Updated Planning Analysis
for an Expanded/Improved
Boston Convention & Exhibition Center
November 30, 2010
DRAFT FOR POLICY
DISCUSSION ONLY
Table of Contents
I.
Industry Characteristics and Trends
II.
Boston as a Convention Destination
III. Current Industry Development
IV. Review of the BCEC Vision
V.
The Broad View of Convention Centers & Economic Impacts
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DISCUSSION ONLY
Industry Characteristics
and Trends
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Annual Changes to Traditional Convention &
Tradeshow Demand and S&P 500 EPS
Source: Tradeshow Week, 2010; Standard & Poor's, 2010
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DISCUSSION ONLY
Comparison of Overall Exhibition Industry
Performance (2000 – 2009)
Note: 2000 is the base year and is assigned a value of 100.
Source: Center for Exhibition Industry Research (CEIR), 2010
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DISCUSSION ONLY
Comparison of Exhibition Industry Performance
by Market Segment (2000 – 2009)
Note: 2000 is the base year and is assigned a value of 100.
Source: Center for Exhibition Industry Research (CEIR), 2010
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Comparison of Meeting Attendance
(2008 – 2010)
Source: MeetingsNet, 2009
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DISCUSSION ONLY
Comparison of Exhibitor/Sponsor
Attendance (2008 – 2010)
Source: MeetingsNet, 2009
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DISCUSSION ONLY
Recent Indications of a Recovery
• The exhibition industry contracted by 12.5 percent in
2009 (in terms of space sold, revenue, number of
exhibiting companies and attendance).
• For the first time in nine consecutive quarters, all four
indexes were up (between five and seven percent) in
the 3rd Quarter of 2010.
• The third quarter is historically the weakest of the
four quarters and has seen the greatest declines in
recent years.
Source: Center for Exhibition Industry Research (CEIR), 2010
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DISCUSSION ONLY
Performance Trends in Similar Markets
Philadelphia, PA - Event and attendance levels are down 10 to 15 percent
year over year since 2007, starting to see signs of improvement.
Houston, TX - Attendance and occupancy are beginning to trend up after a
minor decline (five to eight percent) in past several years.
Atlantic City, NJ - Events are generally flat year over year, but space use,
room nights, attendance, occupancy and rental revenue are down 15
to17 percent year over year.
Kansas City, MO - Occupancy is on a downward trend – off 10 to 15
percent from previous years. There are no signs of an upward tick-hoping to stay flat.
San Diego, CA - Occupancy and attendance are down approximately 10
percent since 2007; however, trends are reversing with larger events and
added corporate business.
San Antonio - After a very strong 2008, event and attendance levels
decreased by 10-15 percent in 2009. Nice rebound in 2010. Future
bookings for 2011 and 2012 follow a consistent pattern of growth.
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DISCUSSION ONLY
Boston as a Convention
Destination
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DISCUSSION ONLY
Ranking of Competitive and Comparable Markets
(All Respondents) – National Conventions and Tradeshows
San Diego
3.72
Orlando
3.37
San Antonio
3.32
New Orleans
3.24
Las Vegas
3.22
Denver
3.16
Chicago
3.14
San Francisco
3.11
Boston
3.09
Washington DC
2.95
Atlanta
2.95
Baltimore
2.77
Philadelphia
2.70
Los Angeles
2.70
Miami Beach
Average = 3.02
Median = 3.10
2.56
New York
2.29
0.0
1.0
2.0
Low
Note: Data represented includes all organizations interviewed
Source: CSL Interviews, 2008
3.0
4.0
5.0
High
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Ranking of Competitive and Comparable Markets
(Positive Respondents) – National Conventions and Tradeshows
San Diego
4.00
Boston
3.65
Orlando
3.52
Washington DC
3.47
San Francisco
3.46
San Antonio
3.45
New Orleans
3.45
Chicago
3.33
Denver
3.32
Las Vegas
3.19
Baltimore
3.11
Atlanta
3.09
Philadelphia
2.94
Los Angeles
2.86
Miami Beach
2.78
New York
Average = 3.25
Median = 3.33
2.45
0.0
1.0
2.0
3.0
4.0
5.0
Low
High
Note: Data represented includes all organizations with a potential interest in the Boston Convention and Exhibition Center.
Source: CSL Interviews, 2008
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Benefits of Boston as a Potential
Host Market for Events
• Proximity to major East Coast
markets
• History
• Corporate Base
• Quality, well-kept event
facilities
• Concentration of Medical Centers
• Retail and nightlife
• Museums/symphonies/cultural
attractions
• Transportation
• Variety of restaurants (including
fine dining)
• Great experience
• Great accommodations
• Excellent service
• Sightseeing/popular attractions
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Reasons for Lack of Future Interest in BCEC –
National Conventions and Tradeshows
High Costs
Associated with the
City
28%
27%
Geographic Location
13%
Weather
0%
10%
20%
30%
Note: Data represented includes all organizations interviewed.
Source: CSL Interviews, 2008
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Current Industry Development
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Timeline of Added Convention Center Space and Visitor
Industry Amenities
Pennsylvania Convention Ctr.
Orange County Convention Ctr.
• 1,400-room Hilton headquarter
hotel
• 239,000 sq. ft. of exhibition space
• 123,000 sq. ft. of meeting space
Music City Center (Nashville)
• 55,000 sq. ft. of ballroom space
• New 500,000+ sq.ft. Center
and 800 room hotel
Javits Convention Center
Dallas Convention Center
• Adding 50,000 sq. ft. of
meeting/ballroom space
• 1,000-room headquarter hotel
• Renovation of existing space
January
2009
January
2010
Anaheim Convention Center
• Adding 100,000-sq. ft.
outdoor plaza
January
2011
January
2012
January
2013
January
2014
January
2015
Cobo Convention Center
Phoenix Convention Center
• 437,000 sq. ft. of exhibit space
Indiana Convention Center
• 90,000 sq. ft. of meeting space
• 254,000 sq. ft. of exhibition space
• 45,000 sq. ft. of ballroom space
• 63,000 sq. ft. of meeting space
• Modest expansion/facility
remodeling
Moscone Convention Center
Washington Convention Center
• 1,175-room headquarter hotel
• $70 million in facility
improvements
Other Planned Projects
Miami Beach Convention Center
San Diego Convention Center
• New ballroom/enhancements
• 350,000 sq. ft. of sellable space
• New headquarter hotel
• 500 room hotel
New Orleans Convention Center
• Reconfiguration of exhibit hall
space/other improvements
Gonzalez Convention Center
• Exhibit space expansion/facility
improvements
Kansas City Convention Center
• 1,000-room headquarter hotel
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Philadelphia – Expanded CC and New Headquarter Hotel
• Center opened in 1993.
• The $786 million project will add more
than 400,000 sellable square feet (a
nearly 60 percent increase). Completion
is expected in March 2011.
• The expansion will allow two conventions
to be held simultaneously and is estimated
to result in more than 280,000 additional
room nights and more than $140 million in
economic impact annually.
• The expanded Center represents a
primary competitor to the BCEC.
• The corporate demographics (medical,
pharmaceutical) are also similar to
Boston.
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Washington DC – New CC and Planned Headquarter Hotel
• New Center opened in 2003 with nearly
900,000 sellable square feet.
• Approximately 30,000 square feet of
meeting space was added in 2009.
• Lack of headquarter hotel inventory was
cited as a primary shortcoming of the
convention package.
• Funding for a new $537 million, 1,167room Marriott Marquis headquarter hotel
was approved in 2009 and bonds have
been sold.
• Ground breaking took place in November
2010 and the hotel is slated to open in
spring 2014.
(A) – Marriott Marquis (1,200 rooms)
1 – Grand Hyatt Washington (888)
2 – Renaissance Washington, DC (807)
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Miami Beach – Expansion, Reconfiguration and HQ Hotel
• Existing Center outdated, no ballroom,
no adjacent hotel.
• City has largely exited the convention
business.
• Development in surrounding areas
includes Lincoln Road, Gehry designed
theater, waterfront, memorials and parks.
• Center is located in a sensitive
development area, massive tradeshows
not suited for Center.
• Demand exists for extensive
“repositioning” and enhancement of
Center.
• Architects have created an
“inside/outside” approach to the project –
linking surrounding amenities – creating
WALKABLE environment.
• Headquarter hotel to be located on SE
portion of the site.
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Nashville – New CC and HQ Hotel Development
• Existing Center undersized, out of date.
• Research indicated significant unmet
market demand.
• Project offers ability to significantly
increase convention business.
• Nashville offers a compelling visitor
industry brand.
• The new CC site offers linkages to the
Country Music HOF, Broadway and the
Arena.
• The CC represents a key component of
a convention, sports & entertainment
district.
• Key assets are offered in a walkable
environment.
• Project includes a 800 room Omni
headquarter hotel.
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San Diego – Center Expansion and Hotel Development
• San Diego has been a top performer in
west coast convention industry.
• Space demand has exceeded availability,
Center runs high occupancy.
• Center has seen only modest drop off in
business during the recession.
• Expansion represents a “full build-out” of
the site.
• The project adds to the extensive
adjacent hotel inventory (500 rooms).
• Project adds a 3rd ballroom (80,000
square feet) and added meeting space.
• Convention Center supports the
extensive and successful
restaurant/entertainment district.
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San Antonio – CC Repositioning and Expansion
• The Center is poorly laid out, little
integration between old and new.
• The destination amenities
(Riverwalk, etc.) create a
desirable visitor destination.
• Significant renovation of original
space needed.
• Expansion is part of a
comprehensive Destination
Development Plan
• Demand exists for a “one
hall” expansion.
• Consideration being given to
significant replacement of
original space.
• Budget issues will impact
final project decisions.
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Phoenix – New CC and Headquarter Hotel Development
• Existing downtown Center was outdated
and undersized.
• $800 million expansion completed in
2009. The project nearly tripled the size
of the Center.
• The Center is served by Metro Rail.
• Facility is part of a downtown
entertainment complex that consists of the
US Airways Center, Chase Field,
Symphony Hall, Science Center, etc.
• The West Ballroom is a 45,200-square
foot multi-purpose space that offers
retractable, telescopic riser seating for
approximately 1,200.
• The 21,000-square foot Executive
Conference Center is a venue within a
venue built to IACC standards.
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Some of the “Why’s” of Convention Center Development
• Event planners demonstrate a continuing need
for sleeping rooms – Headquarter Hotel.
• Key component of walkable convention, sports,
entertainment districts.
• Support for ancillary development (restaurants,
retail, etc.) also benefits local residents.
• Reconfiguration of existing space is often the
central theme.
• Building on a successful visitor industry brand –
using a Center to create broader destination
exposure to the traveling public.
“I can not overstate the importance
to San Diego of remaining
competitive in the convention
business,” Sanders said. “In the
midst of an economic downturn, we
cannot afford to neglect an asset
that reliably produces revenues that
support essential city services.”
- Jerry Sanders –
Mayor of San Diego
• Expansion can protect and expand market
share in a desirable industry.
• Employment, tax and other quantifiable
impacts.
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DISCUSSION ONLY
Review of the
BCEC Vision
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DISCUSSION ONLY
BCEC Development Parameters
• Sufficient headquarter hotel inventory is a clear
shortcoming of the overall BCEC package.
• Ballroom capacity is low relative to competition.
• Exhibit and meeting space development could result
in occupancy levels within the 50 to 70 percent target
range.
• Auditorium space would add value, but may not
provide sufficient return given significant costs.
• Specialty space targeted to medical and other fields
may represent a low-cost opportunity for competitive
advantages.
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The Broad View of Convention
Centers & Economic Impacts
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Broad View of Convention Center &
Economic Impacts
• Traditionally measured tax revenue and economic
impacts.
• Catalyst for ancillary development in adjacent and
nearby areas – and these developments create
greater tax base.
• Events held at Center provide exposure for the
market to business leaders and key decision makers.
• Local industry can benefit from hosting of marquee
industry events.
• Successfully competing in the convention industry
can boost an important sector of the local economy.
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DISCUSSION ONLY
Updated Planning Analysis
for an Expanded/Improved
Boston Convention & Exhibition Center
November 30, 2010
DRAFT FOR POLICY
DISCUSSION ONLY
Comparison of Hotel Rooms Within ½ Mile of the
Convention Center – Competitive and Comparable Markets
San Francisco, CA
19,100
Las Vegas, NV
16,600
Orlando, FL (1)
10,800
San Antonio, TX
9,350
New Orleans, LA
8,600
Philadelphia, PA
8,400
Atlanta, GA
8,300
San Diego, CA (2)
8,200
Washington, DC (3)
7,600
Miami Beach, FL
6,850
Denver, CO
6,600
Baltimore, MD
6,100
Boston, MA (4)
6,000
New York, NY
1,700
Boston, MA (5)
1,700
Los Angeles, CA (6)
1,700
Chicago, IL
1,100
0
(1)
(2)
(3)
(4)
(5)
(6)
Average = 7,570
Median = 7,600
5,000
10,000
15,000
Number of Rooms
20,000
25,000
Includes approximately 750 rooms under construction and expected to open in winter 2010-2011.
Includes the 240-room Residence Inn by Marriott Gaslamp Quarter expected to open November 2009.
Includes the approved new 1,167-room Marriott Marquis expected to open 2013.
Estimated number of hotel rooms within ½ mile of the Hynes Convention Center.
Estimated number of hotel rooms within ½ mile of the Boston Convention and Exhibition Center.
Includes an estimated 1,001 rooms currently under construction. Pending funding approval, an additional 702 rooms not included in the total above are planned
to be constructed
within
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FOR POLICY
one-half mile of the LACC.
Source: Convention and Visitors Bureaus, industry publications, 2009
DISCUSSION ONLY
Hotel Rooms Within ½ Mile of the
Boston Convention and Exhibition Center
– 0 hotels with more than 1,000 rooms.
– 1 hotel with 500 to 999 rooms.
– 2 hotels with 100 to 499 rooms.
½ Mile Radius
1 – Westin Boston Waterfront (793 rooms)
3
2 – Marriott Renaissance (471)
Boston Convention and
Exhibition Center
2
3 – Seaport Hotel (426)
1
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Hotel Rooms Within ½ Mile of the
Washington (DC) Convention Center
– 1 hotel with more than 1,000 rooms.
½ Mile Radius
– 2 hotels with 500 to 999 rooms.
– 17 hotels with 100 to 499 rooms.
(A) – Marriott Marquis Hotel (1,167 rooms)
(expected to open 2013)
1 – Grand Hyatt Washington (888)
18
7
6 4
Washington (DC)
Convention Center
19
13 15
5 – Embassy Suites Washington, DC (384)
6 – The Madison Hotel (353)
7 – Washington Plaza Hotel (340)
12
2
5
9
3
3 – Marriott at Metro Center (456)
4 – Westin Washington, DC City Center (406)
(A)
10
8
2 – Renaissance Washington, DC (807)
8 – Hamilton Crowne Plaza (318)
9 – Hilton Garden Inn DC (300)
10 – Four Points Downtown by Sheraton (265)
1
14
11 – Harrington Hotel (242)
12 – Hampton Inn Washington, DC (228)
13 – Residence Inn by Marriott (202)
14 – Red Roof Inn Downtown DC (195)
16
11
17
15 – Donovan House (193)
16 – Courtyard by Marriott (188)
17 – Hotel Monaco (183)
18 – Hotel Helix (178)
POLICY
19 – Comfort Inn ConventionDRAFT
CenterFOR
(100)
DISCUSSION ONLY
Hotel Rooms Within ½ Mile of the
Pennsylvania (Philadelphia) Convention Center
– 1 hotel with more than 1,000 rooms.
– 3 hotels with 500 to 999 rooms.
– 18 hotels with 100 to 499 rooms.
½ Mile Radius
1 – Philadelphia Marriott (1,408 rooms)
2 – Sheraton City Center (758)
3 – Loews Philadelphia Hotel (581)
4 – Courtyard by Marriott (500)
7 11
2
Convention
Center
Expansion
Pennsylvania
Convention Center
16
4 1
14
10
8 13
17
21
6 – Doubletree Hotel Philadelphia (434)
7 – Four Seasons Hotel (364)
8 – Sofitel Philadelphia (306)
22
18
5
5 – Crowne Plaza Center City (445)
15
9 – The Ritz-Carlton Philadelphia (299)
10 – The Westin Philadelphia (290)
11 – Embassy Suites Center City (288)
3
12 – Hilton Garden Inn City Center (279)
13 – Club Quarters Philadelphia (275)
14 – Residence Inn by Marriott (269)
9
20
19
12
6
15 – Hampton Inn Philadelphia (250)
16 – W Hotel (Opening 2009) (250)
17 – Hotel Palomar (230)
18 – Le Meridien Philadelphia (201)
19 – Park Hyatt Philadelphia (172)
20 – Holiday Inn Express Midtown (168)
21 – Latham Hotel (139)
22 – Hotel Windsor (106)
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Hotel Rooms Within ½ Mile of the
San Diego Convention Center
– 3 hotels with more than 1,000 rooms.
14
13 10
5
½ Mile Radius
15
17
– 1 hotels with 500 to 999 rooms.
– 13 hotels with 100 to 499 rooms.
1 – Manchester Grand Hyatt (1,625 rooms)
7
2 – San Diego Marriott Convention Center (1,362)
3 – Hilton San Diego Bayfront (1,190)
16
1
2
9
12
11
8
6
4 – Omni San Diego Hotel (511)
5 – Westin Gaslamp Quarter (450)
6 – Hard Rock Hotel (420)
7 – Embassy Suites San Diego Bay (337)
4
8 – San Diego Marriott Gaslamp (306)
9 – Hilton San Diego Gaslamp (282)
10 – The US Grant (270)
San Diego
Convention Center
3
11 – Residence Inn by Marriott Gaslamp
(opening November 2009) (240)
12 – Hilton Solamar (235)
13 – The Westgate Hotel (223)
14 – The Sofia Hotel (211)
15 – Ivy Hotel (159)
16 – Horton Grand Hotel (132)
17 – Comfort Inn Gaslamp (103)
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Hotel Rooms Within ½ Mile of the
Gonzalez Convention Center (San Antonio)
– 2 hotels with more than 1,000 rooms.
– 2 hotels with 500 to 999 rooms.
7
19 11
10
2213
14
– 21 hotels with 150 to 499 rooms.
8
3
6 15
20 17
21
23
12
9
4
5
½ Mile Radius
1 – Grand Hyatt San Antonio (1,003 rooms)
2 – Marriott Rivercenter (1,001)
18
3 – Hyatt Regency (632)
4 – Marriott Riverwalk (512)
2
5 – Hilton Palacio del Rio (483)
1
8 – Wyndham St. Anthony (352)
25
6 – Westin Riverwalk (473)
7 – Crowne Plaza Riverwalk (410)
24
9 – La Quinta Inn & Suites Conv. Ctr. (350)
10 – Omni La Mansion del Rio (338)
11 – Sheraton Gunter Hotel (322)
16
Henry B. Gonzalez
Convention Center
12 – The Historic Menger Hotel (316)
13 – Holiday Inn Riverwalk (313)
14 – Drury Plaza Hotel San Antonio Riverwalk (306)
15 – Hotel Contessa (265)
16 – Marriott Plaza San Antonio (251)
17 – Residence Inn by Marriott Alamo (220)
18 – Red Roof Inn Downtown (215)
19 – Hotel Valencia Riverwalk (213)
20 – Emily Morgan (177)
21 – Hampton Inn Downtown (169)
22 – Drury Inn & Suites Riverwalk (150)
23 – Crockett Hotel (138)
24 – Staybridge Suites Sunset Station (138)
25 – Four Points by Sheraton (116)
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Hotel Rooms Within ½ Mile of the
Orange County Convention Center (Orlando, FL)
– 6 hotels with more than 1,000 rooms.
13
12
½ Mile Radius
– 1 hotel with 500 to 999 rooms.
6
11
8
– 10 hotels with 100 to 499 rooms.
1 – Peabody Orlando (1,641 rooms)
(includes approx. 750 rooms under
construction and expected to open
in winter 2010-2011)
2 – Westgate Lakes Resort & Spa (1,596)
7
2
1
3 – Hilton Orlando Convention Center (1,417)
3
4
Orange County
Convention Center
15 9 10
16
14
17
4 – Rosen Centre Hotel (1,334)
5 – DoubleTree Resort Orlando (1,094)
6 – Quality Inn Plaza (1,020)
7 – Rosen Plaza (800)
8 – Westin Imagine Orlando (315)
9 – Clarion Inn and Suites (221)
10 – Days Inn Convention Center (219)
5
11 – Comfort Suites (214)
12 – Hampton Inn Convention Center (170)
13 – Springhill Suites Convention Center (167)
14 – Hawthorn Suites Orlando Conv. Ctr. (135)
15 – Red Roof Inn (134)
16 – Extended Stay America (119)
17 – Extended Stay Deluxe Orlando (113)
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Comparison of Ballroom Space –
Competitive and Comparable Facilities
Contiguous Space
Total Space
Chicago, IL
203,500
99,000
San Francisco, CA
Philadelphia, PA (1)
91,500
San Antonio, TX
90,100
Denver, CO
82,200
San Diego, CA
81,700
66,900
New Orleans, LA
62,200
Orlando, FL
Atlanta, GA
58,700
Washington, DC
Contiguous Average = 49,100
Contiguous Median = 41,000
52,000
40,000
Boston, MA
Baltimore, MD
Total Average = 76,500
Total Median = 66,900
36,700
30,000
New York, NY
0
30,000
60,000
90,000
120,000
150,000
180,000
210,000
Square Feet
(1) Includes space currently under construction.
Note: The Los Angeles Convention Center, the Miami Beach Convention Center and the Las Vegas Convention Center do not currently
offer ballroom space. Ballroom space at the adjacent Hilton Hotel is often used by events at the Las Vegas Convention Center.
Source: facility floorplans, management, and industry publications, 2008
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Trends in Travel Cost Control Efforts
2002
Percent of Respondents
2004
2005
2008
2010
Encourage use of vendors with whom special rates have been negotiated
63%
66%
65%
65%
88%
Web/telephone/video conferencing
40%
55%
36%
50%
75%
Reduce attendance at conferences and conventions
38%
33%
27%
27%
72%
Tighten adherence to travel policies
74%
68%
74%
76%
67%
Use of online booking system
N/A
45%
58%
56%
65%
Strengthen expense reporting procedures
43%
45%
56%
47%
62%
Increase communication with travelers, travel arrangers, supervisors
57%
65%
63%
85%
60%
Source: Runzheimer’s Travel Management Network, 2010
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DISCUSSION ONLY
Interviews with Past/Current BCEC Users
Comments on Auditorium Space
• Large fixed seating venues would definitely be a
nice addition as they provide a great
environment for pre/post-day events.
• We have used fixed-seating venues in the past,
including Minneapolis, and will in the near
future. This would be an attractive new feature
for the BCEC.
• Many of us have to use large halls for sessions,
and sound is an issue.
American College of
Rheumatology
National Business
Travel Association
Microsoft Corporation
National Fire Protection
Association
• …sound qualities are an impediment to
successful general sessions when using a
complete hall (A, B, C)
Yankee Dental
• Fixed seating theaters are great if they are
flexible. Denver’s theater is beautiful and
flexible.
SAP Global Marketing
Heart Rhythm Society
• We would love to see some type of auditorium
with 5,000 + seats.
• This would be a good addition, however only if it
has flexibility to be broken into sections.
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DISCUSSION ONLY