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Presentation to America’s Lodging Investment Summit (ALIS)
Successful Public/Private Hotel Case Studies & Tools in a Post-RDA Era
by: Kosmont Companies
865 S. Figueroa Street, Suite 3500, Los Angeles, CA 90017 213-417-3300
www.kosmont.com
January 27, 2015
Public/Private Hotel Case Studies (post RDA)
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The Post-RDA Tools Used Ground Lease / Lease-
Leaseback
Site-Specific Tax Revenue Pledge (Prop & TOT)
• Mezzanine Reserve Fund
The Challenge • City desired to utilize area near Metro station • Odd lot size & shape; multiple ownership; and vacant condition had deterred
private development • Developer proposed 147-room Hilton Garden Inn, 172-room Marriott Residence Inn
and 180 Room Extended Stay Hotel located adjacent to the Metro station
Metro Station
Case Study: City of Redondo Beach – Marine Ave. Hotels
The Outcome- Opened May 2014 • Without Site Specific Tax Revenue
project does get financed
• Will add over $3.5 million/year in TOT & create ~150 jobs
• Brings quality hotel operations to the City’s “front door”
• Hilton Garden Inn - 147 rooms
• Marriott Residence Inn - 172
• TOD project across street from Metro Green Line station
• 3rd Hotel; Homestead Suites- 2015
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Case Study: City of Redondo Beach – Marine Ave. Hotels
Funding Target: $200M total project capitalization $17.5M funding gap – funded by EB-5
Investment Level: $500,000 per Investor plus processing costs
Investment Placement: Drai’s Restaurant and Nightclub Delphine Restaurant
Job Creation Required: Minimum 10 jobs per $500,000 (established and validated by economic study)
Repayment Period: Five years
Status: 35 investors with EB-5 I-526 visa application in process. Restaurant loans funded in mid-2011. Permanent jobs created by end of 2012.
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Case Study: Starwood Hotels - W Hotel, Hollywood
EB-5 Basics EB-5 Financing is a low cost source of financing for public & private projects which can be combined with other forms of project financing:
• Funding ranges from $5 Million to $100 Million per project; can be phased and financed with no minimum LTV
• Short-term; typically structured as a 5-year repayment program
• Flexible - will subordinate to other equity and debt
• Streamlined source of front-end money not burdened by “public purpose” requirements (such as bonds)
• Compatible with City economic development goals to promote job growth and private sector investment
• If City is involved, no general fund guarantees; can pledge tax increment or site specific tax revenue to secure investor interest
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Case Study: Starwood Hotels - W Hotel, Hollywood
The Challenge
• Redondo Beach’s aging waterfront increasingly struggles to compete in SoCal, especially with neighboring South Bay cities
• Cost of deferred maintenance best paid for by new private investment but needed control of “sub-leases” on ~ 15 prime waterfront acres
• City acquired waterfront assets; used as collateral via lease/leaseback
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Case Study: Redondo Beach Waterfront Revitalization
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International Boardwalk
Pier Plaza
Marina Properties
Add’l Properties in RFQ
• Kosmont structured Lease-leaseback financing for 15 acres of land acquisition to be paid back from tenant lease cash flow
• RFQ issued for 15+ Acres of Waterfront development • CenterCal Development selected as Master Developer • MOU executed & CEQA Process kicked off
The Post-RDA Tools Used & The Outcome
Case Study: Redondo Beach Waterfront Revitalization
Case Study: Redondo Beach Waterfront Revitalization
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Potential P3: Camarillo Hotel & Conf. Center The Challenge Deficiency of local hotels and sufficient demand for medium to large size
conferences and events City proposed new 3 to 4 star hotel & ~ 10k to 20k sq. ft. conf. ctr. Market support for ~ 200 or more rooms 12 acre site may also accommodate complimentary retail uses Current Status
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Site located on 101 Fwy at Ventura Boulevard and Las Posas Road (within City’s Heritage Zone)
Potential for infrastructure incentives to private developer City currently seeking development team to implement project
Tools & Incentives for Successful Hotel Public / Private Partnerships
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Economic Development Real Estate
Project
Real Estate & Property
Special Districts (Tourism, BIDs,
etc.)
Rebate of Taxes / Revenues
Land Use / Zoning (Higher Density;
Parking) P3 / Project Delivery
Methods
Enhanced Infr. Financing Districts
(EIFDs)
Joint Powers Authorities (JPAs)
ED Tools for CA Cities – Post RDA
Theses tools often work best when used together 12
New Rules: Types of Districts Expanding
Restaurants Golf Tourism & Downtown
Districts Wineries Auto
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TID Characteristics
• Tourism Improvement Districts: Funds raised through an assessment on lodging stays
Provides services directly benefitting businesses within district As of 2013, there are over 50 local tourism improvement districts in CA Noticeable TID is San Diego; TID funds programs /events to attract overnight visitors to San Diego Convention Center (i.e. Comic Con)
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New Tools: EIFDs – Summary of Key Terms
1. Enhanced Infrastructure Financing District • Governmental entity established by a city or county
that carries out a plan within a defined area to construct, improve and rehabilitate infrastructure
2. Public Financing Authority (PFA)
• Legislative body that governs the EIFD • Composed of participating governments
and members of the public
3. Infrastructure Financing Plan
• Plan adopted by city or county. Describes public facilities & development to be financed by the EIFD
• Implemented by Public Financing Authority (PFA)
The Area
The Team
The Strategy
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Types of Projects New EIFD may Fund
Hotel / Mixed Use
Civic Infrastructure
Brownfields
Wastewater/Groundwater Light / High Speed Rail
Parks & Open Space
Industrial Structures
Childcare Facilities
Source: SB 628 – Bill Text 16
TOD Projects
EIFDs – Diverse Funding Approach
Can use multiple funding sources with tax increment: If Bond Issuance then 55% voter approval required
Funding Sources: • Property tax revenue including RPTTF • Vehicle License Fee (VLF) prop. tax backfill increment • Development Agreement / Impact Fees • User fees • City / county / special district loans • Hotel TOT • Benefit assessments
Contribution from Special District Levied by EIFD
• Private investment
Potential to apply State funding sources: • Proposition 1 bond funds • Cap-and-trade proceeds
Federal & State Grants • Greenhouse Gas Reduction Funds • Federal DOT/EPA/DOE funding programs
EIFD Fund
Can finance ANY property with an estimated life of 15 years or longer!
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Forming an EIFD
Successor Agency
Prerequisite
Receive Finding of Completion (FOC) Certify no SA assets under litigation will benefit Comply with State Controller’s asset transfer review
Create Public
Financing Authority
(PFA)
Create Infrastructure
Financing Plan (IFP)
Identify District Members Appoint PFA Members
Select vendor to prepare plan Distribute to property owners and affected taxing entities
Participating legislative bodies adopt resolution of intention to
establish EIFD
Identify infrastructure projects Define project area Schedule public hearing for IFP
Conduct public hearing
Approve the IFP
Adopt resolution proposing adoption of IFP
and formation of EIFD
Legislative bodies adopt IFP and resolution of
formation creating EIFD
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Los Angeles’ Economic Incentive Program Incentives Offered:
• Business tax incentives to incentivize office occupancy, spur investment, attract “creative office”
• TOT incentives & occupancy tax to make physical improvements to existing hotels, spur investment, lengthen stays & improve occupancy
• Site Specific Tax Revenue (SSTR) for Retail Centers • Other incentives (per incentive list provided to Mayor)
Eligible improvements related to incentives for existing hotels • Façade / exterior / entryways and landscaping improvements • Raising level within existing “flag” system – i.e., Hyatt to Hyatt Regency • Improve/add restaurants, bars & retail – including access and visibility • Upgrade technology to attract higher-end customer, i.e., Executive
Conference center • Improve indoor air quality and provide “wellness” attributes • Upgrade infrastructure
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Hotel Incentives Eligibility Requirements of a hotel applicant for incentives eligibility:
• Agree to a Project Labor Agreement (PLA) for temporary & permanent jobs
• Provide pedestrian & retail oriented improvements
• Fund an analysis (fiscal analysis) as part of application
• Must be a 3-star hotel or higher
• Must have at least 200 rooms or more
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