Site Selection Study

Report

for the

Warren County Arts

& Culture Center

10 April 2009

Presented by:

J. Patrick Ryan
Chairman

Lisa Barnwell Williams

Vice President

635 West 7th Street Cincinnati, Ohio 45203 800.883.0801

The Skystone Ryan Assignment
In December 2008, Skystone Ryan was retained to assist Warren County Arts and
Culture Center in the process of selecting the optimal site for the new Center. After
reviewing the group's history and work to date, studying both the process and the results
of the AMS study that considered the viability of the project, and meeting with project
leaders, we developed the following site selection process:

● Identify, refine and prioritize the selection criteria. During the WCACC
board meeting on 23 January 2009, we led the board through a series of exercises
that enabled us, and the board, to confirm and weigh the factors most pertinent to
site selection.

● List and describe the identified site options. The list of criteria identified early
in the process were summarized in a one-page document (Appendix A) and a list
of identified sites (Appendix B) was prepared to assist study participants in
evaluating the strengths and weaknesses of each site. Serious site options
suggested as the process unfolded were added to the list as details became
available.

● Interview key community members. During the study, we interviewed

42 people. Those interviewed included representatives and advocates of
identified sites, potential tenants, board and advisory board members, and other
interested community members. (A list of interviewees follows as Appendix C.)

Those interviewed were engaged in conversation regarding their views of the

selection criteria and of the various sites in light of those criteria. Site advocates
and representatives were asked to provide a detailed evaluation of their site, as
well as specific information that might assist in decisionmaking.

● Quantify and evaluate data and responses. Data pertaining to site options;
strengths and weaknesses as identified by both site advocates and other
interviewees; and attitudes of potential tenants and community members were
reviewed and interpreted in light of the agreed-upon selection criteria. Using
factor weighting developed in the January board meeting, the Skystone Ryan
team utilized quantitative as well as qualitative strategies to compare options.

● Develop recommendations and points demanding further investigation.

While six potential sites were rendered not viable candidates during this site
selection process, final commitment to one of the three recommended sites is
dependent upon specific details that should be resolved in formal negotiations
with the property owners and/or developers. With this in mind, we have coupled
our recommendations with a list of site-specific issues that require resolution
before a final decision is made.

1
The Warren County Arts and Culture Center Project
Throughout 2008, under the auspices of the Warren County Port Authority, the Warren
County Arts and Culture Center has brought together artists, activists and citizens to
work toward the establishment of a permanent home for the arts in the county. The
group has recruited and deployed a working board of trustees, identified a committed
advisory board, and applied for 501(c)(3) nonprofit status.

A comprehensive Feasibility Study conducted by AMS Planning and Research Corp.

established the need for a Center, identified both likely users and likely audiences for the
Center, and developed preliminary financial projections for both operations and
construction. Study conclusions recommend a facility that fits the following model:

• A 350-seat, technically professional-quality theatre

• Appropriate accompanying backstage areas, including dressing rooms, set and
costume shops, etc.
• Front-of-house space including lobby, box office, concessions, etc.
• Support areas including offices and restrooms
• Total building size of approximately 26,000 square feet, plus parking adequate
for a facility this size
• Estimated total cost, including site, construction and contingencies, of
$12.5 - $14 million

Additional information regarding the site requirements and potential uses and users of
the Center is detailed in the AMS reports.

It became apparent during the site selection process that, depending on the site chosen,
some of these facility attributes might be altered somewhat to meet the needs of site-
specific tenants, or partners or to take advantage of special opportunities or elements
associated with the selected site. Nonetheless, in evaluating and comparing candidate
sites, we have presumed that the objective is the facility described above.

2
The Site Selection Criteria
At the WCACC February board meeting, the Skystone Ryan team led the board in two
exercises designed to evaluate and prioritize site selection criteria. The first exercise
was designed to identify which criteria are considered valuable; the second, to prioritize
among the valued criteria. (The numerical results of the board exercise follow as
Appendix D.)

At the conclusion of the exercises, four criteria were determined to be essential,

regardless of site:

1. The available site is at least three (3) acres.

2. The site can accommodate at least a 26,000 square foot facility.
3. The site is in a safe area.
4. There is ready access to parking, either on site or adjacent.

Ultimately, 11 additional criteria were ranked in the following order:

1. It is easily accessible for the probable audiences to be served, their size and
their locales.
2. The relative cost of the sites including land development, construction or
renovation, and related costs.
3. Proximity to other businesses, dining facilities and public attractions.
4. Opportunities and space for possible future expansion.
5. The site is particularly attractive to one or more likely tenants/users.
6. Financial incentives are uniquely available for this site.
7. The site is easily accessed from the Interstates and other principal
thoroughfares.
8. The site is easily accessed by public transportation and for pedestrian traffic.
9. The site has historic preservation appeal.
10. The land and the building must be owned by the Center.
11. Time required to complete the project, from site selection and acquisition
through facility opening.

Individuals interviewed during the study largely reflected these values.

3
The Community Interviews

The 42 individuals interviewed by the Skystone Ryan team represent the following
constituencies (several are in more than one category):

• 9 board members
• 5 advisory board members
• 13 potential tenants/users (note: 11 members of Lebanon Theatre Company were
included in a single interview, but counted as one voice)
• 8 site advocates
• 12 community representatives

The interviewees' remarks demonstrate a wide variety of opinions about what makes for
an optimal site:

A “neutral” site – not in Lebanon or Mason.

Proximity to population center – one-third of county residents are within a 10-mile

radius of Mason.

Local arts groups will not be able to use the Center if the location causes them to lose
their audience.

South County is where the people are, so that’s important.

The cost of both construction and operation will impact tenant organizations.

The Center has to meet tenants’ needs. The site is one aspect of that, but size, the kinds
of space included, and the cost to users will matter more, because if tenants can’t use the
building, nothing else matters.

Timing—we want to get this open to the public tomorrow, if possible.

Easy to get to. Must be centrally located.

Centrally located, the closer to I-75 the better.

Easily accessible.

Expandability of building, accessibility and safe neighborhood.

Opportunities for future expansion that might include visual arts.

Convenience – access to parking is vital.

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Opportunities for future expansion – I envision eventual expansion, so don’t get land-
locked.

Tourist access. I-71 corridor/Kings Island draws overnight guests who would love
evening arts activities.

Tenant groups have to be able to draw their current audiences, plus new ones.

Operating cost advantages, like a built-in or “anchor” tenant.

Desirability to the largest & most diverse group of tenants.

Shared services such as parking, landscaping, etc.

Roads leading to the site should be easy to drive on.

No one in the south part of the county will go if it’s central or north.

If the Center is not in an appropriate environment, near restaurants, etc., people won’t
go.

5
The Sites Considered
During the course of the study, the Skystone Ryan team considered the following sites:
• Armco Park
• Bishop Fenwick High School
• Countryside YMCA
• Kingswood Park
• Mars Hill Academy
• Otterbein Homes
• San Mar Gale
• Warren County Fairgrounds
• Warren County Government Center

The descriptions of these sites used during the interviews and a county map showing the
location of each site follows as Appendix B and E.

Interviewees suggested any number of other options, including various properties within
the county that are currently available for sale. Within the scope of this assignment,
none of these additional properties could be determined to have the essentials:
• ready availability without significant restrictions
• general concurrence with the board-determined criteria
• donated land, or similar financial advantage.

The following sites were deemed non-viable by their owners or representatives: Mars
Hill Academy, San Mar Gale, Warren County Fairgrounds and Warren County
Government Center. The remaining five options—Armco Park, Bishop Fenwick High
School, Countryside YMCA, Kingswood Park, and Otterbein Homes—were evaluated
by the Skystone Ryan team using a point system based upon the selection criteria, the
site advocate's assessment of each site's strengths and weaknesses, and the opinions and
observations of interviewees. Based on this evaluation system, there are three
recommended sites and two that are not recommended.

Bishop Fenwick High School received 63 points. While Bishop Fenwick is very
accessible from I-75 and the northern parts of Warren County, it is less convenient to
I-71 and to the population centers of Mason and Lebanon, and thus, to the potential
tenants located in those areas. Although the school’s willingness to participate in the
construction and fundraising process is attractive, the site is less likely than other options
to meet WCACC’s needs in the long term, as future expansion would be problematic.

Armco Park received 61 points. The Park’s location near Otterbein Homes offers the
same advantages and the same disadvantages as the Otterbein site, but Armco Park
appears likely to be a more costly option, based on the fact that no site work or analysis
has already been completed, no development partnerships appear to be available for this
site, and no financial incentives or targeted funding streams are apparent. Interviewees
were, overall, unenthusiastic about this potential use of the newly-acquired park land.

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The Recommended Sites and Points for Further Investigation

1. Kingswood Park (79 points). Located along I-71 between Irwin-Simpson and
Socialville-Foster Roads, Kingswood Park is a 110-acre former golf course now
owned by Deerfield Township. The township is committed to maintaining the site as
a community resource, and is very interested in partnering in the development of the
arts and culture center. Readily accessible from two I-71 exits, the site is near a host
of entertainment, dining and shopping options.

Kingswood Park conforms closely to the criteria defined for WCACC, and offers a
host of advantages. Its location, in the southern part of the county, is readily
accessible to the county's largest population centers, yet its location just off I-71
makes it easy to reach from the north. It is in close proximity to the restaurants and
retail establishments on Mason-Montgomery Road, 741, and Fields Ertel, as well as
to the tourist centers at Kings Island, The Beach, and the Lindner Family Tennis
Center. Though it is situated between two highway exits, it is not currently as
accessible as it might seem because of traffic issues; a reworking of the highway
exits and access roads is reported to be planned for 2009-2010.

Deerfield Township and the developer with whom the Township is working on this
site are eager to participate in making WCACC the centerpiece of a multi-function
center to include restaurants, retail, business and parking on an attractive campus-
like site. The participation of the Township and the developer is potentially very
advantageous to WCACC not only by way of shared parking and greenspace but also
through potential contributions of both money and services, project management
support during construction, assistance in recruiting tenants, facility management,
etc.

Regarding tenants, while we recognize that some potential tenants from further north
in the county may not find this location as convenient as others, tenant organizations
from the southern part of the county will likely find it very attractive. In addition,
development within the context of the multi-purpose campus may provide
opportunities for ancillary spaces, such as galleries, dance studios, set and costume
storage, etc., that the arts center alone would, by virtue of both cost and square
footage, be taxed to provide.

There are, of course, a multiplicity of issues and questions that must be addressed
through negotiation and due diligence. Key questions for the Kingswood Park site
are:

• Specific land use provisions: Would WCACC own the land? Long-term lease?
• Overview of relationship and decision-making processes between WCACC,
Deerfield Township, the developer, and the businesses or other entities to be
located on the Kingswood site
• Specifics of parking plans, including any limitations as to number of spaces, time
of day, etc.

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 • Specifics of planned changes to access roads
• Potential timing: When does the Township envision groundbreaking?
• Township/Developer interest, if any, in the details of the Center components,
e.g., gallery space, education areas, number of theatre seats, etc.

2. Otterbein Homes (78 points) is located at 585 North State Route 741, west of
downtown Lebanon. As part of Otterbein’s long term growth strategy, the
organization is interested in providing the historic Bethany Hall building for
repurposing as the Warren County Arts and Culture Center. Otterbein’s leaders
envision the new Center serving as the centerpiece of a growing “town square” that
would eventually include dining, retail, parking and multi-age residences.

The opportunity to transform the historic Bethany Hall building into an arts magnet
for the central county is attractive in many ways. While it is about three miles from
the nearest I-75 exit and further from I-71, Otterbein's location near the intersection
of 741 and 63 is easily accessible from most parts of the county. In addition, more
than any of the other sites, Otterbein is not perceived as “belonging” to any
municipality; it is a neutral location, and as such should be immune from much of
the north/south, Mason/Lebanon, 75/71 tension that WCACC faces.

The Otterbein site suffers, however, from lack of proximity to restaurants, retail, and
other entertainment options. It is difficult for many community members to imagine
Otterbein as a destination for a special evening out. Otterbein Homes' plans for a
town center, mixed-age housing, and, in fact, a full-scale new community would
address this concern, but the time frame is uncertain. If WCACC is the first step
toward that new community, there is a real possibility that the Center could stand
alone in relative isolation for more than a few years. It is worth noting that even
with no change in Otterbein Homes' configuration or demographic makeup,
Otterbein residents could provide a “resident” audience for many WCACC
productions.

Finally, the repurposing of Bethany Hall has both positive and negative aspects, and
interviewees were very divided in their opinions. On the plus side, many perceive
the preservation of the historic building to be a virtue in its own right, one that might
draw funding from both governmental and private sources. Preliminary plans
developed for Otterbein Homes by the architectural firm Westlake Reed Leskosky
suggest that the building can effectively meet the Center's needs at a very
competitive cost. Many knowledgeable interviewees were skeptical, however,
pointing out that when dealing with an older building, there are likely to be costly
surprises surrounding construction, foundation and site. Others were concerned
about the space limitations implied by the historic building, noting that even if the
theatre itself is outstanding, skimping on backstage, storage, and education areas
would limit the Center's appeal to potential tenants.

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 Key questions to pursue regarding the Otterbein option include:

• A close look at the proposed architectural plans, with special consideration for
non-theatre areas and long-term flexibility
• A close look at the costs and contingencies of the proposed plans
• The nature and level of possible participation from Otterbein Homes, including
both monetary and management support
• Investigation of public and private sources of historic preservation funding,
noting not only the amount of funding likely to be available but all relevant
criteria and restrictions
• Realistic timetable for the construction of the dining, retail, and parking aspects
of the “town square”

3. Countryside YMCA (77 points) is located at 1699 Deerfield Road, between

Lebanon and I-71. As a consequence of a land agreement made with the Stolle
family, the YMCA is committed to providing three acres (of the 125-acre parcel
owned by the YMCA) a no-cost, long-term lease for the construction of a new
theatre. The Countryside YMCA would expect to provide shared parking, and is
interested in collaborative opportunities that might allow the Y and others to utilize
the theatre for some activities.

The Countryside YMCA offers a unique opportunity for the WCACC to be a part of
a dynamic, multi-purpose campus of family activities. While the Y's location in
Lebanon is less neutral than optimal, its proximity to I-71 makes it very accessible
from both south and north. In addition, the Center would be highly visible and
accessible to the Y's 25,000 members, who come from all over the county. There are
no dining or entertainment options immediately adjacent to the Y (though the area is
developing rapidly), but there are many within a few minutes drive, both along I-71
and in Lebanon.

A particular advantage of the YMCA site is the likelihood of joint programming

and/or shared usage with the Y itself and with Antioch: The Church of the Y. The Y
has an acute need for performance space for dance, children's theatre, and other arts-
related aspects of their programming, and is eager to explore joint ventures. (The Y
is likely to be a tenant of the Center at some level regardless of location, but joint
programming options would obviously be much greater with a shared site.) In
addition, Antioch Church currently meets in the Y. It is growing rapidly and seeking
an appropriate space for Sunday morning services and occasional other activities.
The church might be a very financially-advantageous anchor tenant, especially
during the Center's first few years, although it would be important to ensure that its
participation would not limit the facility's use by other organizations, either because
of time constraints or because of church-imposed concerns about content or other
artistic freedom issues.

9
There are at least two parcels of land currently owned by the Y that might be
available for the Center. Either would likely be acceptable, but as they differ in
access, proximity to parking, and proximity to the main YMCA building, each would
have different advantages and disadvantages. Thus the selection of the specific
parcel would have to be made thoughtfully and carefully.

The key questions to be explored regarding the Countryside YMCA site are:

• The details of the YMCA/Stolle family/Lebanon Theatre Company agreement, to

ensure that WCACC’s proposal will be an acceptable alternative for all parties,
and that there are no timing, usage, or approval issues that might impact the
project
• The specific parcels of land under consideration, their advantages and their
disadvantages
• The location, quantity and availability of parking, at various times during the
week
• The objectives and potential role of Antioch Church
• The potential financial participation, if any, of the YMCA, during both
construction and operation phases

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The Next Steps

To ensure a rational, reliable choice, the questions outlined for each of the site options
above must now be addressed in a serious, forthright and detailed manner. This process
will likely have two steps: an initial gathering of information and investigative meetings
with those who represent these three sites, followed by detailed legal and financial
negotiations. We recommend that the WCACC board proceed immediately to gather
information and hold investigative meetings with those representing the three sites.

We propose that Skystone Ryan, as a knowledgeable and neutral third party, be engaged
to manage the investigation process. Legal counsel will, of course, be required for
formal negotiations.

Once the key questions are answered, the site is selected, and details of the project
including the timing and costs are clarified, a comprehensive business plan can be
developed. This can then be utilized to communicate with potential supporters of the
project as well as to begin discussions with potential tenants and arts partners. At that
point, a fundraising feasibility study will determine the amount and sources of funds
available in the community to make the Warren County Arts and Culture Center a
reality.

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Appendices
 Appendix A
Warren County Arts and Culture Center
Project Description

The Warren County Arts and Culture Center’s Vision is to foster an environment
that inspires, enriches and promotes visual and performing arts, supporting the
development of individuals and groups ranging from first time participants to those
aspiring to world class achievement in their area of specialization, and its Mission
is to create an inclusive, collaborative environment in Warren County and the
surrounding area in which arts and culture can incubate, thrive and live.

Throughout 2008, under the auspices of the Warren County Port Authority, the Warren County
Arts and Culture Center has brought together artists, activists and citizens to work toward the
establishment of a permanent home for the arts in the county. The group has recruited and
deployed a working board of trustees; identified a committed advisory board, and applied for
501(c)(3) nonprofit status.

A comprehensive Feasibility Study conducted by AMS Planning and Research Corp. established
the need for a Center, identified both likely users and likely audiences for the Center, and
developed preliminary financial projections for both operations and construction. Study
conclusions recommend a facility that fits the following model:

o A 350-seat, technically professional-quality theatre

o Appropriate accompanying backstage areas, including dressing rooms, set and
costume shops, etc.
o Front-of-house space including lobby, box office, concessions, etc.
o Support areas including offices and restrooms
o Total building size of approximately 26,000 square feet
o Estimated total cost, including site, construction and contingencies, of
$12.5-$14 million

The next step is to determine the most appropriate site for the new facility. Informed by the
attitudes expressed by constituents during the AMS study, the Board of Trustees has identified
the following criteria as most critical to site selection:

o Convenience (ease of access) for users and audiences

o Proximity to other businesses, restaurants, etc.
o Opportunities for future expansion
o Relative cost
o Accessibility from major thoroughfares

A number of locations across the county have been identified as potential sites for the Center;
others may be available but as yet unrecognized. The Board of Trustees is seeking the insights
and opinions of key constituents to ensure that all likely sites are being thoughtfully considered.
 Appendix B
Profiles of Potential Sites

Armco Park On North State Route 741, just north of Otterbein Homes. Purchased from AK Steel in
2008, the 310-acre formerly private park is located between Lebanon, Middletown and Monroe and is
now owned by Warren County. The Ohio Department of Natural Resources, Turtlecreek Township, and
Otterbein Homes assisted in the purchase of the park and it has been proposed as a site for the Warren
County Arts and Culture Center.

Bishop Fenwick High School On State Route 122, just east of the Atrium Medical Center. The Bishop
Fenwick High School campus is located on 66 acres, owned by the Archdiocese of Cincinnati. Land may
be available for sale or lease and the school could offer shared parking. Arts Center plans were developed
when the school was built in 2004, but construction on the Center was postponed due to funding.
Because the school’s arts facilities are limited and there is a desire for improved facilities, the school
would be a natural tenant prospect.

Countryside YMCA 1699 Deerfield Road, between Lebanon and I-71. As a consequence of a land
agreement made with the Stolle family, the YMCA is committed to providing three acres (of the 125-acre
parcel owned by the YMCA) on a no-cost, long-term lease for the construction of a new Warren County
Arts and Culture Center. The YMCA would expect to provide shared parking, and is interested in
collaborative opportunities that might allow the Y and others to utilize the theatre for some activities.

Kingswood Park Located along I-71 between Irwin-Simpson and Socialville-Foster Roads, Kingswood
Park is a 110-acre former golf course now owned by Deerfield Township. The township is committed to
maintaining the site as a community resource, and is very interested in partnering in the development of
the arts and culture center. Readily accessible from two I-71 exits, the site is near a host of entertainment,
dining and shopping options.

Mars Hill Academy Located at 4230 Aero Drive in Mason, Mars Hill is a private school founded in
1996. The school’s new Mason campus, opened in 2006, includes plans for the potential construction of
a performing arts center on the 13-acre site.

Otterbein Homes 585 North State Route 741, west of downtown Lebanon. As part of Otterbein’s long
term growth strategy, the organization is interested in providing the historic Bethany Hall building for
repurposing as the Warren County Arts and Culture Center. Otterbein’s leaders envision the new theatre
serving as the centerpiece of a growing “town square” that would eventually include dining, retail,
parking and multi-age residences.

San Mar Gale Located on Wilmington Road, about two miles east of downtown Lebanon. San Mar
Gale is a planned community being developed on a 3300 acre plot in Turtle Creek and Wayne Townships.
Approximately 2500 custom homes are planned for the area, accompanied by services, a town center,
golf, equestrian activities and commercial establishments. The project received approval in 2006.

Warren County Fairgrounds Located on North Broadway (State Route 48), just north of downtown
Lebanon. Warren County Fairgrounds has 26 buildings, situated on 57 acres with ample parking. The
Fairgrounds is currently used for the Warren County Fair for one week out of every year, and several 4-H
and other agricultural groups meet or host workshops there regularly throughout the year.

Warren County Government Center On Justice Drive, just south of downtown Lebanon. Warren
County civic offices and functions are centered in Lebanon on a multipurpose, multi-acre site which has
been proposed for the Warren County Arts and Culture Center.
 Appendix C
Community Members Interviewed
Claudia Barrett Mary Hudson
Pete Beck Richard Jones
Patt Belisle Mike Kilburn
Marie Belpulsi Doug McNeil
Michelle Blair Denny Means
Jim Bliss Connie Moormann
Otto Budig Brad Norris
Jennifer Burns Meredith Raffel
Mike Carroll Tom Raga
Laureen Catlin Rob Reinders
Becky Costanje Chris Romano
Kimm Coyner George Sehi
Spenser Cropper Paul Siemborski
Dan Cunningham Pat South
David and Carol Donovan Larry Stone
Wayne Dunn* Arla Tannehil
Mike Geygan Tom Thistleton
Don Gilmore Harry Wilkes
Arthur Greensburg Steve Wilson
Maggie Hess Dave Young
Larry Hollingshead

*Accompanied by 10 additional members of the Lebanon Theater Company

 Appendix D

Weighting the Decision Factors

Exercise Exercise One Results

Two NOT IMPORTANT

VITAL
Results 1 2 3 4 5 6 7 8 9 10
Opportunities for possible future
100 expansion. 1 1 2 4 2
The probable audiences to be served,
240 their size and their locales. 1 3 1 5
The location of other comparable
facilities in the local area and in the
67 Cincinnati-Dayton Metroplex. 1 2 2 1 2 1 1
60 Ease of access from the Interstates. 1 2 1 1 3 1 1
30 Ready access to parking. 1 1 2 3 3
Ease of access by public transportation
15 and for pedestrian traffic. 1 1 1 2 1 3 2
40 Safety and security. 1 1 3 1 1 3
Proximity to any other businesses, dining
120 facilities and public attractions. 2 2 3 1 2
The relative cost of the sites including
land development, construction or
150 renovation, and related costs. 1 1 2 2 4
Time required to complete the project,
from site selection and acquisition
34 through facility opening. 2 2 2 3 1
30 Historic preservation. 1 2 1 3 1 1 1
The land and the building must be owned
30 by the Center. 1 1 1 3 2 1 1
 Appendix E

Map of Warren County Utilized in Study

Bishop Fenwick H.S.

Armco San Mar Gale

Park
Warren County
Otterbein
Fairgrounds
Homes
Warren County
Government Center
YMCA

Mars Hill Academy

Kingswood Park