City of Sisters
Community Asset
Amphitheater
2014
City of Sisters
Project at a glance:
• 1,850 fixed seats and up to 1,350 lawn seats for a total of 3,200 seats
• No additional taxes will be levied to develop and operate this project
• Parking is being provided at the venue (over 800 spaces within 700 feet) and parking
management will be employed to distribute vehicles into town to promote commerce
• Traffic - Deschutes County Sheriff’s Reserve Deputies will be available and deployed to
manage traffic, parking and safety
• The venue is being designed to:
• Not create a significant amount of noise
• Contain the music coming from inside
• Operate no later than 10PM, with possible permitted exceptions to 10:30PM fewer than
6 times per year
• Airport – The venue has been discussed with the Oregon Department of Aviation. There are
no significant issues related to the proposed venue and it’s proximity to the airport
• The project will operate an RV campground as well as a park and the actual amphitheater. It
has been conservatively underwritten and is projected to generate sufficient revenue to pay
for itself
• The estimated cost of all three components is approximately $4,000,000
• The cost of the land is $600,000 which equates to approximately $1.20 per square foot,
substantially below the current market value for the property
• There are many opportunities for local Vendors to sell food and retail items at the proposed
venue
2
City of Sisters
Strengths and Weaknesses:
• Strengths
• High Traffic Volume
• Schools
• Location:
• Outdoor Venues
• Existing Assets
• Strong Identity
• Strong Community and Volunteer Base
• Base of High Profile Events and Activities
• Room to Grow
• Infrastructure Capacity / Reliability
• Weaknesses / Challenges
• Need More Focus on Serving Visitor Base
• Need More Community Assets (Reasons to Visit and Stay)
• Weak Retail / Restaurant Sales Performance
• Need to Generate a Surplus in the City’s Operations in Order to Support Community Initiatives
• Need to Commit and Create an Economic Development Fund to Use to Provide Support for Existing
and Prospective Businesses
• Need to Increase Youth Retention Through Increased and Improved Employment Opportunities
• Promote “Smart” Development (Smart = Viable and Successful)
• Increase Number of Events and Market them to Increase Attendance
• Increase Number of Sports / Activity Related Events and Market them to Increase Attendance
3
City of Sisters
Successes and Failures:
• Success:
• Sisters has seen a significant amount of population growth in the past 13 years, 6.7% average per year
• Sisters has experienced some well-executed housing developments
• Sisters School District is among the strongest in the Region
• Sisters has long-standing, well-established and attended events
• Sisters western theme has created a strong identity for the community (strong branding)
• Cascade Avenue Remodel
• Airport Annexation and Remodel
• Extensive Trails Network
• Sewer and Water System with significant capacity for growth
• High Quality Public Assets
• Strong Collaboration Between Public Entities
• Economic Development Manager with an Office in City Hall
• Failures
• Previous attempts at promoting job creation through commercial / industrial land development
• Attracting large-scale employers
• Creating living-wage jobs
• Managing growth
• Initiating and implementing a community-wide plan (Good Work and Investment of Time by the
Community) has to-date, produced few strong results
4
City of Sisters
Solutions for Sisters (an Overview):
• Develop a Specific, Balanced Action Plan based on Community Input, To-date
• Maintain a Surplus in our Municipal Budget
• Deploy our Surplus to Attract Start-up and New Innovative Businesses
• Deploy resources to maintain Sisters as a first-class venue
• Incentivize and Promote Family Housing Accessible to People with Living-Wage Jobs
• Incentivize and Promote Attractive Hospitality Venues
• Marketing Campaign (including available infrastructure capacity)
• Community Events Calendar
• Attract and Incentivize Family / Living-Wage Employment
• Community Outreach and Engagement by Council
• Create and Maintain Community Assets / Activities:
• Projects – Streets, Sidewalks, Parks, Attractions (including Amphitheater), Ice Rink, Athletic
Venues…
• More events during the shoulder seasons and winter season
5
City of Sisters
Project Details: Project Mozart (Amphitheater)
Community Involvement to-date:
• In 2006, the community had a discussion about the US Forest
Service property and a group of people expressed an interest in
the creation of an amphitheater project in Sisters
• When this Council convened in January of 2013, they held a goalsetting session and the amphitheater was underscored as an
important goal for the Community
• After a number of meetings with the Forest Service, Council
concluded that the forest service site would not be achievable in
fewer than 10 years
• Upon seeking an alternative site, the current proposed site was
identified
• Land negotiations began with the property owner and a
refundable contract was entered in to
6
City of Sisters
Project Details: Project Mozart (Amphitheater)
Why?
• Sisters has over 4,000,000 vehicles per year driving through town (per ODOT)
• Sisters needs “sticky” assets that attract visitors and commerce to our
community. One example of the need for more visitors, we have over 16
restaurants / restaurant spaces and not enough visitors to support these
businesses. In order for a restaurant to be healthy, they require at least 2 to 3
turns of seating per day. The average restaurant has 30 seats, this means we
need approximately 1,500 visitors to restaurants every single day. This is only
one example
• Sisters has plenty of commercial space and retail businesses. It has high
vehicle traffic coming through town. But, it lacks sufficient community assets
to attract people to town to support these businesses. Too many of the
vehicles coming through town do not stop and we need to try to change that
7
City of Sisters
Project Details: Project Mozart (Amphitheater)
Why?
• This amphitheater can create strong commerce in Sisters. By accommodating
approximately 800 cars in the immediate vicinity of the amphitheater, we can
push traffic to park downtown, thereby creating visitor traffic and commerce
that would otherwise not exist
• Having visitors come to town, spend their money and leave is a successful
model that is based on our community strengths
• This venue will not just be a revenue generator. It is an opportunity to create a
focal point for the Sisters community. It will be made available to any and all
appropriate events:
• Sunday Church services
• High School Graduation
• Sisters Outdoor Quilt Show
• Sisters Folk Festival
8
City of Sisters
Potential Economic Impact
Local Employment
•
Each Concert Event should employ between 60 and 80 people on a full-time, part-time and
hourly basis. The potential impact of these local employment dollars could reach over $700,000
per year
Commerce
•
The Britt in Jacksonville, Oregon is a 2,200 seat venue located in a small town that itself is
located outside of a larger city (Medford):
•
Many similarities to Sisters and Bend
•
The Britt attracts between 45,000 and 60,000 visitors to Jacksonville each year
•
These visitors spend in excess of an estimated $4,000,000 per year in addition to the
ticket sales revenues that are generated by the venue of over $2,500,000 per year
•
These monies would represent a substantial positive impact on the Sisters economy and
the people that live here
•
Dollars spent in our community circulate through our economy before they leave.
Typically a multiplier of between 4 and 6 can be applied to a community of our size. This
would mean that the overall economic impact of the proposed amphitheater could reach
in excess of $18,000,000 of impact to our local economy
Impact on the Development of the Northeast Quadrant of Sisters
•
This project represents an opportunity to inject energy and focus into an area of town that is
struggling
9
City of Sisters
Economic Impact
Visitor $$$$$
Amphitheater
$$$
Hotel
$$$$
Restaurant
Stores
$$$
$$$
$$$
$$$
$$$
Community of Sisters
10
City of Sisters
Project Details: Urban Renewal – How does this work?
How?
•
Urban Renewal is a way for Property Taxes to be used to provide a revenue stream that must be leveraged to provide
borrowed proceeds for Urban Renewal
•
The Urban Renewal District was created in 2003 and includes the proposed property in the URA zone
•
Basically, when the URA was created the property tax assessed value for the properties contained in it was identified.
Once that base was identified, any increase in the assessed value in that zone goes to the Urban Renewal District. At
present, the URD collects approximately $185,000 per year, which must be leveraged in order to do any Urban Renewal
work. The map below shows the area of the Urban Renewal District as shaded in pink:
City of Sisters Urban Renewal District
S UN R
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SISTERS ELEMENTARY SCHOOL
ELM ST
ASH ST
OAK ST
W SI ST E R S
ROPE PL
Y ST
BO
LOCUST ST
COTTAGE LN
ASH ST
Updated April 2009 by the City of Sisters Planning
Department using Deschutes County GIS Department data.
This map is presented "as-is."
COTTONWOOD ST
BIRCH ST
Miles
0.3
SISTERS CITY HALL
SISTERS
PUBLIC LIBRARY
!
HOOD AVE
ASH ST
OAK ST
JEFF ERSON WAY
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CASCADE AVE
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RANCH AVE
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SISTERS CHAMBER OF COMMERCE
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!
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SISTERS RANGER DISTRICT
MAPLE LN
MAIN ST
TAMARACK ST
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0.1
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AS PEN WOOD AV E
ADAMS AVE
Urban Renewal Area
Urban Growth Boundary
City Limit
0.05
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SONGBIRD ST
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11
City of Sisters
Project Details: Urban Renewal – How does this work?
• 2003 – URA Created, Assessed Values were at $36,400,000
• As property assessed values have increased, the property taxes associated with
that increase go into the URA
• Today, that tax revenue is approximately $185,000.00 per year
• The URA can’t spend this money directly, by law it is required to leverage the
$185,000.00 per year and use the borrowings for Urban Renewal projects
• Examples of URA projects are: Cascade Avenue Remodel, Main Avenue
Remodel, Village Green and Fir Street Improvements, the new Fir Street Park,
the SCSFD Fire Hall, the Schools Administration, City Hall and Library – Civic
Center
12
City of Sisters
Challenge - Parking
How Can we manage all of the parking demand that this amphitheater will
generate?
• If we sell out a concert, the venue will likely generate a maximum of 2,000
cars
• This compares to other events that occur in Sisters as follows:
• Sisters Outdoor Quilt Show – 10,000 attendees and 4,000 cars
• Sisters Folk Festival – 3,000 attendees and 1,500 cars
• Sisters Annual Lacrosse Invitational – 5,000 attendees and 2,000
cars
• There are over 800 parking spaces within 700 feet of the proposed venue,
private property owners will have the opportunity to charge for parking.
The City intends to charge for parking at the lot adjacent to the proposed
venue
13
City of Sisters
Challenge - Parking
• We will have traffic management support and signage to direct traffic to park on
Larch, Adams, Main, Cascade and Hood Streets. There are over 1,600 parking
spaces on these and side streets. The Deschutes County Sheriff’s Department
has responded to our inquiries and has advised us that they have reserve
deputies available to help manage traffic and parking, as well as provide law
enforcement support to the community. The cost of this support will be less
than $500 per event.
• If a visitor can come to Sisters, listen to music and then leave, we run the risk of
not generating beneficial economic impact, we need to direct traffic downtown
so that visitors frequent businesses and commerce is generated
• Inviting our visitors to park downtown, have dinner, shop and take a walk to the
venue will generate necessary business for our town
14
City of Sisters
Challenge - Parking
15
City of Sisters
Challenge - Traffic
How Can we manage all of the traffic that this amphitheater will generate?
• If we sell out a concert, the venue will likely generate a maximum of 2,000 cars
• This compares to other events that occur in Sisters as follows:
• Sisters Outdoor Quilt Show – 10,000 attendees and 4,000 cars
• Sisters Folk Festival – 3,000 attendees and 1,500 cars
• Sisters Annual Lacrosse Invitational – 5,000 attendees and 2,000 cars
• We will have traffic management support and signage to direct traffic to park on Larch, Adams,
Main, Cascade and Hood Streets. There are over 1,000 parking spaces on these streets.
• The proposed site offers 4 separate ingress / egress roads. These should permit traffic to
distribute well both before and after an event. At 1,000 to 2,000 cars coming to Sisters, this
compares favorably to the average traffic count through town of approximately 11,000 per day
and up to 10 times that number on busy weekend days.
• We will have traffic management support and signage to direct traffic to park on Larch, Adams,
Main, Cascade and Hood Streets. There are over 1,600 parking spaces on these and side streets.
The Deschutes County Sheriff’s Department has responded to our inquiries and has advised us
that they have reserve deputies available to help manage traffic and parking, as well as provide
law enforcement support to the community. The cost of this support will be less than $500 per
event.
16
City of Sisters
Challenge - Traffic
17
City of Sisters
Challenge - Noise
How Can we manage all of the noise that this amphitheater will generate?
• The team that has worked on the design thus far has looked at a number of well-executed
venues
• Each well executed venue has one thing in common. The sound systems are well
distributed throughout the venue. What this means is that when you place speakers
throughout a venue, you don’t need to blast music loudly in one area in order to have the
sound reach the far side of the venue.
• Another way to address the noise is as follows:
• Design the venue to contain / control the sound
• Design the system to allow the sound to be monitored and adjusted when necessary
• Limit the performance hours to 10:00PM with the possible exception of no more
than 5 times per year when the hours will be extended to 10:30PM
18
City of Sisters
Challenge - Noise
Conventional (Old)
= Pile
Model
115 Decibels
Speaker
Instead of creating one or two "piles" of speakers that have
to make enough sound for everyone, make lots of smaller
lumps. The problem is that the amount of acoustical energy
required to fill a large venue is significant. If it all emanates
from a single location, it will be unbearable for a significant
radius (which is governed by a combination of the inverse
square log rule and the effect of the echoes that hang in the
air after the original sound has passed).
Modern Model
= Smaller Speaker
= Microphones
80-90 Decibels
Normal Conversation is 60-65 Db
It becomes obvious that the more speakers you have the lower the
sound level is that has to come out of them. The logical extension
would be to give everyone headphones. The compromise should be
to scatter speakers throughout the audience and then use digital
delays to create a natural propagation of the sound through the
space as though it all came from the stage.
If this were done, then the effect of the echoes on the sound could
be reduced to zero increasing the intelligibility of the program.
19
City of Sisters
Proximity to Airport
Is this location a danger because of it’s proximity to the Airport?
• We have discussed the proposed Amphitheater with the Oregon Department of Aviation. They
have identified this site as being viable and are consulting the FAA to determine if any of the
elements (the stage rooftop is approximately 35 feet tall as proposed) require a beacon for safety.
• The City intends to go through whatever process ODA requires.
20
City of Sisters
How Will This Work?
Revenues
•
Revenue Sources will include the following:
•
RV Campground (22 spaces)
•
Performances (up to 25 per year – May through October)
How?
•
The City has placed the property in contract and engaged an architect to create conceptual
renderings of the amphitheater. Thus far, the City has spent $8,000 of Urban Renewal Agency
monies towards this project
•
The City is in the process of gathering public input and then raising the funds to construct this
asset. The project will include 3 distinct components, a Park (including family, art and Central
Oregon immersion areas, an RV Campground and the Amphitheater
•
Funding Sources include, a Bank Loan, Foundation and Local donations and Urban
Renewal Funds
•
No additional Taxes will be levied to create and pay for this asset
What Will This Cost?
•
The project will cost between $4.0 and $4.6 million dollars. The RV Campground should
function as a substantial revenue source on a year-round basis
Total Estimated Cost to City of Sisters = $250,000
This Portion of the Funding to come from the Urban Renewal Agency
21
City of Sisters
How Will This Work?
Revenues
•
Revenue Sources will include the following (detailed on the spreadsheet on the
spreadsheet on page 24):
•
RV Campground (22 spaces) generating $50 per space at 80% occupancy for 4
months of the year and $20 per space at 20% occupancy for 8 months
•
Performances (up to 25 per year – May through October), assuming an
average ticket rate of $23.40 to $28.40 (less than half what most venues in
Oregon charge on average) per seat and an average occupancy rate of 63%
Expenses
•
All Utilities for the venue will be run through the City of Sisters
•
Maintenance for the facility, landscaping, restrooms, cleaning and repairs will be
performed through the City of Sisters Public Works Department
•
Promotion, Bookings, Advertising, Ticket Sales and Performance Management will
be handled by a local non-profit entity fully staffed for that purpose
•
Ticket Booths, Venue Staffing, Traffic Management, Parking Management will all
involve local staffing from Sisters, including local youth (above minimum working
age)
22
City of Sisters
How Will This Work?
Net Revenues
•
Revenues will be collected with the City of Sisters
•
First Priority, after operating expenses, will be to pay debt service on the project’s
financing
•
Second Priority will be to build up and maintain repair and replacement reserves
for the venue
•
Third Priority will be to pay for upgrades and long-term improvements at the venue
•
Remaining funds will be utilized to promote art and music programs within our
community
Financing
•
A number of National and Regional Banks have expressed a willingness to finance
this project
23
City of Sisters
Economic Model for the Amphitheater
Project Mozart
Seats
Land Cost $
3,200
(1,850 fixed & 1,350 lawn)
Finance $ 2,500,000
600,000
Debt Service $
Project Construction Cost $ 4,000,000
161,047
@5.0%, 30 Yr Amort
Cash to be Raised $ 2,100,000
Total Cost $ 4,600,000
Operations
Balance of
Months Operated
Number of Shows Per Month
Gross Seats Per Month
May
June
July
August
September
October
the Year
2
4
6
6
5
2
0
25
6,400
12,800
19,200
19,200
16,000
6,400
0
80,000
Occupancy %
50%
60%
70%
70%
60%
50%
0%
Seats Occupied
3,200
7,680
13,440
13,440
9,600
3,200
0
Seats Per Performance
1,600
1,920
2,240
2,240
1,920
1,600
0
Average Rate Per Seat (Scenario 1)
$
20.00
$
20.00
$
25.00
$
25.00
$
20.00
$
Totals
63%
50,560
2,022
20.00
$
-
Average Rate Per Seat (Scenario 2)
$
25.00
$
25.00
$
30.00
$
30.00
$
25.00
$
25.00
$
-
Gross Revenue From Seats (Scenario 1)
$
64,000
$
153,600
$
336,000
$
336,000
$
192,000
$
64,000
$
-
Gross Revenue From Seats (Scenario 2)
$
80,000
$
192,000
$
403,200
$
403,200
$
240,000
$
80,000
$
-
Parking (@ $1,500 per show - $3/space)
$
3,000
$
6,000
$
9,000
$
9,000
$
7,500
$
3,000
$
-
$37,500
$
-
$
26,400
$
27,280
$
27,280
$
26,400
$
-
$107,360
RV Campground Revenue (22 spaces)
$50 per space at 80% occupancy (4 months)
$20 per space at 20% Occupancy (8 months)
Total RV Campground Revenue (22 spaces)
$
-
$
26,400
$
27,280
$
27,280
$
26,400
$
-
$
-
$
15,928
$15,928
$
15,928
$ 123,288
Avg Per Space
Annual Gross Revenue (Scenario 1)
RV Campground Revenue
$ 1,183,100
$
$ 1,306,388
Annual Gross Revenue (Scenario 2)
$ 1,435,900
Total Revenue
Annual Expenses (Scenario 1) $
$
15.35
63%
Total Seats
50,560
Average/Seat
$
23.40
63%
Total Seats
50,560
Average/Seat
$
28.40
123,288
Total Revenue
RV Campground Revenue
$
123,288
$ 1,559,188
946,480
80%
(60% to the Performer, balance to operate the venue)
Annual Expenses (Scenario 2) $ 1,148,720
80%
(60% to the Performer, balance to operate the venue)
Debt
Bank
Coverage
Required
Annual Net Income (Scenario 1) $
359,908
2.23
1.25 : 1.00
Annual Net Income (Scenario 2) $
410,468
2.55
1.25 : 1.00
24
City of Sisters
Sisters at a glance:
• Area: Within City Limits = 1,188 acres, Sisters Country (Sisters School District) = 174,473 acres
• Population: Within City Limits = 2,115; Sisters Country (Sisters School District, include City Limits) = 8,000 full time, 6,000
additional part time (second home owners)
• Total Square Footage / Quantities of Property (City Limits):
• Commercial
Approximately 380,258 SF (approx. 85% Occupied)
• Retail
Approximately 400,000 SF (approx. 90% Occupied), including 16 restaurants / restaurant facilities
• Hotel Rooms
219 Rooms (Average Annual Occupancy, approximately 50%)
• Houses
1,280 platted residential lots, 890 are developed (with 909 units), leaving 390 vacant. Of these
some have permits for an additional 164 housing units
• Business Count Approximately 300 licensed business
• Traffic Counts: Approximately 4,000,000 vehicles per year on Highway 20
• School Enrollment: Approximately 1,150 - K-12 Students
• Current Community Assets:
• 5 Parks (including 3 sets of restrooms and 2 children’s play structures)
• Creekside Campground, has 67 camping and RV spaces, minimal amenities
• Sisters Park and Recreation District and Sisters Trails Alliance funded, developed and manage over 100 miles of trails in
the area. This includes nationally recognized cycling trails
• Access to Whychus Creek is available within the city limits
• Events: Sisters Rodeo, Sisters Quilt Show, Sisters Folk Festival, Sisters Annual Lacrosse Invitational, Starry Nights Concerts,
Harvest Fair, Sisters Car Show, a variety of fairs, arts and craft shows, bike races, running races and other events.
• Over 2,000 on street parking spaces (of which only approximately 30% are “improved”)
• Horse Trails and Campgrounds
• A newly renovated and soon to be annexed Airport
• 2 Alpine Ski Areas, Back-country Ski Trails and Snow Parks
• Thousands of Square Miles of Hunting and Hundreds of Miles of Fishing Venues
• A Talented, Engaged and Strong Volunteer Base
25
City of Sisters
Sisters at a glance:
• Other Public Agencies
• Sisters School District
• Enrollment – 1,150
• 2013/14 Budget $10,000,000
• Top 25% of schools in Oregon
• Sisters Park and Recreation District
• Over 100 programs offered / supported
• 2013/14 Budget $900,000
• Sisters / Camp Sherman Fire District
• Square miles (fire response)
240
• Square miles (ambulance)
2,000
• Annual Emergency Responses (all calls 2012) 852 calls
• Annual Fire Responses 36
• Equipment: 5 structural fire engines, 3 water tenders, 3 ambulances, 3 light brush trucks, 2
heavy brush trucks, heavy rescue vehicle.
• Population served: Approximately 8,000 residents
• 13-Full Time Employee’s
• 28-volunteer firefighters
• 7-college intern firefighters
• 12-auxiliary volunteers (perform community service functions such as teach cpr classes,
conduct blood pressure clinics, install smoke alarms)
• 6-EMS only volunteers
• Financial Info:
• Total 2013-2014 Budget $3,608,270
26
City of Sisters
Sisters at a glance:
•
Public Agencies Continued…
• Sisters Public Library
• US Forest Service
• Oregon Department of Forestry
• ODOT
• Non-Profits
• Kiwanis Food Bank
• Rotary International
• Habitat for Humanity
• Circle of Friends
• A Significant Number of Faith-based Entities
That Actively Support the Community
• Crystal Peak Youth Ranch
• Bridges Academy
• Lions Club
• Others
• Major Employers
• Sisters School District
• US Forest Service
• Rays Market
• Black Butte Ranch
• Energyneering
• Metabolic Maintenance
• Bird Gard
• Sisters Folk Festival
• Sisters Outdoor Quilt Show
• Sisters Rodeo
•
•
•
•
•
•
•
•
Bi-Mart
Hoodoo Ski Area
Aspen Lakes Golf Course
GFP Enterprises
Sisters Coffee Company
Five Pine Lodge
Three Creeks Brewing
And Others
27
City of Sisters
Project Details: Urban Renewal – How does this work?
• The current $185,000 of urban renewal tax revenues allows the URA to borrow
approximately $1,900,000 for urban renewal. The repayment of this debt is from
the taxes paid into the Urban Renewal Agency.
• Urban renewal dollars have been used for: Village Green improvements, Cascade
Avenue improvements, the new Fir Street Park, Façade Grants for downtown and
the Main Avenue street improvements. These improvements represent an
investment of $750,000
• Future improvements that are planned include new restrooms and showers at
Village Green, upgrades including a dog run, picnic area and information signage
at the East Portal, an upgraded path and street trees along Larch Street. These
improvements will represent an investment of an additional approximately
$650,000
• Between these sets of projects we expect to have invested approximately
$1,400,000 leaving an additional $500,000 that can be invested in future projects.
The current plan is to use approximately $250,000 of this remaining available
money to invest in the Amphitheater project. Please note that these borrowed
funds are paid from existing property tax revenues. No additional taxes are
necessary for the URA to repay it’s proposed debts.
28