FANS of the OC Fairgrounds

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

04/08/2018

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:

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. [email protected]

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 [email protected]

Email Summer Angus and ask her to forward the email to the Directors [email protected]

Posted at 03:22 PM in CEQA, College Park, Costa Mesa, EIR , Fair Board Directors, Fairgrounds Staff, Master Site Plan, Neighbor Issues, Orange Coast College, Traffic | Permalink | Comments (0)

Unauthorized Fairgrounds Equestrian Center Size Reduction Requires Public Accountability of All Involved

04/05/2018

During late March, equestrians found construction workers installing permanent fence poles in concrete bases to reduce the size of the Equestrian Center. At no time was a reduction in size of the Equestrian Center approved by the Board of the OC Fairgrounds (aka Orange County Fair and Event Center or OCFEC.) The reduction was to allow storage of more shipping containers on the property. Work was halted after the equestrians pushed back but public accountability of all involved is required. This work was planned, contracted for, paid for, and overseen by Executive Management and staff. This was not a "misunderstanding", an "accident", or anything but a deliberate planned action which wasted public money.

Ask yourself:

What motivates these actions?
Who benefits from these actions?
What are the benefits received from these actions?
What do Board members gain by not holding Executive Management and staff involved in these actions publicly accountable?

Photos of the construction work:

The letter sent to the Board (Ashleigh Aitken, Barbara Bagneris, Nick Berardino, Sandra Cervantes, Doug La Belle, Gerardo Mouet, Newton Pham, Robert Ruiz, Stan Tkaczyk) follows:

Staff of the 32nd District Agricultural Association (32nd DAA) are engaging in the revision of contractual lease terms involving the Equestrian Center without apparently asking for, or receiving, approval of the 32nd DAA Board or input from the Public who own the Equestrian Center. There are currently activities ongoing at the 32nd DAA to reduce the size of the Equestrian Center. It is unclear as to when, how or by whom the proposed reduction in size of the Equestrian Center was approved and the source(s) of funds for said activities. The Public who own the Equestrian Center became aware of the reduction in size of after permanent fence poles in concrete bases were installed to move the fence line from between the current boundary of the Equestrian Center to immediately behind the arenas. Work was stopped after Public intervention. At no time was the Public informed of plans to reduce the size of the Equestrian Center.

Any and all members of Executive Management who participated in the decision and actions to reduce the size of the Equestrian Center must be held publicly accountable for their actions. This current action by Executive Management against the greater interests of the Public who own the 32nd DAA property is one of a history of actions by Executive Management against the interests of the Public. For an overview of actions against the greater interests of the Public, please refer to the letter “Ongoing Pattern of Behavior by the 32nd District Agricultural Association” dated February 15, 2018, previously sent to the Board which discusses questionable actions harming the Public which started in at least 2015 and some of which may be ongoing. There is a saying that the “fish rots from the head," which applies to this action regarding the Equestrian Center. The stench of rot is overwhelming and it is time for the Board to clear out the stinking mess.

Footprint of the Equestrian Center is Contained in a Contract

The size and footprint of the Equestrian Center is covered by the “Equestrian Center Restated Rental Agreement Terms and Conditions” between the 32nd DAA and Equestrian Services II entered into on March 1, 2009, and modified in a Letter of Understanding dated December 26, 2012, (afterwards referred to as “Equestrian Center Lease”) (enclosed) in Exhibits B and B-2.

Construction Work was Conducted to Alter the Footprint of the Equestrian Center in Violation of the Terms of the Existing Contract
The proposed reduction in size of the Equestrian Center would remove the area between the riding arenas and the fence between the Equestrian Center and Parking Lot G from the area used for the Equestrian Center and use the area for storage of shipping containers. Work was stopped after permanent fence posts in concrete bases were installed prior to moving the fence line, turf removal and installation of concrete. Photos showing the work completed as of March 28, 2018, are enclosed as Exhibits A1, A2, and A3. There are reports of continuing discussions to reduce the size of the Equestrian Center to allow for increased storage space for shipping containers.

Altering the Footprint of the Equestrian Center Requires Board Action

Changes to the footprint of the Equestrian Center as described in the Equestrian Center Lease must be approved by the 32nd DAA Board with a contract modification. Executive Management and principals of Equestrian Services II lack authority to enact changes to the footprint of the Equestrian Center. Costs associated with capital improvements such as the work started and stopped at the Equestrian Center are approved during the 32ndDAA Board annual budget process. It is not clear if the costs associated with reducing the size of the Equestrian Center to construct a shipping container storage area were approved as part of the 2018 capital expenditures budget. These actions are contrary to the current direction of the Board regarding the Equestrian Center to make capital improvements and to increase community programming.

Action is Needed to Restore Trust

Trust in continuing operation of the Equestrian Center has been placed in jeopardy by these rogue actions by Executive Management. As a good faith gesture to show the Board’s continuing commitment to the Equestrian Center, the Board is requested to modify the Equestrian Center Lease to remove §18 “Impact of Annual Fair Operations and Year Round Events Program” from the current Equestrian Center Lease.

The Board is requested to investigate this matter and to hold those involved publicly accountable for their actions. A list of questions regarding the reduction of size of the Equestrian Center and shipping container storage and usage is enclosed and that information is requested to be promptly provided in an effort to restore Public trust in the 32nd DAA. (see Exhibit B)

Exhibit B: Please provide the requested information regarding the proposed reduction in size of the Equestrian Center to create a shipping container storage area.

Please provide copies of the approvals for the proposed reduction in size of the Equestrian Center to create shipping container storage space.
Please provide a copy of the budget for the proposed reduction in size of the Equestrian Center to create shipping container storage space.
Please provide copies of the approvals for the budget for the proposed reduction in size of the Equestrian Center to create shipping container storage space.
Please provide copies of any and all drawings and plans for the proposed reduction in size of the Equestrian Center to create shipping container storage space.
Please provide copies of any and all approvals for the drawings and plans for the proposed reduction in size of the Equestrian Center to create shipping container storage space.
Please provide fully executed copies of any and all contracts including any and all attachments, riders, and amendments for the proposed reduction in size of the Equestrian Center to create shipping container storage space.
Please provide copies of any and all bids for the contracts including any and all attachments, riders, and amendments for the proposed reduction in size of the Equestrian Center to create shipping container storage space.
Please provide copies of any and all approvals for the proposed reduction in size of the Equestrian Center to create shipping container storage space.
Please provide the number of shipping containers currently stored between the Equestrian Center and Parking Lot G.
Please provide current information regarding the usage and ownership of each and every shipping container currently stored between the Equestrian Center and Parking Lot G.
Please provide information regarding the revenues received from the shipping containers currently stored between the Equestrian Center and Parking Lot G.
Please explain the need for additional storage space for shipping containers including usage, ownership, and revenues.
Please explain why the Equestrian Center is the designated space for additional shipping container storage space.
Please show alternate locations for storage of additional shipping containers.
Please provide copies of the direction given to remove the fence posts installed as part of the proposed reduction in size of the Equestrian Center to create shipping container storage space.
Please provide documents showing the costs of removal of the fence posts installed as part of the proposed reduction in size of the Equestrian Center to create shipping container storage space.
Please provide proof that the fence posts installed as part of the proposed reduction in size of the Equestrian Center to create shipping container storage space have been removed.

Posted at 11:55 AM in Agriculture, Equestrian Center, Fair Board Directors, Fairgrounds Staff, Master Site Plan, Neighbor Issues, Public Records Requests | Permalink | Comments (0)

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

04/03/2018

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:

Early to mid-2016 developed a Request for Proposal (RFP) to find a Master Site Planning (MSP) consultant
Awarded a consulting contract to Johnson Consulting November 2016
First quarter of 2017 information gathering
January 2017 OCFEC Board of Directors stakeholder meeting
March 2017 OCFEC staff stakeholder meeting
April 2017 on grounds partners stakeholder meeting
May 2017 facility users stakeholder meeting
June 2017 Community partners stakeholder meeting
June 2017 Town Hall public meeting
September Board of Directors workshop
Late 2017 early 2018 Develop CEQA consultant RFP

The next steps are:

April 2018 Board of Directors workshop – work towards finalizing draft MSP concept
Date, TBD, (Evening, May 2018) hold public meeting to present the draft MSP concept
April 2018 award CEQA consultant contract
Over the next several months work through the CEQA process

Posted at 11:34 AM in Agriculture, Carnival, CEQA, College Park, EIR , Equestrian Center, Finances, Master Site Plan, Meeting Presentations, Neighbor Issues, OC Fair, Traffic, Year Round Events | Permalink | Comments (0)

Submit Your Ideas for the OC Fairgrounds Master Site Plan

03/30/2018

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.

Posted at 01:30 PM in CEQA, College Park, Costa Mesa, EIR , Master Site Plan, Neighbor Issues, Traffic | Permalink | Comments (0)

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

03/29/2018

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.

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

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.

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.

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

Posted at 02:08 PM in Carnival, College Park, Costa Mesa, EIR , Master Site Plan, Meeting Presentations, Neighbor Issues, Traffic, Year Round Events | Permalink | Comments (0)

OC Fairgrounds Master Site Plan Information from March 2018 Board Meeting

03/26/2018

During the March 22, 2018 OC Fair Board meeting at the Orange County Fair and Event Center, the following updated information regarding the Master Site Plan process was provided:

A workshop will be held during the Thursday, April 26, 2018, Board meeting. The meeting starts at 9 AM with the workshop scheduled to begin around 10:30 AM. If you want to speak during the workshop, your card to speak must be handed in before the meeting begins at 9 AM.
More than one site plan concept will be brought forward to the Board Directors.
Work product from Johnson Consulting hired to manage the Master Site Plan process will be posted on the OC Fair website on or around April 2, 2018. The work product posted is promised to be the same as the information given to the Board.
A second workshop to be held in the evening during early May has been promised but not scheduled as of this time.
A request for proposal (RFP) for services related to the California Environmental Quality Act (CEQA) has been released.
The Board Directors will review draft concepts at the May 24, 2018, Fair Board meeting. The formal CEQA process will start after the draft concepts are reviewed.
No final selection of a plan will take place until after the Environmental Impact Report (EIR) is certified.
The CEQA process is expected to take 6 to 8 months.

OC Fair Board Director Contact Info Added May 3, 2018

Chair Barbara Bagneris [email protected]
Vice Chair Robert Ruiz [email protected]
Ashleigh Aitken [email protected]
Nick Berardino [email protected]
Sandra Cervantes [email protected]
Doug La Belle [email protected]
Gerardo Mouet [email protected]
Newton Pham [email protected]
Stan Tkaczyk [email protected]

Questions to Executive Management can be sent to CEP Kathy Kramer [email protected] and VP of Operations Ken Karns [email protected].

Posted at 12:54 PM in CEQA, Costa Mesa, EIR , Master Site Plan, Neighbor Issues, Traffic, Year Round Events | Permalink | Comments (0)

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

03/18/2018

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.

Please provide copies of any and all policies and procedures regarding the No Cost Rentals program.
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.
Please provide information regarding how eligibility to participate in the No Cost Rental program is determined.
Please provide information regarding the screening process for applications to participate in the No Cost Rental program.
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.
Please provide information regarding exclusions placed on the No Cost Rental program including schedule, facility, cost, and any and all other exclusions.
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.
Please provide information regarding costs, fees, reimbursement, and charges included in the No Cost Rental program.
Please provide information regarding costs, fees, reimbursements, and charges excluded from the No Cost Rental program.
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?
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.
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 [email protected]

Contact VP of Business Development Michele Richards who approves facility bookings [email protected]

Contact the OCFEC Board Added May 3, 2018

Chair Barbara Bagneris [email protected]
Vice Chair Robert Ruiz [email protected]
Ashleigh Aitken [email protected]
Nick Berardino [email protected]
Sandra Cervantes [email protected]
Doug La Belle [email protected]
Gerardo Mouet [email protected]
Newton Pham [email protected]
Stan Tkaczyk [email protected]

Public Records Requests [email protected]

Posted at 12:35 PM in College Park, Costa Mesa, Neighbor Issues, Rental Contracts, Year Round Events | Permalink | Comments (0)

Clarifying "Community Use" in the Master Site Plan

03/15/2018

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 [email protected]

Contact VP of Operations Ken Karns who is in charge of the Master Site Plan at [email protected]

Contact Fair Board Directors Added May 3, 2018

Chair Barbara Bagneris [email protected]
Vice Chair Robert Ruiz [email protected]
Ashleigh Aitken [email protected]
Nick Berardino [email protected]
Sandra Cervantes [email protected]
Doug La Belle [email protected]
Gerardo Mouet [email protected]
Newton Pham [email protected]
Stan Tkaczyk [email protected]

Posted at 01:15 PM in College Park, Fair Board Directors, Master Site Plan, Neighbor Issues, Year Round Events | Permalink | Comments (0)

More About the Master Site Plan Process: Financial Plans, Projections & Funding Sources

03/10/2018

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. 23-24 of the C. H. Johnson Consulting, Inc. proposal:

TASK 7 – FINANCIAL PLAN & PROJECTIONS [A]

This Task commenced in Task 5 and will be finalized in this Task (Task 7). It will consider the initial work done by all parties and will result in finalized financial projections, considering revenue, expenses and profit from each business element as well capital improvement assumptions prepared by HPI.

Based on the market data and demand projections, working closing with the Executive Management Team and the Audit Consultant, the Consulting Team will prepare a 10-year operating pro forma for the proposed OCFEC initiatives discussed in the previous tasks. The model will list all revenues and fixed and variable expenses in line-item detail throughout the period of the projection, and include data for each individual type of business use initiative.

The analysis will document OCFEC’s approach to delivery of services, such as staffing, food and beverage, parking, and other major line items affecting the operation, thus providing the District with a clear understanding of how the initiative will earn and spend money, fit into the broader operations of the OCFEC, and what the expected financial picture will be at the end of each year. To the extent that public dollars are to be used to support operations, capital improvements, or other items, these sources will also be considered and integrated into the financial analysis.

We will also offer a specific discussion regarding revenue sources that are available to public assembly facilities, including benefactor naming rights and other specialized revenue streams, such as advertising, and based on market conditions.

The Team will outline potential funding sources that could be considered for the proposed OCFEC business initiative, as well as for ongoing operating support, that will consist of a detailed analysis for each option. These approaches may include private investments, incentives, sales, meals and room taxes, Tax Increment Finance Districts, revenue bonds, empowerment/enterprise zones, tax-exempt bonds, and taxable bond revenue streams, among other tools.

[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 [email protected]

Contact VP of Operations Ken Karns who is in charge of the Master Site Plan at [email protected]

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 [email protected]

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.

Posted at 02:53 PM in CEQA, EIR , Master Site Plan, Neighbor Issues, Traffic, Year Round Events | Permalink | Comments (0)

"Vetting of Business Opportunities" Key Component of Master Site Plan Process

03/09/2018

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 business opportunities. 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. 20-21 of the C. H. Johnson Consulting, Inc. proposal available the OC Fairgrounds Documents page:

TASK 5 - VETTING BUSINESS OPPORTUNITIES

This task will produce a report containing a summary of independent business cases for future uses/ initiatives of the OCFEC based upon vetted business ideas, opportunities and findings. The Team’s work will stem from a thorough understanding of background data, community input, operational and facilities optimization, market demand, and the District’s guiding principles; thereby translating community-based programming and operational strategies into physical placemaking that serves the District for generations to come.

The planning process will include evaluation of local market demand to formulate and evaluate business opportunities/ ideas, alternative approaches to existing and/ or proposed uses, relationship of uses, phasing, and integration of existing activities.

TASK 5.1 – MARKET AND DEMAND ANALYSIS [A]

The methodology we propose to assess market demand and estimate overall performance for each business sector is outlined below:

Market Demand and Supply Analysis: We will analyze pertinent economic, demographic, and market factors that impact land use, business expansion, and space utilization within the area surrounding the site which could contribute to overall planning opportunities. This analysis will focus on key economic and real estate issues such as market demand and supply conditions and includes a trade area analysis of retail/entertainment (not including fairgrounds), office, residential, and others. The goal is to provide a comprehensive understanding of market conditions for the overall site.

Estimated Market Performance: Based upon our analysis of market demand and our recommendations outlined in the preceding work steps, we will address the market performance of the indicated uses. For each specific use, we will also profile operating expense information based upon information gathered and summarized in preceding tasks, as well as general information provided through industry resources and other credible secondary sources of information.

Cash Flow Analysis: From the results of the estimated market performance of potential additional/alternative business uses,which are the supporting mechanisms for pricing, performance, operating, and cost assumptions, we will prepare comprehensive cash flow analysis.

The demand profile, current cost structures, and data from existing operations as well as comparable facilities will be used to model the operating revenues and expenses of the proposed uses. Johnson Consulting has modeled numerous similar fairground facilities and will draw on its experience with these facilities. Projections will extend over a 10-year period.

Economic and Fiscal Impact Analysis: Each aspect of the business model will be added to the market. The procedures for the Economic and Fiscal analysis are described in the specific task requested in the RFP in Task 9, below.

TASK 5.2 – JUSTIFICATION/ P&L FOR EACH BUSINESS CASE [A]

We will work with the MSP Committee to develop a justification analysis for the District on the advantages and/or disadvantages of the OCFEC relative to certain uses. We will develop a P&L and opportunities-and- constraints diagrams based on information obtained and review of the various business case initiatives proposed.

TASK 5.3 – PREPARE REPORT DELIVERABLE [A]

Based on the Market Demand Analysis, we will research and report on the opportunities/ideas for planning and future business case uses of the OCFEC, as well as constraints. The Business Case Report will include business cases for uses of whatever portion of the venue is not needed for the OC Fair, Centennial Farm, Pacific Amphitheatre, Imaginology, Heroes Hall, and the other anticipated current programmed events and community-based activities, and will include rough schematic drawings of at least three (3) possible alternative facility and/or land use configurations for possible business initiatives, including their relative strengths and weaknesses. It will be both qualitative and quantitative, providing approximate market value estimates for what alternative business use can generate as potential ground rent to the District, for the area considered for new initiatives.

[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 [email protected]

Contact VP of Operations Ken Karns who is in charge of the Master Site Plan at [email protected]

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 [email protected]

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.

Posted at 01:49 PM in CEQA, Costa Mesa, EIR , Fair Board Directors, Master Site Plan, Neighbor Issues, Traffic, Year Round Events | Permalink | Comments (0)