College Park

Let's Crowdsource: Tell Us How You Want to Use the OC Fairgrounds

Bullhorn Meeting

Your input for the OC Fairgrounds (aka Orange County Fair and Event Center or OCFEC) Master Site Plan is needed because the Master Site Plan process will start after the 2018 OC Fair closes in August and finish by the end of December 2018.  Two prior Master Site Plan proposals included converting OCFEC into a convention center (September 2017) and demolition of the Equestrian Center to create an RV park (April 2018).  The April 2018 proposal included $170 million in bonds for a series of projects with the nearly half a billion dollars in  debt payments on the bonds forcing OCFEC either into bankruptcy or to more than quadruple revenues to simply make the debt payments.  Only one meeting was allowed for Public input during these two proposals even though the Public owns the property.  

There has been a lack of participation by the Public and FANS of the OC Fairgrounds is providing a channel for Public input. 

 

Let's Crowdsource: Tell Us How You Want to Use the OC Fairgrounds (OCFEC)

Friends and Neighbors of the OC Fairgrounds (FANS of the OC Fairgrounds) is crowdsourcing how the OC Fairgrounds (OCFEC) can be used in the future to better serve the needs of the Public who own the property.  We want to know your vision of how the OC Fairgrounds (OCFEC) should be used in 5 years (2023), 10 years (2028) and 15 years (2033). Here are some questions to get your ideas going:

  • What works well and what needs to be improved?  
  • Are there activities which should be expanded or shrunk?
  • Are new activities needed and what are those activities?
  • How can the OC Fairgrounds (OCFEC) better serve the community?
  • The property is supposed to serve the needs of all of Orange County. What are those needs and how can those needs be addressed? 

Ideas which are submitted will be posted and the Public allowed to review and comment on the ideas. During the Master Site Plan process during late 2018, these ideas will be brought forward to show how the Public wants to use the OC Fairgrounds (OCFEC.)  Any member of the Public can submit ideas.  We ask that submissions be no longer than 6 US letter sized pages with all pages in PDF format. 

How to Submit Your Ideas

Email your submission as a PDF attachment to  fansocfairgrounds@gmail.com with the Subject Heading: Crowd Source Submission

Each Submission Needs a Cover Page

  1. Your name.
  2. The ZIP code in which you reside. (Anyone, who lives anywhere, can make a submission and it will be considered, this information is to allow us to determine the geographic effect of our outreach.)
  3. A contact phone number or email address at which you may be contacted if there are any questions about your submission.
  4. The following language: I am submitting the following proposal for use of the Orange County Fairgrounds and I agree that the 32nd District Agricultural Association of the State of California can use anything in this submission for the Orange County Fair and/or Fairgrounds.

Your cover page may include:
Any other statement or background information regarding your relationship to the Fairgrounds, the Fair, or your submission, that you wish to include. As discussed below, this statement will NOT be included in the portion of the submission that is made available for review to the public.

Submission Recommendations
Although there are no formal format or content requirements for your submission, we request that you:

  • Focus on USES, i.e., how you want to see the fairgrounds used, both for the annual Fair use (if any) and year-round use (if any)
  • Discussion of facilities, demolitions, modifications, upgrades, or additions should be tied to USES

Although not required, the following suggestions, may assist you in preparing your submission:

  • Include specific discussion of USES of current major Fairgrounds Facilities, the PacAmp, Centennial Farms, the Equestrian Center, Heroes Hall, the Action Sports Arena/Speedway, and the Ag-Barn facilities
  • If the envisioned uses will significantly increase the number of visitors to the Fairgrounds, you may wish to address, at least generally, impacts on and possible ways to address traffic, parking, and noise issues
  •  If you think it is helpful in understanding your submission, address, at least generally, operating costs for, or revenues from, the identified uses.

What Will Happen to My Submission
Approximately one week after it is submitted, your cover page will be removed from your submission and your submission will be assigned an ID number. All submissions, except those which would subject the Friends and Neighbors of the Orange County Fairgrounds to potential legal action, will then be made available to the public for review and comment.

Submissions will be available to review at Crowdsourcing the OC Fairgrounds Master Site Plan.
Comments regarding submissions (referencing the ID number) may be posted in the comments section of this post.


What Johnson Consulting Didn't Tell You About the OC Fairgrounds Master Site Plan Bond Financing Plans

A Master Site Plan proposal for the OC Fairgrounds (also called Orange County Fair and Event Center or OCFEC) created by a team of Johnson Consulting, HPI Architecture, and landscape architects SWA relies upon a $170 million bond issue to fund projects including doubling the size of the Administration Building, moving the Main Entrance about 200 ft closer to the 55 Freeway, demolishing the Equestrian Center, and reviving a parking garage next to a residential neighborhood cancelled in 2015 after loud neighborhood opposition, among other changes. The $170 million bond funding proposal was glossed over in two slides which are deficient in material facts, at the most charitable. As you consider these matters, remember that over a quarter of a million dollars has been paid to the consultants to create this work product in addition to countless hours of staff and Board Directors involved with the Master Site Plan process.

OCFEC was founded in 1949 by a grant of land from the former Santa Ana Army Air Base (SAAAB) for use as a public park, fairground, and recreation. Download the deed and most recent title report  

Since 1949, construction has been financed without going into debt. This has allowed OCFEC to weather economic problems better than other fairgrounds.  For unknown and unclear reasons, Johnson Consulting, HPI Architecture, and SWA propose a high priced set of projects of little real value which could bankrupt OCFEC or force a major change in operations while causing long term and irreversible harm to the surrounding residential neighborhoods. This process cost over a quarter of a million dollars in consultant fees, uncounted staff time, and took over a year to conduct.  More scrutiny is needed of what has transpired before the Master Site Plan process can move ahead. 

The two slides about bond finacing presented by Johnson Consulting, HPI Architecture and SWA follow and can be downloaded here  Download Financials_CHJC-OCFEC-Board-Presentation-April-2018

Balance Sheet Bond Slides_Board-Presentation-April-2018

Phases Bond Slides_Board-Presentation-April-2018

Bond Payments are Missing from the Financial Projections

The phased build out of the Master Site Plan proposal takes more than a decade and relies on $170 million in bond financing. No analysis of the impacts of bond financing or supporting information is presented in the April 2018 proposal. The hard consequences of the massive debt issue are ignored, at the most charitable. Payments for the bonds are missing from the financial projections prepared by the consultants.  Estimated payments on a one time capital infusion of $170 million at 6% is about $15 million per year for 30 years.  Johnson Consulting, HPI Architecture, and SWA slides show project phases being paid for and revenues generated by the phases but do not show the $15 million per year deduction needed to pay for the $170 million in bond debt.  

When asked about this during the April 2018 Board meeting, representatives from Johnson Consulting seemed surprised that this was an issue. 

 

Nearly Half a Billion Dollars Paid Out to Build What Amounts to Parking Lots

Interest more than doubles the $170 million bond to $450 million (30 years X $15 million/year = $450 million). Paying nearly half a billion dollars to build what amounts to a few more parking places is insane. This proposal was a non-starter and should have been shredded instead of being brought forward. 

 

Project Locked In & Cannot Be Changed Under Bond Financing

Bond financing locks in a project once the bonds are underwritten. The underwriting process sets the cash flows which must be obtained to maintain solvency and to meet debt covenants entered into as part of the bond underwriting process. It is difficult if not impossible to change a project once the bonds are sold. A future Board would face a high if not impossible hurdle to changing a project funded by bonds.  Representatives from Johnson Consulting did not mention this during the April 2018 Board meeting and it is not clear if OCFEC Directors understand that bond financing locks in a project. 

 

No Good Choices Come from $170 Million in Bonds: Bankrupt OCFEC or Quadruple Annual Revenues to Pay Debt Service 

Annual payments on the $170 million bond issue are $15 million per year for 30 years at 6%. Each and every year a $15 million check needs to be written to pay off the debt of building what amounts to parking lots. Current OCFEC operations have revenues of around $45 million per year and around 10% in net proceeds in 2017 which is about $4.5 million. How is that going to pencil out? 

Choose to Declare Bankruptcy: Once the $15 million annual debt payment starts, current reserves of about $45 million only last a few years until an over $10 million deficit occurs each year because the $4.5 million in annual net proceeds is not enough to pay the $15 million in debt payment.  At that point, OCFEC faces long term insolvency of their own making. A private company could declare bankruptcy to restructure the debt but it is not clear what happens to a state agency which becomes bankrupt caused by actions of the state agency.

Choose to Quadruple Annual Revenues to Avoid Bankruptcy: Quadrupling annual revenues from $45 million to about $180 million can produce annual net proceeds of $18 million, if everything goes just right. Annual revenues of $180 million pay the annual debt bill due but do not provide enough cash flow to re-build depleted cash reserves. Going to five (5) times annual revenues which is about $225 million per year allows debt to be paid and reserves to be re-built.

Achieving annual revenues of at least $180 million will bring heavy year round use of OCFEC such as that experienced by the residential neighborhoods during the annual OC Fair. Traffic will clog public streets, lights and noise will continue into the night every night of the year and it is unclear if the drive to book events for the sake of booking events will be kicked into hyperdrive to make more money to stay solvent. Who knows what events will be booked to make at least $180 million a year in revenues.

The current buildings may not be enough to bring in $180 million in annual revenues. New buildings may be needed to have more events to make the minimum required $180 million in annual revenue. New buildings will need new debt financing because OCFEC does not have significant reserves at this time because OCFEC is barely keeping up with what they owe. More debt needs more revenue and the debt death spiral of OCFEC becomes obvious. OCFEC destroys College Park, Mesa del Mar, and Vanguard neighborhoods along with themselves with self-created problems arising from their greed.

Johnson Consulting, HPI and SWA did not discuss the financially destructive nature of the proposal brought forward by their firms.  The Public is owed answers from Johnson Consulting, HPI and SWA regarding these matters. 

 

Bond Financing Proposal Shows Why Audits of Fairgrounds Operations are Needed

The April 2018 Master Site Plan should have never seen the light of day and was treated like a homework assignment that had to be handed in to be checked off in a grade book.  Consultants and staff handed in their homework and expected a star sticker in return but were met with well earbed negative responses and hard questions regarding the plans. Over a quarter of a million dollars has been paid to consultants who did not seem to notice that their proposal would offer OCFEC a choice between bankruptcy or destroying OCFEC along with the quality of life in the surrounding neighborhoods. Board Directors who wanted to press forward on the Master Site Plan process without having a workable, buildable plan which is supported by the Public in hand are not serving the interests of the Public who own OCFEC and whom the Directors represent.  

A Board Director who touts her financial credentials did not question the impact of the bond payments on OCFEC solvency and wanted to hurry the process along for the sake of moving things along. A Director such as this is not needed and may find themselves to be happier outside the scrutiny of the Public and with more free time to use as they choose. We thank you for your service and wish you well on your future endeavors. 

 

What Needs to Happen to Regain Public Trust
Work on the Master Site Plan needs to stop.  An audit of the Master Site Plan process is needed to find out where the money went, how two sets of Master Site Plan proposals which were not acceptable to the Public and destroy the nature of  OCFEC were brought forward and who could benefit from these proposal, among other questions to be answered. 

The Voice of OC has joined Director Nick Berardino in calling for a performance auditor to be hired at OCFEC to aid in staff oversight. Empowering a performance auditor is supported. Hiring a performance auditor is money well spent and needs to happen as soon as possible.

  

Contact Information to Follow Up on Issues

Contact the Fair Board 

Chair Barbara Bagneris bbagneris@ocfairboard.com
Vice Chair Robert Ruiz rruiz@ocfairboard.com
Newton Pham npham@ocfairboard.com
Sandra Cervantes scervantes@ocfairboard.com
Stan Tkaczyk stkaczyk@ocfairboard.com
Doug La Belle dlabelle@ocfairboard.com
Gerardo Mouet gmouet@ocfairboard.com
Ashleigh Aitken aaitken@ocfairboard.com
Nick Berardino nberardino@ocfairboard.com

Contact CEO Kathy Kramer kramer@ocfair.com

Contact VP of Operations Ken Karns  kkarns@ocfair.com

Contact the Governor's Appointments Secretary Mona Pasquil Rogers at mona.pasquil@gov.ca.gov to discuss OCFEC Director performance issues. Fair Board Directors are appointed by the Governor and may be removed for cause by the Governor at any time. (Cal. Food & Agriculture Code § 3959-3960.)

Contact Parent State Agency OCFEC is a state agency under the California Department of Food and Agriculture (CDFA)  because OCFEC is a state run county fair created to support California agriculture. Please refer to as OCFEC as the 32nd District Agricultural Association (32nd DAA) when dealing with the state.

CDFA Secretary Karen Ross 916-654-0433 secretary.ross@cdfa.ca.gov

Fairs and Exhibitions (F&E) are under the Marketing Services Division. 

F&E Branch Chief John Quiroz 916-900-5025 john.quiroz@cdfa.ca.gov


Parking Structure Shot Down in 2015 Arises Anew in Latest Fairgrounds Master Site Plan Proposal

WTF Nautical Flags (3)

The latest OC Fairgrounds (Orange County Fair and Event Center or OCFEC) Master Site Plan proposal (see page 38 and on “Phase VII - Other Projects” page 45) shows a parking structure and pedestrian bridge at the corner of Fairview Road and Arlington Drive and states that Orange Coast College (OCC) would be partnering on the project.  Representatives of OCC were contacted and multiple officials stated that they had no knowledge of the inclusion of the proposed parking structure in the Master Site Plan and OCC had not requested that the parking structure be included in the OCFEC Master Site Plan. OCFEC  Executive Management made the following statements regarding the proposed parking structure without consulting let alone obtaining an agreement from OCC: 

  • Partner with OCC 
  • Screened to lessen impact on neighbors
  • With elevators
  • Build West Tower at OCC
  • Build bridge over Fairview Dr to OCC
  • Parking garage assumed 3 stories @ +210 stalls per floor 
  • Footprint of parking garage removes -323 stalls of surface parking

CEO Kathy Kramer should recall that in 2015 a proposed parking structure on the same site was met with strong opposition by the College Park neighbors who would bear the brunt of the impacts from the project.  Current Board Directors Ashleigh Aitken, Barbara Bagneris, Nick Berardino, Doug La Belle, Gerardo Mouet, Robert Ruiz, and Stan Tkaczyk should also recall vocal neighborhood opposition to the project and suggestions that other solutions found such as building a parking garage (if one is needed) in the corner of Newport Blvd and Fair Dr below the billboards.  The parking structure proposed now in 2018 is the same unwanted parking structure proposed in 2015. If CEO Kathy Kramer and Directors Ashleigh Aitken, Barbara Bagneris, Nick Berardino, Sandra Cervantes, Doug La Belle, Gerardo Mouet, Robert Ruiz, and Stan Tkaczyk don't recall that the parking structure was unwanted in 2015 and aren't smart enough to figure out that the same parking structure is unwanted in 2018, none of them should be in charge of a public agency, allowed  to drive a car, or have sharp objects in their possession because there is something wrong with them. They may also eat paste, so lock that up.

If a Parking Structure is Needed, Put It Under the Billboards on Newport Blvd Side

If a parking structure is needed (and it is not sure if a parking structure is actually needed) the structure should be built at the corner of Newport Blvd and Fair Dr under the billboards. Building a parking structure at this location can be part of the relocation of the Main Entrance from Fair Dr to Newport Blvd. The new Main Entrance can be designed to speed up parking and move stacking of cars waiting to park from the public streets and onto OCFEC property.  This plan was previously proposed to the OCFEC and should be reconsidered:

Alt 2 Community Master Plan Executive May 17 (1) Alt 3 Community Master Plan Executive May 17 (1)

Alt 4 Community Master Plan Executive May 17 (1)

Alt 5 Community Master Plan Executive May 17 (1)

 CEO Kathy Kramer needs your help to be reminded that the parking garage at the corner of Fairview Rd and Arlington Dr is not wanted. kkramer@ocfair.com

VP of Operations Ken Karns who is in charge of the Master Site Plan  & the Fair Board Directors need to also hear from you on this matter.

Ken Karns kkarns@ocfair.com

Email Summer Angus and ask her to forward the email to the Directors sangus@ocfair.com


April 2018 OC Fairgrounds Master Site Plan Concept and Proposed Phasing Released

The OC Fairgrounds (Orange County Fair and Event Center aka OCFEC) has released the draft of the process for the Master Site Plan and draft proposal with phasing of costs. Problematic elements featured in the prior Master Site Plan proposal such as demolition of the recently constructed Main Mall and construction of massive convention center buildings have been removed from the proposal. The proposed phasing of the construction is:

Phase I - Expand Administration Building at a cost of $22.9 million.
Phase II - Replace livestock barn, upgrade Action Sports Arena & equestrian facilities relocation and upgrade at a cost of $21.8 million.
Phase III - Repurpose current equestrian center space at a cost of $16.1 million.
Phase IV - Build new education center and upgrade Centennial Farm at a cost of $27.4 million.
Phase V - Install perimeter fence at a cost of $9.4 million. 
Phase VI- Relocate Main Entrance to align with Main Mall at a cost of $50.8 million. 
Phase VII - Build parking garage and bridge to OCC at corner of Fairview Road and Arlington Drive. 
 
A draft proposal is posted to be considered at the April 2018 Board meeting and is available for download here.  Download CHJC-OCFEC-Board-Presentation-April-2018-FINAL-DRAFT_040218
 
The constraints placed on the proposal included:
  •  No negative impact on the annual fair

  • Engage the OC Marketplace ownership on proposed changes

  • Review parking and engage Orange Coast College in parking opportunities

  • Insure education facility needs are reviewed

  • Re-visit community opportunities

  • Review Equestrian Center and Equine opportunities

The Master Site Plan Process Milestones to date are:

  1. Early to mid-2016 developed a Request for Proposal (RFP) to find a Master Site Planning (MSP) consultant

  2. Awarded a consulting contract to Johnson Consulting November 2016

  3. First quarter of 2017 information gathering

  4. January 2017 OCFEC Board of Directors stakeholder meeting

  5. March 2017 OCFEC staff stakeholder meeting

  6. April 2017 on grounds partners stakeholder meeting

  7. May 2017 facility users stakeholder meeting

  8. June 2017 Community partners stakeholder meeting

  9. June 2017 Town Hall public meeting

  10. September Board of Directors workshop

  11. Late 2017 early 2018 Develop CEQA consultant RFP

The next steps are:

  1. April 2018 Board of Directors workshop – work towards finalizing draft MSP concept

  2. Date, TBD, (Evening, May 2018) hold public meeting to present the draft MSP concept

  3. April 2018 award CEQA consultant contract

  4. Over the next several months work through the CEQA process


Submit Your Ideas for the OC Fairgrounds Master Site Plan

MasterSite Plan Info (1)

Under the California Environmental Quality Act (CEQA), an agency such as the OC Fairgrounds (Orange County Fair and Event Center aka OCFEC aka 32nd District Agricultural Association) is supposed to propose more than one project to be considered. Bringing forth one version of a project and declaring that the project brought forth is the only way to satisfy the need for the project is not supposed to be the way things are done under CEQA. This is referred to as consideration of alternatives where a reasonable range of feasible alternatives must be considered. 

If you have been noodling around with ideas about how the OCFEC can better serve the community and fit into the residential neighborhoods around the property, now is the time to start putting your ideas on paper to get them ready to submit to the OC Fair Board (Ashleigh Aitken, Barbara Bagneris, Nick Berardino, Sandra Cervantes, Doug La Belle, Newton Pham, Robert Ruiz, Stan Tkaczyk.)

A map of the OCFEC is is available here and on Google maps. Use of the OCFEC is governed by legal settlements limiting noise levels in the neighborhoods to approximately the noise limits in the Costa Mesa municipal code (and again in 2012) and limiting the total number of people on the property outside of the annual OC Fair to a little over 25,000 persons, which is the number of persons accommodated by the onsite parking without resorting to offsite or neighborhood parking.

Creating overlays of your proposal and the existing facilities can be the easiest way of communicating your vision. You may also want to include a description of what the purpose is of your proposal including the community need your proposal serves. Start thinking and sketching because the community served by the OCFEC, which is all of Orange County, needs ideas to better serve the community.

Start sketching out your ideas and we will publish information about how to submit your ideas when the information is available.  

 

 

 


Community-Centered Alternatives to Consider for OC Fairgrounds Master Site Plan

During May 2017, a group of residents met with OC Fairgrounds (Orange County Fair and Event Center aka OCFEC) staff and presented their ideas for how to improve the OCFEC during the Master Site Plan process. The complete presentation is available here  Download Community Master Plan Executive May 17

 Highlights from the presentation are follow.

Proposals center on the Community, Agricultural, Recreational, Educational Space and Programming (CARES Space and Programming). This is a community-centered series of alternatives. These are reasonable and feasible alternatives which maintain current programming while allowing for increased use by both the community and revenue generating groups.

CARES_Community Master Plan Executive May 17 (1)

Alternative 1 is to remodel and improve existing structures which are currently in use. 

Alt1 Community Master Plan Executive May 17 (1)

The next 4 alternatives create green space by relocating parking to a parking structure behind the billboard at the corner of Newport Blvd and Fair Drive. A legal settlement with the City of Costa Mesa limits occupancy outside of the annual OC Fair to about 25,000 persons, which is about the number served by the current number of parking places. No new parking spaces need to be added because of the cap on occupancy. However, parking can be relocated to create open space and make the OC Fairgrounds feel more like a fairground and less like a huddle of buildings hiding in the back of a huge parking lot. 

Alternatives include moving the main entrance to Newport Blvd and making the needed changes to make traffic move quickly off the 55 Fwy and into the parking lots. Stacking traffic waiting to park or making cars turn onto Fair Drive and then onto Fairview Road or even onto Arlington Drive to park should be eliminated because OCFEC has more than enough space to stack cars waiting to park on their property and not on City streets. 

Walking paths are included in the Alternatives to connect the Arlington Drive trail with the interior of the property to provide recreation the the community and to aid in pedestrian flow inside the property.

Alt 2 Community Master Plan Executive May 17 (1)

Unlike the Master Site Plan proposals brought forward by Johnson Consulting, the open space was supposed to be open space with grass or plants and not trees in a parking lot as proposed in the proposals from Chicago based Johnson Consulting. The alternatives also maintain the current footprint of the annual OC Fair. 

Alt 3 Community Master Plan Executive May 17 (1)

Alt 4 Community Master Plan Executive May 17 (1)

Alt 5 Community Master Plan Executive May 17 (1)

What are your ideas for a new Master Site Plan for the OCFEC?

 


"No Cost Rentals" at OC Fair & Event Center Are a Good Idea But More Details Are Needed

Chicken Scooter Question (2)

The Orange County Fair and Event Center (OCFEC) also known as the OC Fairgrounds is owned and operated by the state of California (called the 32nd District Agricultural Association or 32nd DAA) and has recently started a "No Cost Rental" program for non-profits, community groups and government agencies.  This is a good move, but more information is needed about how to apply for the program, what is included, what is excluded, and how the program will be administered in a content and values neutral way which does not discriminate or display favoritism.

 A list of a dozen questions to start to clarify how the No Cost Rental program works were sent to CEO Kathy Kramer and the Board of Directors. If we hear back on this, we will post the information.

  1. Please provide copies of any and all policies and procedures regarding the No Cost Rentals program.

  2. Please provide information regarding the application process for the No Cost Rental program and the supporting documentation which must be submitted during the application process.

  3. Please provide information regarding how eligibility to participate in the No Cost Rental program is determined.

  4. Please provide information regarding the screening process for applications to participate in the No Cost Rental program.

  5. Please provide information regarding the limitations placed on the No Cost Rental program including number of times an eligible group may participate, budget, schedule, and any other limitations on the No Cost Rental program.

  6. Please provide information regarding exclusions placed on the No Cost Rental program including schedule, facility, cost, and any and all other exclusions.

  7. Please provide information regarding the decision made to allow or not allow participation in the No Cost Rental program including: decision criteria; decision process; 32nd DAA Executive Management, and staff participating in the decision; and the appeals process when participation in the No Cost Rental program is not allowed.

  8. Please provide information regarding costs, fees, reimbursement, and charges included in the No Cost Rental program.

  9. Please provide information regarding costs, fees, reimbursements, and charges excluded from the No Cost Rental program.

  10. Is the No Cost Rental program in addition to or a substitute for the existing discounts given to non-profit groups and the rental assistance program previously announced?

  11. If the answer to (10) is “yes”, please provide information regarding existing discount and rental assistance programs which are altered or discontinued by No Cost Rental program.

  12. Please provide information regarding how the No Cost Rental program will be administered in a viewpoint and content neutral non-discriminatory manner.

Contact CEO Kathy Kramer kkramer@ocfair.com

Contact VP of Business Development Michele Richards who approves facility bookings  mrichards@ocfair.com

Contact the OCFEC Board Added May 3, 2018

Chair Barbara Bagneris bbagneris@ocfairboard.com
Vice Chair Robert Ruiz rruiz@ocfairboard.com
Ashleigh Aitken aaitken@ocfairboard.com
Nick Berardino nberardino@ocfairboard.com
Sandra Cervantes scervantes@ocfairboard.com
Doug La Belle dlabelle@ocfairboard.com
Gerardo Mouet gmouet@ocfairboard.com
Newton Pham npham@ocfairboard.com
Stan Tkaczyk stkaczyk@ocfairboard.com

Public Records Requests cpra@ocfair.com


Clarifying "Community Use" in the Master Site Plan

Man Question (2)

Statements have been made that the 20,000 sq ft  ballroom and 50,000 sq ft to 150,000 Ag-Expo Center shown in the Master Site Plan proposals are for "community use".  It's not clear what is driving the perceived need for a massive amount of "community use" space at the OC Fairgrounds, and a letter was sent to the Directors asking for more information about "community use" claims. The letter is as follows: 

Members of the community are trying to understand how the Educational Meeting Center with a 20,000 sq ft ballroom, the Ag-Expo Center ranging from 50,000 sq ft to 150,000 sq ft, and other new buildings proposed to be included in the Master Site Plan will be used only for community use and not for commercial rental use. I am seeking your assistance in obtaining information about community usage of facilities at the 32nd District Agricultural Association (32nd DAA). Please assist the public by providing the following information to help us better understand what is being contemplated:

1 .Please identify community groups which wanted to have events at the 32nd DAA but were unable to conduct the event due to inadequate facilities for their event for the period from 2015 to present.


2. For each community group identified in (1), please provide a description of the event, the planned date(s) of the event, and the reasons stated by the community group for not being able to hold the event at the 32nd DAA.


3. Please identify community groups which wanted to have events at the 32nd DAA but were unable to conduct the event due to budget concerns for the period from 2015 to present.


4. For each community group identified in (3), please provide information regarding the proposed budget and the actual budget needed to conduct the event at the 32nd DAA.


5. Please identify community groups which have used the conference rooms in the Administration Building for the period from 2015 to present.


6. For each community group identified in (5), please provide a description of the event, the planned date(s) of the event, and the cost of the event for the period from 2015 to present. If a contract was signed, a copy of the fully executed contract with all amendments, riders, and attachments, and event reconciliation should be provided.


7. Please provide copies of fully executed contracts with all amendments, riders, and attachments and event reconciliations for all events considered to be “community events” by the 32nd DAA for the period from 2015 to present.

 

8. Please provide copies of any and all documents, studies, research, and analysis of the need for community use facilities in Orange County which were considered in the Master Site Plan process for the period from 2015 to present. 

Contact CEO Kathy Kramer at kkramer@ocfair.com

Contact VP of Operations Ken Karns who is in charge of the Master Site Plan at kkarns@ocfair.com

Contact Fair Board Directors Added May 3, 2018

Chair Barbara Bagneris bbagneris@ocfairboard.com
Vice Chair Robert Ruiz rruiz@ocfairboard.com
Ashleigh Aitken aaitken@ocfairboard.com
Nick Berardino nberardino@ocfairboard.com
Sandra Cervantes scervantes@ocfairboard.com
Doug La Belle dlabelle@ocfairboard.com
Gerardo Mouet gmouet@ocfairboard.com
Newton Pham npham@ocfairboard.com
Stan Tkaczyk stkaczyk@ocfairboard.com


Master Site Plan: Is a $58,239 Contract Amendment Funding Studies of Cannibalization of Existing Facilities?

When Everything is for Sale (1) 

In October 2017, the contract with C. H. Johnson Consulting, Inc.  was amended by $58,239.00 which raised the contract total to $252,369.00. CEO Kathy Kramer, VP Ken Karns,  and the Directors (Ashleigh Aitken, Barbara Bagneris, Nick Berardino, Sandra Cervantes, Doug La Belle, Gerardo Mouet, Newton Pham, Robert Ruiz, Stan Tkaczyk) were asked what the additional money would be used for and refused to answer the questions.    This post discusses a section of the C. H. Johnson Consulting, Inc. RFP which is listed as an optional task and could be the work being performed but CEO Kathy Kramer, VP Ken Karns and the Directors refuse to let the public know what they are doing with public money.  Directors and Executive Management of the OC Fairgrounds choose to act as if they are above the law and do not have to answer for their expenditures of public money or use of public property. 

The Master Site Plan process is a revenue centered process, not a community, education, agriculture, or recreation centered process.  This is the section from the winning proposal for the Master Site Plan process which discusses financial plans and projections. It should be noted that multiple requests have been made for documents regarding this work and no documents have been produced. [A] This section is from pgs. 25-26 of the C. H. Johnson Consulting, Inc. proposal:

This Task commenced in Task 5 and will be finalized in this Task (Task 9). It will consider the initial work done by all parties and will result in finalized economic and fiscal impact analyses considering the developed business and masterplan. Our Impact approach is described below .

To the extent that state and local governments will be participating in the project, part of the return is measured in economic benefits of the project. For this project, it may be important to determine where impacts would occur, as this data can be used to advance the project through the public review and approvals process. It may also be helpful in obtaining final funding grants and ongoing operating support by communicating how the project can help drive demand to the area, how much employment will occur and how much tax revenue will be generated. As such, for this analysis, we will:

  • Use the most recent ExPact survey, an excellent survey prepared by Destination Management Association International (DMAI, formerly known as the International Association of Convention and Visitors Bureaus), to estimate direct spending by attendees, associations, exhibitors, and the facility itself, adjusted for local market price indices.

  • Identify from where attendance will likely originate.

  •  Indicate the volume of hotel room nights generated by the project.

  • Identify where spending will most likely be captured.

  • Use the IMPLAN model (an input-output model of the local economy) to estimate indirect and induced spending and employment impacts of the proposed facility for both the projected events and attendees in a stabilized year of operations, based upon the demand projections and the construction of the facility. 

  • Summarize local and state tax structures, including all relevant City, State, County, and other municipal taxes that may be appropriate.

  • Project the facility’s impact on City revenue collections, which include retail sales, lodging, restaurants, and any other areas impacted by the project, and determine whether there will be any cannibalization of existing facilities. 

  • Analyze the impact of the one-time construction activity.

[A] The documents regarding the work performed may have been disposed of or in the custody or control of another unnamed state or local agency or may not be able to be located according to CEO Kathy Kramer. 

Contact CEO Kathy Kramer at kkramer@ocfair.com

Contact VP of Operations Ken Karns who is in charge of the Master Site Plan at kkarns@ocfair.com

Contact Fair Board Directors Ashleigh Aitken, Barbara Bagneris, Nick Berardino, Sandra Cervantes, Doug La Belle, Gerardo Mouet, Newton Pham, Robert Ruiz, Stan Tkaczyk by emailing Summer Angus sangus@ocfair.com

C. H. Johnson Consulting, Inc. from Chicago, IL  is the contractor for the Master Site Plan process. A copy of the entire proposal is available on the "OC Fairgrounds Documents" page listed on the right side of this page. We have no idea why the OC Fairgrounds hired a company from Chicago and could not find a planning firm in the Los Angeles-Orange County area or even in California.   

This is one in a series of posts looking at individual Master Site Plan tasks to gain a greater understanding of how the OC Fair Board Directors (Ashleigh Aitken, Barbara Bagneris, Nick Berardino, Sandra Cervantes, Doug La Belle, Gerardo Mouet, Newton Pham, Robert Ruiz, Stan Tkaczyk) and Executive Management want to push the OC Fairgrounds away from being the fairground we currently enjoy. 


CEO Kathy Kramer to Make Appearance at March 6, 2018 Costa Mesa City Council Meeting

Check It Out (1)

 

CEO Kathy Kramer will make an appearance at the March 6, 2018, Costa Mesa City Council meeting which starts at 6 PM at 77 Fair Drive, Costa Mesa to make a presentation at the beginning of the meeting agendized as "2. Upcoming OC Fair Events & Information – Ms. Kathy Kramer, CEO, OC Fair".  As this is an information item and does not have a staff report detailing what is being presented, CEO Kathy Kramer should stick to providing information about upcoming concerts, events, classes, and similar items and refrain from discussion of any and all issues regarding the Master Site Plan, Board of Directors decisions, upcoming items on the Board of Directors agenda, or any matter which is not strictly informational. Council Members should also refrain from discussing issues which do not appear on the agenda with CEO Kramer at this time. 

If CEO Kathy Kramer wants to discuss those items with the Costa Mesa City Council, she needs to come back and ask for the item(s) to be placed on the agenda with a staff report prepared and with both the Council and public allowed to ask questions and make comments regarding the agenda item.  Similarly, if the Council wants a discussion of issues involving the OC Fairgrounds,  Council should place the item on the agenda with a staff report prepared and with both the Council and public allowed to ask questions and make comments regarding the agenda item.

 

Background on CEO Kathy Kramer

Kathy Kramer has worked as:

Director of Sales and Marketing for Harrah's Casino and Hotel in Council Bluffs, Iowa

Midwest Regional Director of Sales and Marketing for Six Continents Hotels and Resorts in Omaha, Nebraska

Vice President of Convention Sales and Marketing for Century Link Center in Omaha, Nebraska

Deputy Director of Phoenix Convention Center and Venues: Ms. Kramer was part of the executive team that oversaw a $600M expansion project tripling the rentable space to nearly one million sq. ft and placing the convention center in the top 25 convention centers in North America. The expansion of the Phoenix Convention Center permanently changed the area around the property and led to the development of hotels and restaurants near the property. 

Vice President of Business Operations at Northlands in Edmonton, Alberta, Canada