” (above) limits uses that can be subsidized.
Flip Chart p. 3 – Mix of Uses (cont.)
Motion 2c: (The development should provide) galleries, non-profit cultural and creative arts @
minimum 65,700 sq. ft. Priority to be offered to existing + present Berg 2 tenants if space @ Berg 1 is
available. Set a maximum of 30,000 sq. ft. for creative office. (Request to include the current list of
tenants in the meeting minutes). APPROVED
2nd Floor/upper levels works for performance rehearsal use. (Theater should be on ground floor).
Worthe reminded the group that to make the development feasible, the upper floors need to be market
rate uses.
MUSEUM – Proposed 21,100 sq. ft. including 12,100 sq. ft. below grade (approx. 10k sq. ft. ground floor
x 2 bldgs.)
Is there demand for 21,000 sq. ft. museum? Solvency concerns. If not SMMoA, what type of museum?e.g. UCLA, Whitney, something unique to region + site (v. Ocean Ave Worthe project)
SMMoA – City subsidized  desire to keep them here
? If not SMMoA &/or museum is not needed, could there be more gallery/cultural space? (COUNCIL
GUIDELINES: “permanent home for a museum or other significant cultural institution”)
RESTAURANT/BAR/RETAIL: 7,000 sq. ft. including central location + museum (café/shop?)
Opportunity to activate site + attract Expo commuters early am/lunchtime/after work
? Multiple spaces – same vendor, different cuisine/hours
Flip Chart p.4—Mix of Uses (cont.).
BAC RECOMMENDED + APPROVED MIX OF USES (to date):
65,700 sq. ft.: Galleries/nonprofits cultural + creative arts (at minimum)
4,000 sq. ft.:
Community space with adjacent 5,000 sqft. outdoor flex space
30,000 sq. ft.: Creative office (maximum)
21,100 sq. ft.: Museum/ significant cultural institution
7,000 sq. ft.:
Restaurant/bar/retail
BERGAMOT
STATION
SANTA MONICA
CALIFORNIA