Tag Archives: Lakeview

How are those IMAX negotiations coming?

During the run up to last April’s referendum, I talked to many people who were going to vote in favor of the museum tax. One of the big selling features for many of them was the proposed IMAX theater that would be included as part of the package. The museum group wasn’t shy about touting the IMAX. They included it by name on their marketing materials. When Citizens for Responsible Spending pointed out that the museum group had no contract with IMAX, museum officials defended their use of the IMAX brand name and explained that they couldn’t sign a contract until the referendum passed, but that they had a contract sitting on their desks ready to sign.

It’s now been ten months, and there is still no signed contract with IMAX. More tellingly, museum officials have stopped using the IMAX brand name. In their presentation to the Peoria County Board last Thursday, it was consistently referred to as a “large screen theater” or a “giant screen theater.” When board member Brad Harding asked if it was an IMAX or a large screen theater, Lakeview’s chairman of the board stated that they can’t use the IMAX brand name because they don’t have a contract signed with IMAX yet. He did say they were still negotiating with IMAX, however.

I sincerely hope that the IMAX negotiations are successful. Because if there is no IMAX, it will be one of the biggest bait-and-switch swindles ever propagated on Peoria taxpayers.

More than just sales taxes may support museum

Did you know that your property taxes indirectly support Lakeview Museum? Karrie Alms does. She’s a community activist and frequent commenter here at the Peoria Chronicle. While doing her usual detailed research, she came across a property tax levy fund titled “Fund 123 MUSEUM PEORIA PARK.” That caught her eye, so she asked Park Board President Tim Cassidy about it. He explained:

Presently Lakeview museum owns and operates museum operations. The PPD [Peoria Park District] owns the land and building and allows Lakeview to use it under an agreement that is now several decades old.

Mr. Cassidy also confirmed that Lakeview does not pay rent for its use of the building, and “the amount of [the] museum fund levy going to Lakeview museum facility is $189,234 per the 2009 budget.” Not having to pay rent or upkeep on the building and grounds surely helps Lakeview’s bottom line and also explains why they didn’t include funds for capital improvement in their pro forma for the proposed downtown museum.

So, what happens if/when the museum moves downtown? As I reported in a previous post (“Is Peoria’s History Getting a Back Seat?” July 13, 2007) after talking to museum officials, “When the new museum opens, Lakeview is planning to hang on to its building at Lake and University to be used for storage because there’s not going to be enough storage space at the new museum. In particular, there’s not very much space planned in the new museum for special, climate-controlled storage of fragile pieces.” However, it doesn’t appear that the Park District has agreed to let the museum continue to use the building. Cassidy told Alms:

If Lakeview museum left the site to go downtown [its] continued [use] of present site would be subject to further agreement based on PPD needs for the facility. […] PPD has no final plans for Lakeview facility use if museum leaves. It remains open for discussion, although one use considered is a senior recreation/leisure facility for programming needs.

Cassidy also said that continued use of the Lakeview building “has never been approved by PPD. In fact specific request has not been made for PPD to formally act.”

If the new museum is unable to use the current Lakeview building for storage, they will have to find storage elsewhere. Without a rent-free (i.e., taxpayer-subsidized) facility to use, cost of that storage would impact the museum’s profitability. The Museum Collaboration Group can’t just assume they will be able to continue using that building (rent-free, at that) when their lease expires in 2012. Off-site, specialized storage costs should be figured into their pro forma.

The Park District/Lakeview Museum arrangement also raises another question. In the ground lease the Museum Collaboration Group signed with the City of Peoria for the old Sears block, it has this interesting provision:

11.2 Permitted Assignees. Notwithstanding anything in this Lease to the contrary, Tenant may assign Tenant’s interest in the Lease as follows:

11.2.1 Peoria Park District. Provided the District (“Peoria Park District”) agrees, the Tenant may assign Tenant’s leasehold interest in this Lease to the Peoria Park District, subject to the following: (i) Tenant shall not be relieved of any of its obligations under this Lease and Redevelopment Agreement; (ii) the Peoria Park District shall be obligated to observe the terms and conditions of the Lease applicable to Tenant; provided, however, that the Peoria Park District shall have no personal liability to Landlord, Tenant or any third parties with respect to the Lease, the Redevelopment Agreement or the Real Property, with such liability limited strictly to Tenant’s leasehold interest in the Lease; and (iii) the Landlord shall be entitled to enforce the provisions of the Lease and the Redevelopment Agreement directly against the Tenant, who shall continue to have available to it all the rights and obligations of the Tenant under this Lease and Redevelopment Agreement notwithstanding such assignment.

The “Tenant” would be the Peoria Riverfront Museum, and the “obligations under this lease” would include repair, maintenance, alterations, and additions to the building and grounds. If the museum were to assign its interest in the lease to the Park District, then the Park District could use its funds — i.e., Peoria property taxes — to maintain the building and grounds. Here you can check about student loan interest deduction with guide of an experienced firm like taxfyle. That would certainly be more than taxpayers bargained for if they approve the sales tax referendum on April’s ballot.

No deal has been made to assign the lease to the Park District at this time according to Cassidy. But the legal language is in place and could be acted upon if the sales tax referendum is approved and construction of the facility is allowed to proceed. It’s something to think about when you go to the polls on April 7.

Johnson: Attendance projections “not simply pulled out of the air”

The following is a response to my post, “Questioning museum attendance projections.” It’s such a good response, I couldn’t let it be buried in the comments section of an old post, so I’m reprinting it here in its entirety. It’s a response from Mark Johnson, Caterpillar Experience project manager, who has been involved with the museum project for quite some time. Whatever you think of Mr. Johnson’s argument, you have to give him credit for his honesty and civility. I wish all debates would be this cordial and on-point. My thanks to Mr. Johnson for responding and to frequent commenter Ileriet for forwarding it to me.

An acquaintance advised me that you’d posted some critical analysis of the attendance projections for the new Museum and the Caterpillar Experience. Since I’ve been very involved in the development of those numbers, I thought perhaps that some additional info might be beneficial for your continued evaluation. I don’t expect that this info will eliminate your skepticism, but as this aspect of the project continues to receive significant focus, I’d like to attempt to explain some of the rational behind the numbers.

First, I’m glad you understand the 1/3 – 1/3 – 1/3 breakdown of the total attendance figure of 360,000. This does immediately get confusing, but it means that we recognize that not everyone who visits the site will visit both facilities. Therefore we’re talking about each facility having an annual attendance figure of 240,000.

Let’s focus on the Caterpillar Experience first as that’s my primary responsibility. Here we’ve used the John Deere Pavilion in Moline as our primary benchmark. For the first five years after the facility opened in August of 1997, it averaged 228,000 visitors annually. Attendance has declined over the past five years however, averaging only 176,000 per year. I think this shows that without continued investment in updating exhibits and displays any facility such as this will experience attendance declines. We believe that the exhibits and displays planned for the Caterpillar Experience, along with the significant focus on educational aspects of the facility, and the commitment to update the exhibits and displays within the facilty, should allow the Experience to attract and maintain an average annual attendance of 240,000 visitors per year.

For instance, we plan to work with instructors from the Caterpillar University to develop a potential course curriculum for middle school, high school and college students who are visiting the Experience on an organized tour. If time permits, their instructor will be able to select a grade level appropriate topic from the curriculum and the group could then extend their visit after the normal tour with this additional class. We’re hopeful that this concept will make the Experience an even more attractive field trip for area educators and continue to bring them to the facility year after year.

Most of the customers that our dealers bring to the Peoria area to visit Caterpillar facilities have free time from the end of first shift operations at the factories (about 3pm) until they go to their evening meal. Again, we hope that the dealers will find the displays and exhibits at the Experience very appealing and bring their customer tour groups to visit the Experience during this period of free time in the late afternoon. I suspect you can guess where many of these guests in Peoria spend most of that time currently.

Attendance projections for the Caterpillar Experience however, should really not be a controversy in regard to the overall project, as the company will be paying for the operation of the facility and if attendance projections are not achieved, it will be at no expense to the general public. So, lets look at some of the museum attendance projections in more detail. I’ve worked with the museum planners and their consultants on these numbers, including various revisions, several times over the past four years. We’ve scrubbed these numbers over and over until we’ve concluded that they are “reasonably achieveable”. Guaranteed, certainly not; a stretch, most probably; will achieving them require significantly more aggressive advertising and promotion than Lakeview currently utilizes, absolutely.

OK, here goes, again we’re looking at an annual attendance projection of 240,000 visitors or an average of 667 per day and in response to some of the inquiries you’ve received, yes, that includes every visitor to the facility (with the exception of those pre-school students that are enrolled in the facilities day-care program which will be a carry over from the current program operated at Lakeview Museum).

As I understand their projections, those 240,000 visitors have been broken down into five sub-categories as follows:

  • Exhibit Galleries & Planetarium only
    (56,000 annually or an average of 156 per day)
    (The general admission ticket will include admission to both the
    exhibit galleries and one show in the planetarium).
  • Exhibit Galleries & Planetarium & IMAX theater combination ticket
    (53,000 annually or an average of 147 per day)
  • IMAX Theater only
    (93,000 annually or an average of 258 per day)
  • Planetarium only
    (19,000 annually or an average of 119 per day)
    (this would primarily be school tours so I’ve assumed 160 days of school –
    throw out the first 20 days while teachers are getting organized).
  • all other visitors
    (19,000 annually or an average of 53 per day)
    (this would primarily be museum classes and special events, exhibit openings,
    special fund raising events, visitors to the museum store or book
    court)

With this breakdown, it becomes apparent that the IMAX theater is projected to be the primary generator of attendance at the Museum facility. The closest IMAX theater facility to Peoria is at the Putnam Museum in Davenport. Their attendance figures were the primary benchmark taken into account when the PRM numbers were developed. The four-year average attendance figures at the Putnam’s IMAX theater were 97,000 during the day and 73,100 during the evening or a total of just over 170,000. From the above figures, you can see that the museum planners are projecting 146,000 for annual attendance at the PRM IMAX or 86% of the Putnam’s history. When these numbers were originally put together, this was assumed to be a conservative projection for the PRM and was accepted as reasonable.

If you’ve been to visit the Putnam Museum in Davenport, I’d hope you’d agree that it is not located in a very attractive, nor conveniently located area of the community. The PRM’s location on the riverfront should generate much greater visibility to the Museum’s IMAX and boost attendance figures. Being relatively close to the downtown hotels and guests in town overnight for Civic Center events should also provide a boost to IMAX attendance figures. (To the best of my knowledge, negotiations with IMAX are still continuing on a positive track and museum planners have every intention of this large screen theater bearing the IMAX label).

Also, again referencing back to the Caterpillar dealer and customer guests in Peoria. We’ve talked to the Museum planners about the possibility of showing the IMAX film “The Fires of Kuwait” each afternoon during the week at about 4:00 or so, at a somewhat expected slack time at the museum after the school age tour groups have left for the day. This film is a very interesting documentary on the efforts to extinguish the oil well fires in Kuwait after the first gulf war and features the extensive use of Caterpillar equipment in very hazardous conditions. Again, we’d expect that many of the dealer and customer guests would be interested in watching this movie during that normally free time. It would certainly be a unique opportunity for them during their visit to Peoria.

Looking at this IMAX attendance projection on a daily basis breakdowns down to approximately 400 per day. With four shows planned during the day and two shows in the evening, that would require an average of about 68 people per show, or about one large school bus per show with a few others joining them. Reasonable or unreasonable, to each his own opinion, but the Museum planners have set this as their target.

Another way to analyze the data would be to combine the 56,000 figure for the Gallery/Planetarium only visits with the 53,000 figure for the Gallery/Planetarium/IMAX visits which would result in a total of 109,000 visitors to the galleries each year or a total of just over 300 visitors per day. And yes, this projection counts every student who tours the exhibit galleries at the museum with his class on a field trip. Obviously the museum planners feel these numbers are reasonable and achievable, skeptics will look at them as overly optimistic and most likely unobtainable. However, doesn’t the JFK quote go something like, “Some men see things as they are and ask why, others dream of what might be and ask why not?” Perhaps that’s appropriate in this situation.

There are pages and pages of other benchmarking data to substantiate all of these numbers, however I don’t have the time or space to cover everything individually. My intent in sharing these numbers with you is to simply demonstrate that they were not simply pulled out of the air in an effort to make the project look attractive. I suspect that some of your fellow bloggers will recall the old phrase, “Liars figure and figures lie” However, from my perspective, one of the primary objectives of the “Build the Block” campaign has been to share information about the project with the public in order to allow them to better understand the proposed development and I hope this information contributes to that understanding.

Mark L. Johnson
Project Manager – Caterpillar Experience