geocenter model for lake tahoe
TRANSCRIPT
8 Worlds of TahoeProposed Adaptive Re-Use
Intoduction The Big Picture Lead by Example InnovationandStewardship ExistingChallenges
Solutions TahoeNetworkofGeoCenters CreateanAnchor KingsBeachGateway Economic Opportunity AdaptiveRe-Use GuidingPrincipals Strategy JobCreation
The Project ArchitecturalAdaptiveReuse AlternativeTransportation Funding Appendix IssueSummary CollaborativeFunding/Sponsorship Stakeholders WhoWeAre
Contents
8 Worlds of Tahoe
8 Worlds of Tahoe 1
The Big Picture
Innovation and Stewardship
While a lineon themapmay separate the Lakeby state and county,thenativeandman-madeeco-systemisalabyrinthofinterconnectingstreams,marshlands,forests,plants,meadows,mountains,wildlifeandurbandevelopment.10,000yrsago,the8WashoefamilieswhoresidedaroundtheLake,eachhadresponsibilitiestokeepharmonywiththeirspecifichabitat,thatconnectedandservedthewholebasin.
Itisfromthisperspective,weproposeaninterlinkingsystemofhostedstewardship; to sustain clean water, create a durable economy andincrease visitors. The proposal is to host Tahoe’s diversity through8highlightedperspectives – the8Worldsof Tahoe. Each centerwillhighlightauniquenaturalaspectofthebasinanditsconnectiontothewhole,eachlinkinspiringadesiretoexplorethenext,viacoordinatedwater and land transit.Hosting thebasinwith activities conducive tosustainingandenhancingthearea,increasesthevalueforthevisitorandtheeconomy(asMonterreyBayAquariumdidforadevastatedmarina).
Thetiming is right for amore relevanthigh touch, low impact visitorexperience that simultaneously restores and renews Lake Tahoe’s 1)economic, 2) environmental and 3) social health. The most recentcommunity-wide economic directive, The 2010 Prosperity Plan,recommends Lake Tahoe become one of 48 geotourism destinationsintheworld. ThefirstruleofGeotourismis“donoharm”byhostingauthenticassets,attractionsandactivitiesinwaysthatsustainorenhancethegeographical,cultural,historical,environmentalandlocalwell-beingofaplace.TheopportunityhereisthattheNTECbecometheflagshipGeoCenter and expand its capacity for hosting local recreation, cleanwatereducationandinspireeconomicvitality.
“The health of the land and the health of the people are tied together, and what happens to the land also happens to the people. When the land suffers so too are the people.” - A.B.W. Wallace, former chairman of the Washoe Tribe
Lead By Example
ThisproposaloffersaconceptualplanforadaptivereuseoftheNorthTahoeConferenceCenter(NTCC),astheflagshipGeoCenterwithinthelargerinterlinking8WorldsofTahoe.
As much as the North Tahoe Public Utility District is willing toincrementallyupgradeandnursethisfacility,werecommendtheNTECbecome a Gateway centerpiece GeoCenter to anchor Kings Beachcommunityredevelopment,andopenthegatetothe8WorldsofTahoe.
MontereyBayAquariumtransitionedadyingfishingandcanningindustryinto a vibrant economy built around a world class, self supported,interactivecenterthatmakesstewardshipoflocalnaturalresourcesandconservationoftheoceansfunandprofitable.LakeTahoe’sgeotourismassets/attractionsarereadytobecomemodelsfortherestoftheworldassoonasawelcomingandhostinginfrastructureisdeployed.
Gateway GeoCenters would provide; geotourism interactive andinterpretivevisitorhosting,communityevents,conferences,innovationgallery, trainingseminars,andwatershededucation.CurrentlyaroundtheLake,existingvisitorandinterpretivecentersarelikelycandidatestoadoptthisblueprintandbecomepartofthis interconnectednetwork.Centralto linkingtheGeoCenters isamanagedtransportationflowofvisitors,thusencouragingvisitorstoparkontheperimeterofthelake,replacingcarswithgreen transportation (shuttles,buses,hybrid taxis,andgreenwatertransit).
INTRODUCTION
8 Worlds of Tahoe2
“Setting an example is not the main means of influencing another, it is the only means” - AlbertEinstein.
Existing Challenges
1. 1950’s tourism economy is not attracting new visitors whilecompromisingrestorationefforts
Activities promoted in 1950 (gaming, skiing, boating, entertainment,driving)arethesameonesgettingtopbillingin2011.Thecostoftheseactivitiesandtheinfrastructuretosupportthem=$1.5Boverthenexttenyears.Visitorsandlocalsalikelackwatershedmanagementstrategiesneeded to sustain the water, beauty and life of the area; the coreelementsthatattractmostvisitors,andcreatetheexceptionalqualityofliferesidentsenjoy.Currently,onlyafewplaceseducatepeopleonthesensitivityoftheTahoeWatershed:TERC,theFishHatcheryandExploreTahoe(whichofferlocalinsightandtravelguidanceaswell).“Accordingto TERC and the TRPA; restoration, EIP andmitigationmeasures willnotbeeffective,successfulorsustainablewithoutvisitorandresidenteducationandparticipation.”
2. NTEC loses money w/o optimizing community, recreation andeconomicopportunities
WhileNTEClocationisideallysuitedforrecreation,communityevents,conferences, and visitors, ongoing economic challenges in an aging,under-utilizedfacilityfallshortofoperational,deferredandcompoundingmaintenancecoststhatcontinueto loom.Forvisitorspouring infromHwy267, it is not equipped towelcome, educate andorient visitors,adding to the ‘economic run-over’ Kings beach suffers under already.AnycommercialsuccesswillcontinuetoeludeNTECunlessitbecomescentraltoalargervisionofbasin-widestewardshiptourism.
3.80%oflakeclaritydegradationisattributabletovehiculartraffic
80%oflakeclaritylossiscreatedwhencarsdrivingoverroaddirtgrinditintomicroscopicparticles.Thesesmallparticlesgetintothelakeviatheair,stormdrainsandtributaries.SomeparticlesaresosmallthattheystaysuspendedinthewatercolumnandarebelievedtobethemajorcontributortoLakeTahoe’slongtermclarityloss(Swiftetal.2005).
Figure1:ExistingTahoeTrafficConditions
So,howdoesacommunityrevitalizeastrugglingtourist-basedeconomywhile simultaneously reducing harm to the environment caused byautomobiles, lackof localenvironmentalknowledgeandpoortourismpractices?
1.Anacceptanceandcommitmenttoadoptsustainabilityprinciplesthatincreaselongtermprofits
2.Tomodelthebehavioranddesigntheinfrastructuretopromoteandsupporttheseprinciples
8 Worlds of Tahoe 3
The Solution
8 Worlds of TahoeNetwork of GeoCenters
Figure3:PotentialGeoCentersAroundtheLake
MeeksBay
TahoeMaritimeMuseum
Figure2:Aninterlinkingmenuofgeotourismattractionsthatsimultaneouslymitigateautomobiletraffictoreducevisitor’secologicalfootprint.
8 Worlds of Tahoe4
In line with geotourism principles, the proposed 8 Worlds of Tahoewill provide cultural identity, a senseofplace,habitatawarenessandwatermanagement understanding of our role as stewards for futuregenerations. Since this message is so central to all environmentalconditions at Tahoe, NTEC could logically become theGateway to allGeoCentersaroundtheLake.Infact,theothersevenproposedcentersalreadyphysicallyexist,areoperationalandconsistentwithgeotourismprinciples (Explore Tahoe; The Taylor Creek Center; The MaritimeMuseum;MeeksBay;TahoeCityTransitCenter;ThunderbirdLodge;andZepherCove).
TaylorCreekCenter
Thunderbird Lodge
“According to TERC and the TRPA; restoration, EIP and mitigation measures will not be effective, successful or sustainable without visitor and resident education and participation.”
1. Provideanetworkofgeotourismattractionsthatincreasevisitationandstewardship
2. Re-designNTEC tohostgeotourismandoptimize recreationalandcommunityopportunities
3. Introduce a coordinated and interconnected multi-modal transitsystemthatreducesautotraffic
Tahoe Network of GeoCenters
8 Worlds of Tahoe 5
Currently there is no real anchor point in the Kings Beach area thatguides and welcomes visitors to the surrounding lake environment.NTEC’slocationatoneofthemostutilizedrecreationareasintheNorthShoreservesasaningressandegresstoandfromthebeach.Adaptivelyreusingthefacilitynaturallysuggeststhatthecommunitycenterevolveinto the Kings Beach Gateway GeoCenter, a multi-use facility thatanchors a pedestrian friendly plaza, beach, and community village.The locationandownershipsuggestmakingtheKingsBeachGatewaya flagship GeoCenter thematically emphasizing water and watershedmanagement. Likeall theGeoCenters, TheKingsBeachGatewaywillprovide visitorswith an interpretiveexperience that helps orient andconnectvisitorstoprinciplesofstewardshipandconservationnecessarytopreservethelake.
Other existing interpretive centers have gained recognition outsideof Tahoe. The TaylorCreekCenter, for example, also functions as anexhibitareaofliveunderwaterdisplaysandaccesstotrailsthatleadtotheKokaneesalmonspawninghabitat.ConsumerwebsitessuchasYelp.comandExaminer.comrateTaylorCreekveryhigh.
EachGeoCenterthemewillreflecttheircorefunction.ExploreTahoeinSouthLakeTahoehastakenathemeofUrbanTrailhead;TaylorCreekCentermight adopt a theme likeMeadow; TahoeMaritimeMuseumcouldhighlight lakehealth,Meek’sBaycouldfeatureCulturalaspects,whileTahoeCitymightshowcaseaRivertheme,andThunderbirdLodgeaHistorytheme.
TheKingsBeachGatewaycouldachievethesameiconiceconomicandeducational stewardship results as attractions such as The CaliforniaAcademyofScienceandMontereyBayAquarium.
Create an Anchor Kings Beach Gateway
DesigninfrastructuretohostgeotourismandsupportlocalcommunityNTEC’sGatewaytoNatureopportunitywouldbeself-supportingthroughthreeeconomicrevenuestreams–public,usergeneratedevents,andprivate.NTEC’sevolutionintoacenterpieceofsustainablepracticeandnewvisitormodelwouldservetobridgeshoulderseasonswithexpandedgeotourismitineraries,culturalandlocalbusinessshowcases,innovationgalleries,greentrainingprogramsanddemonstrationprojectsthatcreatenewjobsintransportation,greenbuildingdesign,greentech,tourism,health,wellnessandhospitality.Theredesignofthefacilitywouldbeashowcaseinitself.Movingfromconcepttoopportunityisourmomenttoponderorgrasp.
8 Worlds of Tahoe6
Economic Opportunity
Howcanweadjustandupdateourvisitormodeltocapturetheeconomicpotentialofthearea?Theglobalpushtowardsenvironmentalsustainabilityhasmovedfromecotourismtogeotourism(whichincludeseco).
WouldyougotoMachuPicchuiftheruinswerereplacedwithstripmallsandfastfoodchains?Probablynot.Youtravelforwhatisunique,specialandspectacularinthegeography,culture,history,artandlocalflavoroftheplace.Thedrawistheauthenticassetsandhostingthatensurestheyaretherewhenyoureturn.Eating,sleepingandshoppinghappens.Sothelongerthestay,themoremoneyisleftinthearea.Destinationsthathaveincorporatedgeotourismstrategieshaverealizedsignificantincreaseinrevenue,localprideandattractingamoreaffluentvisitorwhostaylonger,returnsoonerandsharemigratingstoriesthatinspireongoingdemandfortheplace.
Figure4:King’sBeachCommunityPlan
8 Worlds of Tahoe 7
Figure5:PillarsofSustainableDesign
Theproposedadaptivereuseoftheexistingstructureistocreateabeaconofsustainabledesignfortheregion,leveragingtheprinciplesofsustainabledesigni.e.environment,economy,andcommunity.TheseThreePillarsofSustainabilitycanbeusedtore-introducedthefacilitytothecommunityasashowcaseforstewardshipthatredefinesandenhancesrecreationopportunity,cleanwaterandeconomicpotential.
This new identity,wouldbeemblematic, reflectingenvironmental responsiveness andeconomic vitality. Itwouldprovide visitorswith auniqueexperienceinacommunitywheretheycanactivelyparticipateandacquireknowledge,whilepromotingtheuniqueaspectsoftheenvironment.AttheCentersvisitorscanobtainpointers/informationaboutsustainabilityinpractice.Interactivedemonstrations,activitiesandtechnologywouldimmersevisitorsintheunique8WorldsofTahoewatershed.Greeninnovativedemonstrationsrelevanttolocalprojectsaffectingthecommunity,willmakeiteasyforpeopletoaccessandunderstandobjectivesandeffortsoflocalagenciesandorganizations.Itshouldbenotedasimilarproject(ofgreatermagnitude)iscurrentlybeingexecutedinSacramento(EarthsmartSynergyCenter),whichinvolvesthedevelopmentofalearning/ecohubincorporatingenvironmentalandeconomicelements.
Adaptive Re-Use
8 Worlds of Tahoe8
Figure6:PotentialEconomicStreamfortheEconomicPillar
Fig.6.IllustratespotentialeconomicstreamsthatcanresultfromtheEconomicPillarofsustainability.Itconsidersthepragmaticaspectoffunction/programandresourcesthatcanbegeneratedtohelpmaintainandupkeepthebuilding.
TheCommunityPillar canbeachievedby a senseof connectivity to theGeoCentersnew“story”of Tahoe.NativeAmericansembody idealsofsustainability,likethevalueof‘walkingsoftly,inharmonywiththerhythmoftheland’.TheNTECnew“story”wouldcenteraroundtheconceptofa“GatewaytoNature”thatembracestheuniquevaluesofthenorthshoreenhancedwithconservationwisdomoftheNativeAmericansthatkeptthe‘sparkleinthewater’alivefor10,000yrs.
8 Worlds of Tahoe 9
Theadaptivereuseofthebuildingwillultimatelysupportthefollowingthreecomponentsdiagramedabove;
1. Educational/StewardshipComponent2. EventPotentialComponent3. TransportationComponent
ThestrategyinvolvestheapplicationoftheprinciplesofGeotourismwhichgobeyondtheidealsofecoandsustainabletourismtoincorporateamoreencompassingview;focusingon LakeTahoeas awhole. The inter-linkageof components andactivitiessupport and sustain the viability of the Kings Beach community. Each componentformsasymbioticrelationshipwiththeothercomponents.Thismodelwillcreateacommunitythatprovidesanenvironmentforvisitorstomovearound,andabsorbnewexperiencesandknowledge,whilecontributingtorevenuethatsupportgeotourism.
Guiding Principles Strategy
Figure7:KingsBeachGatewayComponents
Further development of the project will see the centers serve as atransportation/informationnexusserving transportationneeds, transitioningfromthefrequentuseofprivatecarstopotentiallymoresustainablemethodssuchasbuses,scooters,bicycles,watertaxisorferry.Thecombinationofthethree components provides an opportunity for the harnessing the benefitsof component interaction, bringing the whole community together in thegeotourismeffort.
Intheshortterm;developmentcanconcentrateonthesymbiosisbetweentheeducational/ stewardship and event potential components. The educationalcomponentwill inform locals and visitors alike about sustainable practicessuchashowtodesignsustainabilityinTahoewithpassiveheatingandcooling;water cycle considerations, impact on the watershed; biodiversity issuesincludinginvasivespeciesetc.
Toaccommodateoptimumuseofeventpotential;theproposedarchitecturalre-designshouldfacilitateflexibleusessupportingvarioustypesofevents.
Figure8:KingsBeachGatewayStewardship/EventPotential
8 Worlds of Tahoe10
8 Worlds of Tahoe
Job Creation
11
Thenew“green”economyisajobcreatingmachine.BasedonstudiesconductedbytheAmericanInstituteofArchitects(AIA),GeorgeMasonUniversityandtheCenterforAmericanProgressprojectionsshowthatfor every $1,000,000 invested in green initiatives, 16 to 27 jobs arecreated.Thesedollarsarefurthercompoundedincommunitiesona3:1ratio,wheninvestmentismadeonaregionalorlocallevel.
The Lake Tahoe Eco/Gateway Center will be an incubator for greenknowledge,researchandeducation.Beyondthesejobopportunitiesthefacilitywill serve thecommunityprovidingaccessand informationonlocalenergyinitiativesandnationalprogramssuchasBuildingStarandHomeStar.
The appeal of a new vacation opportunity based on Geotourismwillrevivea lack luster visitoreconomy,attractinga year-roundnaturalisttoaworldclassexperience.AnopportunityassociatedwithGeotourismwill be a revamping of the transportation systemand industry in theTahoeBasin,creatingnewjobsandoffsettingvehiculartrips.
8 Worlds of Tahoe12
Inorder toachieve thisobjective theprojectneeds tohaveaphasedapproachthatconsidersthedevelopmentoftheareaholistically.Eachphasemustbeabletostandonitsownduetofundinguncertainties.Itshouldbenotedthattheproposeddevelopmentisnottheenditself,butratheritshouldbetheseedforotherstobranchoutfrom.Itisawayinwhichotherscanovercomethedisadvantageofanoutdatedmodel.Thedevelopmentneedstohavetentaclessothat itcan incorporateotherfacetsofthecommunity.
The Project
Figure9:StreetViewofExistingNorthTahoeConferenceCenter
Approach Concept
ThisproposalenvisionstheNorthTahoeCommunityCenter(NTCC)astheinitialgatewaytothenetworkofthe“8WorldsofTahoe”centers,servingasahubforevents,services,education,andanexampleofsustainableadaptivereuse.ItisnecessarythattheNTCCbecomeaniconicstatementofwhatGeotourismcanbeinLakeTahoe.ThecentermustbeafocalpointfortheKingsBeachcommunitywhileservingasagatewaytoLakeTahoefortheouterworld.
Toachievethesegoals,themetamorphosisoftheNTCCisaddressedinfiveobjectives: 1) ArchitecturalAdaptiveReuse 2) GatewayCenterProgramming 3) PedestrianEngagement 4) ConnectiontotheCommunityandLakeTahoe 5) TransportationOptions
Transportation OptionsDevelopment of a transportation hub that supports alternativetransportation methods, providing linkages between the ground andwater transportation, is a major goal. Redevelopment should also
includethereconstructionofthepiertosupporttheintroductionofawater taxi/solar sailor service.Connections to thispoint fromoutsidethe Tahoe basin should be encouraged, such as to and from resorts,Truckee,TahoeCityandInclineVillage.
Figure14:ExtractfromKingsBeachCommunityPlan-PublicLaw
8 Worlds of Tahoe 13
Possible Funding Alternatives (from the NTPUD Master Plan)ExciseTaxVotersmayapproveaspecialtaxwithatwo-thirdsmajority.Fundsgeneratedfromthistaxarededicatedforaspecificpurposeandforaspecifiedperiodoftime.Theexcisetaxisa“user”tax,notapropertytax,althoughitcanbecollectedthroughpropertytaxes.Thistypeoftaxcouldbeestablishedtodevelopcommunityparkfacilitiessuchasacommunityswimcenter.
NorthLakeTahoeResortAssociation(NLTRA)GrantsTheDistrictiseligibleforandhaspreviouslyreceivedgrantsfromtheNLTRAforinfrastructureofrecreationfacilitiesthataretourism-related.ThemostrecentgrantshavebeenprovidedforTVRAparkingimprovementsandNTRPsoccerfieldimprovements.Forfiscalyear2006-2007,NLTRAprovideda$15,000grantformarketingsupportoftheNorthTahoeCommunityConferenceCenter(NTCC).
MeasureCandUser-BasedRevenuesMeasureCfundsaredistributedatthedistrict’sdiscretionthroughoutthecommunity.Animmediate25%($118,625infiscalyear2006-2007)isgiventotheBoys&GirlsClubofNorthLakeTahoewhileanotherpercentagegoestofundtheLocals’BenefitProgram.Theremaindermustfinancetheoperationsandmaintenanceoftherevenue-generatingNorthTahoeRegionalPark,KingsBeachPlaza(includesNorthTahoeConferenceCenter),andTahoeVistaRecreationArea,allofwhichoperateatadeficit.
RenewtheConferenceCenterMarketingEffortsGiventheprofessionalformatoftheindoorspaceoftheNorthTahoeConferenceCenter(NTCC),theprogramsemphasisforthisfacilityneedstoshifttomarketingtheNTCCinotherregionsofCalifornia,especiallytheGreaterBayArea,asaplaceforbusinessorworkretreats.AlsomarketingtheoutsidedeckatNTCC(incitiessuchasSanFrancisco,SanJose,Sacramento,andFresno)asaplacetoholdaweek-longyogaormeditationretreatsonthebeach,oneofthemostbeautifulnaturallocalesintheworld,canbeaviableadditiontothecurrentprogram.
Funding
8 Worlds of Tahoe14
Appendix
8 Worlds of Tahoe 15
Issues Summary
Concern/Issues
1950’s tourist economy in declineEnvironmental resources stressed beyond capacity
Community responses to lake in crisis are fragmented and stalled.
Tourists and locals need stewardship education for mitigation to be successful. No watershed orientation/welcome center
Automobile use exceeding capacity of current transportation infrastructure to mitigate
Shoulder seasons hurt economy
Costs exceed revenue
Limited operating funds
Solution
TahoecommitstobecomingaGeotourismdestination.GeoCenternetworkencouragesvisitorstoleavecarsandtakegreentransportationaspartofaGeotourismexperience.
Communityorganizationsworktogethertodefineanddevelopvisitorattractionandbuilddocents.
GeoCenterssimultaneouslyeducatewhileentertainingthroughworldclass,immersive,interactivedisplaysandactivities.KingsBeachGatewaytoNaturebecomestheshowcaselocationforwatershededucation,training,docentbuilding.
GeoCentersnetworkprovidesamanagedtouristexperiencewhereautomobilescanbereplacedbycreativegreentransportationalternatives(e.g.solarferry,hybridtaxiandshuttlefleet,BlueGoandbikes).
GeoCentersexposeauthenticassetsandlocalbusinessthroughitinerariesthatserveallseasons.
Increasingexistingrevenuestreamsandsupplements
Increasesavingsfromgreeningthebuildingwhileprovidingabestpracticesmodelthatmitigatesdegradation.
Benefit
Economic,environmentalandsocialimprovementsforLakeTahoe.5-15%reductionintouristvehiclesandattendantpollutionproblems.
Promotescommunity-widecollaborationandpromotescooperationbetweenenvironmentalgroupsandbusinesses.
DirectbenefittotheenvironmentaspeoplebecomemorerespectfulofLakeTahoe;indirectbenefitofmakingTahoetheworldstageforthistypeofeducation.Informedvisitorswhowillreducetheirenvironmentalfootprintwhenvisiting.NewrevenuestreaminBasinandincreaseingreenjobs.Plusareductioninairborneparticulates,emissions,andtraffic.
Reinvigoratedeconomywithtourist-basedeventsthatextendseasons.
Diversifiedrevenueshouldnet$0everyyearRateandtaxpayersshouldnothavetopaybecausefacilitywillbecomeselffunded.
Tahoe
NTCC
8 Worlds of Tahoe16
Deferred maintenance costsOutdated facilities reduces desirability for events
Center serves as ad hoc visitor centers
Only 4-5 month Tourist season
Declining marketing budget and product
Parking
Lacks street presence
Local lodging compete against existing venues
Immediate area is congested and automobile-centric
ConstructiontoLEEDplatinumlevelRedesignfacilitiesaroundGeotourismprinciples,innovativearchitectureandinteriordesign.
GeoCenterGatewaysaredesignedasamulti-functionfacilitiesincludingawelcomecenters
GeotourismNetworksponsorseventstobridgeslowseasons(e.g.ChristmasGeotourFair,localfoodandbeveragetour)
SharedmarketingwithallGeoCenters
Emphasisshiftsfromcartopeople-centricattractions.
Thegatewayswillbecomeanewarchitecturalicons.
GeoCentersbecometouristdrawscreatingopportunitiesforprivateenterprise
Designlandscapingandroadwaysaroundthepedestriantouristvillageconceptfromthe2007plan.Alignaroundnaturalthemesofrock,sky,water.Phase-intransportationhub.
Upgradedgreenfacilitiesthatshouldhavealifeofseveralyearsandwillbeamodelforotherfacilitiesintheregion.Newfacilitieswillattractevents,visitorsandsustainabilitythoughtleaders.
Visitorsenjoyhavingadestinationwheretheyarewelcomed,entertained,educatedandenlistedinTahoestewardship.Surroundingareaofferslowimpactandinvitingtransitionbetweenstreetandbeach. Pedestriantouristvillagelinkedtoothergeoattractionsofferstouristsdestinationalternativesthatwillhelprevivelocallodging.
Reinvigoratedeconomywithtourist-basedeventsthatextendseasonsPooled budget can leverage greater reachandfrequencyofmarketingcampaigns.Innovativeandentertaininggreentransportationwillreducenegativeenvironmentalimpactsandhelpcreategreenjobsinanewindustry.
IconicbuildingswillbecometheflagshipsoftheGeotourismnetwork.
TheGeotourismnetworkwillattractmorevisitorsforanetgaininbusinessthroughout the region.
Welcomingtransitionfromurbantothelake.ConvenientaccesstogreentransportationatthisandeveryGeoCenter.
Potential Construction Budget
King’s Beach Gateway17
BuildingSquareFeet 18,000 Pre-DesignDuration ±2years DesignDuration ±6months ConstructionDuration ±9months Budget $8,100,000 Potential Construction Budget DESCRIPTION FACTOR TOTAL DESIGN COSTS Entitlements,Permitting&Fees %ofcosts 5% $409,337.35DesignandEngineeringFees %ofcosts 12% $982,409.64 CONSTRUCTION COSTS ElectricalEstimatedCosts $persq/ft $5.00 $90,000.00PlumbingEstimatedCosts $persq/ft $10.00 $180,000.00MechanicalEstimatedCosts $persq/ft $5.00 $90,000.00StructureEstimatedCosts $persq/ft $200.00 $3,600,000.00ContractorCostsandProfit 20% $1,620,000.00Contingency 15% $1,215,000.00 TOTAL $8,186,746.99
Operating Budget and Schedule
King’s Beach Gateway 18
Operating Budget (Existing 2010 NTPUD Budget) DESCRIPTION EXPENSES Notes SalariesandWages $ (166,000.00) FromNTPUDBudgetEmployeeBenefits $ (121,000.00) FromNTPUDBudgetIntra-DistrictLabor FromNTPUDBudgetContractualServices $ (8,000.00) FromNTPUDBudgetUtilities $ (53,000.00) FromNTPUDBudgetOtherOperatingExpenses $ (32,000.00) FromNTPUDBudgetAdministrationExpenses FromNTPUDBudgetOutsideSubsidies $- PUD,UNKDeferredMaintenance $ (100,000.00) Estimated TOTALS $ (480,000.00) REVENUES RoomRent-EventCenter $ 270,000.00 Averagedeclineof$77,000/yearCatering $ 135,000.00 $277,000lessthan4yearsagoCoffeeBreak $ 5,000.00 1/5ofrevenuefrom2006/07AVRental $ 3,500.00 50%declineeachyearBarService $ 1,000.00 1/4ofpreviousaverageConferenceCenterFee $- FromNTPUDBudgetMisc $ 1,500.00 FromNTPUDBudgetTOTFunding $ 15,000.00 SteadyGrantFunding $- Previouslyaverage$15,000/yr Sub Total $ 431,000.00 56%declinefrom4yearspreviousCostofSales $ (119,000.00) Estimated85%ofcatering/coffeerevenue TOTALS $ 312,000.00
Potential Budget
Potential Budget (EstimatesinRed)Includes $8.1 million dollar in improvements, $6 mil. funded by 1 time funding sources DESCRIPTION EXPENSES Notes SalariesandWages $ (166,000.00) FromNTPUDBudgetEmployeeBenefits $ (121,000.00) FromNTPUDBudgetIntra-DistrictLabor FromNTPUDBudgetContractualServices $ (8,000.00) FromNTPUDBudgetUtilities $ (34,450.00) Estimatedtobereduced35%OtherOperatingExpenses $ (32,000.00) FromNTPUDBudgetAdministrationExpenses FromNTPUDBudgetDifferedMaintenance $- Shortterm,none(capitalimprovements) TOTALS $ (361,450.00) OutsideSubsidies $ 6,000,000.00 MultipleFundingSources REVENUES ExecutiveOfficeRental $ 144,000.00 ±6,000sqftat$2/sqftRoomRent-EventCenter $ 450,000.00 ReturntoaverageCatering $ 350,000.00 ReturntoaverageCoffeeBreak $ 15,000.00 ReturntoaverageAVRental $ 25,000.00 DoubleaveragewithimprovedtechnologyBarService $ 3,000.00 ReturntoaverageConferenceCenterFee $ 2,500.00 ReturntoaverageMisc $ 5,000.00 ReturntoaverageTOTFunding $ 15,000.00 SteadyGrantFunding $ 15,000.00 Returntoaverage SubTotal $ 880,500.00 Lessthan2006butnearaverageCostofSales $ (310,250.00) Estimated85%ofcatering/coffeerevenue TOTALS $ 570,250.00 CapitalImprovements$(200,000.00) DebtService±$2mil.ImprovementsTOTALS$370,250.00 ShorttermGoalisto“Zeroout”
King’s Beach Gateway19
Possible Funding Alternatives (from the NTPUD Master Plan)ExciseTaxVotersmayapproveaspecialtaxwithatwothirdsmajority.Fundsgeneratedfromthistaxarededicatedforaspecificpurposeandforaspecifiedperiodoftime.Theexcisetaxisa“user”tax,notapropertytax,althoughitcanbecollectedthroughpropertytaxes.Thistypeoftaxcouldbeestablishedtodevelopcommunityparkfacilitiessuchasacommunityswimcenter.
NorthLakeTahoeResortAssociation(NLTRA)GrantsTheDistrictiseligibleforandhaspreviouslyreceivedgrantsfromtheNLTRAforinfrastructureofrecreationfacilitiesthataretourism-related.ThemostrecentgrantshavebeenprovidedforTVRAparkingimprovementsandNTRPsoccerfieldimprovements.Forfiscalyear2006-2007,NLTRAprovideda$15,000grantformarketingsupportoftheNorthTahoeCommunityConferenceCenter(NTCC).
MeasureCandUser-BasedRevenuesMeasureCfundsaredistributedattheDistrict’sdiscretionthroughoutthecommunity.Animmediate25%($118,625infiscalyear2006-2007)isgiventotheBoys&GirlsClubofNorthLakeTahoewhileanotherpercentagegoestofundtheLocals’BenefitProgram.Theremaindermustfinancetheoperationsandmaintenanceoftherevenue-generatingNorthTahoeRegionalPark,KingsBeachPlaza(includesNorthTahoeConferenceCenter),andTahoeVistaRecreationArea,allofwhichoperateatadeficit.
RenewtheConferenceCenterMarketingEffortsGiventheprofessionalformatoftheindoorspaceoftheNorthTahoeConferenceCenter(NTCC),theprogramsemphasisforthisfacilityneedstoshifttomarketingtheNTCCinotherregionsofCalifornia,especiallytheGreaterBayArea,asaplaceforbusinessorworkretreats.AlsomarketingtheoutsidedeckatNTCC(incitiessuchasSanFrancisco,SanJose,Sacramento,andFresno)asaplacetoholdaweek-longyogaormeditationretreatsonthebeach;oneofthemostbeautifulnaturallocalesintheworld,canbeaviableadditiontothecurrentprogram.
• TheGatewayImprovementscostare±$8.1million(fromtheConstructionBudget) • TheRevenuesfromrentingGatewayofficesareestimatedtobe: • ±6,000sq/ft(yearround)executiveofficespacesat$2/sq/ft=$144,000. • Improveexistingrentalandconcessionincometoaveragethroughincreaseduse. • Increasepublicuseoffacilitiesandexecutiveservicesincludingvideoconferencing.
• ±35%improvementinenergyefficiencywith50%increaseinuse. • Shoulderseasondeadzonesimpactreducedthroughimplementingyearroundrentprogram • Extensiveuseoflowmaintenanceexteriorandinteriorimprovementsreduceyearlycosts • Differedmaintenancereducedtonearzeroforthefirst5yearsoftheimprovementslife • MultipleFederal,State,CountyandLocalfundingsourcesusedtofundcapitalimprovements
King’s Beach Gateway 20
Budget Analysis
8 WORLDS TIMELINE
Ric Licata (AIA Fellow)
Northern Nevada SDAT
BluePrint For Nevada
ObjectiveEducate Public = Promote Stewardship
UtilizeVisitors Center = Attraction w/Education
SUSTAINABLE TAHOE (S.T.)aquie ChandlerJohn HaraCary CritesBill BohnLew Madden
Licata Hansen Associates Architecture (LHAA) & SUSTAINABLE TAHOE (S.T.) CollaborationCreates 8 Worlds theme for Adaptive Re-Use of existing dated Tahoe infrastructure.
Allignment with Prosperity Plan for Tahoe.
Identify Kings BeachCreate Preliminary BudgetCreate Conceptual Architecture
Identify 8 Worlds
TransportationTourismGeotourismWater Sustainability
FACI
LITA
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NVI
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MEN
TALI
SM &
BU
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CREATE 8 WORLDS VISION
Ric LicataENDORSEMENTSenator Majority Leader Harry Reid
S.T. /LHAA meet with Placer CO. Steve Brown - Community Redevelopment.
S.T. meets with Washoe Tribe Rep.S.T./LHAA Create 8 Worlds Vision - BookletS.T./LHAA meets w/NTPUDS.T./LHAA meets w/NTPUD Parks & Rec.
ENGAGED/INPUT
AIA-Grant WritingPoliticiansDesignersCommunity LeadersBusiness PeopleFoundations & Community GroupsBoard Members of S.T.LHAA
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MEET W/REP’S OF POTENTIAL ADDITIONAL WORLDS
ENG
AGE
C
OLL
ABO
RATO
RS
* FLAGSHIPKings Beach Community CenterMeet w/NTPUDDevelop feasibility study
Create Budget (outside C.P.A.)Create Schedule; Itinery; Funding SourcesIdentify potential collaborators
Existing & Potential Members
TAHOE BUSINESS & TOURISM
PRIVATE BUSINESSLHAAEngineers
COMMUNITY GROUPSUrban TrailheadSustainable Tahoe et al. . .
PRIVATE DEVELOPMENT
FEDERALSenator Harry Reid
STATE
PUBLIC AGENCIESNTPUD
COMMUNITIESWashoe Tribe
PRIVATE GRANTSFoundations - Parasol GroupTahoe Properity Plan
A.I.AHUD - Federal Transportation GrantNEA - Design Grant
COUNTIESPlacer County Redevelopment Mike Brown
PLANNINGENTITLEMENTSCOMMUNITY INPUT
CONSTRUCTION RE-INTRO . . . ..
King’s Beach Gateway 22
Collaborative Funding/Sponsorship
• NorthLakeTahoePUD• CAParksandRecreation• PlacerRedevelopment• CTC• UCDavis• UNR• TruckeeMeadows• DesertResearchInstitute• Ormat• Siemens• TERC• Transportation• EPAFederaloutreacheducationgrants• CATahoeConservancy• SIGBA• GreenBuildingCo.• EonTechnologies• Sony• GoogleMaps
Stakeholders
• TomMiller• TedGaines• SenatorHarryReid• JenniferMontgomery• PatrickWrightCTC• StateParks• Dept.BoatingandWaterways• NLTFireProtectionDistrict• TahoeTruckeeUnifiedSchool• USForestService
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Who We Are
The ConsortiumThe Tahoe Gateway Consortium is a Public/Private Partnershipcomposed of the alliance of Sustainable Tahoe and Licata HansenAssociates Architecture (LHAA), with the North Tahoe Public UtilityDistrict(NTPUD).Itisenvisionedthatthispublic/privatepartnershipwillexpandastheneedandfundingrequirementsarise.WiththeNTPUDas the foundational partner, other partners will be the communityand stakeholders; state, local and federal government and agencies;associated green businesses; educational/institutions; other Tahoepreservationgroups;andotherstobedetermined.
Sustainable TahoeSustainable Tahoe is a non-profit 501(c)(3) organization representingdifferentgroupsdedicatedtohelpingtheLakeTahoeregionbecomeaglobalmodelforsustainablestewardship.Itaccomplishesthisthroughfacilitatingandassistingcommunitystakeholders,toachieveprofitabilityfromsociallyandenvironmentallyresponsiblebusinessandactivities.
Licata Hansen Associates ArchitectureLicata Hansen is an acknowledged local leader in sustainable designandisimmersedindevelopinggreeneconomicpolicyatlocal,stateandnationallevels.
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©AllRightsReserved-thisworkistheintellectualpropertyofSustainableTahoe,IncandSixfiftyCorp,DBALicataHansenAssociates,andissubjecttoallUScopyrightlawsandcannotbeusedwithouttheexpressedwrittenconsentofbothSustainableTahoe,IncandSixfiftyCorp.