Performing arts center wins old library building lease over Rollins museum
Blue Bamboo Center for the Arts looks to fill Winter Park’s lack of live music venues
June 19, 2024
By Zoey Thomas
The Winter Park City Commission approved a proposal to turn the former public library building into a multi-cultural performing arts venue in a 4-1 vote last week. Blue Bamboo Center for the Arts won over a competing bid from Rollins College, which hoped to use the space for a new art museum.
Mayor Sheila DeCiccio cast the lone vote for Rollins – the latest twist in a more than two-year saga over the fate of the old library that has seen multiple proposals fizzle from several community groups.
Winter Park already has 18 visual arts museums, said Blue Bamboo managing director Chris Cortez in his presentation to the commissioners. But Blue Bamboo is just the second performing arts venue in the city, alongside the Winter Park Playhouse, he said.
“Our city’s presence in the performing arts is small and shrinking,” Cortez said. “Not only will citizens of Winter Park pay to see live entertainment, if they don’t have it in Winter Park, they will go to Orlando, and they will give money to the Orlando businesses.”
Cortez founded Blue Bamboo alongside his wife, Melody Cortez, in 2016. For seven years, the nonprofit hosted local and touring performers in a 100-seat converted warehouse on Kentucky Avenue. Blue Bamboo closed the Kentucky Avenue space in December due to rent increases and has been looking for a new building for the past six months.
Blue Bamboo first expressed an interest in the old library building to the City Commission in late May as Rollins came forward with details for the museum plan. Last week, Cortez expanded on his two-phase plan for the building.
In phase one, lasting until August 2027, Blue Bamboo plans to open the first floor for concert events, meetings, rehearsals and recording space. Blue Bamboo would then kick off phase two by opening the remaining two floors.
Plans for the second floor include seven teaching studios. Central Florida Vocal Arts and Winter Park Chamber Music Academy have both expressed interest in leasing space, Cortez said.
Blue Bamboo also plans to share the space with other organizations. The third floor would be mostly leasable office, rehearsal and meeting spaces. Both floors would include galleries to hang visual art.
“The tiny irony of this is not lost on me — according to our proposal, our opponents, Rollins, could apply to use the space for a nominal fee anytime they wanted,” Cortez said. “Any arts organization could. Any artist could.”
During its proposed 40-year lease, Blue Bamboo suggested paying $132,000 in annual rent during phase one and $276,000 during phase two — with a 2% increase every five years.
Before last week, Rollins College appeared as the frontrunner to secure the building lease. Rollins proposed a $275,000 annual rent with an increase every 10 years based on the average increase during the prior lease period.
Rollins has been looking to expand its art museum for several years. Previously, the college planned to build a new Rollins Museum of Art on the Lawrence Center Property down the street from the Alfond Inn. But the college hasn’t been able to raise enough money for the pricey Lawrence Center project, and moving into the old library would be a cheaper option.
“Rollins is looking at this after three and a half, four years of screwing around trying to build a building that this council approved,” said Allen Ginsburg, a former Rollins trustee who gave a presentation to the commissioners on the college’s behalf. “They don’t have the money for it. They can’t raise the money, they’ve raised about half the money.”
Moving into the old library building might be Rollins’ only option to get out of its current space, and it would be a shame to deny them that opportunity, he said.
Unlike Blue Bamboo, Rollins proposed undertaking all renovations in one phase. It would also build a one-story gallery annex between the Alfond Inn and library building, architect Rob Schaeffer told the Commission.
Rollins Vice President for Communications Sam Stark said the college would now continue to pursue its original plan to build a new museum.
“We felt obliged to honor the request of the city to submit a proposal for the old library,” he said in an email. “Though our proposal was a better financial offering, the City Commission chose to pursue another route. We hope it goes well for all parties. We are laser-focused on raising the funds to proceed with our approved project on the Lawrence Center property.”
After the most recent attempt by the city to solicit proposals for the old building failed, DeCiccio said she approached Rollins about the art museum concept.
She was the only vote in support of the plan last week, arguing it was more financially feasible, is less likely to cause parking headaches and would attract more daytime business for nearby retail shops.
A rendering shows how the old Winter Park Library could be converted into an art museum for Rollins College.
DeCiccio expressed doubts Blue Bamboo had enough funds to address renovations needed to the old library building.
The library needs to replace two of its four air-conditioning units, which would take $211,000 to address on the first and second floors alone, said DeCiccio, citing a city report. The elevator also needs a full replacement, she said.
“Blue Bamboo has no consistent funding source,” she said. “The city contributes $11,000 to them every year, which they still need … I’m concerned about the long-term maintenance of the building.”
Blue Bamboo’s expenses exceeded its income by over $170,000 in 2022, according to its tax filings.
The deficit occurred after Blue Bamboo received a $240,000 Shuttered Venue Operators Grant halfway through 2021 to help out after the pandemic, said Cortez. Blue Bamboo had to spend the money received by the end of 2022.
The venue spent all its grant money to pay performers by the end of the year, before the money could be revoked, he said. The funding saved the business, but it also had the unintended consequence of leaving “red ink” in the budget. Blue Bamboo posted over $166,000 in positive net income the year prior — 2021, when the grant was received.
DeCiccio also said Blue Bamboo would draw large, late-night crowds and parking issues that could deter the nearby residential area. Blue Bamboo, for its part, emphasized its shows will end by 10 p.m. and building usage will be scheduled around parking capacity.
Vice Mayor Todd Weaver gave a more optimistic picture of Blue Bamboo’s financial necessities. As an engineer with a general contractor license, Weaver assessed the library building over several visits, including some with the fire marshall, he said. He presented his findings to the commission in an inspection report.
“Normally what I would do is, I would take pictures of defects and show it to the client, but there are so few defects in this building that I didn’t really think it was necessary,” he said.
The building is generally in good shape, with no observable plumbing or electrical defects, and the elevator could be rehauled fairly cheaply, he said, estimating the cost at $175,000. Weaver expressed confidence Blue Bamboo had the overhead necessary to complete the renovations.
Cortez said Blue Bamboo has access to up to $800,000 for first-floor renovations alone.
Funding comes from a mixture of pledged donations from a private donor and several board members, said Cortez.
Performing Arts Matter, a Maitland-based performing arts non-profit, is listed as a co-tenant alongside Blue Bamboo. Its president, Jeff Flowers, is a board member of Blue Bamboo and pledged $100,000 for the project.
More than 20 people spoke at the meeting, most in favor of Blue Bamboo. Jack Graham, a Winter Park resident who performed frequently at Blue Bamboo with his group Jack Graham & Friends, fought tears while praising the venue.
“In my time at the Blue Bamboo, I saw, not customers or patrons at a venue, I saw a family and a home,” he said. “A little venue created at a street behind the Lombardi’s … think of the power and the contribution that could be made in the library location by a venue with that much to share.”
The lease is expected to go before the City Commission for approval next week.
WinterParkVoiceEditor@gmail.com
Zoey Thomas is a rising junior at the University of Florida and a graduate of Winter Park High School. She is studying media production and statistics and her work has been published in The Independent Florida Alligator. When in her hometown of Maitland, Zoey enjoys catching up with her pets and visiting her favorite sushi restaurant. Please welcome Zoey as the Voice’s summer reporting intern.
Well, the good news is the addition of an energetic summer intern. Good luck to a great experience!
Blue Bamboo is not so good news. They are going to need tons of “good luck”.
A valuable city asset falls into a “two-year saga” that has seen “multiple proposals fizzle”. The commission finally selects a business that is unprofitable (“Blue Bamboo’s expenses exceeded income by over $170,000 in 2022”) and “has no consistent funding source” (according to Mayor DeCiccio). Why has this valuable asset been so badly mismanaged?
It’s a continuous dereliction of a city commission’s primary duty to protect the WP taxpayer. It seems to me the commission is doing everything in its power to harm the value of this property. Why?
Selling the old library at a discount would not be responsible from a fiduciary standpoint. The land is worth upwards of $6 million; the concrete alone in the building is worth $5-6 million. No offers were even close to the real value. Repurposing the stout building as a music and arts venue, with a positive cash flow to the city is a better solution than letting it sit idle. Such a venue close to our city center is much needed. Patrons of the new arts & culture venue will patronize our downtown businesses.
And the best part is that future generations of Winter Park taxpayers will retain ownership of this valuable city asset.
The deficit in 2022 was caused by a large grant we received in 2021 which left money on our books. The Shuttered Venue Operators grant saved us during the pandemic, but required the funds to be spent by the end of 2022. The $170k is the amount left over from the grant we were required to spend or return by July of 2022. Currently we have raised the funds needed to accomplish our proposal and deliver a quality venue.
Thanks for the clarification. I hope BB is successful. My first choice as WP taxpayer, is for the commission to maximize assets. $132,000 in rent on a 33,000 sq. ft. building is $4/sf. A great deal for BB, not so good for taxpayers when Rollins was offering 2X the amount. Additionally, I don’t think more nightlife, in addition to The Alfond, is right for residential neighbors.
And a Rollins museum is not my first choice, either. The city should use the space and if they can’t use it, it should be sold. Personal musical preferences should not be a commission goal.
The library area is already congested by the Alfond including special events, resulting in parking and traffic congestion issues. More noise, and making life more untenable for the neighbors. The Major had the right idea.
Pitt Warner, If you are all about the monetization of this asset, why did you fail to speak up when Rollins was allowed to rent the parking lot for
next to nothing for its own valet parking use recently? And for a construction lay down yard for months and months before that?
This building and the land are a valuable asset. Yet Rollins, no one else, has had beneficial ownership of it for a long time. They just haven’t had to pay a fraction of real life pricing for what they’ve been getting.
There is no way that the ” repairs ” that the folks at Blue Bamboo and Commissioner Weaver suggest are in anyway based on reality. And isn’t it time for Commissioner Weaver to realize his ” I’m and engineer ” schtick has grown old. I think either of the proposed uses for the old library are excellent choices, but only one of the interested parties can afford what needs to be done.
Listening to Commissioner Weaver’s presentation from a general contractor’s perspective seemed comprehensive and believable.
There were a number of issues with the old library that he spelled out.
On what basis would you disagree that his assessment and costs-to-meet applicable codes was not reality?
Did you also do extensive walk-throughs and type up a report?
Do you have a background in building cost estimating?
I have an extensive background in construction and know the old library as well as anyone. The Commissioners ” presentation ” sounds real swell to folks who have no understanding of the underlying issues, building construction, ADA codes etc. The is a reason why no legitimate offer has been made to reuse the old library by end-users, developers, building construction companies etc.
Somehow, neither Ginsburg nor Stark moved me to my core the way the Blue Bamboo principals and supporters moved me with their creativity, sincerity, generosity and dedication to the welfare of the community. Rollins’ problem overall is that the college’s thinly disguised, self-serving greed is easy to discern. Rollins’ dedication to Winter Park residents stops where their balance sheet begins. The college would save millions if residents will just place the old library in their hands.
In three years we are going to look back on this decision and see that it was a mistake to not accept the Rollins offer.
Financial stability, daytime activity.
A direct quote from the article:
Rollins is looking at this after three and a half, four years of screwing around trying to build a building that this council approved,” said Allen Ginsburg, a former Rollins trustee who gave a presentation to the commissioners on the college’s behalf. “They don’t have the money for it. They can’t raise the money, they’ve raised about half the money.”
That may say something about how over-saturated the visual arts have become. According to their 990s, Rollins pays its president $1,160,252 maybe he could donate.
Winter Park has 18 visual arts museums? Um, no. I count five at the most. There are a small number of galleries, but for-profit galleries are not the same as museums by any stretch of the imagination. Apparently the Blue Bamboo folks don’t know the difference.
An additional thought. The Rollins Art Museum would greatly enhance that tired old building compared to the Blue Bamboo. .
The risk in the deal with Blue Bamboo is miniscule. Whatever Bamboo does to rehab the building will be more than the City has done- for years. Rollins will be fund raising for the art museum for several more years, at least. Ginsburg says they can’t raise the money. Rollins is now, and will always be, standing by hoping to relieve Winter Park residents of the ownership interest we have in the most valuable piece of land we own apart from Central Park. If Blue Bamboo should fail, and if the then sitting city commission should be so foolish as to sell the building and land, Rollins will be standing by, cash in hand. The performing arts deserve equal time in Winter Park. This is an opportunity to recognize that, with zero downside. Thank you to the commissioners who voted to lease to the Blue Bamboo.
Thank you Beth for this comment, and Zoey for the updated article.
One of the problems with this building is the mythology that it will take millions to reopen, combined with confusion about the difference between ADA compliance and fire safety. During the commission meeting, an architect stood up and with no specifics, claimed it would take no less than $14 million to bring the building up to code compliance. The massive disparity between his assessment and Commissioner Weaver’s was never addressed. Weaver provided specifics, including costs he vetted through several contractors. Weaver’s assessment addressed “code compliance” which embraces both fire safety and ADA.
ADA deals with making the building accessible to handicapped folks. With regard to the elevator – it lacks wheelchair sensors which would be relatively inexpensive to install. This refers to ADA compliance. Unfortunately many people confuse ADA with fire safety, and it is true that the elevator is too small for a typical EMT gurney, BUT that is a fire safety issue, and not an accessibility issue. In the case of a fire though, the elevator would automatically shut itself down. EMTs would be using the stairs. Code compliance will be accomplished by adding wheelchair sensors to the elevator and renovating the stairs to current code.
To add to the confusion, the mythology is often repeated by contractors and other trades people who stand to make a percentage of a multi-million dollar project. These folks have a vested interest in preserving the 14 million dollar myth.
As Commissioner Weaver and Beth point out, if Bamboo can’t manage the renovations needed for compliance, the city has a way out of the deal with us, but there is no exit plan in the Rollins deal. It is a purchase, disguised as a lease, and for a fraction of the purchase price.
I want to thank Commissioner Weaver for his no nonsense approach to this matter. Our design team is working through our initial proposal now and we will present preliminary drawings to the building department this month, leaving another month to solve any construction surprises that may arise.
Should we find a multi-million dollar surprise in the next few weeks, we will have time to withdraw, but I would not assume that we won’t be able to raise additional funds if needed. The outpouring of public support for our version of this project is very strong. If necessary we could manage our own capital campaign in the two years allocated for phase one.
I want to address neighbor’s concerns as well. What we do isn’t noisy. We are not a bar or nightclub. Parking will be carefully managed to ensure that our guests are parked in the right places.
By the way, I love all the support for jazz in these threads, but jazz is definitely not all we do. We support a wide range of artists from multiple genres. If jazz isn’t your thing, maybe you’d enjoy classical, flamenco, folk, blues, R&B, world music, etc. We really do have something for everyone. Thank you to everyone who supports our idea. We are determined to make this the jewel of Winter Park.