HomeMy Public PortalAboutMarket Feasibility and Economic Impact for Sports Complex or Commercial
Market
Feasibility
&
Economic
Impact
Analysis
for
a
Sports
Complex
and/or
Commercial
Development
August
11,
2014
Conventions,
Sports
&
Leisure
International
7501
Lone
Star
Drive,
Suite
B200
·∙
Plano,
TX
75024
·∙
Telephone
972.491.6900
·∙
Facsimile
972.491.6903
August
11,
2014
Ms.
Lauren
Palmer
City
Administrator
City
of
Parkville
8880
Clark
Avenue
Parkville,
MO
64152
Dear
Ms.
Palmer:
Conventions,
Sports
&
Leisure
International
(“CSL”)
and
DiSalvo
Development
Advisors
(“DDA”)
are
pleased
to
present
this
report
regarding
a
market
feasibility
and
economic
impact
analysis
for
a
sports
complex
and/or
commercial
development
at
the
southeast
corner
of
Interstate
435
and
Highway
45.
The
attached
report
summarizes
our
research
and
analyses,
and
is
intended
to
assist
the
City
of
Parkville
in
making
informed
decisions
regarding
development
alternatives
for
the
site.
The
information
contained
in
this
report
is
based
on
estimates,
assumptions
and
other
information
developed
from
research
of
the
market,
knowledge
of
the
public
assembly
facility
industry
and
other
factors,
including
certain
information
you
and
other
project
stakeholders
have
provided.
All
information
provided
to
us
by
others
was
not
audited
or
verified,
and
was
assumed
to
be
correct.
Because
the
procedures
were
limited,
we
express
no
opinion
or
assurances
of
any
kind
on
the
achievability
of
any
estimated
information
contained
herein
and
this
report
should
not
be
relied
upon
for
that
purpose.
Furthermore,
there
will
be
differences
between
estimated
and
actual
results.
This
is
because
events
and
circumstances
frequently
do
not
occur
as
expected,
and
those
differences
may
be
material.
We
have
no
responsibility
to
update
this
report
for
events
and
circumstances
occurring
after
the
date
of
this
report.
Ms.
Lauren
Palmer
August
11,
2014
Page
2
of
2
We
sincerely
appreciate
the
opportunity
to
assist
you
with
this
project,
and
would
be
pleased
to
be
of
further
assistance
in
the
interpretation
and
application
of
the
study’s
findings.
Very
truly
yours,
CSL
International
Table of Contents
EXECUTIVE
SUMMARY
...............................................................................................................
i
1.
INTRODUCTION
.............................................................................................................
1
2.
STAKEHOLDER
ENGAGEMENT
SUMMARY
............................................................................
5
3.
SPORTS
COMPLEX
ANALYSIS
............................................................................................
8
LOCAL
&
REGIONAL
MARKET
CHARACTERISTICS
..................................................................
8
SPORTS
PARTICIPATION
TRENDS
.....................................................................................
30
ESTIMATED
UTILIZATION
&
BUILDING
PROGRAM
...............................................................
40
COMPARABLE
FACILITIES
...............................................................................................
45
FINANCIAL
PROJECTIONS
...............................................................................................
53
4.
HOTEL/COMMERCIAL
DEVELOPMENT
ANALYSIS
................................................................
59
HOTEL
MARKET
ANALYSIS
.............................................................................................
60
RETAIL
MARKET
ANALYSIS
.............................................................................................
70
OTHER
NEAR
TERM
DEVELOPMENT
ALTERNATIVES
............................................................
73
5.
ECONOMIC
&
FISCAL
IMPACTS
.......................................................................................
76
Executive
Summary
1.
Introduction
2.
Stakeholder
Engagement
Summary
3.
Sports
Complex
Analysis
4.
Hotel/Commercial
Development
Analysis
5.
Economic
&
Fiscal
Impacts
Executive
Summary
Executive Summary
i
The
City
of
Parkville
Parkville
is
located
in
the
southern
portion
of
Platte
County,
approximately
20
miles
north
of
downtown
Kansas
City,
Missouri.
Parkville
is
home
to
Park
University,
Parkville
Commons,
English
Landing
Park,
the
National
Golf
Club,
Riss
Lake,
and
the
historic
downtown
Main
Street
area.
Parkville
is
also
part
of
the
Park
Hill
School
District,
which
is
one
of
the
three
top
performing
school
districts
in
the
State
of
Missouri
and
serves
as
a
major
driver
of
residential
growth
in
the
area.
Situation
In
2006,
the
City
of
Parkville
responded
to
petitions
and
began
the
process
to
create
two
Neighborhood
Improvement
Districts
(“NID”s)
on
an
approximately
350-‐acre
site
located
at
the
intersection
of
Interstate
435
and
Highway
45
as
a
means
of
completing
public
sewer
and
road
improvement
projects.
It
was
envisioned
that
the
improvement
projects
would
spur
private
development
on
the
site,
including
mixed
office
and
light
industrial
space,
townhomes
and
single-‐family
residential,
multi-‐family
residential,
and
supporting
retails
uses.
However,
due
to
a
variety
of
factors,
including
the
economic
recession,
private
development
on
the
site
has
not
occurred,
with
the
exception
of
a
convenience
store.
In
order
to
fund
the
NID
projects,
the
city
issued
approximately
$9.1
million
in
limited
general
obligation
bonds
in
2014
with
the
first
interest-‐only
debt
service
payment
of
$315,992
due
in
2015,
increasing
to
more
than
$700,000
per
year
in
2017.
As
a
means
of
spurring
development
on
the
site
and
generating
additional
tax
revenues
to
cover
debt
service,
the
Parkville
Economic
Development
Council
(“EDC”)
appointed
a
Sports
Village
Task
Force
to
explore
potential
options,
with
the
group
focusing
its
efforts
on
the
development
of
a
youth
sports
complex
aimed
at
generating
economic
and
fiscal
benefits
to
the
local
economy
by
hosting
tournaments
that
draw
visitors
to
the
area
and
spur
commercial
development.
Conceptual
site
planning
concluded
that
the
southeast
quadrant
of
the
NID
properties
could
support
12
regulation
soccer
fields
with
adjacent
parking
and
support
facilities,
as
well
as
a
hotel
or
indoor
sports
facility,
however,
project
representatives
are
open
to
considering
alternative
sports
complex
uses
such
as
baseball/softball
fields
and
other
such
uses
if
market
conditions
warrant.
In
recent
years,
Platte
County
has
partnered
with
various
cities
to
develop
parkland
that
includes
soccer
fields,
baseball/softball
fields,
trails
and
green
space,
and
other
such
uses
as
part
of
its
Parks
&
Recreation
Master
Plan.
Based
on
discussions
with
County
officials,
there
is
no
current
interest
in
financially
supporting
a
youth
sports
park
at
the
site.
Executive Summary
ii
As
a
next
step
in
the
process,
the
City
of
Parkville
engaged
Conventions,
Sports
&
Leisure
International
(“CSL”)
and
DiSalvo
Development
Advisors
(“DDA”)
to
provide
a
market
feasibility
and
economic
impact
analysis
for
a
sports
complex
and/or
commercial
development
at
the
southeast
corner
of
Interstate
435
and
Highway
45.
The
remainder
of
this
executive
summary
presents
key
findings
related
to
the
analysis.
The
full
report
should
be
read
in
its
entirety
to
obtain
the
background,
methods
and
assumptions
underlying
the
findings.
Stakeholder
Engagement
As
an
initial
step
in
the
feasibility
study
process,
the
consulting
team
of
CSL
and
DDA
visited
Parkville
to
tour
the
subject
site,
the
City
of
Parkville
and
the
greater
Northland
region,
as
well
as
meet
with
a
variety
of
community
leaders
and
project
stakeholders.
The
following
is
a
summary
of
key
take-‐aways
from
the
stakeholder
engagement
process.
• Parkville
is
an
attractive
area
for
families
due
to
a
top-‐performing
school
system
and
overall
quality
of
life;
• Hotel
and
meeting
room
space
is
very
limited
in
Parkville;
• There
is
currently
a
shortage
of
quality
soccer
fields
in
the
Northland;
• Although
there
are
over
200
youth
soccer
teams,
consisting
of
over
2,000
players,
in
the
Northland,
there
is
concern
that
the
market
may
become
oversaturated
with
large-‐scale
soccer
tournament
complexes;
• Parkville’s
location
to
Village
West
and
Zona
Rosa
could
be
a
positive
amenity
for
potential
visitors,
however,
the
435
corridor
is
currently
isolated
and
plans
to
develop
the
area
could
take
upwards
of
15
to
20
years,
resulting
in
a
loss
of
economic
benefits
to
the
area;
• Although
the
most
stakeholders
believe
that
more
athletic
fields
are
needed
in
the
Northland
region,
many
stakeholders
were
not
convinced
that
a
sports
complex
was
the
highest
and
best
use
at
Intestate
435
and
Highway
45.
• One
stakeholder
indicated
that
too
much
focus
is
placed
on
generating
sales
tax
revenue
from
the
site
and
not
enough
focus
is
placed
on
the
potential
for
increased
property
tax
revenue.
Executive Summary
iii
Local
&
Regional
Market
Characteristics
The
viability
of
a
proposed
sports
complex
in
Parkville
is
dependent,
in
large
part,
on
local
market
demographic
and
socioeconomic
characteristics
and
the
marketability
of
the
community
to
potential
visiting
tournament
participants.
The
following
is
a
summary
of
the
characteristics
of
the
local
and
regional
market:
• Although
the
population
within
Parkville
is
limited
(5,700
residents),
income
levels
of
local
residents
are
significantly
higher
than
the
national
average,
and
the
area
is
growing
at
a
rate
that
meets
or
exceeds
the
national
average.
• There
are
approximately
11.2
million
residents
within
a
four-‐hour
drive
of
Parkville,
which
includes
large
metropoiltan
areas
such
as
Omaha,
Des
Moines,
Wichita
and
St.
Louis.
In
addition,
Parkville
is
conveniently
located
within
13
miles
of
Kansas
City
International
Airport.
• There
is
an
ample
corporate
base
within
the
local
and
regional
market
area
to
support
the
level
and
types
of
partnerships
generally
offered
by
sports
complexes
around
the
country.
• The
visitor-‐related
infrastructure
in
Parkville
is
not
well-‐positioned
to
capture
spending
by
out-‐of-‐town
overnight
and/or
daytrip
visitors,
mainly
due
to
a
lack
of
hotel
accommodations
and
limited
restaurant
and
retail
establishments.
It
is
anticipated
that
much
of
this
spending
would
leak
to
nearby
developments
such
as
Village
West,
Zona
Rosa
and
other
areas.
• A
sports
complex
in
Parkville
would
face
significant
competition
from
other
existing
and
announced/planned
sports
complexes
in
the
area
to
host/attract
tournaments.
Sports
Participation
Trends
An
analysis
of
sports
participation
trends
at
a
national,
regional
and
local
level
was
conducted
in
order
to
provide
a
framework
from
which
to
assess
potential
demand
for
the
proposed
Parkville
Sports
Complex.
Based
on
discussions
with
project
stakeholders,
including
local
sports
organizations,
sports
requiring
outdoor
fields
(baseball,
flag
football,
lacrosse,
soccer,
softball,
tackle
football,
touch
football,
etc.)
and
sports
requiring
an
indoor
athletic
complex
(basketball,
cheerleading,
gymnastics,
volleyball,
wrestling,
etc.)
were
identified
as
the
most
likely
users
of
a
sports
complex
in
Parkville.
The
following
are
key
findings
and
conclusions
of
the
sports
participation
research.
Executive Summary
iv
• Basketball
(25.5
million),
soccer
(12.8
million),
basketball
(11.7
million),
volleyball
(10.1
million)
and
softball
(10.0
million)
have
the
highest
national
participation
rates
among
targeted
indoor
and
outdoor
sports.
• Sports
with
the
largest
number
of
frequent
participants
include
basketball
(5.7
million),
soccer
(3.9
million),
volleyball
(3.3
million),
baseball
(2.8
million),
swimming
(2.7
million)
and
softball
(2.5
million).
• Soccer
reported
the
highest
combined
participation
levels
among
the
targeted
youth
sports
age
group
of
seven
to
17
year-‐olds
(54
percent),
followed
by
baseball
(45
percent),
basketball
(40
percent),
volleyball
(36
percent)
and
softball
(32
percent).
• When
adjusted
to
reflect
the
West
North
Central
Region
index,
volleyball,
wrestling,
baseball
and
soccer
comprise
the
largest
number
of
frequent
participants
in
the
Northland
region.
• These
participation
rates
were
considered
in
the
context
of
the
number
of
similar
sports
complexes
catering
to
these
sports
in
the
Kansas
City
and
surrounding
region
to
determine
which,
if
any,
sports
were
being
underserved
by
the
existing
facilities
in
the
Northlands
and
greater
Kansas
City
area.
Estimated
Utilization
&
Building
Program
Based
on
the
results
of
in-‐depth
interviews
with
individuals
representing
local,
regional,
and
national
sports
organizations,
as
well
as
discussions
with
local
project
stakeholders,
the
demographic
and
socioeconomic
characteristics
of
the
local
and
regional
market,
and
current
trends
in
youth
sports,
it
is
estimated
that
a
multi-‐field
soccer
complex
in
Parkville
would
best
meet
the
needs
of
the
local
and
regional
area.
The
proposed
soccer
complex
in
Parkville
should
focus
on
accommodating
the
existing
needs
of
Northland
region-‐based
soccer
organizations,
while
also
marketing
itself
to
attract
local
and
regional
tournaments.
Given
the
current
and
expected
competition
in
the
market
for
tournament
complexes,
as
well
as
its
current
lack
of
visitor
infrastructure
and
inconvenient
location
relative
to
users
in
the
southern
portion
of
the
Kansas
City
metropolitan
area,
it
is
unreasonable
to
expect
a
proposed
soccer
complex
in
Parkville
to
consistently
host
large-‐scale
national
or
regional
tournaments
on
the
same
level
as
Overland
Park
Soccer
Complex.
As
the
I-‐
435
and
Highway
45
corridor
develop
over
time
and
makes
Parkville
a
more
attractive
visitor
destination,
Parkville’s
ability
to
host
national
and
regional
tournaments
could
be
enhanced.
Executive Summary
v
An
eight-‐field
complex
could
adequately
support
Northland
based
clubs
for
practice
and
league
play,
while
also
providing
the
minimum
critical
mass
of
fields
to
enable
the
complex
to
host
smaller
local
and
regional
tournaments.
The
recommended
building
program
includes:
•
Eight
lighted
soccer
fields
(capable
of
hosting
lacrosse,
field
hockey,
football
and
other
field
sports);
•
Synthetic
all-‐weather
turf;
•
Restroom
and
concession
facilities;
•
Pavilion
building;
•
Warm-‐up
areas;
•
Park
entrance
signage;
and,
•
Paved
parking
lot.
It
is
recommended
that
the
sports
complex
contain
a
synthetic
all-‐weather
playing
surface
to
enable
the
sports
complex
to
maximize
utilization,
reduce
long-‐term
maintenance
costs
and
significantly
reduce
the
possibility
of
cancelled
tournaments
due
to
inclement
weather.
The
upfront
costs
to
develop
synthetic
fields
is
higher
than
natural
grass,
but
the
long-‐term
savings
on
maintenance
and
higher
revenues
that
can
result
from
higher
utilization
levels
(reduced
weather
cancellations
and
no
need
to
rest
fields
as
is
the
case
with
natural
grass
services,
etc.).
Based
on
a
review
of
similar-‐sized
complexes,
as
well
as
experience
on
comparable
projects
in
the
Kansas
City
metro
area,
construction
costs
for
an
eight-‐field
soccer
complex
are
estimated
to
approximate
$12.0
million
to
$14.0
million,
excluding
the
cost
of
land,
based
on
the
following
schedule:
$12$Million $14$Million
Complex Complex
Soccer&Field&Construction $4,102,000 $4,785,000
Ancillary&Building&Construction 1,768,000 2,063,000
Site&Construction&@&On@Site 1,774,000 2,070,000
Site&Construction&@&Off@Site 3,422,000 3,992,000
Engineering&/&Landscape&Architecture 283,000 330,000
Development&Fee 106,000 124,000
Hard&Construction&Cost&Contingency 332,000 387,000
Soft&Construction&Cost&Contingency 221,000 258,000
TOTAL $12,008,000 $14,009,000
Note:&Presented&in&2016&dollars.
Proposed$Parkville$Sports$Complex
Construction$Cost$Summary
Executive Summary
vi
Comparable
Facility
Analysis
An
assessment
of
the
physical,
operational
and
financial
characteristics
of
comparable
soccer
complexes
was
conducted
to
provide
a
benchmark
from
which
to
assess
the
market
potential
for
the
proposed
sports
complex
in
Parkville.
Key
characteristics
of
comparable
soccer
complexes
include
the
following:
• Comparable
soccer
complexes
are
located
in
markets
with
an
average
population
of
239,000
residents.
• The
average
comparable
sports
complex
opened
in
2000
at
a
cost
of
approximately
$14.2
million.
Comparable
complexes
receive
slightly
more
funding
from
the
public
sector,
however,
the
majority
of
complexes
required
the
use
of
private
financing.
• Of
the
six
comparable
complexes,
four
are
owned
by
a
public
entity,
while
the
remaining
two
are
owned
by
private
organizations.
Only
two
of
the
six
comparable
complexes
are
operated
by
a
public
entity.
• Comparable
complexes
offer
an
average
of
18
soccer
fields,
the
majority
of
which
are
natural
grass.
Several
complexes
offer
a
few
synthetic
turf
fields,
while
all
fields
at
the
$36
million
Overland
Park
Soccer
Complex
are
synthetic
turf
and
have
a
field
cooling
system
to
minimize
the
temperature
of
the
turf.
• On
an
annual
basis,
comparable
complexes
host
between
eight
and
23
tournaments.
The
Overland
Park
Soccer
Complex,
considered
by
some
to
be
the
best
youth
soccer
complex
in
the
country,
hosts
tournaments
nearly
every
weekend
it
is
in
operation,
while
other
community
complexes
(i.e.
8-‐field
Cownie
Complex
in
Des
Moines)
host
under
10
tournaments
per
year
due
to
the
fact
that
it
is
not
as
aggressively
marketed
by
the
public
entity
and
lacks
a
large
inventory
of
fields.
• On
average,
comparable
complexes
attract
approximately
500,000
visitors
per
year,
ranging
from
a
low
of
85,000
(Des
Moines)
to
a
high
of
996,000
(Overland
Park).
Financial
Projections
The
table
on
the
following
page
presents
the
operating
revenues
and
expenses
estimated
to
be
generated
by
the
proposed
sports
complex
in
Parkville
in
a
stabilized
year
of
operations.
Executive Summary
vii
As
shown,
it
is
estimated
that
the
proposed
sports
complex
in
Parkville
could
generate
approximately
$758,000
in
operating
revenues
and
incur
approximately
$718,000
in
operating
expenses,
resulting
in
a
net
operating
income
of
approximately
$40,000
in
the
first
year
of
stabilized
operations
before
debt
service.
Following
a
$65,000
capital
reserve
payment,
as
well
as
a
$350,000
payment
to
cover
the
NID
assessment
for
the
70-‐acre
facility,
it
is
estimated
that
the
complex
would
incur
total
losses
of
approximately
$375,000
in
a
stabilized
year
of
operations.
8"Field
Soccer
Complex
OPERATING9REVENUES
Tournaments $89,000
Games 104,000
Practices 156,000
Food:&:Beverages 156,000
Parking 153,000
Advertising:&:Sponsorship 75,000
Camps:&:Clinics 25,000
TOTAL9OPERATING9REVENUES $758,000
OPERATING9EXPENSES
Salaries,:Wages:&:Benefits $271,000
Utilities 160,000
General:&:Administrative 60,000
Repairs:&:Maintenance 36,000
Insurance 35,000
Food:&:Beverage:Costs 133,000
Parking:Costs 23,000
TOTAL9OPERATING9EXPENSES $718,000
NET9OPERATING9INCOME9/9(LOSS)$40,000
NON"OPERATING9EXPENSES
Capital:Reserve $65,000
NID:Assessment:(70Racre:site)$350,000
TOTAL9NET9INCOME9/9(LOSS)($375,000)
Note::Net:Operating:Income:(Loss):is:shown:before:debt:service:or:
:::::::::::or:contributions:to:a:capital:reserve.:
Financial9Operation9Summary
Proposed9Parkville9Soccer9Complex
Stabilzed9Year9of9Operations
Executive Summary
viii
Hotel/Commercial
Development
Analysis
Hotel
A
market
exists
to
support
a
65-‐room
mid-‐priced
hotel
in
Parkville.
The
subject
site,
however,
cannot
capture
the
fair
share
of
demand
and
is
not
an
appropriate
location
at
this
time
for
the
following
key
reasons:
• Hoteliers
require
sites
with
nearby
traveler
services,
most
notably
multiple
restaurants.
Traveler
services
are
limited
to
The
Station.
• The
Highway
45/I-‐435
interchange
lacks
the
dynamics
of
a
conventional
interstate
where
travelers
drive
for
a
considerable
distance
and
stop
for
a
respite.
• There
are
very
few
houses
west
of
I-‐435
limiting
support
for
the
hotel
from
visitors
to
family
and
friends.
• The
lack
of
businesses
in
the
area
limits
the
need
for
meeting
space
beyond
weekends.
• The
additional
demand
from
soccer
tournaments,
while
large
in
aggregate,
occurs
on
12
weekends
or
24
days
of
the
entire
year.
At
best,
the
soccer
complex
would
account
for
1,500
total
room
nights
or
10%
of
the
overall
demand
needed
to
support
the
hotel.
Consideration
should
be
given
to
siting
a
hotel
adjacent
the
downtown
and
Park
University.
The
“traveler
services”
are
abundant
in
the
downtown
and
there
is
a
business
and
student
population
concentration
there.
A
boutique
hotel,
possibly
affiliated
with
Park
University,
should
be
considered.
Also,
overall
hotel
demand
could
be
expanded
by
adding
multiple-‐day
events
downtown
and
additional
programming
from
Park
University.
Retail
Any
retail
development
within
the
study
area
in
the
near
term
would
be
ahead
of
the
timing
of
the
prevailing
market
for
the
following
reasons:
• Average
Daily
Traffic
(ADT)
volumes
are
low
at
approximately
5,000
vehicles
per
day,
one-‐third
of
the
traffic
volume
at
Parkville
Commons.
• The
area
west
of
the
I-‐435/Hwy
45
interchange
has
few
residents
and
does
not
contribute
to
a
population
base
within
a
two-‐mile
radius
of
the
study
area.
In
2013,
the
population
was
estimated
at
4,131
(Source:
Esri,
Incorporated).
This
population
is
considered
low
for
retailers.
• Potential
development
of
approximately
100,000
square
feet
of
retail
at
Highway
45
and
K
will
drain
support
for
retail
in
the
study
area.
Executive Summary
ix
• The
Highway
45/I-‐435
interchange
lacks
the
dynamics
of
a
conventional
interstate
where
travelers
drive
for
a
considerable
distance
and
stop
for
refreshments.
Significant
development
incentives
are
likely
required
to
develop
the
retail
space
in
the
near
term.
The
proximate
spending
power
of
the
nearby
households
bolstered
by
the
attendees
of
the
soccer
complex
or
residents
at
a
multifamily
development,
however,
could
support
a
small
single
retail
store.
Scenario
1:
Small
Specialty
Foods
Store
with
Soccer
Complex/Fields
-‐
Walkup/seasonal
specialty
foods
store
(e.g.
ice
cream,
coffee,
baked
goods
etc.)
Scenario
2:
Food
and
Beverage
Restaurant
with
Apartment
Development
-‐
Year-‐round
food
and
beverage
business
easily
accessed
from
apartments
(deli,
small
café,
quick
service
restaurant)
Alternative
Development
The
NIDs
assessments
create
an
additional
financial
hurdle
for
development
of
the
parcels.
To
accelerate
development
of
the
study
area,
there
should
be
some
incentive
to
offset
the
NID
assessments.
In
most
cases,
the
incentive
could
be
a
reduced
land
sale
price
and/or
property
tax
abatement
(not
including
NID).
This
reduction
in
price
will
also
allow
a
developer
to
have
more
capital/equity
early
on
to
develop
the
property.
Multifamily
A
total
of
up
to
300
upscale
rental
units
are
recommended
as
an
alternative
near-‐term
development
for
the
southeast
parcel.
The
northwest
parcel
was
not
recommended
because
it
is
rolling
terrain
and
appears
to
require
significant
amount
of
grade
work
to
accommodate
large
building
footprints.
The
cost
associated
with
this
site
work
may
be
prohibitive
to
multifamily
development.
As
noted
in
the
report,
a
development
this
size
(unit
count)
is
necessary
to
support
the
additional
costs
of
common
area
amenities
which
are
essential
to
attracting
potential
residents
to
the
site.
To
facilitate
multifamily
development
consideration
should
be
given
to
allowing
higher
density
housing
development.
City
staff
has
been
asked
to
reexamine
plans
to
adjust
density
requirements
for
multi-‐family
housing
development.
In
DDA’s
opinion,
the
current
multifamily
zoning
ordinance,
requiring
no
more
than
8
units
per
acre,
may
dissuade
large
scale
multifamily
development
in
Parkville;
especially
since
other
developable
sites
are
available
proximate
Parkville
in
Platte
County
and
Kansas
City,
which
are
much
less
restrictive
with
density
requirements.
As
the
chart
below
shows,
multifamily
zoned
property
in
Platte
County
allows
for
1.5
times
the
density
of
Parkville.
Executive Summary
x
Under
a
300-‐unit
multifamily
development
scenario,
a
developer
has
to
acquire
12.5
more
acres
in
Parkville
than
a
developer
building
the
same
size
project
in
Platte
County.
Jurisdiction
Zoning
Ordinance
Density
Requirements
Acreage
Requirement
to
Develop
300
Units
Parkville
R-‐5,
Planned
Multifamily
Residential
District*
8
units
per
acre*
37.5
Platte
County
RMD,
Residential
Multiple
Dwelling
District
1
unit
per
3,500
square
feet
or
approximately
12
units
per
acre
25
Kansas
City
MPD,
Master
Planned
Development
District
Not
defined,
recent
use
at
20
units
per
acre**
15
*Ord.
No.
1570
§1,
3-‐5-‐1996
currently
being
reexamined
**Residences
at
Burlington
Creek
The
market’s
ability
to
absorb
300
new
rental
housing
units
is
predicated
on
the
developer
delivering
a
competitively-‐priced
project
with
a
comprehensive
common
area
amenity
package
(exercise
facility,
walking
trails,
media
room,
etc.).
An
aggressive
marketing
effort
and
ongoing
relationship
with
major
employers
in
the
region
is
required.
The
property
should
be
regularly
listed
and
updated
on
the
military
housing
website,
AHRN
(Automated
Housing
Referral
Network)
and
brochures
should
be
made
available
at
the
housing
office
at
Fort
Leavenworth.
Other
Uses
for
Consideration
Outdoor
Amphitheater
During
the
course
of
DDA’s
stakeholder
interviews,
it
was
mentioned
that
Platte
County
does
not
have
an
auditorium,
events
center
or
conference
facility
adequate
enough
to
support
some
of
the
area
programs;
especially
those
that
are
art
related.
Given
the
accessibility
of
the
site
and
that
single-‐family
homes
do
not
back
up
to
the
southwest
quadrant,
consideration
may
be
given
to
an
outdoor
amphitheater.
As
in
other
markets,
this
venue
could
be
an
interim
use
of
the
land
or
a
long-‐term
solution.
Large
Lot
Single-‐Family
Homes
Large-‐lot
single-‐family
homes
are
the
most
likely
development
scenario
for
the
northwest
quadrant
of
the
interchange.
The
rolling
terrain
may
provide
for
some
premium
lot
views.
Assuming
single-‐family
building
permit
activity
continues
at
the
same
level
as
2012
and
2013
and
the
study
area
accommodates
10
to
15
percent
of
Parkville’s
single-‐family
demand,
it
would
yield
five
to
eight
developed
lots
per
year.
Executive Summary
xi
Storage
Facility
A
storage
facility
for
boats,
RV’s
and
outdoor
storage
could
also
be
a
reuse
of
the
southwest
quadrant.
There
is
an
active
outdoor
segment
in
the
region,
as
evidenced
by
the
nearby
Cabela’s,
which
locates
stores
in
areas
with
significant
outdoor
activity
(boating
and
fishing
licenses,
hunting
licenses,
and
various
other
outdoor
activities).
Because
of
the
central
location
of
the
site
to
the
outlying
markets,
the
storage
facility
could
serve
as
a
regional
facility
that
is
easily
accessed
during
any
time
of
day.
It
is
important
to
consider
commercial
opportunities
that
are
available
at
the
interchange
in
the
long
term
(10
to
20
years).
Aside
from
small
scale
retail
outlined
in
this
report,
land
in
the
study
area
within
a
few
hundred
feet
of
Highway
45
should
be
a
priority
for
later
commercial
opportunities.
DDA’s
Assumptions
and
Limitations
The
recommendations
for
near
term
development
alternatives
were
based
on
DDA’s
opinion
of
the
near
term
highest
and
best
uses
at
the
site;
the
study
of
area
characteristics;
and
national
experience
with
all
types
of
development.
It
is
important
to
note
that
a
detailed
feasibility
study
for
the
alternative
uses
was
not
completed,
and
as
such,
each
use
will
require
additional
investigation
and
study
to
assess
the
full
financial
and
market
feasibility.
Economic
&
Fiscal
Impact
Analysis
The
table
on
the
following
page
summarizes
the
net
new
economic
impacts
anticipated
to
be
generated
to
the
City
of
Parkville
and
Platte
County
by
the
construction
and
on-‐
going
operations
of
the
proposed
development
scenarios.
Scenario
1
consists
of
the
development
of
the
proposed
sports
complex
in
Parkville
along
with
the
construction
of
an
800
square-‐foot
walkup/seasonal
specialty
foods
store
(e.g.
ice
cream,
coffee,
baked
goods
etc.).
Alternative
commercial
development
Scenario
2
involves
the
construction
of
a
multi-‐family
housing
complex
with
300
units
along
with
a
2,400
square-‐foot
year-‐
round
food
and
beverage
business
easily
accessed
from
apartments
(deli,
small
café,
quick
service
restaurant)
in
lieu
of
development
Scenario
1.
It
should
be
noted
that
net
new
impacts
to
the
City
and
County
are
not
additive.
As
a
means
of
providing
context
for
interpreting
the
table
on
the
following
page,
an
example
is
provided
below.
If
a
resident
from
outside
Platte
County
(i.e.
Topeka)
ate
at
a
restaurant
in
Parkville
in
conjunction
with
their
attendance
at
the
sports
complex,
the
money
spent
would
be
net
new
to
both
Parkville
and
Platte
County.
If
someone
who
resides
in
Platte
County,
but
outside
Parkville
(i.e.
Platte
City)
ate
at
a
restaurant
in
Parkville
in
conjunction
with
their
Executive Summary
xii
attendance
at
the
sports
complex,
the
money
spent
would
be
net
new
to
Parkville,
but
not
new
to
Platte
County.
Scenario
1
Economic
Impact
Summary
• Total
project
costs
associated
with
the
proposed
sports
complex
in
Parkville
are
estimated
to
be
approximately
$13.0
million,
while
total
project
costs
for
the
proposed
specialty
foods
store
are
estimated
to
be
approximately
$163,000.
• The
one-‐time
net
new
economic
impacts
estimated
to
be
associated
with
the
construction
of
the
proposed
sports
complex
and
specialty
foods
store
in
Parkville
include
approximately
$1.4
million
in
direct
spending,
$2.2
million
in
total
output,
16
full
and
part-‐time
jobs
and
$905,000
in
personal
earnings.
Net
new
impacts
to
Platte
County
include
approximately
$3.7
million
in
direct
spending,
$5.6
million
in
total
output,
41
full
and
part-‐time
jobs
and
$2.3
million
in
personal
earnings.
• Net
new
impacts
from
annual
operations
of
Scenario
1
are
estimated
to
generate
$2.9
million
in
net
new
direct
spending,
$4.4
million
in
total
output,
74
full
and
part-‐time
jobs,
and
$1.8
million
in
earnings.
Scenario
1
Net$New Net$New Net$New Net$New
to$Parkville to$Platte$County to$Parkville to$Platte$County
Net$New
Construction$Impacts:
Direct'Spending $1,449,000 $3,688,000 $5,068,000 $12,900,000
Total'Output $2,215,000 $5,638,000 $7,560,000 $19,245,000
Jobs'(FTEs)16 41 47 119
Earnings $905,000 $2,304,000 $2,512,000 $6,321,000
Net$New
Annual$Operations$Impacts:
Direct'Spending $2,933,000 $5,116,000 $3,878,000 $4,311,000
Total'Output $4,419,000 $7,686,000 $5,181,000 $5,772,000
Jobs'(FTEs)74 119 60 74
Earnings $1,751,000 $3,005,000 $1,253,000 $1,489,000
8;Field$Complex$and Multi;Family$Housing$(300$Units)
Food$&$Beverage$Business
Scenario$1
Economic$Impacts
Proposed$Parkville$Soccer$Complex
$Specialty$Food$Store
Scenario$2
Cumulative$Construction$and
30;Year$Operations$Impacts
Direct'Spending $135,102,000 $243,473,000 $184,496,000 $205,096,000
Total'Output $203,169,000 $365,746,000 $246,479,000 $274,604,000
Jobs'(FTEs)'(1)106 181 90 111
Earnings $80,565,000 $142,992,000 $59,622,000 $70,827,000
(1)'Average'FTEs'over'construction'and'operations.'
Note:'Impacts'to'Parkville'and'Platte'County'are'not'additive.
Note:'Based'on'stabilized'year'of'operations.
Executive Summary
xiii
is
also
estimated
to
generate
$5.1
million
in
net
new
direct
spending,
$7.7
million
in
total
output,
119
full
and
part-‐time
jobs,
and
$3.0
million
in
earnings
on
an
annual
basis
to
Platte
County.
• Over
a
30-‐year
period,
the
cumulative
one-‐time
construction
and
annual
operations
of
the
proposed
Scenario
1
is
estimated
to
provide
the
following
net
new
impacts
to
the
City
of
Parkville:
$135.1
million
in
total
direct
spending,
$203.2
million
in
total
output,
106
annual
full
and
part-‐
time
jobs,
and
$80.6
million
in
personal
earnings.
Net
new
impacts
generated
to
Platte
County
over
a
30-‐year
period
include:
$243.5
million
in
total
direct
spending,
$365.8
million
in
total
output,
181
annual
full
and
part-‐time
jobs,
and
$143.0
million
in
personal
earnings.
Scenario
2
Economic
Impact
Summary
• Total
project
costs
associated
with
Scenario
2
include
the
proposed
multi-‐
family
housing
complex
in
Parkville
estimated
to
be
approximately
$45.5
million,
and
the
food
and
beverage
business
with
estimated
project
costs
of
approximately
$572,000.
• The
one-‐time
net
new
economic
impacts
estimated
to
be
associated
with
the
construction
of
the
multi-‐family
housing
complex
and
food
and
beverage
business
in
Parkville
include
approximately
$5.1
million
in
direct
spending,
$7.6
million
in
total
output,
47
full
and
part-‐time
jobs
and
$2.1
million
in
personal
earnings.
Net
new
impacts
to
Platte
County
include
approximately
$12.9
million
in
direct
spending,
$19.2
million
in
total
output,
119
full
and
part-‐time
jobs
and
$6.3
million
in
personal
earnings.
• Net
new
impacts
from
annual
operations
of
Scenario
2
are
estimated
to
generate
$3.9
million
in
net
new
direct
spending,
$5.2
million
in
total
output,
60
full
and
part-‐time
jobs,
$1.3
million
in
earnings
and
$129,000
in
local
tax
revenue
to
Parkville.
Scenario
2
is
also
estimated
to
generate
$4.3
million
in
net
new
direct
spending,
$5.8
million
in
total
output,
74
full
and
part-‐time
jobs,
and
$1.5
million
in
earnings
in
a
stabilized
year
of
operations
.
• Over
a
30-‐year
period,
the
cumulative
one-‐time
construction
and
annual
operations
of
the
proposed
Scenario
2
is
estimated
to
provide
the
following
net
new
impacts
to
the
City
of
Parkville:
$184.5
million
in
total
direct
spending,
$246.5
million
in
total
output,
90
annual
full
and
part-‐
time
jobs,
and
$59.6
million
in
personal
earnings.
Net
new
impacts
generated
to
Platte
County
over
a
30-‐year
period
include:
$205.1
million
Executive Summary
xiv
in
total
direct
spending,
$274.6
million
in
total
output,
111
annual
full
and
part-‐time
jobs,
and
$70.8
million
in
personal
earnings.
In
addition
to
the
economic
impacts
associated
with
each
potential
development
scenario
(i.e.
spending,
employment,
earnings),
new
tax
revenues
will
also
be
generated
to
the
City
of
Parkville
and
Platte
County
by
visitors
to
the
area.
The
following
table
presents
a
summary
of
the
tax
revenues
estimated
to
be
generated
by
each
potential
development
scenario
to
the
City
of
Parkville
and
Platte
County.
Scenario
1
Fiscal
Impact
Summary
• Net
new
annual
tax
revenue
estimated
to
be
generated
to
the
City
of
Parkville
totals
approximately
$37,000,
while
tax
revenues
estimated
to
be
generated
to
Platte
County
total
$72,000.
• Over
30
years,
it
is
estimated
that
developments
in
Scenario
1
could
generate
approximately
$1.8
million
in
total
tax
revenue
to
the
City
of
Parkville
and
approximately
$3.4
million
in
Platte
County.
Scenario
2
Fiscal
Impact
Summary
• Net
new
annual
tax
revenue
estimated
to
be
generated
to
the
City
of
Parkville
totals
approximately
$129,000,
while
tax
revenues
estimated
to
be
generated
to
Platte
County
total
$95,000.
• Over
30
years,
it
is
estimated
that
developments
in
Scenario
1
could
generate
approximately
$4.9
million
in
total
tax
revenue
to
the
City
of
Parkville
and
approximately
$3.8
million
in
Platte
County.
Net$New Net$New Net$New Net$New
to$Parkville to$Platte$County to$Parkville to$Platte$County
Net$New
Annual$Operations$Impacts:
Tax$Revenue $37,000 $72,000 $129,000 $95,000
30<Year$Operations$Impacts:
Tax$Revenue $1,752,000 $3,439,000 $4,885,000 $3,813,000
Note:$Estimated$tax$revenues$depicted$are$based$on$the$amount$generated$in$each$jurisdiction,$and$are$exclusive$of$each$other.
Note:$Tax$revenues$depected$herein$include$only$those$generated$to$the$City/County$governments$and$do$not$include$those$generated$to$the
school$district$or$other$taxing$jurisdictions.
8<Field$Complex$and Multi<Family$Housing$(300$Units)
$Specialty$Food$Store Food$&$Beverage$Business
Fiscal$Impacts
Proposed$Parkville$Soccer$Complex
Scenario$1 Scenario$2
Executive Summary
xv
It
should
be
noted
that
tax
revenues
generated
in
each
scenario
could
provide
a
potential
resource
to
help
offset
the
impact
of
NID
assessments
on
development.
Study
Conclusion
Based
on
the
analyses
conducted
herein,
a
proposed
sports
complex
in
Parkville
would
meet
the
needs
of
Northland
region-‐based
soccer
organizations,
while
also
hosting
a
limited
number
of
local
and
regional
tournaments.
Current
and
expected
competition
in
the
market
for
tournament
complexes,
as
well
as
Parkville’s
lack
of
visitor
infrastructure,
make
it
unreasonable
to
expect
a
proposed
soccer
complex
in
Parkville
to
host
national
tournaments.
Given
the
type
and
level
of
programming
anticipated
to
be
hosted
at
the
proposed
sports
complex,
it
is
estimated
that
the
complex
would
operate
at
loss
of
upwards
of
$400,000
annually,
including
payment
of
the
NID
assessment.
In
lieu
of
the
sports
complex,
alternate
commercial
development
involving
the
construction
of
a
multi-‐family
housing
complex
and
year-‐round
food
and
beverage
business
is
estimated
to
be
a
better
use
of
the
site
due
to
the
ability
to
generate
higher
levels
of
tax
revenues
to
the
local
economy,
as
well
as
an
annual
NID
assessment
from
the
developer.
The
development
of
a
multi-‐family
housing
complex
would
also
meet
an
existing
need
that
is
not
currently
being
met
in
the
community
for
housing.
The
NIDs
assessments
create
an
additional
financial
hurdle
for
development
of
the
parcels.
To
accelerate
development
of
the
study
area,
there
should
be
some
incentive
to
offset
the
NID
assessments.
In
most
cases,
the
incentive
could
be
a
reduced
land
sale
price
and/or
property
tax
abatement
(not
including
NID).
This
reduction
in
price
will
also
allow
a
developer
to
have
more
capital/equity
early
on
to
develop
the
property.
Executive
Summary
1.
Introduction
2.
Stakeholder
Engagement
Summary
3.
Sports
Complex
Analysis
4.
Hotel/Commercial
Development
Analysis
5.
Economic
&
Fiscal
Impacts
1.
Introduction
1. Introduction
1
Parkville
is
located
in
the
southern
portion
of
Platte
County,
approximately
20
miles
north
of
downtown
Kansas
City,
Missouri.
Parkville
is
home
to
Park
University,
Parkville
Commons,
English
Landing
Park,
the
National
Golf
Club,
Riss
Lake,
and
the
historic
downtown
Main
Street
area.
Parkville
is
also
part
of
the
Park
Hill
School
District,
which
is
one
of
the
three
top
performing
school
districts
in
the
State
of
Missouri
and
serves
as
a
major
driver
of
residential
growth
in
the
area.
In
2006,
the
City
of
Parkville
responded
to
petitions
and
began
the
process
to
create
two
Neighborhood
Improvement
Districts
(“NID”s)
on
an
approximately
350-‐acre
site
located
at
the
intersection
of
Interstate
435
and
Highway
45
as
a
means
of
completing
public
sewer
and
road
improvement
projects.
It
was
envisioned
that
the
improvement
projects
would
spur
private
development
on
the
site,
including
mixed
office
and
light
industrial
space,
townhomes
and
single-‐family
residential,
multi-‐
family
residential,
and
supporting
retails
uses.
However,
due
to
a
variety
of
factors,
including
the
economic
recession,
private
development
on
the
site
has
not
occurred,
with
the
exception
of
a
convenience
store.
In
order
to
fund
the
NID
projects,
the
city
issued
approximately
$9.1
million
in
limited
general
obligation
bonds
in
2014
with
the
first
interest-‐only
debt
service
payment
of
$315,992
due
in
2015,
increasing
to
more
than
$700,000
per
year
in
2017.
As
a
means
of
spurring
development
on
the
site
and
generating
additional
tax
revenues
to
cover
debt
service,
the
Parkville
Economic
Development
Council
(“EDC”)
appointed
a
Sports
Village
Task
Force
to
explore
potential
options,
with
the
group
focusing
its
efforts
on
the
development
of
a
youth
sports
complex
aimed
at
generating
economic
and
fiscal
benefits
to
the
local
economy
by
hosting
tournaments
that
draw
visitors
to
the
area
and
spur
commercial
development.
Source:(City(of(Parkville
Project(Area(Map
Interstate(435(and(Highway(45
1. Introduction
2
In
order
to
understand
whether
a
sports
complex
could
be
accommodated
in
the
NID,
the
EDC
engaged
Sports
Plan
Studio
and
Bartlett
&
West
Engineers
to
develop
preliminary
plans
for
the
site.
Conceptual
site
planning
concluded
that
the
southeast
quadrant
of
the
NID
properties
could
support
up
to
12
regulation
soccer
fields
(inclusive
of
one
championship
field
with
permanent
bleacher
seating)
with
adjacent
parking
and
support
facilities,
as
well
as
a
hotel
or
indoor
sports
facility.
It
should
be
noted
that
although
Plan
Studio
and
Bartlett
&
West
Engineers
developed
plans
that
focused
on
soccer
and
indoor
sports,
project
representatives
are
open
to
considering
alternative
sports
complex
uses
such
as
baseball/softball
fields
and
other
such
uses.
In
addition
to
preliminary
site
planning,
the
City
has
also
had
discussions
with
Platte
County
regarding
a
potential
partnership
on
the
sports
complex.
The
Platte
County
Parks
&
Recreation
Master
Plan
has
allocated
funds
for
improvements
to
parks
and
open
space
and
trails
and
greenways
throughout
the
county,
but
has
not
specifically
earmarked
funds
for
the
development
of
a
sports
complex
within
the
county.
Although
the
County
has
indicated
no
interest
in
financially
supporting
a
youth
sports
park
at
the
site,
the
City
is
in
the
process
of
determining
the
feasibility
of
a
sports
complex
to
be
located
at
the
southeast
corner
of
Interstate
435
and
Highway
45.
Source:(Sports(Plan(Studio
Proposed(Sports(Complex(Plan
1. Introduction
3
As
a
next
step
in
the
process,
the
City
of
Parkville
engaged
Conventions,
Sports
&
Leisure
International
(“CSL”)
and
DiSalvo
Development
Advisors
(“DDA”)
to
provide
a
market
feasibility
and
economic
impact
analysis
for
a
sports
complex
and/or
commercial
development
at
the
southeast
corner
of
Interstate
435
and
Highway
45.
In
order
to
provide
the
City
with
a
thorough
analysis
of
potential
development
on
the
site,
CSL
and
DDA
reviewed
local
market
demographic
and
socioeconomic
characteristics,
assessed
industry
trends,
compiled
an
inventory
of
local
sports,
hotel,
retail,
and
single-‐family
and
multi-‐family
housing
facilities,
reviewed
the
operations
of
comparable
and
competitive
sports
complexes,
analyzed
the
ability
of
the
proposed
site
to
support
a
variety
of
commercial
developments,
and
interviewed
local
and
regional
sports
and
recreation
organizations
and
potential
project
stakeholders.
Research
results
were
used
to
estimate
potential
demand
for
the
proposed
sports
complex
and
ancillary
or
alternative
commerical
development,
define
general
building
program
elements
necessary
to
accommodate
demand,
estimate
potential
financial
operating
results,
and
estimate
potential
economic
and
fiscal
benefits.
Study&Methodology
1. Introduction
4
The
study’s
findings
are
presented
in
the
following
sections:
Executive
Summary
1. Introduction
2. Stakeholder
Engagement
Summary
3. Sports
Complex
Analysis:
Local
&
Regional
Market
Characteristics
Sports
Participation
Trends
Estimated
Utilization
&
Building
Program
Comparable
Facility
Analysis
Financial
Projections
4. Hotel/Commercial
Development
Analysis:
Hotel
Market
Analysis
Retail
Market
Analysis
Other
Near
Term
Development
Alternatives
5. Economic
&
Fiscal
Impact
Analysis
This
report
outlines
the
key
findings
of
the
feasibility
analysis
and
is
designed
to
assist
project
representatives
in
making
informed
decisions
regarding
future
development
of
the
southeast
intersection
of
Interstate
435
and
Highway
45.
The
report
should
be
read
in
its
entirety
to
obtain
the
background,
methods
and
assumptions
underlying
the
findings.
Executive
Summary
1.
Introduction
2.
Stakeholder
Engagement
Summary
3.
Sports
Complex
Analysis
4.
Hotel/Commercial
Development
Analysis
5.
Economic
&
Fiscal
Impacts
2.
Stakeholder
Engagement
Summary
2. Stakeholder Engagement Summary
5
As
an
initial
step
in
the
feasibility
study
process,
the
consulting
team
of
CSL
and
DDA
visited
Parkville
to
tour
the
subject
site,
the
City
of
Parkville
and
the
greater
Northland
region,
as
well
as
meet
with
a
variety
of
community
leaders
and
project
stakeholders.
These
interviews
were
designed
to
provide
the
consulting
team
with
valuable
insight
into
the
project
vision,
community
history
and
potential
users
of
the
proposed
sports
complex
and/or
hotel
and
other
commercial
development.
Key
community
stakeholders
that
were
interviewed
as
part
of
the
initial
stakeholder
engagement
process
included
the
following:
• Bank
of
Blue
Valley;
• Barth
Development
Group;
• City
of
Parkville;
• Dalmark
Group;
• Foutch
Brothers
Development;
• Legacy
Soccer
Club;
• Main
Street
Inn;
• Park
Hill
School
District;
• Park
University;
• Parkville
Commons;
• Parkville
Sports
Village
Task
Force;
• Platte
County
Convention
&
Visitors
Bureau;
• Platte
County
Economic
Development
Council;
• Platte
County
Parks
and
Recreation;
• The
Station;
and,
• Other
Project
Stakeholders.
The
following
is
a
summary
of
the
key
observations
and/or
common
themes
of
the
wide-‐ranging
discussions
with
various
community
stakeholders
regarding
Parkville
and
the
proposed
sports
complex
and/or
hotel
and
other
commercial
development
opportunities
at
the
intersection
of
Interstate
435
and
Highway
45.
1. In
2006,
the
city
created
two
Neighborhood
Improvement
Districts
(NIDs)
for
public
sewer
and
road
improvement
projects.
In
total,
the
city
issued
approximately
$9.1
million
in
general
obligation
bonds
to
pay
for
the
projects.
The
first
interest-‐only
debt
service
payment
on
the
general
obligation
bonds
in
the
amount
of
$315,992
is
due
in
2015,
and
the
city
is
seeking
new
development
to
generate
incremental
tax
revenues
in
order
to
cover
the
debt
service.
2. Potential
uses
that
have
been
identified
for
the
NID
by
a
variety
of
community
stakeholders
include
a
sports
complex
(outdoor
or
indoor),
an
extension
of
2. Stakeholder Engagement Summary
6
riverfront
parks
and
trails,
single-‐family
housing
development,
multi-‐family
housing
development,
and
a
new
hotel
and
retail
development,
among
others.
3. Private
development
on
the
site
has
not
occurred
as
envisioned,
and
as
a
result,
the
City
is
currently
assessing
a
variety
of
alternative
uses.
4. The
consensus
among
stakeholders
was
that
Parkville
is
an
attractive
area
for
families,
as
Park
Hill
School
District
is
one
of
the
three
top
performing
school
districts
in
the
state
of
Missouri.
5. Several
stakeholders
indicated
that
a
hotel
at
the
proposed
site
could
accommodate
a
variety
of
local/regional
users,
including
demand
drivers
from
Park
University
and
Fort
Leavenworth,
among
others.
Hotel
rooms
and
meeting
space
is
very
limited
in
Parkville.
6. Many
of
the
stakeholders
interviewed
stated
that
there
is
currently
a
shortage
of
quality
soccer
fields
in
the
Northland,
which
results
in
residents
having
to
drive
upwards
of
45
minutes
to
Johnson
County
or
other
locales
for
practices
and
games.
7. It
was
estimated
by
stakeholders
that
there
are
over
200
youth
soccer
teams,
consisting
of
over
2,000
players,
in
the
Northland
that
could
potentially
utilize
additional
high-‐quality
soccer
fields,
including
clubs
such
as
Legacy,
Harambe,
Futura,
Freebirds,
and
KC
Milan.
8. South
Kansas
City
is
home
to
a
large
number
of
soccer
fields,
including
the
12-‐
field
Overland
Park
Soccer
Complex,
which
is
regarded
as
one
of
the
best
soccer
complexes
in
the
country.
In
addition,
several
communities,
including
Lee’s
Summit,
Olathe,
and
Lenexa,
as
well
as
Sporting
KC,
are
currently
considering
the
construction
of
a
new
soccer
complex.
Some
stakeholders
expressed
concern
that
the
market
may
become
oversaturated
with
large-‐scale
soccer
tournament
complexes.
9. Stakeholders
indicated
that
Parkville’s
proximity
to
Village
West
and
Zona
Rosa
could
be
an
attractive
amenity
for
potential
users
of
a
development
at
the
proposed
site,
but
could
also
result
in
a
loss
of
economic
impact
for
the
City/County.
Several
stakeholders
also
indicated
that
the
435
corridor
is
currently
isolated
and
plans
to
develop
the
area
could
take
upwards
of
15
to
20
years,
resulting
in
a
lack
of
infrastructure
in
place
to
capture
a
large
portion
of
the
economic
impact
generated
by
the
proposed
development.
10. The
Platte
County
Parks
&
Recreation
Master
Plan
includes
$15.9
million
in
funding
for
improvements
to
parks
and
open
space
($9.4
million),
as
well
as
trails
2. Stakeholder Engagement Summary
7
and
greenways
($6.5
million).
A
project
in
Parkville
could
be
eligible
for
a
portion
of
funding
allocation
if
proposed
site
included
these
improvements.
11. Park
University
is
primarily
a
commuter
school
that
consists
of
approximately
1,600
students
and
400
employees.
The
University
has
employees
located
throughout
the
country
that
occasionally
come
to
campus
and
representatives
of
the
University
stated
that
there
is
a
need
for
hotel
rooms
located
in
close
proximity
to
campus.
In
addition,
the
University
also
participates
in
an
athletic
conference
that
spans
several
states
(MO,
AR,
IL,
TN)
and
there
is
a
need
for
additional
hotel
rooms
to
accommodate
visiting
teams,
which
currently
stay
close
to
the
airport.
University
representatives
also
stated
that
they
have
difficulty
hosting
conferences
on
campus
due
to
a
lack
of
meeting
space.
12. While
most
stakeholders
believe
more
athletic
fields
are
needed
in
the
Northland
region,
many
stakeholders
were
not
convinced
that
a
sports
complex
was
the
highest
and
best
use
at
Intestate
435
and
Highway
45.
13. Several
stakeholders
believe
that
too
much
focus
is
placed
on
generating
sales
tax
revenue
from
the
site
and
not
enough
focus
is
placed
on
the
potential
for
increased
property
tax
revenue.
Overall,
the
issues
that
emerged
during
the
stakeholder
engagement
process,
as
well
as
others
identified
throughout
the
research
process,
served
to
provide
invaluable
market-‐
specific
information
to
guide
the
direction
of
the
study
going
forward.
Executive
Summary
1.
Introduction
2.
Stakeholder
Engagement
Summary
3.
Sports
Complex
Analysis
4.
Hotel/Commercial
Development
Analysis
5.
Economic
&
Fiscal
Impacts
3.
Sports
Complex
Analysis
3. Sports Complex Analysis
Local & Regional Market Characteristics
8
The
proposed
sports
complex
in
Parkville
is
envisioned
to
not
only
meet
the
needs
of
Parkville
and
the
Northland
residents,
it
is
also
envisioned
to
host
tournaments
that
draw
out
of
town
visitors
to
the
area
and
generate
economic
and
fiscal
impacts.
As
a
result,
the
viability
of
a
proposed
sports
complex
in
Parkville
is
dependent,
in
large
part,
on
local
market
demographic
and
socioeconomic
characteristics
and
the
marketability
of
the
community
to
potential
visiting
tournament
participants.
Key
local
and
regional
market
characteristics
that
may
impact
the
viability
of
a
proposed
sports
complex
in
Parkville
include:
• Demographic
&
Socioeconomic
Characteristics;
• Transportation
Accessibility;
• Air
Access;
• Hotel
Inventory;
• Visitor
Attractions;
and,
• Local
&
Regional
Athletic
Facilities.
The
demographic
and
socioeconomic
data
presented
in
this
report
is
based
on
the
anticipated
primary
and
secondary
markets
of
a
proposed
sports
complex
in
Parkville.
The
primary
market
is
the
geographic
area
from
which
it
is
anticipated
that
the
majority
of
participants,
spectators
and
corporate
partners
are
expected
to
originate.
The
size
of
this
primary
market
area
can
be
influenced
by
such
factors
as
transportation
systems,
site
accessibility,
and
competing
athletic
facilities
in
the
surrounding
region.
For
purposes
of
this
analysis,
the
primary
market
is
estimated
to
be
comprised
of
the
Northland
region
(comprised
of
Platte
and
Clay
Counties).
The
secondary
market
is
the
geographic
area
that
will
draw
many
of
the
tournament
visitors.
The
tournament
market
is
broken
into
two
groups;
the
Kansas
City
core-‐based
statistical
area
and
a
four-‐hour
drive
time
radius.
Industry
research
indicates
that
participants
in
youth
sports
tournaments
are
willing
to
travel,
on
average,
up
to
four
hours
to
participate
in
regional
tournaments.
As
such,
it
is
expected
that
the
majority
of
tournament
participants
traveling
to
a
proposed
sports
complex
in
Parkville
will
be
derived
from
these
areas.
Occasionally,
sports
complexes
can
draw
from
national
or
international
markets,
but
these
opportunities
are
very
limited
The
remainder
of
this
section
of
the
report
summarizes
the
local
and
regional
market
characteristics
and
their
potential
implications
on
the
viability
of
a
proposed
sports
complex
in
Parkville.
3. Sports Complex Analysis
Local & Regional Market Characteristics
9
Demographic
and
Socioeconomic
Characteristics
Parkville
is
located
in
Platte
County,
approximately
20
miles
north
of
downtown
Kansas
City,
Missouri,
and
is
part
of
the
Northland
region,
which
comprises
Platte
and
Clay
counties.
Parkville
is
home
to
Park
University,
Parkville
Commons,
English
Landing
Park,
the
National
Golf
Club,
Riss
Lake,
and
the
historic
downtown
Main
Street
area.
Parkville
is
also
part
of
the
Park
Hill
School
District,
which
is
one
of
the
top
three
school
districts
in
the
State
of
Missouri
and
serves
as
a
major
driver
of
migration
to
the
area.
The
historical,
current
and
projected
demographic
and
socioeconomic
characteristics
of
Parkville
and
the
surrounding
regional
area
provide
an
indication
of
the
market’s
ability
to
support
a
proposed
sports
complex.
The
table
below
provides
a
demographic
and
socioeconomic
overview
of
the
City
of
Parkville,
Northland
region,
Kansas
City
Core-‐
Based
Statistical
Area
and
a
four-‐hour
drive
time
from
Parkville
compared
to
the
United
State
as
a
whole.
City%of Northland Kansas%City 42Hour%Drive U.S.
Demographic%Variable Parkville Region CBSA Time%Radius Total
Population:
!!2010!Population 5,554 311,261 2,009,342 10,667,531 308,745,538
!!2014!Population 5,710 321,431 2,042,935 10,872,752 314,467,933
!!2019!Population 6,055 339,837 2,110,685 11,241,592 325,843,774
!!Historical!annual!growth!rate!(2010!to!2013)0.2% 0.2% 0.1%0.1%0.1%
!!Projected!annual!growth!rate!(2013!to!2018)1.2% 1.1% 0.7%0.7%0.7%
Age:
!!Median!Age 38.0 37.8 37.0 37.1 37.6
!!Age!Distribution:
!!!!Under!20 27.8% 27.2% 27.4% 26.8% 26.1%
!!!!20!to!34 19.0% 19.7% 20.1% 20.6% 20.7%
!!!!35!to!54 27.7% 28.5% 27.4% 25.8% 26.7%
!!!!55!&!Over 25.5% 24.7% 25.2% 26.8% 26.5%
Household%Income:
!!Median!Household!Income $70,628 $59,913 $44,286 $56,887 $51,314
!!Income!Distribution:
!!!!$0!to!$24,999 11.7% 17.0% 21.2% 24.4% 24.0%
!!!!$25,000!to!$49,999 25.3% 23.9% 24.5% 26.1% 24.6%
!!!!$50,000!to!$74,999 15.0% 20.9% 19.4% 19.7% 18.4%
!!!!$75,000!to!$99,999 7.7% 13.5% 12.6% 12.0% 11.8%
!!!!$100,000!to!$149,999 13.6% 16.1% 14.1% 11.6% 12.5%
!!!!$150,000!and!over 26.7% 8.7% 3.6%6.3%8.7%
Ethnicity:
!!!!White 86.6% 83.7% 73.2% 83.4% 62.8%
!!!!AfricanRAmerican 4.6% 5.8% 12.0%7.6% 11.1%
!!!!Latino 4.7% 6.1% 8.6%7.1% 15.2%
!!!!Asian 2.9% 2.1% 2.2%2.1%4.3%
!!!!Other 1.2% 2.3% 4.0%4.0%6.6%
Source:!ESRI
Primary%Market Secondary%Market
Local%&%Regional%Market%Demographic%Summary
3. Sports Complex Analysis
Local & Regional Market Characteristics
10
Key
demographic
and
socioeconomic
characteristics
include:
Population
–
The
size
and
quality
of
the
population
in
the
local
and
regional
area
has
a
direct
impact
on
Parkville’s
ability
to
support
a
proposed
sports
complex.
Key
population
characteristics
of
the
local
and
regional
area
include:
• The
City
of
Parkville
consists
of
approximately
5,700
residents
and
is
expected
to
grow
by
1.2
percent
per
year
to
6,100
residents
by
2019.
• In
2014,
the
Northland
region
had
a
total
population
of
approximately
321,000
residents.
The
total
population
of
the
Northland
region
is
anticipated
to
grow
to
approximately
340,000
residents
by
2019,
an
annual
growth
rate
of
1.1
percent
which
is
greater
than
the
national
average
(0.7
percent).
• There
are
approximately
2.1
million
and
11.2
million
residents
living
in
the
Kansas
City
CBSA
and
within
a
four-‐hour
drive
time
of
Parkville.
Both
the
Kansas
City
CBSA
and
four-‐hour
drive
time
population
are
expected
to
grow
at
the
same
rate
as
the
rest
of
the
country
over
the
next
five
years.
Age
Distribution
–
The
age
distribution
of
a
market’s
population
base
can
be
indicative
of
the
number
of
participants
from
which
to
draw
participants
and
can
also
serve
to
influence
the
type
of
programming
offered
at
the
proposed
sports
complex.
Key
age
characteristics
of
Parkville’s
local
and
regional
market
population
include:
• In
general,
the
median
age
of
residents
living
within
the
primary
and
secondary
markets
are
comparable
to
the
median
age
of
the
U.S.
as
a
whole.
Specifically,
the
median
age
of
residents
living
in
Parkville
is
38.0
years,
while
residents
living
in
the
Northland
region,
Kansas
City
CBSA
and
within
a
four-‐hour
drive
of
Parkville
have
a
median
age
of
37.8
years,
37.0
years,
and
37.1
years,
respectively.
• The
percentage
of
residents
under
the
age
of
20
within
the
primary
and
secondary
market
is
comparable
to
that
of
the
U.S.
population,
which
will
provide
a
significant
base
from
which
to
attract
participants
to
the
proposed
complex.
Household
Income
–
An
important
socioeconomic
characteristic
that
provides
insight
into
a
market’s
ability
to
allocate
discretionary
income
to
various
3. Sports Complex Analysis
Local & Regional Market Characteristics
11
participatory
sports
activities
include
household
and
per
capita
income.
Key
income
characteristics
of
Parkville’s
local
and
regional
market
include:
• The
median
household
income
in
Parkville
is
$70,628,
which
is
significantly
higher
than
(38
percent)
the
U.S.
median
household
income
of
$51,314.
• Median
household
income
levels
in
the
Northland
region
($59,913)
and
within
a
four-‐hour
drive
($56,887)
are
both
higher
than
the
U.S.
median
household
income,
while
the
median
household
income
within
the
Kansas
City
CBSA
($44,286)
is
below
the
national
average.
• Any
discussion
of
household
income
should
consider
the
cost
of
living
characteristic
of
an
area.
The
cost
of
living
indicates
how
expensive
or
inexpensive
a
city
is,
relative
to
the
nation
as
a
whole.
The
national
average
is
100
and
greater
Kansas
City
is
99.2,
indicating
that
cost
of
living
in
and
around
Kansas
City
is
similar
to
that
of
the
nation
as
a
whole.
Such
statistics
indicate
that
local/regional
participants
and
will
have
comparable
levels
of
discretionary
income
to
spend
when
compared
to
the
national
average
• It
should
be
noted
that
the
percentage
of
households
in
the
City
of
Parkville
(26.7
percent)
with
a
median
income
in
excess
of
$150,000
is
over
three-‐times
higher
than
that
of
the
U.S.
as
a
whole.
(8.7
percent),
while
the
percentage
of
households
in
the
Northland
Region
are
eual
to
the
national
average.
These
characteristics
can
provide
a
positive
indication
of
the
local
market’s
ability
to
participate
in
sports
hosted
at
the
proposed
sports
complex,
as
people
participating
in
the
targeted
indoor
and
outdoor
sports
generally
exhibit
higher
income
levels
than
the
national
average.
Ethnicity
–
The
ethnic
make-‐up
of
the
area
can
impact
demand
for
various
sports
activities
at
the
proposed
sports
complex
in
Parkville.
Key
ethnicity
characteristics
include:
• Overall,
the
primary
and
secondary
markets
can
be
classified
as
less
diverse
than
the
U.S.
as
a
whole,
as
caucasians
make
up
a
alrge
portion
of
the
total
population.
3. Sports Complex Analysis
Local & Regional Market Characteristics
12
Corporate
Base
The
depth
and
breadth
of
the
local
and
regional
corporate
market
provides
a
base
from
which
the
proposed
sports
complex
in
Parkville
could
draw
from
for
advertising,
sponsorships
and
naming
rights
opportunities.
Key
characteristics
of
Parkville’s
local
and
regional
corporate
market
include:
As
shown
above,
there
are
249
companies
in
Parkville,
13,656
companies
in
the
Northland
region,
95,024
in
the
Kansas
City
CBSA
and
789,189
companies
within
a
four-‐
hour
drive
of
Parkville.
It
should
be
noted
that
certain
industries
such
as
education,
government,
membership
organizations,
non-‐profit
institutions,
private
households
and
religious
organizations
were
excluded
from
the
analysis.
Although
a
large
portion
of
companies
generate
annual
revenues
under
$1
million,
the
majority
of
advertising,
sponsorship
and
naming
rights
opportunities
offered
at
a
sports
complex
are
generally
much
smaller
than
those
offered
at
larger
professional
venues,
which
provides
a
greater
number
of
local
companies
with
the
opportunity
to
provide
support.
The
table
on
the
following
page
presents
the
major
employers
in
Platte
County,
as
compiled
by
the
Platte
County
Economic
Development
Council.
Companies Percentage Companies Percentage Companies Percentage Companies Percentage
Corporate
Base
Distribution:
Under
$1
MM 231 92.8% 12,690 92.9% 87,083 91.6% 732,699 92.8%
$1
MM
to
$2.4
MM 8 3.2% 506 3.7% 3,992 4.2% 28,433 3.6%
$2.5
to
$4.9
MM 3 1.2% 186 1.4% 1,686 1.8% 11,820 1.5%
$5
MM
to
$9.9
MM 5 2.0% 118 0.9% 970 1.0% 6,973 0.9%
$10
MM
to
$24.9
MM 0 0.0%87 0.6% 716 0.8% 5,271 0.7%
$25
MM
to
$49.9
MM 0 0.0%28 0.2% 307 0.3% 1,983 0.3%
Over
$50
MM 2 0.8%41 0.3% 330 0.3% 2,010 0.3%
Total
Corporate
Base 249 100.0% 13,656 100.0% 95,084 100.0% 789,189 100.0%
Source:
Hoover's
Parkville Northland Kansas
City
CBSA 4-‐Hour
Drive
Time
Corporate
Base
Local
&
Regional
Market
3. Sports Complex Analysis
Local & Regional Market Characteristics
13
As
shown
above,
the
Park
Hill
School
District
is
the
largest
employer
in
Platte
County
with
1,500
employees.
The
Park
Hill
School
District
is
one
of
the
top
three
school
districts
in
Kansas
City.
Additionally,
the
district’s
average
Missouri
Assessment
Program
index
score
ranked
ninth
out
of
the
469
Missouri
school
districts
that
reported
scores
for
all
tested
subject
areas.
The
quality
of
the
educational
experience
offered
at
the
Park
Hill
School
District
is
one
of
the
main
drivers
of
population
migration
to
the
area.
In
addition
to
the
Park
Hill
School
District,
the
Harley-‐Davidson
Motor
Company
and
Argosy
Casino
Hotel
&
Spa
are
also
two
of
the
largest
employers
in
the
area,
with
1,004
and
750
workers,
respectively.
Other
major
employers
with
500
or
more
employees
include
Saint
Luke’s
Northland
Hospital,
Johnson
Controls,
Tyco
Integrated
Security
and
the
Kansas
City
Aviation
Department.
Rank Company Description Employees
1 Park
Hill
School
District Education 1,500
2 Harley-‐Davidson
Motor
Co.Auto
Sales 1,004
3 Argosy
Casino
Hotel
&
Spa Resort
/
Hotel 750
4 Saint
Luke's
Northland
Hospital Health
Care 728
5 Johnson
Controls Technology 600
6 Tyco
Integrated
Security Technology 585
7 Kansas
City
Aviation
Department Travel 520
8 Platte
County
R
3
Schools Education 448
9 Aetna
Rx
Home
Delivery Health
Care
/
Courier 420
10 Park
University Education 377
11 Farmland
Foods Agriculture 365
12 Travelport Travel 359
13 KCP&L Utility 342
14 Daily
Farmers
of
America Agriculture 309
15 Platte
County
Government Government 255
16 Southwest
Airlines Travel 245
17 Faurecia
Riverside Manufacturing 235
18 HMS
Host/LJA
Enterprises Travel 208
19 Federal
Express Courier 207
20 Hilton-‐Kansas
City
Airport Resort
/
Hotel 160
21 The
National
Golf
Club
of
Kansas
City Sport 146
22 Embassy
Suites Resort
/
Hotel 144
23 Kansas
City
Airport
Marriott Resort
/
Hotel 110
Source:
Platte
County
Economic
Development
Council
Platte
County
Major
Employers
3. Sports Complex Analysis
Local & Regional Market Characteristics
14
Transportation
Accessibility
Transportation
access
will
be
integral
to
the
success
of
the
proposed
sports
complex
in
Parkville.
Ease
of
access
is
not
only
important
from
the
perspective
of
the
complex’s
marketability
to
national
sports
organizations,
but
also
in
the
ability
of
the
complex
to
accommodate
to
attract
visitors
and
participants
on
a
local
and
regional
basis.
Located
on
the
western
edge
of
Missouri,
Parkville
is
ideally
situated
approximately
20
miles
from
downtown
Kansas
City.
The
following
map
illustrates
the
location
of
Parkville
in
relation
to
the
local
and
regional
markets.
As
shown
above,
Parkville’s
location
provides
convenient
access
to
Kansas
City,
Missouri,
one
of
the
two
largest
metropolitan
areas
in
the
Midwest.
It
is
also
anticipated
that
a
proposed
sports
complex
in
Parkville
would
also
likely
draw
participants
and
visitors
from
other
regional
cities
and
metropolitan
areas.
The
table
on
the
following
page
presents
a
list
of
the
metropolitan
areas
located
with
a
four-‐hour
drive
of
Parkville,
as
it
is
estimated
that
the
vast
number
of
participants
and
visitors
will
originate
within
a
four-‐hour
drive
of
the
proposed
complex.
Source: Microsoft MapPoint
Travel'Accessibility
Parkville,'MO'
Northland'Region'
Kansas'City'
CBSA'
3. Sports Complex Analysis
Local & Regional Market Characteristics
15
One
of
the
greatest
strengths
of
Parkville
and
the
greater
Kansas
City
metropolitan
area
is
the
convenience
of
its
location
and
drive
time
to
numerous
nearby
metropolitan
areas.
Specifically,
Parkville
is
located
within
a
four-‐hour
drive
time
of
large
metropolitan
areas
including
Omaha,
Wichita,
Lincoln,
Des
Moines,
and
St.
Louis.
This
convenient
access
will
be
critical
to
the
long-‐term
viability
of
a
proposed
sports
complex
in
Parkville
and
its
ability
to
attract
participants
and
visitors.
Air
Access
Although
it
is
estimated
that
the
vast
majority
of
participants
and
visitors
will
originiate
from
within
a
four-‐hour
drive
of
Parkville,
air
access
can
be
an
important
factor
in
attracting
participants
and
spectators
originating
from
a
regional
or
national
location.
Based
on
discussions
with
project
stakeholders
and
local
sports
organizations,
a
limited
number
of
youth
tournaments,
mainly
collegiate
showcases
or
regional/national
club
team
tournaments,
attract
teams
from
across
the
country
that
utilize
air
access.
Parkville
is
located
approximately
13
miles
south
of
the
Kansas
City
International
Airport,
which
serves
approximately
10
million
passengers
annually.
The
airport
is
served
by
15
commercial
airlines
and
their
regional
partners,
including
American
Airlines,
Delta
Airlines,
Southwest
Airlines,
Spirit
Airlines,
United
Airlines
and
US
Metro&Area Miles&from Drive&Time
City,&State Population Parkville (Hours)&*
Kansas%City,%MO 2,042,935 10 0.2
Overland%Park,%KS 178,919 20 0.4
Olathe,%KS 130,045 29 0.5
Topeka,%KS 127,679 66 1.1
Manhattan,%KS 127,081 124 2.0
Columbia,%MO 115,276 136 2.2
Omaha,%NE 877,110 177 2.8
Springfield,%MO 164,122 176 2.9
Wichita,%KS 385,577 202 3.1
Lincoln,%NE 265,404 190 3.2
Des%Moines,%IA 588,999 202 3.2
St.%Charles,%MO 66,463 238 3.8
St.%Louis,%MO 2,150,706 259 4.1
Tulsa,%OK 961,561 268 4.3
*As%defined%by%Google%Maps
Source:%Claritas,%CSL%International%research,%Google%Maps
Driving&Distance&to&Regional&Markets
3. Sports Complex Analysis
Local & Regional Market Characteristics
16
Airways.
The
airport
provides
non-‐stop
service
to
51
cities
in
the
United
States,
Canada
and
Mexico.
The
convenience
of
air
access
represents
an
advantage
to
attracting
national
tournaments
to
a
proposed
sports
complex
in
Parkville.
Hotel
Inventory
The
availability
and
quality
of
hotel
rooms
are
important
considerations
in
determining
the
ability
of
a
proposed
sports
complex
in
Parkville
to
accommodate
athletic
tournaments
and
other
activities
that
draw
out-‐of-‐town
attendees
and
generate
economic
benefits
to
the
local
area.
The
table
on
the
following
page
summarizes
accommodations
within
a
15-‐mile
radius
of
Parkville,
which
captures
hotels
around
Kansas
City
International
Airport.
According
to
the
Platte
County
Convention
&
Visitors
Bureau,
there
are
no
known
plans
for
hotel
development
in
Parkville
in
the
foreseeable
future.
An
analysis
of
hotel
development
potential
is
presented
later
in
this
report.
As
shown
in
the
table
on
the
following
page,
there
are
currently
61
hotel,
motel
and
bed
and
breakfast
establishments
within
15
miles
of
Parkville.
In
total,
the
area
includes
approximately
7,000
hotel
guestrooms,
consisting
of
a
variety
of
full-‐service,
limited
service
and
extended
stay
accommodations.
The
three-‐room
Main
Street
Inn
is
currently
the
only
hotel
in
Parkville,
which
will
present
significant
challenges
when
trying
to
accommodate
out-‐of-‐town
users
of
the
proposed
sports
complex
in
Parkville
and
generate
economic
benefits
to
the
local
area.
Until
further
hotel
development
occurs
in
Parkville,
a
significant
portion
of
the
spending
associated
with
overnight
tournament
participants
will
likely
be
spent
outside
of
Parkville.
3. Sports Complex Analysis
Local & Regional Market Characteristics
17
Distance Total
to,Parkville Number,of
Name (miles)Rooms
Main%Street%Inn 1 3
La%Quinta%Inns%&%Suites%Kansas%City%Airport 4 80
Motel%6%Kansas%City%North%Airport 4 86
Super%8%Kansas%City%Airport 4 46
Super%8%Riverside%Kansas%City%Area 4 48
Courtyard%Kansas%City%@%Briarcliff 5 123
Extended%Stay%America%Kansas%City%Airport%Tiffany%Springs 5 89
Sleep%Inn%Kansas%City%Airport 5 104
Hyatt%Place%Kansas%City%Airport 5 134
Courtyard%Kansas%City%Airport 5 149
Relax%Inn 5 27
Regency%Inn%Kansas%City 6 60
Holiday%Inn%Express%&%Suites%Kansas%City%Airport 6 109
Drury%Inn%&%Suites%Kansas%City%Airport 6 122
Chase%Suites%Kansas%City 6 112
Riverside%Motel 6 11
Argosy%Casino%Hotel%&%Spa 6 258
Residence%Inn%Kansas%City%Downtown%Convention%Center 6 112
Courtyard%Kansas%City%Downtown%Convention%Center 6 147
Hilton%Garden%Inn%Kansas%City%Kansas 6 147
Days%Inn%&%Suites%Kansas%City%Airport 7 49
Best%Western%Plus%Kansas%City%Airport%KCI%East 7 79
Comfort%Inn%Kansas%City%Airport%South 7 85
Candlewood%Suites%Kansas%City%Airport 7 88
Super%Inn 7 115
Hilton%Kansas%City%Airport 7 347
Homewood%Suites%by%Hilton 7 116
Howard%Johnson%Plaza 7 120
Drury%Inn%&%Suites%KCI 7 123
Residence%Inn%by%Marriott%X%KC%Airport 7 152
Embassy%Suites%X%KCI 7 237
Hampton%Inn%Kansas%City%Airport 7 120
Econo%Lodge%Airport%Kansas%City 7 59
Holiday%Inn%Express%&%Suites%North%Kansas%City 7 73
Days%Inn%Kansas%City 7 78
American%Inn 7 167
Best%Western%Country%Inn%North 7 44
La%Quinta%Inns%&%Suites%Kansas%City%North 7 96
Extended%Stay%Inn 7 213
Econo%Lodge%Downtown%North%Kansas%City 8 86
Comfort%Inn%I%70%Near%Kansas%Speedway 8 45
American%Motel 8 158
Super%8%Kansas%City 8 41
Microtel%Inn%&%Suites%by%Wyndham%Kansas%City%Airport 8 80
The%Plaza%Hotel 8 138
Four%Points%Kansas%City%Airport 8 200
Quality%Inn%Suites%Kansas%City%International%Airport 8 73
Comfort%Suites%Speedway%Kansas%City 8 84
Marriott%Kansas%City%Airport 8 384
Hotel%Savoy 8 22
Harrah`s%North%Kansas%City%Casino 8 375
Best%Western%Country%Inn%KCI 9 43
Extended%Stay%America%X%Kansas%City%Airport 9 109
Holiday%Inn 9 141
Fairfield%Inn%X%KCI 10 129
Radisson%X%Kansas%City%Airport 10 138
Super%8%Motel%Platte%City 14 61
Best%Western%Airport%Inn%&%Suites%KCI%North 14 72
Homestead%Studio%Suites 15 89
Comfort%Inn%Airport 15 92
TravelLodge 15 120
Overnight,Accomodations,Within,15,Miles,of,Parkville
TOTAL 7,008
*Distance%defined%by%Google%Maps%from%hotel%to%Parkville%City%Hall
Source:%Smith%Travel%Research
3. Sports Complex Analysis
Local & Regional Market Characteristics
18
Attractions
Platte
County
offers
numerous
cultural,
recreational,
outdoor
and
entertainment
attractions
and
activities
throughout
the
year.
Platte
County’s
combination
of
outdoor
recreational
activities
and
entertainment
attractions
make
it
a
unique
destination
that
appeals
to
a
variety
of
travelers
throughout
the
year.
Many
visitors
come
to
the
area
for
its
variety
of
wineries,
orchards,
museums
and
other
attractions.
Specific
area
attractions
and
activities
include,
but
are
not
limited
to:
• Alldredge
Orchards
• AMC
Barrywoods
24
Movie
Theater
• Argosy
Riverside
Casino
• Bell
Road
Barn
Players
• Ben
Ferrel
Platte
County
Museum
• Comanche
Acres
Iris
Gardens
• E.H.
Young
Riverfront
Park
• Harley-‐Davidson
Final
Assembly
Plant
• Herbert
Bonnell
Museum
• Historic
Square
District
• Jowler
Creek
Winery
• Line
Creek
Community
Arena
and
Park
• National
Silk
Art
Museum
• Northland
Symphony
Orchestra
• Parkville
Mini-‐Golf
• Pirtle
Winery
• Platte
Ridge
Park
• Pumpkins
Etc.
• Renner
Brenner
Site
Park
• River
Roll
• Riverside
Municipal
Swimming
Pool
• Riverwood
Winery
• Shiloh
Springs
Golf
Club
• Snow
Creek
Sky
&
Board
Area
• Springs
Aquatic
Center
at
Tiffany
Hills
• Tiffany
Greens
Golf
Club
• Tiffany
Hills
Sports
Complex
• Tuileries
Plaza
• United
Federation
of
Doll
Clubs
Museum
• Vaughn
Orchard
and
Country
Store
• Village
West
• Weston
Bend
State
Park
• Weston
Brewing
Company
• Weston
Historical
Museum
• Weston
Red
Barn
Farm
• Zona
Rosa
Town
Center
Parkville
has
a
historic
downtown
Main
Street
area
that
offers
a
variety
of
restaurants,
antique
and
specialty
shops
and
other
attractions
that
draw
people
to
the
area.
The
historic
downtown
Parkville
offers
a
unique
destination
that
could
appeal
to
tournament
participants
and
visitors.
Zona
Rosa
Town
Center
and
Village
West
are
two
of
the
area’s
primary
attractions,
offering
a
variety
of
dining,
shopping,
and
entertainment
options,
as
well
as
a
variety
of
hotel,
residential
and
office
space.
Located
within
approximately
15
miles
from
Parkville,
Zona
Rosa
(located
within
five
miles
of
Parkville)
and
Village
West
could
serve
to
attract
teams
and
participants
to
tournaments
hosted
at
a
proposed
sports
complex
in
Parkville,
however,
the
fact
that
both
developments
are
located
outside
city
limits
3. Sports Complex Analysis
Local & Regional Market Characteristics
19
could
result
in
Parkville
losing
out
on
a
significant
amount
of
economic
and
fiscal
benefits.
Annual
Events/
Festivals
Additional
attractions
that
could
provide
entertainment
opportunities
and
potential
tie-‐
ins
to
sports
tournaments
include
annual
events
or
festivals.
Platte
County
is
home
to
a
variety
of
annual
events
that
provide
visitors
with
additional
entertainment
activities.
Annually
recurring
events
hosted
in
Platte
County
include:
March
–
5th
Weekend
2014
Northland
Ethnic
Festival
April
–
3rd
Weekend
Platte
City
Antique,
Swap
Meet
&
Flea
Market
April
–
4th
Weekend
Lions
Club
Antique
and
Collectibles
Show
April
–
4th
Weekend
Parkville
Microbrew
Fest
May
–
1st
Weekend
Wooftstock:
A
Festival
for
Dogs
and
People
May
–
3rd
Weekend
Heartland
Armed
Forces
Celebration
May
–
5th
Weekend
Festa
Italiana
June
–
2nd
Weekend
Parkville
River
Jam
–
Jazz,
Blues
and
Fine
Arts
Festival
July
–
4th
Week
Platte
County
Fair
August
–
4th
Weekend
Parkville
Days
September
–
2nd
Weekend
Edgerton
Pioneer
Days
September
–
2nd
Weekend
Zona
Rosa
Arts
Festival
September
–
3rd
Weekend
Riverfest
October
–
1st
Weekend
Applefest…A
Fall
Harvest
Festival
October
–
1st
Weekend
Parktoberfest
October
–
1st
Weekend
A
Taste
of
Zona
Rosa
October
–
2nd
Weekend
Weston
IrishFest
November
–
3rd
Weekend
Holiday
Weekend
Open
House
November
–
4th
Weekend
Christmas
on
the
River
December
–
1st
Weekend
Candlelight
Homes
Tour
The
Parkville
Microbrew
Fest,
Parkville
River
Jam
–
Jazz,
Blues
and
Fine
Arts
Festival,
Parkville
Days,
Parktoberfest
and
Christmas
on
the
River
are
all
also
held
in
Parkville.
Local
&
Regional
Athletic
Facilities
Operations
of
a
proposed
sports
complex
in
Parkville
would
be
impacted
by
the
number
and
type
of
local
and
regional
facilities
that
compete
for
the
limited
supply
of
events,
spectators,
participants
and
sponsorship
dollars
within
the
marketplace.
3. Sports Complex Analysis
Local & Regional Market Characteristics
20
Some
facilities
in
the
local
marketplace
will
compete
directly
to
host
similar
users,
while
other
facilities
do
not
represent
significant
direct
competition
as
they
may
not
host
the
type
and/or
level
of
programming
targeted
by
a
proposed
sports
complex
in
Parkville.
The
following
section
presents
a
summary
of
major
multi-‐field
or
multi-‐court
athletic
complexes
located
within
the
local
and
regional
market
that
could
provide
competition
for
a
proposed
sports
complex
in
Parkville.
Outdoor
Sports
Complexes
In
order
to
gain
an
understanding
of
the
existing
level
of
potential
competition
to
host
outdoor
sports
programming
in
the
Kansas
City
metropolitan
area,
the
following
is
a
summary
of
outdoor
sports
complexes
in
the
local
and
regional
market:
• Tiffany
Hills
Park
(Kansas
City,
MO)
–
Tiffany
Hills
Park
is
located
in
Kansas
City,
Missouri,
approximately
six
miles
north
of
Parkville
(City
Hall).
The
complex
includes
eight
baseball/softball
fields
and
two
natural
grass
soccer
fields.
In
the
summer
months,
the
complex
is
primarily
utilized
as
a
tournament
facility
for
youth
baseball
and
softball,
however,
local
soccer
clubs
utilize
the
fields
for
practices
and
games
throughout
the
year.
Current
master
plans
for
the
facility
include
the
addition
of
four
or
five
new
baseball/softball
fields,
as
well
as
the
potential
for
additional
soccer
fields.
The
park
is
owned
by
the
City
of
Kansas
City
and
operated
by
the
Southern
Platte
County
Athletic
Association.
• Tiffany
Springs
Park
(Kansas
City,
MO)
–
Tiffany
Springs
Park
is
located
in
Kansas
City,
Missouri,
approximately
seven
miles
northwest
of
Parkville.
The
complex
includes
10
natural
grass
soccer
fields
and
five
baseball/softball
fields.
The
soccer
fields
primarily
accommodate
local
practice
and
league
play,
however,
future
master
plan
improvements
do
include
additional
soccer
and
baseball/softball
fields.
The
complex
is
owned
by
the
City
of
Kansas
City
and
operated
by
the
Northland
Sports
Alliance.
• Platte
Purchase
Park
(Kansas
City,
MO)
–
Located
approximately
10
miles
northeast
of
Parkville,
Platte
Purchase
Park
is
a
140-‐acre
sports
complex
that
offers
13
baseball/softball
fields,
four
of
which
were
opened
in
2004.
Platte
County
acquired
the
complex
in
2007,
and
the
park
is
currently
jointly
owned
and
operated
by
Platte
County
and
the
City
of
Kansas
City.
Primarily
utilized
for
baseball
and
softball,
the
complex
is
home
to
the
Clay/Platte
County
Baseball
League.
3. Sports Complex Analysis
Local & Regional Market Characteristics
21
• National
Training
&
Coaching
Development
Center
(Kansas
City,
KS)
–
Located
approximately
10
miles
southwest
of
Parkville,
Sporting
Kansas
City,
in
conjunction
with
Wyandotte
County,
announced
plans
in
July
2014
to
construct
a
$75
million
national
Training
&
Coaching
Development
Center
at
the
southeast
corner
of
98th
Street
and
Parallel
Parkway
in
Kansas
City,
Kansas,
that
would
become
the
home
of
the
U.S.
Soccer
Federation.
Located
in
the
Village
West
development,
the
190-‐acre
facility
would
offer
16
fields,
consisting
of
one
climate-‐controlled
indoor
field,
11
outdoor
natural
grass
fields,
and
four
synthetic
turf
fields.
The
complex
would
also
include
a
100,000
square
foot,
climate-‐controlled
indoor
pavilion,
beach
training
courses,
futsal
courses,
running
courses,
and
would
also
be
connected
to
a
125-‐room
extended
stay
hotel.
The
complex,
anticipated
to
open
in
2016,
is
being
constructed
by
Sporting
KC
as
part
of
its
agreement
to
receive
$230
million
in
state
and
local
tax
subsidies
to
construct
Sporting
Park.
Given
its
association
with
Sporting
KC,
the
anticipated
quality
of
facilities,
and
its
location
near
Village
West,
it
is
anticipated
that
the
facility
could
become
one
of
the
most
in-‐demand
complexes
in
the
local
and
regional
market.
The
development
of
this
complex,
along
with
the
Overland
Park
Soccer
Complex,
will
likely
limit
Parkville’s
ability
to
compete
to
host
major
national
and
regional
soccer
tournaments.
• Platte
Ridge
Park
(Platte
City,
MO)
–
Located
approximately
20
miles
northwest
of
Parkville,
the
215-‐acre
Platte
Ridge
Park
opened
in
2005
in
Platte
City,
Missouri.
The
park
consists
of
four
soccer
fields,
four
baseball/softball
fields,
a
5k
running
trial,
playground
equipment,
a
pond
and
family
recreation
area.
A
joint
partnership
between
Platte
County
and
Platte
City
brought
$2.4
million
in
improvements
to
the
park
in
2005,
and
Platte
City
funded
its
portion
through
its
half-‐cent
sales
tax.
The
majority
of
programming
at
the
park
is
centered
around
serving
the
recreational
needs
of
the
citizens
of
Platte
City.
• Shawnee
Soccer
Complexes
(Shawnee,
KS)
–
Shawnee,
Kansas,
is
located
approximately
20
miles
southwest
of
Parkville
in
Johnson
County.
The
City
of
Shawnee
is
home
to
two
complexes,
the
60-‐acre
Stump
Park
and
the
nine-‐
acre
Swarner
Park,
which
combined
offer
11
natural
grass
soccer
fields,
baseball
fields,
a
walking
trail,
and
other
outdoor
recreational
activities.
Owned
and
operated
by
the
City
of
Shawnee,
the
fields
are
mainly
utilized
by
the
Metro
United
Soccer
Club
for
practices
and
league
play.
• Overland
Park
Soccer
Complex
(Overland
Park,
KS)
–
The
Overland
Park
Sports
Complex
is
located
approximately
20
miles
south
of
Parkville
in
Johnson
County,
and
is
considered
one
of
the
premier
soccer
complexes
in
3. Sports Complex Analysis
Local & Regional Market Characteristics
22
the
country.
The
96-‐acre
complex
includes
12
lighted,
regulation-‐size
synthetic
turf
fields,
as
well
as
a
field
cooling
system
and
evaporating
cooling
fans.
The
complex
hosted
23
tournaments
in
2013,
along
with
a
full
schedule
of
practice
and
14
weeks
of
league
play
from
the
Heartland
Soccer
Association,
Sporting
Blue
Valley
and
the
Overland
Soccer
Club.
The
$36
million
complex
is
owned
and
operated
by
the
City
of
Overland
Park.
• Swope
Park
Soccer
Village
(Kansas
City,
MO)
–
Swope
Park
Soccer
Village
serves
as
the
official
training
site
for
Sporting
KC
and
the
Sporting
KC
Academy
and
consists
of
a
three-‐field
soccer
complex.
It
was
recently
announced
in
2014
that
a
$13.5
million
expansion
of
the
complex
was
approved,
and
will
include
five
new
synthetic
turf
fields,
1,500-‐seat
championship
grass
field
and
the
expansion
of
two
existing
natural
grass
professional
training
fields.
The
project
also
includes
additional
parking,
an
expansion
of
training
facilities,
new
concession
stands,
and
a
renovation
of
restrooms
and
shelters.
The
project
is
being
financed
through
the
City
and
Jackson
County’s
portion
of
existing
TIF
funds.
• Raytown
Soccer
Complex
(Kansas
City,
MO)
–
The
Raytown
Soccer
Complex
is
located
approximately
25
miles
southeast
of
Parkville
in
Kansas
City,
Missouri,
and
includes
14
soccer
fields.
The
complex
serves
as
the
home
of
the
Raytown
Soccer
Club,
which
competes
in
the
KC
Metro
League,
and
hosts
a
variety
of
practice,
league
and
tournament
play
throughout
the
year.
Tournaments
hosted
at
the
complex
in
2014
include
the
Autumn
Bash,
KC
Cup
and
Tournament
in
the
Woods,
among
others.
• Jackson
County
Soccer
Complexes
(Kansas
City,
MO)
–
The
Jackson
County
Parks
&
Recreation
Department
owns
and
operates
a
collection
of
five
soccer
complexes
in
southeast
Kansas
City.
The
complexes
include
the
99th
&
Blue
River
Soccer
Complex
(five
fields),
122nd
&
Blue
River
Soccer
Complex
(five
fields),
128th
&
Blue
Ridge
Soccer
Complex
(four
fields),
Kennethy
Road
Soccer
Complex
(four
fields),
and
the
Franke
Soccer
Complex
(four
fields).
In
total,
the
complexes
offer
18
natural
grass
fields
that
host
a
variety
of
practice,
league
and
tournament
play
for
the
Heartland
Soccer
Association.
• Heritage
Soccer
Park
(Olathe,
KS)
–
Located
approximately
30
miles
south
of
Parkville
in
Olathe,
Kansas,
the
Heritage
Soccer
Park
has
18
natural
grass
soccer
fields,
and
is
part
of
the
1,238-‐acre
Heritage
Park,
which
opened
in
1981.
Although
the
18
soccer
fields
are
not
considered
tournament-‐quality,
the
park
is
utilized
by
the
Heartland
Soccer
Association
for
a
variety
of
practice
and
league
play,
occasionally
hosts
additional
programming
that
cannot
be
accommodated
at
the
Overland
Park
Soccer
Complex.
In
addition
3. Sports Complex Analysis
Local & Regional Market Characteristics
23
to
soccer
fields,
the
complex
also
offers
10
grass
football
fields,
a
four-‐field
softball
complex,
golf
course,
and
equestrian
facility.
The
park
is
owned
and
operated
by
the
Johnson
County
Park
and
Recreation
District.
• Lone
Elm
Park
(Olathe,
KS)
–
Also
located
in
Olathe,
Kansas,
Lone
Elm
Park
is
a
160-‐acre
park
that
includes
eight
natural
grass
soccer
fields
(two
lighted),
five
lighted
softball
fields,
a
walking
trail,
and
other
camping
facilities.
Utilization
of
the
eight
soccer
fields
is
derived,
primarily,
from
practice
and
league
play
organized
by
the
Heartland
Soccer
Association
(which
also
utilizes
Heritage
Soccer
Park),
and
also
hosts
a
limited
number
of
tournaments
annually.
The
park
is
owned
and
operated
by
the
City
of
Olathe
Parks
and
Recreation
District.
• Legacy
Park
(Lee’s
Summit,
MO)
–
Located
in
Lee’s
Summit,
Missouri,
approximately
35
miles
southeast
of
Parkville,
Legacy
Park
offers
12
natural
grass
soccer
fields
as
part
of
a
692-‐acre
complex.
In
addition
to
soccer
fields,
the
complex
also
includes
16
baseball
fields,
eight
softball
fields,
three
football
fields,
and
a
45,000
square
foot
community
center.
The
complex
is
owned
and
operated
by
the
Lee’s
Summit
Parks
and
Recreation
Department,
with
the
soccer
fields
leased
by
the
Lee’s
Summit
Soccer
Association
in
order
to
accommodate
the
groups
practice
and
league
play.
Developers
in
Lee’s
Summit
are
in
the
planning
stages
of
a
new
$230
million
sports
complex
and
entertainment
village
on
the
northeast
corner
of
Interstate
470
and
View
High
Drive.
A
new
15-‐field
complex
would
be
part
of
a
larger,
130-‐acre
development
that
could
include
a
200-‐room
hotel,
entertainment
options,
restaurants
and
upscale
apartments.
Should
the
proposed
development
become
a
reality,
and
combined
with
the
presence
of
the
Overland
Park
Soccer
Complex
and
the
soon
to
be
built
Sporting
KC
National
Training
Center,
it
is
likely
that
a
sports
complex
in
Parkville
would
be
at
a
competitive
disadvantage
in
attracting
regional
and
national
tournaments.
In
addition
to
the
above-‐mentioned
complexes,
several
communities
within
the
local
and
regional
area,
including
Olathe
($22
million,
12-‐field
complex)
and
Lenexa,
have
recently
explored
or
are
currently
in
the
process
of
assessing
the
viability
of
new
sports
complexes
capable
of
hosting
regional
and
national
tournament
activity.
The
development
of
other
tournament-‐quality
sports
complexes
in
the
area
could
negatively
impact
the
marketability
of
the
proposed
sports
complex
in
Parkville,
particularly
to
host
tournaments,
to
generate
significant
levels
of
local
and
regional
utilization.
3. Sports Complex Analysis
Local & Regional Market Characteristics
24
Indoor
Sports
Complexes
In
order
to
gain
an
understanding
of
the
existing
level
of
potential
competition
to
host
indoor
sports
programming,
the
following
is
a
summary
of
indoor
sports
complexes
in
the
local
and
regional
market:
• Parkville
Athletic
Complex
(Parkville,
MO)
–
Opened
in
2004
at
a
cost
of
approximately
$4
million,
the
Parkville
Athletic
Complex
(“PAC”)
is
located
in
close
proximity
to
Parkville
City
Hall.
The
41,000
square
foot
indoor
complex
has
three
basketball/volleyball
courts,
a
batting
cage,
and
space
to
accommodate
a
variety
of
other
activities
including
wrestling,
judo,
futsal,
yoga,
and
Pilates,
as
well
as
space
for
parties,
classes,
and
other
gatherings.
Owned
and
operated
by
Barth
Real
Estate
Development,
the
complex
hosts
wrestling,
basketball
and
volleyball
programming
18
weeks
per
year,
and
leases
out
practice
time
for
a
variety
of
users
throughout
the
year.
Overall,
the
PAC
draws
approximately
100,000
visitors
annually.
• LeVo
Sports
Complex
(Riverside,
MO)
–
Located
approximately
five
miles
southeast
of
Parkville,
the
LeVo
Sports
Complex
is
a
35,000
square
foot
multi-‐gym
complex
inside
the
Star
Medical
building.
The
complex
consists
of
six
full-‐size
basketball
courts
and
seven
regulation-‐size
volleyball
courts,
as
well
as
an
on-‐site
exercise
facility.
Privately
owned
and
operated,
the
complex
hosts
a
variety
of
basketball
and
volleyball
practice,
league
and
tournament
play
throughout
the
year.
• Heart
of
America
Volleyball
Facility
(Kansas
City,
MO)
–
Located
approximately
15
miles
south
of
Parkville
in
Kansas
City,
Missouri,
The
Heart
of
America
Volleyball
facility
serves
as
the
headquarters
of
The
Heart
of
America
Region
Volleyball,
an
independent
incorporated
member
of
USA
Volleyball
that
covers
club
volleyball
in
Kansas
and
the
western
half
of
Missouri.
The
facility
offers
eight
volleyball
courts,
as
well
as
outdoor
sand
volleyball
courts,
that
are
used
for
tournaments,
matches,
camps,
and
practices
throughout
the
year.
• Okun
Fieldhouse
(Shawnee,
KS)
–
The
Okun
Fieldhouse
opened
in
1999
in
Shawnee,
Kansas,
approximately
20
miles
southwest
of
Parkville.
The
56,500
square
foot
facility
includes
eight
volleyball
courts,
four
basketball
courts,
and
is
part
of
the
Mid-‐America
West
Sports
Complex,
which
covers
100
acres
and
includes
12
baseball/softball
fields.
The
facility
is
owned
by
Johnson
County
and
operated
by
the
Johnson
County
Parks
&
Recreation
Department.
Approximately
140,000
people
use
the
facility
on
an
annual
basis,
including
approximately
50,000
tournament
participants.
On
an
annual
basis,
the
3. Sports Complex Analysis
Local & Regional Market Characteristics
25
facility
generates
approximately
$900,000
in
operating
revenues
and
incurs
approximately
$1.0
million
in
operating
expenses,
resulting
in
an
annual
operating
loss
of
approximately
$100,000
which
is
subsidized
by
the
County.
• KC
Sports
Lodge
(Independence,
MO)
–
Opened
in
2008,
the
KC
Sports
Lodge
is
located
in
Independence,
Missouri,
approximately
20
miles
southeast
of
Parkville.
The
70,000
square
foot
facility
includes
three
indoor
soccer/football
fields,
three
basketball/volleyball
courts,
a
fitness
center,
training
space,
meeting
facilities,
and
a
concessions
area.
Privately
owned
and
operated,
the
complex
hosts
a
variety
of
recreational,
practice,
league
and
tournament
play
for
sports
such
as
indoor
soccer,
basketball,
lacrosse,
flag
football,
and
volleyball.
• Sports
City
(Blue
Springs,
MO)
–
The
76,000
square
foot
Sports
City
opened
in
2000
in
Blue
Springs,
Missouri,
approximately
30
miles
southeast
of
Parkville.
The
complex
features
two
full-‐size
arena
soccer
fields,
one
full-‐size
basketball/volleyball
court
with
a
drop-‐down
curtain
for
half-‐court
capabilities,
four
batting
cages,
miniature
golf
course,
bar
and
grill,
and
an
arcade.
Programming
at
the
privately
owned
and
operated
complex
consists
mainly
of
basketball,
volleyball,
flag
football
and
indoor
soccer
league
play,
as
well
as
practices,
games
and
other
activities.
• Sports
Pavilion
Lawrence
at
Rock
Chalk
Park
(Lawrence,
KS)
–
The
City
of
Lawrence
and
the
University
of
Kansas
have
partnered
on
the
$63.5
million
Sports
Pavilion
Lawrence
at
Rock
Chalk
Park,
which
will
be
located
in
Lawrence,
Kansas,
approximately
40
miles
southwest
of
Parkville.
The
facility
will
include
a
$24.5
million,
181,000
square
foot
indoor
recreation
center
that
will
include
eight
full-‐size
basketball
courts,
16
full-‐size
volleyball
courts,
and
indoor
soccer/sports
area,
a
1/8-‐mile
track,
a
fitness
center,
meeting
rooms
and
other
ancillary
spaces.
The
City
of
Lawrence
is
funding
$22.5
million
of
the
total
costs,
with
the
remaining
$2
million
donated
by
Bill
and
Cindy
Self’s
Assist
Foundation.
The
facility
will
also
include
a
$39
million
development
for
the
University
of
Kansas,
consisting
of
a
1,500-‐seat
softball
stadium,
a
2,500-‐seat
soccer
stadium,
a
10,000-‐seat
track
and
field
complex,
and
a
28,000
square
foot
indoor
training
building.
Given
the
facility’s
association
with
the
University
of
Kansas,
it
is
anticipated
that
the
complex
will
generate
a
steady
level
of
programming,
and
would
be
a
more
attractive
option
for
indoor
sports
users
than
a
new
facility
in
Parkville.
• New
Century
Fieldhouse
(Gardner,
KS)
–
Opened
in
2011
at
a
cost
of
$6.0
million,
the
88,000
square
foot
New
Century
Fieldhouse
is
located
in
in
Gardner,
Kansas,
approximately
40
miles
southwest
of
Parkville.
The
3. Sports Complex Analysis
Local & Regional Market Characteristics
26
complex
includes
a
100’
x
190’
artificial
turf
field,
four
full-‐length
basketball
courts,
eight
volleyball
courts,
four
futsal
courts,
a
78’
x
29’
multi-‐purpose
room,
four
upper
level
party
suites
with
court
and
field
views,
and
an
upper
level
lounge
area
with
court
and
field
views.
The
complex
is
owned
by
Johnson
County
and
operated
by
the
Johnson
County
Parks
&
Recreation
Department.
New
Century
Fieldhouse
was
the
first
public
recreation
center
in
the
Kansas
City
metropolitan
area
to
receive
LEED
certification.
• Sport
Zone
(Topeka,
KS)
–
Sport
Zone
is
a
multi-‐purpose
youth
and
adult
sports
complex
located
approximately
65
miles
west
of
Parkville
in
Topeka,
Kansas.
The
facility
offers
four
multi-‐use
basketball/volleyball
courts,
a
separate
area
with
two
additional
volleyball
courts,
and
indoor
batting
cages.
The
facility
hosts
tournaments,
camps,
and
other
such
activities
for
sports
such
as
basketball,
volleyball,
indoor
soccer,
football,
and
baseball.
In
addition
to
the
local
and
regional
facilities
discussed
herein,
the
388,800
square
foot
Bartle
Hall,
the
main
exhibition
hall
of
the
Kansas
City
Convention
Center,
has
hosted
large-‐scale
basketball
and
volleyball
tournaments
that
can
accommodate
60
courts
and
approximately
10,000
participants.
Currently,
there
is
a
proposal
to
spend
approximately
$22
million
to
redevelop
the
19,500-‐seat
Kemper
Arena,
located
in
downtown
Kansas
City,
Missouri,
into
a
multi-‐
purpose
venue
that
could
include
12
basketball
courts
and
host
tournaments
that
could
attract
users
from
throughout
the
Midwest.
The
proposal
also
includes
a
half-‐mile
running
track,
as
well
as
a
variety
of
recreation,
retail
and
other
multi-‐use
space.
There
are
also
various
YMCAs
and
other
community
recreation
centers
located
throughout
the
Kansas
City,
Topeka,
and
Wichita
areas
that
have
the
potential
to
host
an
occasional
small-‐scale
basketball
or
volleyball
tournament.
Local
&
Regional
Athletic
Facility
Summary
It
is
important
to
consider
the
number
and
type
of
sports
complexes
in
the
local
and
regional
market
when
determining
the
appropriate
use
and
potential
utilization
of
a
proposed
sports
complex
in
Parkville.
The
table
on
the
following
page
summarizes
the
local
and
regional
outdoor
and
indoor
sports
complexes,
which
are
estimated
to
provide
competition
for
a
proposed
sports
complex
in
Parkville.
As
shown
below,
there
are
13
major
multi-‐field
outdoor
sports
complexes
within
35
miles
of
Parkville
that
have
a
total
of
134
soccer
fields
and
63
baseball/softball
fields.
3. Sports Complex Analysis
Local & Regional Market Characteristics
27
There
are
also
nine
major
indoor
sports
complexes
with
65
miles
of
Parkville
that
have
43
basketball
(approxmimately
50
to
70
volleyball
courts)
and
18
other
multi-‐use
fields.
It
should
be
noted
that
although
this
analysis
focused
on
major
indoor
and
outdoor
facilities
within
the
local
and
regional
area,
there
are
numerous
other
small
facilities
(i.e.
high
school
gyms,
parks,
etc.)
that
also
offer
outdoor
and
indoor
programming
that
could
compete
with
a
porposed
sports
complex
in
Parkville
to
host
practices
and
and
games.
In
addition,
the
number
of
major
outdoor
and
indoor
facilities
capable
of
hosting
large-‐scale
tournaments
and
competitions
is
also
subject
to
increase
given
the
number
of
facilities
in
the
area
that
are
currently
in
the
initial
planning
stages.
Baseball/
Distance Soccer Softball
Complex Location (miles)Fields Fields
Tiffany'Springs'Park Kansas'City,'MO 7 10 5
Tiffany'Hills'Park Kansas'City,'MO 6 2 8
Platte'Purchase'Park Kansas'City,'MO 10 0 13
National'Training'&'Coaching'Center Kansas'City,'KS 10 16 0
Platte'Ridge'Park Platte'City,'MO 20 4 4
Shawnee'Soccer'Complexes Shawnee,'KS 20 11 n/a
Overland'Park'Soccer'Complex Overland'Park,'KS 20 12 0
Swope'Park'Soccer'Village Kansas'City,'MO 20 9 0
Raytown'Soccer'Complex Kansas'City,'MO 25 14 0
Johnson'County'Soccer'Complexes Kansas'City,'MO 30 18 0
Heritage'Park Olathe,'KS 30 18 4
Lone'Elm'Park Olathe,'KS 30 8 5
Legacy'Park Lee's'Summit,'MO 35 12 24
Total;/;Average 20 134 63
Basketball/
Distance Volleyball MultiJUse
Complex Location (miles)Courts Fields
Parkville'Athletic'Complex Parkville,'MO 0 3 0
LeVo'Sports'Complex Riverside,'MO 5 6 0
Heart'of'America'Volleyball'Facility Kansas'City,'MO 15 8 0
Okun'Fieldhouse Shawnee,'KS 20 4 12
KC'Sports'Lodge Independence,'MO 30 3 3
Sports'City Blue'Springs,'MO 30 1 2
Sports'Pavilion'Lawrence Lawrence,'KS 40 8 1
New'Century'Fieldhouse Gardner,'KS 40 4 0
Sport'Zone Topeka,'KS 65 6 0
Total;/;Average 27 43 18
Source:'CSL'International'research
Outdoor;Sports;Complex;Summary
Indoor;Sports;Complex;Summary
Local;&;Regional;Athletic;Facilities
Outdoor;&;Indoor;Sports;Complexes
3. Sports Complex Analysis
Local & Regional Market Characteristics
28
Summary
As
previously
mentioned,
the
viability
of
the
proposed
Parkville
Falls
Sports
Complex
is
dependent,
in
large
part,
on
the
socioeconomic
and
demographic
characteristics,
as
well
as
the
depth
and
breadth
of
competitive
facilities
in
the
local
and
regional
market.
The
following
presents
a
summary
of
the
characteristics
of
the
local
and
regional
market.
• Although
the
population
within
Parkville
is
limited
(5,700
residents),
there
are
approximately
11.2
million
residents
within
a
four-‐hour
drive,
and
the
population
of
the
areas
surrounding
Parkville
is
growing
at
a
rate
that
meets
or
exceeds
the
national
average.
• Median
household
incomes
in
Parkville
are
significantly
higher
than
the
national
average.
In
addition,
median
household
income
levels
within
the
Northland
region
and
a
four-‐hour
drive
time
are
also
higher
than
the
U.S.
as
a
whole.
• The
percentage
of
residents
under
the
age
of
20
within
the
local
and
regional
market
is
comparable
to
that
of
the
U.S.
population,
which
will
provide
a
significant
base
from
which
to
attract
participants
to
a
proposed
complex.
• Although
a
large
portion
of
companies
generate
annual
revenues
under
$1
million,
the
majority
of
advertising,
sponsorship
and
naming
rights
opportunities
offered
at
a
sports
complex
are
generally
much
smaller
than
those
offered
at
larger
professional
venues,
which
provides
a
greater
number
of
local
companies
with
the
opportunity
to
provide
support.
• The
Park
Hill
School
District
is
ranked
among
the
top
three
school
districts
in
the
State
of
Missouri,
and
serves
as
a
major
driver
of
migration
to
the
area.
• Parkville
is
very
accessible
due
to
its
proximity
to
the
Kansas
City
International
Airport
(13
miles),
and
is
located
within
a
four-‐hour
drive
of
large
metropolitan
areas
including
Omaha,
Wichita,
Lincoln,
Des
Moines,
and
St.
Louis.
• The
visitor-‐related
infrastructure
in
Parkville
is
not
well-‐positioned
to
serve
as
an
asset
in
attracting
out-‐of-‐town
visitors,
mainly
due
to
a
lack
of
hotel
accommodations.
• There
are
a
number
of
outdoor
and
indoor
sports
complexes
located
within
the
local
and
regional
market
that
will
provide
competition
for
a
proposed
sports
complex
in
Parkville
to
host
a
variety
of
programming,
including
practices,
league
play
and
tournaments.
In
addition,
there
are
also
a
number
of
facilities
currently
3. Sports Complex Analysis
Local & Regional Market Characteristics
29
in
the
planning
stages
of
development
that
would
provide
additional
competition
for
the
proposed
facility.
The
local
/
regional
market
characteristics
of
a
proposed
sports
complex
in
Parkville
are
considered
along
with
an
assessment
of
sports
industry
trends,
interviews
from
potential
facility
users,
and
the
historical
operations
of
comparable
and
competitive
facilities
to
estimate
demand.
3. Sports Complex Analysis
Sports Participation Trends
30
The
purpose
of
this
section
is
to
provide
an
overview
of
sports
participation
trends
in
the
United
States.
An
understanding
of
these
trends
at
a
national,
regional
and
local
level
provides
a
framework
from
which
to
assess
potential
demand
for
the
proposed
Parkville
Sports
Complex.
The
statistical
data
presented
in
this
section
was
derived
from
the
Sporting
Goods
Manufacturer’s
Association
(SGMA)
and
the
Sports
Business
Research
Network
(SBRNet).
Research
information
from
the
Sporting
Goods
Manufacturer’s
Association
is
derived
from
a
study
based
on
approximately
40,000
interviews
encompassing
youth
and
adult
sports
participation.
SBRNet
compiles
studies
from
organizations
such
as
the
National
Sporting
Goods
Association
(NGSA),
which
publishes
a
comprehensive
annual
report
of
sports
participation
in
the
United
States.
This
report
contains
participation
data
which
is
gathered
to
analyze
trends
and
patterns
within
51
sports
and
activities.
The
remainder
of
this
section
presents
relevant
information
on
sports
participation
trends
for
sports
that
a
proposed
sports
complex
in
Parkville
could
potentially
host.
National
Sports
Participation
Rates
Based
on
discussions
with
project
stakeholders,
including
local
sports
organizations,
sports
requiring
outdoor
fields
(baseball,
flag
football,
lacrosse,
soccer,
softball,
tackle
football,
touch
football,
etc.)
and
sports
requiring
an
indoor
athletic
complex
(basketball,
cheerleading,
gymnastics,
volleyball,
wrestling,
etc.)
were
identified
as
the
most
likely
users
of
a
sports
complex
in
Parkville
and
are
subject
to
further
consideration
and
analysis.
The
information
on
the
following
pages
summarizes
the
SGMA
study
completed
in
2014.
Cumulative
national
sports
participation
levels
are
shown
as
well
as
participation
trends
from
2007
to
2013
for
each
of
the
identified
sports.
!Baseball !Basketball
!Flag+Football !Cheerleading
!Lacrosse !Gymnastics
!Soccer !Swimming
!Softball !Volleyball
!Tackle+Football !Wrestling
!Touch+Football
Targeted(Indoor(Sports:Targeted(Outdoor(Sports:
National(Sports(&(Activities
Potential(Primary(Uses
3. Sports Complex Analysis
Sports Participation Trends
31
Frequent
Participation
Based
on
SGMA
study
guidelines,
sports
participation
is
split
into
three
classifications,
including
frequent
participation,
infrequent
participation
and
occasional
participation.
It
is
envisioned
that
a
sports
complex
in
Parkville
would
attempt
to
host
a
variety
of
practice,
league
and
tournament
play
on
an
annual
basis,
thus
dedicating
a
significant
portion
of
programming
towards
frequent
users.
Frequent
participation
is
defined
in
the
table
below.
Among
sports
requiring
outdoor
fields,
soccer
and
softball
have
the
lowest
defined
frequent
participation
rate
of
at
least
40
times
annually.
People
participating
in
baseball,
flag
football
and
tackle
football
at
least
50
times
per
year
are
classified
as
frequent
participants,
whereas
lacrosse
requires
at
least
60
times
per
year.
Volleyball
has
the
lowest
required
threshold
to
be
considered
a
frequent
participant
(at
least
20
times
per
year),
followed
by
basketball
and
wrestling
(50+
times
annually)
and
cheerleading
(70+
times
annually).
National
Sports
Participation
Levels
Although
it
is
anticipated
that
the
vast
majority
of
programming
at
the
proposed
sports
complex
in
Parkville
would
be
dedicated
to
frequent
sports
participants,
it
is
important
to
understand
the
overall
participation
rates
on
a
national
level.
National
participation
rates
can
provide
insights
into
the
overall
popularity
of
a
sport,
as
well
as
the
size
of
the
base
from
which
to
attract
new
frequent
participants.
Targeted(Outdoor(Sports:Targeted(Indoor(Sports:
Soccer 40+)times)annually Volleyball 20+)times)annually
Softball 40+)times)annually Gymnastics 40+)times)annually
Baseball 50+)times)annually Basketball 50+)times)annually
Flag)Football 50+)times)annually Wrestling 50+)times)annually
Tackle)Football 50+)times)annually Cheerleading 70+)times)annually
Touch)Football 50+)times)annually
Lacrosse 60+)times)annually
Source:)SGMA
Frequent(Participants(Definition
3. Sports Complex Analysis
Sports Participation Trends
32
The
following
chart
presents
a
summary
of
the
national
participation
rates
of
targeted
indoor
and
outdoor
sports
broken
out
by
participation
level
(i.e.
frequent,
infrequent
and
occasional).
As
shown
above,
basketball
(25.7
million)
and
volleyball
(10.1
million)
have
the
highest
national
participation
levels
among
sports
requiring
and
indoor
complex,
soccer
(12.9
million),
baseball
(11.7
million)
and
softball
(10.0
million)
have
the
highest
national
participation
levels
among
sports
requiring
outdoor
fields.
Source:(SGMA
National(Sports(Participation(Levels
Targeted(Indoor(&(Outdoor(Sports
0.4(
.7(
2.2(
1(
2.5(
2.8(
3.9(
.9(
.7(
1.5(
3.3(
5.7(
1.4(
3.0(
2.6(
4.8(
3.4(
3.8(
4.0(
1.0(
1.1(
1.7(
3.1(
11.3(
1(
3.0(
2.7(
3.1(
4.1(
5.1(
5.0(
1.2(
1.7(
1.9(
3.7(
8.5(
0(5(10(15(20(25(30(
Lacrosse(
Flag(Football(
Tackle(Football(
Touch(Football(
So<ball(
Baseball(
Soccer(
Wrestling(
Cheerleading(
GymnasEcs(
Volleyball(
Basketball(
Frequent(Occasional(Infrequent(
25.5(
10.1(
5.1(
3.5(
3.1(
12.8(
11.7(
10.0(
8.8(
7.5(
6.8(
2.8(
Targeted(
Indoor(
Sports(
(
Targeted(
Outdoor(
Sports(
(
Total(ParDcipants((millions)(
3. Sports Complex Analysis
Sports Participation Trends
33
Basketball
has
the
highest
number
of
frequent
participants
(5.7
million),
followed
by
soccer
(3.9
million),
volleyball
(3.3
million),
basketball
(2.8
million),
softball
(2.5
million)
and
tackle
football
(2.2
million).
National
Sports
Participation
Trends
In
addition
to
analyzing
the
most
recent
year’s
sports
participation
levels,
it
is
also
important
to
assess
historical
participation
trends
in
order
to
understand
which
sports
are
experiencing
a
rise
in
popularity
and
which
ones
are
remaining
constant
or
declining
in
popularity.
The
following
table
presents
a
summary
of
the
participation
trends
of
targeted
outdoor
and
indoor
sports
from
2009
to
2013.
As
shown
above,
gymnastics
has
experienced
an
approximate
5.5
percent
growth
from
2009
to
2013,
the
largest
among
targeted
indoor
and
outdoor
sports.
Other
targeted
sports
experiencing
growth
in
total
participation
from
2009
to
2013
include
cheerleading
(4.1
percent),
lacrosse
(1.9
percent),
basketball
(0.9
percent),
wrestling
(0.7
percent)
and
flag
football
(0.7
percent).
Total
participation
in
soccer
has
declined
slightly
from
2009
to
2013
(1.2
percent),
but
still
has
the
highest
levels
of
frequent
participation
among
outdoor
sports
and
second
only
to
basketball
in
terms
of
all
targeted
indoor
and
outdoor
sports.
Participation
rates
for
softball
(3.3
percent)
and
tackle
football
(3.4
percent)
have
experienced
the
largest
decline
since
2009.
Total
Percentage
Incline.(Decline)
2009.to.2013
Gymnastics 5.5%
Cheerleading 4.1%
Lacrosse 1.9%
Basketball 0.9%
Wrestling 0.7%
Flag@Football 0.7%
Volleyball B1.1%
Soccer B1.2%
Touch@Football B1.4%
Softball B3.3%
Tackle@Football B3.4%
Source:@SGMA.
National.Sport.Participation.Trends.(2009<2013)
Annual.Indoor.&.Outdoor.Sports.Participants
0@
10,000,000@
20,000,000@
30,000,000@
2009@ 2010@ 2011@ 2012@ 2013@
Basketball@ GymnasMcs@ Cheerleading@ Volleyball@
Wrestling@ Baseball@ Flag@Football@ Lacrosse@
Soccer@ SoNball@ Tackle@Football@ Touch@Football@
Total.
ParAcipants.
3. Sports Complex Analysis
Sports Participation Trends
34
Overall,
national
sports
participation
has
been
remained
relatively
stable
since
2009,
which
can
be
attributed
to
U.S.
economic
conditions
improving
since
the
economic
downturn
following
2008.
Sports
participation
is
very
much
tied
to
disposable
income
and
thus,
sports
participation
has
held
steady
in
recent
years.
National
Participation
Rates
by
Age
The
following
chart
has
been
prepared
to
summarize
sports
participation
rates
by
age
group
for
each
of
the
targeted
sports.
The
proposed
sports
complex
in
Parkville
will
be
utilized
by
a
variety
of
age
groups,
and
it
is
important
to
understand
which
sports
appeal
to
each
age
group
in
order
to
develop
appropriate
programming.
The
following
percentages
were
compiled
by
SBRNet.
As
shown
above,
the
seven
to
11
and
12
to
17
year-‐old
age
groups
represent
the
largest
percentage
of
national
sports
participants,
with
an
average
of
approximately
51
percent
participating
in
targeted
indoor
sports,
and
approximately
47
percent
participating
in
targeted
outdoor
sports.
Gymnastics
has
the
highest
levels
of
participation
(41.3
percent)
among
seven
to
11
year-‐olds,
followed
by
soccer
(33.7
percent),
cheerleading
(27.7
percent),
baseball
(24.6
percent),
tackle
football
(24
percent),
flag
football
(23.3
percent)
and
lacrosse
(22.9
percent).
Age$Groups 7$,$11 12$,$17 18$,$24 25$,$34 35$,$44 45$,$54 55$,$64 65,74 75+
Indoor$Sports:
Basketball 16.8% 23.7% 17.7% 17.2% 13.5% 7.5% 3.0% 0.6%33
Cheerleading 27.7% 39.3% 13.7% 8.9% 7.7% 2.8%33 33 33
Gymnastics 41.3% 19.9% 7.2% 13.7% 8.4% 4.8% 3.7% 0.9% 0.1%
Volleyball 9.9% 26.4% 17.6% 20.8% 12.3% 8.2% 3.2% 0.8% 0.7%
Wrestling 19.6% 31.0% 19.3% 15.7% 9.7% 4.3% 0.4%33 33
AVERAGE 23.1% 28.1% 15.1% 15.3% 10.3% 5.5% 2.6% 0.8% 0.4%
Outdoor$Sports:
Baseball 24.6% 20.6% 12.5% 15.9% 13.1% 8.1% 4.1% 1.1%33
FlagEFootball 23.3% 25.4% 14.6% 18.5% 10.2% 4.6% 2.5% 0.7% 0.2%
Lacrosse 22.9% 25.0% 14.8% 17.8% 11.2% 6.6% 1.3% 0.4%33
Soccer 33.7% 20.2% 13.9% 16.6% 9.4% 4.7% 1.1% 0.2% 0.2%
Softball 14.6% 17.2% 14.3% 19.7% 17.6% 9.2% 5.0% 1.8% 0.6%
TackleEFootball 24.0% 40.8% 13.3% 12.1% 6.0% 2.8% 1.0%33 33
TouchEFootball 18.6% 20.6% 13.2% 24.1% 12.8% 7.4% 2.3% 0.7% 0.4%
AVERAGE 23.1% 24.3% 13.8% 17.8% 11.5% 6.2% 2.5% 0.8% 0.4%
Source:ESGMA
National$Sports$Participation$by$Age$Group
3. Sports Complex Analysis
Sports Participation Trends
35
Tackle
football
comprises
the
largest
percentage
of
12
to
17
year-‐olds
(40.8
percent),
followed
by
cheerleading
(39.3
percent),
wrestling
(31
percent),
volleyball
(26.4
percent),
flag
football
(25.4
percent)
and
lacrosse
(25
percent).
Among
the
sports
with
the
highest
national
participation
levels,
soccer
reported
the
highest
combined
participation
levels
among
seven
to
17
year-‐olds
(54
percent).
Baseball
(45
percent),
basketball
(40
percent),
volleyball
(36
percent)
and
softball
(32
percent)
have
relatively
high
participation
rates
among
seven
to
17
year-‐olds.
Sports
that
report
high
participation
levels
among
seven
to
17
year-‐olds,
but
do
not
report
high
overall
participation
levels,
include
tackle
football
(65
percent),
gymnastics
(61
percent),
wrestling
(51
percent),
flag
football
(49
percent),
and
lacrosse
(48
percent).
National
Participation
by
Income
Although
it
is
important
to
understand
overall
sports
participation
rates,
there
are
other
factors
that
contribute
to
an
individual’s
ability
to
participate
in
a
given
sport
or
activity.
Household
income
has
a
direct
influence
on
sports
participation
due
to
the
fact
that
sports
different
levels
of
annual
investment,
some
of
which
may
not
be
feasibile
for
all
people.
The
chart
on
the
following
page
presents
a
summary
of
the
average
household
income
of
targeted
indoor
and
outdoor
sports.
As
shown
in
the
table
on
the
following
page,
lacrosse
participants
have
the
highest
average
annual
household
income
of
$81,746.
Sports
with
participants
that
have
average
household
income
levels
higher
than
the
national
average
($68,964)
include
gymnastics
($77,822),
cheerleading
($76,957),
soccer
($76,211),
and
baseball
($75,687),
softball
($74,181),
and
volleyball
($72,855),
indicating
that
these
sports
may
report
higher
participation
rates
in
areas
with
greater
purchasing
power.
Overall,
indoor
and
outdoor
sports
have
nealry
identical
average
household
income
levels,
with
$72,734
and
$72,451,
respectively.
3. Sports Complex Analysis
Sports Participation Trends
36
Regional
Market
Participation
Rates
In
addition
to
understanding
a
variety
of
statistics
related
to
national
sports
participation,
each
region
of
the
country
has
its
own
independent
characteristics,
traditions
and
history
that
influence
which
sports
people
choose
to
participate.
The
table
on
the
following
page
presents
a
summary
of
the
participation
index
(frequent
participants)
of
the
West
North
Central
Region,
which
includes
Missouri,
Kansas,
Iowa,
Minnesota,
Nebraska,
North
Dakota
and
South
Dakota.
!!Targeted!outdoor!sports
!!Targeted!indoor!sports
Source:!SGMA
Average'Household'Income
Targeted'Indoor'&'Outdoor'Sports
$64,514!
$67,189!
$67,225!
$67,628!
$68,810!
$72,855!
$74,181!
$75,687!
$76,211!
$76,957!
$77,822!
$81,746!
$0!$15,000!$30,000!$45,000!$60,000!$75,000!$90,000!
Tackle!Football!
Flag!Football!
Wrestling!
Touch!Football!
Basketball!
Volleyball!
SoJball!
Baseball!
Soccer!
Cheerleading!
GymnasMcs!
Lacrosse!
3. Sports Complex Analysis
Sports Participation Trends
37
As
shown
above,
the
majority
of
targeted
indoor
and
outdoor
sports
have
a
higher
frequent
participation
rate
when
compared
to
the
national
average
index
of
100.
When
adjusted
for
the
West
North
Central
Region,
volleyball
has
the
highest
frequent
participation
rate
among
all
sports
(40.1
percent),
followed
by
wrestling
(37.4
percent),
baseball
(36.3
percent),
soccer
(33.5
percent)
and
gymnastics
(32.5
percent).
It
should
be
noted
that
the
West
North
Central
Region
includes
a
total
of
seven
states,
all
with
their
own
local
nuances
that
serve
to
influence
the
overall
participation
index.
As
such,
the
local
index
of
a
particular
sport
could
potentially
be
higher
or
lower
depending
upon
the
individual
area.
Estimated
Market
Participation
Rates
In
order
to
estimate
frequent
sports
participation
in
the
primary
and
secondary
markets,
national
participation
percentages
were
adjusted
to
account
for
the
West
North
Central
Region
index
and
applied
to
the
primary
and
secondary
market
populations.
The
table
below
summarizes
the
estimated
population
base
participating
in
each
identified
sport
Adjusted
National West West/North
Frequent North Central
Participation Central Participation
Indoor/Sports:Rate Index Rate
Volleyball 33.1% 121 40.1%
Wrestling 28.3% 132 37.4%
Gymnastics 29.0% 112 32.5%
Cheerleading 20.6% 149 30.7%
Basketball 22.3% 122 27.2%
Outdoor/Sports:
Baseball 24.2% 150 36.3%
Soccer 30.2% 111 33.5%
Softball 25.2% 123 31.0%
TackleFFootball 29.3% 101 29.6%
TouchFFootball 10.9% 167 18.2%
FlagFFootball 10.5% 83 8.7%
Lacrosse 13.0% 61 7.9%
Note:FNationalFIndexFisF100.
Source:FSGMA.
West/North/Central/Region
Comparison/of/Frequent/Participantion/Rates
3. Sports Complex Analysis
Sports Participation Trends
38
based
on
regional
participation
rates
applied
to
the
overall
market
population.
The
rate
of
participation
includes
all
types
of
users,
including
frequent,
occasional
and
infrequent.
Based
on
the
SMGA
report’s
sports
participation
regional
index,
which
is
derived
from
the
national
average
participation
rates,
Parkville
would
have
an
average
of
approximately
1,600
frequent
participants,
while
the
Northland
region
would
have
an
average
of
approximately
92,000
frequent
participants.
In
Parkville,
volleyball,
wrestling,
baseball
and
soccer
have
the
most
participants
based
on
the
regional
index
and
population
penetration
analysis.
This
is
consistent
with
the
Northland
region
as
those
sports
also
have
the
highest
number
of
participants.
Summary
As
previously
mentioned,
a
review
of
participation
trends
at
a
national,
regional
and
local
level
provides
a
framework
from
which
to
assess
the
potential
demand
for
programming
at
a
proposed
sports
complex
in
Parkville.
Market'Population:
National Regional National Regional National Regional National Regional
Rate Rate Rate Rate Rate Rate Rate Rate
Indoor'Sports:
Basketball 1,273 1,553 71,679 87,449 455,575 555,801 2,424,624 2,958,041
Cheerleading 1,176 1,753 98,660 98,660 420,845 627,058 2,239,787 3,337,282
Gymnastics 1,656 1,855 104,401 104,401 592,451 663,545 3,153,098 3,531,470
Volleyball 1,890 2,287 128,736 128,736 676,211 818,216 3,598,881 4,354,646
Wrestling 1,616 2,133 120,074 120,074 578,151 763,159 3,076,989 4,061,625
Outdoor'Sports:
Baseball 1,382 2,073 116,679 116,679 494,390 741,585 2,631,206 3,946,809
FlagCFootball 600 498 28,013 28,013 214,508 178,042 1,141,639 947,560
Lacrosse 742 453 25,489 25,489 265,582 162,005 1,413,458 862,209
Soccer 1,724 1,914 107,750 107,750 616,966 684,833 3,283,571 3,644,764
Softball 1,439 1,770 99,631 99,631 514,820 633,228 2,739,934 3,370,118
TackleCFootball 1,673 1,690 95,121 95,121 598,580 604,566 3,185,716 3,217,573
AVERAGE 1,379 1,634 90,567 92,000 493,462 584,731 2,626,264 3,112,009
City'of
Parkville
5,710 321,431
Northland
Region
Kansas'City
CBSA
2,042,935
4NHour
Drive'Time
10,872,752
Estimated'Frequent'Participants
Local'&'Regional'Market
Note:CIncludesCestimatedCnumberCofCresidentsCwhoCparticipateCinCaCformal,CorganizedCsportsCleague.
Source:CSGMA
3. Sports Complex Analysis
Sports Participation Trends
39
The
following
are
key
findings
and
conclusions
of
the
sports
participation
research.
• Basketball
(25.5
million),
soccer
(12.8
million),
basketball
(11.7
million),
volleyball
(10.1
million)
and
softball
(10.0
million)
have
the
highest
national
participation
rates
among
targeted
indoor
and
outdoor
sports.
• Sports
with
the
largest
number
of
frequent
participants
include
basketball
(5.7
million),
soccer
(3.9
million),
volleyball
(3.3
million),
baseball
(2.8
million),
swimming
(2.7
million)
and
softball
(2.5
million).
• National
sports
participation
has
been
stable
since
2009.
This
can
be
attributed
to
U.S.
economic
conditions
improving
over
the
past
few
years.
• Of
the
sports
analyzed,
gymnastics,
cheerleading,
lacrosse,
basketball,
flag
football
and
wrestling
have
shown
the
greatest
amount
of
growth
since
2009.
• Soccer
reported
the
highest
combined
participation
levels
among
seven
to
17
year-‐olds
(54
percent),
followed
by
baseball
(45
percent),
basketball
(40
percent),
volleyball
(36
percent)
and
softball
(32
percent).
• The
weighted
average
household
income
of
indoor
and
outdoor
sports
participants
is
$72,569,
which
is
slightly
higher
than
the
U.S.
average
of
$68,964.
• When
adjusted
to
reflect
the
West
North
Central
Region
index,
volleyball,
wrestling,
baseball
and
soccer
comprise
the
largest
number
of
frequent
participants
in
the
Northland
region.
3. Sports Complex Analysis
Estimated Utilization & Building Program
40
The
purpose
of
this
section
is
to
obtain
information
from
various
local,
regional,
and
national
sports
organizations
in
order
to
gauge
their
potential
interest
in
utilizing
the
proposed
sports
complex
in
Parkville
for
their
events.
In
order
to
obtain
feedback,
interviews
were
conducted
with
sports
club
and
organizations
representing
key
potential
user
segments
that
could
utilize
the
proposed
sports
complex
in
Parkville.
Based
on
discussions
with
a
community
stakeholders,
an
assessment
of
youth
sports
trends
and
an
assessment
of
existing
and
planned
competitive
facilities
in
the
local
market,
the
following
sports
were
identified
as
being
the
most
likely
uses
of
a
sports
complex
in
Parkville
that
could
drive
demand
for
both
local
practice
and
league
play,
but
also
tournaments
that
would
draw
out
of
town
visitors
to
Parkville:
• Soccer;
• Baseball;
• Basketball;
• Volleyball;
and,
• Lacrosse.
Representatives
from
the
following
local,
regional
and
national
sports
organizations
were
contacted
to
assess
their
potential
interest
in
utilizing
the
proposed
sports
complex
in
Parkville:
• Challenger
Sports;
• City-‐Platte
Baseball;
• Club
North;
• Futura
FC;
• GSI
Sports;
• Harambe
Soccer
Club;
• KC
Metro
Lacrosse;
• KC
Milan;
• KC
Premiere
Basketball;
• KC
Premiere
Volleyball;
• Legacy
Soccer
Club;
• Missouri
Youth
Soccer
Association;
• NKCA
Baseball;
• Northland
Lacrosse;
• Northland
Sports
Alliance;
• Park
Athletic
Soccer
Club;
• Puma
FC;
• Western
Missouri
Soccer
League;
and,
• Others.
3. Sports Complex Analysis
Estimated Utilization & Building Program
41
It
should
be
noted
that
given
the
large
number
of
soccer
participants
and
club
teams,
as
well
as
the
overall
popularity
of
soccer
in
the
Kansas
City
metro
area,
a
substantial
number
of
soccer-‐specific
organizations
were
contacted
in
order
to
thoroughly
understand
the
current
need
for
additional
soccer
programming
in
the
local
and
regional
area.
SOCCER
Interviews
were
conducted
with
key
soccer
organizations
in
order
to
gauge
interest
in
using
the
proposed
sports
complex
in
Parkville.
Overall,
interest
in
Parkville
as
the
site
of
a
multi-‐field
complex
was
very
positive,
citing
a
current
lack
of
adequate
fields
in
the
Northland
region.
In
general,
representatives
indicated
that
complexes
consisting
of
six
to
eight
fields
are
necessary
in
order
to
accommodate
a
significant
amount
of
practice
and
league
play,
whereas
12
to
15
fields
are
required
to
host
a
large
number
of
tournaments
on
an
annual
basis.
Although
representatives
indicated
that
there
is
demand
in
the
Northland
region
for
additional
fields,
the
vast
majority
of
representatives
did
not
believe
that
Parkville
could
attract
the
annual
tournaments
necessary
to
support
a
complex
with
12
or
more
fields.
Representatives
cited
the
location
of
Parkville
as
there
is
a
much
larger
pool
of
teams
in
the
southern
Kansas
City
metropolitan
area
to
draw
from.
Additional
reasons
cited
by
representatives
included
a
lack
of
area
attractions
and
lodging,
the
vast
number
of
large
tournaments
already
hosted
by
the
Overland
Park
Soccer
Complex,
and
the
fact
that
there
are
other
communities
that
may
be
better
situated
in
the
market
that
are
currently
exploring
tournament-‐quality
facilities.
Overall,
the
majority
of
representatives
indicated
that
a
sports
complex
in
Parkville
would
be
best
suited
with
six
to
eight
fields
that
concentrated
on
establishing
a
strong
practice
and
league
schedule
by
utilizing
clubs
from
the
Northland
Region.
As
a
means
of
establishing
a
strong
practice
and
league
schedule,
all
representatives
stressed
the
importance
of
aligning
with
one
to
two
local
soccer
clubs
to
serve
as
the
anchor
tenants.
Aligning
with
a
local
soccer
club
or
more
will
ensure
a
steady
stream
of
activity,
and
could
also
result
in
the
potential
to
host
several
local
and
regional
tournaments
throughout
the
year,
particularly
when
large
complexes
such
as
Overland
Park
have
to
turn
away
a
large
number
of
teams.
In
terms
of
field
composition,
the
majority
of
representatives
were
in
agreement
that
synthetic
turf
fields,
while
requiring
a
larger
upfront
investment,
were
much
more
practical
than
grass
due
to
the
limited
number
of
rainouts
and
amount
of
maintenance
required.
Several
representatives
did
indicate
that
having
having
one
of
two
grass
fields
would
also
be
beneficial.
3. Sports Complex Analysis
Estimated Utilization & Building Program
42
BASEBALL
Interviews
were
conducted
with
representatives
of
a
variety
of
baseball
organizations
from
across
the
Kansas
City
metro
area.
Based
on
discussions
with
baseball
organizations
there
does
not
appear
to
be
an
immediate
need
for
additional
baseball
fields
in
the
area.
Representatives
indicated
there
are
currently
three
baseball/softball
complexes
in
the
area,
including
the
five-‐field
Tiffany
Springs
Park,
the
eight-‐field
Tiffany
Hills
Park
and
the
13-‐field
Platte
Purchase
Park,
that
currently
meet
the
programming
needs
of
local
users
and
also
host
tournaments.
BASKETBALL
A
variety
of
local
and
regional
basketball
organizations
were
contacted
in
order
to
understand
potential
demand
for
additional
basketball
courts
in
the
Northland
region.
Representatives
indicated
that
there
is
a
strong
need
in
the
Northland
region
for
affordable
practice
facilities.
One
representative
stated
that
they
could
fill
four
courts
per
night
for
four
hours
per
night,
however,
they
were
concerned
that
the
rentals
fees
necessary
to
support
a
new
facility
would
be
out
of
their
budget.
Although
a
new
facility
could
allow
for
organizations
to
market
their
organizations
to
the
Northland
region,
many
indicated
that
a
lack
of
demand
for
tournaments
in
the
area
would
negatively
affect
the
overall
viability
of
a
new
facility.
VOLLEYBALL
Representatives
of
a
variety
of
local
and
regional
volleyball
organizations
were
contacted
in
order
to
assess
the
overall
demand
for
addiitonal
volleyball
courts
in
the
locak
and
regional
marketplace.
Representative
of
area
volleyball
organizations
felt
that
their
programs
needs
are
adequately
met
with
the
indoor
facilities
in
the
area.
The
months
of
November,
December,
and
January
were
noted
as
being
somewhat
difficult
to
acquire
court
time
in
the
area,
due
to
overlap
with
basketball,
but
did
not
feel
it
was
enough
to
justify
more
courts
in
the
area.
As
previosuly
mentioned
with
basketball
organizations,
representatives
indicated
that
they
would
consider
utilizing
a
new
facility
in
Parkville,
but
suspected
that
the
cost
of
courts
at
a
new/higher
quality
indoor
facility
would
be
above
and
beyond
what
they
would
be
willing
to
pay
for
court
time.
Representatives
also
indicated
that
there
are
clubs
that
own
their
own
practice
facilities,
and
they
are
adequately
served
by
other
indoor
facilities
in
the
region
for
their
league
and
tournament
play.
3. Sports Complex Analysis
Estimated Utilization & Building Program
43
LACROSSE
Lacrosse
organizations
indicated
that
there
is
a
need
for
additional
fields
that
are
suitable
for
lacrosse
and
less
expensive
to
rent
in
the
local
and
regional
marketplace.
Representatives
indicated
that
lacrosse
fields
are
slightly
larger
than
soccer
and
football
fields,
which
makes
it
difficult
to
find
fields
that
can
properly
accommodate
practice,
league
and
tournament
play.
Representatives
indicated
that
there
are
no
lacrosse-‐
specific
fields
in
the
Northland
region,
but
the
location
of
Parkville
far
away
from
most
teams
that
participate
in
the
lacrosse
league.
The
representatives
went
on
to
state
that
Parkville
is
not
very
convenient
for
the
majority
of
the
teams
in
the
league
and
travelling
there
would
be
problematic
for
games
and
tournaments.
RECOMMENDED
BUILDING
PROGRAM
Based
on
the
results
of
in-‐depth
interviews
with
individuals
representing
local,
regional,
and
national
sports
organizations,
as
well
as
discussions
with
local
project
stakeholders,
the
demographic
and
socioeconomic
characteristics
of
the
local
and
regional
market,
and
current
trends
in
youth
sports,
it
is
estimated
that
a
multi-‐field
soccer
complex
in
Parkville
would
best
meet
the
needs
of
the
local
and
regional
area.
The
proposed
soccer
complex
in
Parkville
should
focus
on
accommodating
the
existing
needs
of
Northland
region-‐based
soccer
organizations,
while
also
marketing
itself
to
attract
local
and
regional
tournaments.
Given
the
current
and
expected
competition
in
the
market
for
tournament
complexes,
as
well
as
its
current
lack
of
visitor
infrastructure
and
inconvenient
location
relative
to
users
in
the
southern
portion
of
the
Kansas
City
metropolitan
area,
it
is
unreasonable
to
expect
a
proposed
soccer
complex
in
Parkville
to
host
national
tournaments.
Conversely,
as
the
I-‐435
and
Highway
45
corridor
further
develops
and
makes
Parkville
a
more
attractive
visitor
destination,
the
focus
of
programming
at
the
proposed
soccer
complex
could
potentially
be
reexamined.
Based
on
current
and
anticipated
market
dynamics,
it
is
recommended
that
a
proposed
sports
complex
in
Parkville
contain
eight
synthetic
turf
fields
in
order
to
meet
the
needs
of
local
and
regional
users
in
the
Northland
region.
Although
turf
fields
can
cost
upwards
of
$800,000
to
install
(versus
$300,000
for
natural
grass),
annual
maintenance
for
a
synthetic
turf
field
can
cost
approximately
$10,000,
while
natural
grass
can
cost
upwards
of
$40,000
per
year
or
more.
Synthetic
fields
also
are
estimated
to
increase
the
number
of
playable
hours
by
approximately
50
percent
due
to
the
ability
to
withstand
weather
conditions,
and
have
a
useful
life
of
between
10
and
15
years.
Once
synthetic
turf
fields
are
in
need
of
replacement,
costs
to
re-‐install
are
half
of
the
initial
costs
as
the
foundation,
base,
and
drainage
systekm
can
be
re-‐used.
3. Sports Complex Analysis
Estimated Utilization & Building Program
44
An
eight-‐field
complex
could
adequately
support
Northland
based
clubs
for
practice
and
league
play,
while
hosting
smaller
local
and
regional
tournaments.
The
recommended
building
program
includes:
•
Eight
lighted
soccer
fields;
•
Synthetic
all-‐weather
turf;
•
Restroom
and
concession
facilities;
•
Pavilion
buiding;
•
Warm-‐up
areas;
•
Park
entrance
signage;
and,
•
Paved
parking
lot.
Based
on
a
review
of
similar-‐sized
complexes,
as
well
as
experience
on
comparable
projects
in
the
Kansas
City
metro
area,
construction
costs
for
an
eight-‐field
soccer
complex
are
estimated
to
approximate
$12.0
million
to
$14.0
million,
excluding
the
cost
of
land,
based
on
the
following
schedule:
This
estimate
is
based
on
project
costs
of
other
existing
and
planned
comparable
complexes
in
the
local
and
regional
area,
as
well
as
experience
on
similar
projects
in
the
Kansas
City
metropolitan
area,
and
should
not
be
used
as
a
replacement
for
a
professional
cost
estimate
that
should
be
provided
by
an
experienced
youth
sports
complex
construction
manager
based
upon
an
architectural
design
program.
The
$12.0
million
to
$14.0
million
estimate
will
be
used
in
this
report
solely
for
purposes
of
projecting
the
potential
economic
impacts
of
complex
construction
later
in
the
report.
$12$Million $14$Million
Complex Complex
Soccer&Field&Construction $4,102,000 $4,785,000
Ancillary&Building&Construction 1,768,000 2,063,000
Site&Construction&@&On@Site 1,774,000 2,070,000
Site&Construction&@&Off@Site 3,422,000 3,992,000
Engineering&/&Landscape&Architecture 283,000 330,000
Development&Fee 106,000 124,000
Hard&Construction&Cost&Contingency 332,000 387,000
Soft&Construction&Cost&Contingency 221,000 258,000
TOTAL $12,008,000 $14,009,000
Note:&Presented&in&2016&dollars.
Proposed$Parkville$Sports$Complex
Construction$Cost$Summary
3. Sports Complex Analysis
Comparable Facilities
45
Based
on
the
recommendation
of
a
multi-‐field
soccer
complex
as
the
most
appropriate
sports
complex
usage
in
Parkville,
an
assessment
of
the
physical,
operational
and
financial
characteristics
of
comparable
soccer
complexes
was
undertaken
to
provide
a
benchmark
from
which
to
assess
the
market
potential
for
the
proposed
sports
complex
in
Parkville.
This
section
features
case
studies
on
the
following
complexes:
• Overland
Park
Soccer
Complex;
• Maryland
SoccerPlex;
• Lawrence
Sports
Complex;
• Mike
Rose
Soccer
Complex;
• Ethel
S.
Abbott
Sports
Complex;
and,
• James
W.
Cownie
Soccer
Park.
Overland
Park
Soccer
Complex
Location:
Overland
Park,
KS
Year
Opened:
2009
Cost:
$36
million
Funding:
100%
public
Owner:
City
of
Overland
Park
Operator:
City
of
Overland
Park
City
Population:
173,000
Opened
in
2009,
the
Overland
Park
Soccer
Complex
(“OPSC”)
is
located
on
96
acres
and
offers
12
lighted,
regulation-‐size
synthetic
turf
fields
and
is
considered
one
of
the
premier
soccer
complexes
in
the
country.
The
complex
also
includes
a
field
cooling
system
to
minimize
the
temperature
of
synthetic
turf,
evaporating
cooling
fans
located
next
to
player
benches,
electronic
video
boards,
locker
facilities,
a
café,
basketball
and
tennis
courts,
a
playground,
Wi-‐Fi
and
an
internal
video
system,
and
nearly
1,100-‐square
feet
of
meeting
space.
Owned
and
operated
by
the
City
of
Overland
Park,
the
$36
million
complex
was
funded
by
a
hotel
tax
increase
from
six
to
nine
percent.
In
2013,
the
OPSC
hosted
23
tournaments
including
the
Kansas
State
Cup,
USYSA
Region
II
President’s
Cup,
US
Adult
Soccer
Regional
and
National
Championships,
USYSA
National
Championships
and
VW
Masters.
Nearly
40
percent
of
the
tournaments
hosted
at
the
facility
reached
their
maximum
number
of
participating
teams
(approximately
210).
In
addition,
the
Heartland
Soccer
Association,
Sporting
Blue
Valley
and
the
Overland
Soccer
Club
each
conducted
14
weeks
of
soccer
league
play,
fulfilling
the
complex’s
weekend
schedule
for
the
year.
Along
with
league
play,
upwards
of
23
local
and
regional
club
soccer
teams
practice
at
the
complex
during
the
spring
and
fall
3. Sports Complex Analysis
Comparable Facilities
46
season,
and
a
variety
of
football,
rugby,
and
lacrosse
teams
also
conduct
practices
and
league
play
throughout
the
year.
Overall,
the
complex
drew
a
total
of
approximately
996,000
visitors
in
2013,
consisting
of
approximately
176,000
league
and
tournament
participants,
702,000
spectators,
and
118,000
weekday
participants.
Among
tournaments
participants
and
visitors,
the
complex
estimates
that
between
25
and
35
percent
come
from
outside
the
local
area
and
require
lodging.
In
2013,
the
complex
generated
approximately
$1.2
million
in
operating
revenue,
approximately
$850,000
of
which
derived
from
soccer
field
rentals
and
the
remaining
$350,000
generated
from
sponsorships,
leases
and
concession
revenue.
On
an
annual
basis,
the
operating
revenues
are
sufficient
to
cover
expenses
(approximately
$1
million),
and
remaining
operating
profit
is
allocated
towards
field
maintenance
and
replacement.
Maryland
SoccerPlex
Location:
Germantown,
MD
Year
Opened:
2000
Cost:
$19
million
Funding:
48%
public;
52%
private
Owner:
Maryland
Soccer
Foundation
Operator:
Maryland
Soccer
Foundation
City
Population:
86,000
The
Maryland
SoccerPlex
opened
in
October
2000
in
Germantown,
Maryland,
at
a
cost
of
$19
million.
The
complex
offers
24
total
soccer
fields,
including
20
full-‐size
natural
grass
fields,
three
lighted
synthetic
turf
fields
and
a
championship
field
with
seating
for
approximately
4,000
spectators,
upwards
of
2,000
on-‐site
parking
spaces,
walking
trails,
and
a
lake.
In
addition
to
the
outdoor
complex,
the
Discovery
Sports
Center
offers
eight
basketball/volleyball
courts,
two
synthetic
turf
fields
for
indoor
soccer,
a
café,
50,000
square
feet
of
meeting
space
and
locker
facilities.
From
2004
to
2011,
the
complex
served
as
the
home
of
the
Washington
Freedom
of
Women’s
Professional
Soccer.
The
complex
is
owned
and
operated
by
the
Maryland
Soccer
Foundation.
In
2014,
the
complex
will
host
a
total
of
15
soccer
tournaments
that
attract
local,
regional
and
national
participants
from
February
to
November.
Major
tournaments
hosted
at
the
facility
include
the
Maryland
State
Cup
Finals,
Mid-‐Atlantic
Cup,
the
US
Youth
Soccer
National
Championship,
and
the
Bethesda
Boys
&
Girls
Thanksgiving
3. Sports Complex Analysis
Comparable Facilities
47
Tournament,
among
others.
In
general,
tournaments
hosted
at
the
complex
attract
between
200
and
325
teams
from
a
variety
of
age
groups.
The
complex
generates
the
majority
of
activity
through
hosting
practices
and
league
play
throughout
the
year.
Overall,
there
are
approximately
5,000
matches
played
at
the
complex
throughout
the
year
(mainly
from
league
play).
The
vast
majority
of
the
complex’s
approximate
650,000
visitors
come
to
the
facility
to
participate
in
practices
and
league
play.
Local
and
regional
clubs
such
as
Montgomery
Soccer
Inc.,
Bethesda
Soccer
Club,
Damascus
Soccer
Club,
Potomac
Soccer
Association,
Seneca
Soccer
Association
and
the
Washington
International
Soccer
League
conduct
a
portion
of
their
practice
and
league
play
at
the
facility.
Funding
of
the
complex
was
derived
through
a
public/private
partnership
between
the
State
of
Maryland,
Montgomery
County
and
the
Maryland
Soccer
Foundation.
The
state
and
county
contributed
$8.0
million
in
infrastructure-‐related
costs,
while
the
Maryland
Soccer
Foundation
was
charged
with
raising
the
additional
$11
million,
the
bulk
of
which
was
generated
through
philanthropic
gifts
and
sponsorship
agreements.
John
Hendricks,
the
founder
and
chairman
of
Discovery
Communications,
is
the
complex’s
main
benefactor.
An
economic
impact
study
commissioned
in
2012
estimated
that
spending
related
to
tournament
activity
and
complex
operations
totaled
approximately
$25
million
annually,
while
also
generating
an
additional
$1.2
million
in
local
tax
revenues.
Lawrence
Soccer
Complex
Location:
Lawrence,
IN
Year
Opened:
2000
Cost:
$5.7
million
Funding:
100%
public
Owner:
City
of
Lawrence
Operator:
Indiana
Youth
Soccer
Ass.
City
Population:
46,000
Opened
in
2000
in
Lawrence,
Indiana,
the
60-‐acre
Lawrence
Soccer
Complex
consists
of
21
outdoor
natural
grass
soccer
fields
(three
lighted),
8,000
on-‐site
parking
spaces
and
two
concession
stands.
Construction
of
the
complex
cost
$5.7
million,
including
land,
and
was
funded
by
the
City
of
Lawrence.
The
complex
is
owned
by
the
City
of
Lawrence
and
operated
by
the
Indiana
Youth
Soccer
Association.
The
complex
serves
as
the
home
of
the
FC
Pride
Soccer
Club,
which
fields
boys
and
girls
U9
through
U18
teams,
as
well
as
developmental
programs
and
camps
for
children
ages
3. Sports Complex Analysis
Comparable Facilities
48
five
to
eight.
It
is
also
home
to
the
Northeast
Youth
Soccer
League,
which
provides
recreational
soccer
league
play
for
kids
aged
five
to
19
throughout
the
local
and
regional
community.
In
addition
to
the
significant
level
of
practice
and
league
play,
the
complex
hosts
a
variety
of
tournaments
throughout
the
year,
including
the
FC
Pride
Cup
and
the
Red
Lion
Invitational.
The
complex
has
also
played
host
to
a
variety
of
major
national
competitions,
including
The
Indiana
State
Cup,
US
Youth
Soccer
Directors
Cup
Championships,
the
US
Soccer
Regional
and
National
Championships,
and
the
US
Club
Region
D
Championship,
among
others.
According
to
facility
management,
national
tournaments
hosted
at
the
complex
were
estimated
to
have
an
economic
impact
of
$12
million
on
the
local
economy.
Mike
Rose
Soccer
Complex
Location:
Memphis,
TN
Year
Opened:
1998
Cost:
$13
million
Funding:
62%
public;
38%
private
Owner:
Shelby
County
Operator:
OS
Memphis
City
Population:
655,000
The
Mike
Rose
Soccer
Complex
opened
in
September
of
1998
and
encompasses
137
acres
of
professional
and
amateur
athletic
facilities.
The
facility
is
owned
by
Shelby
County
and
privately
operated
by
OS
Memphis.
The
complex
currently
incorporates
16
lighted,
regulation-‐size
grass
soccer
fields
and
a
5,500-‐seat
soccer
specific
stadium,
which
opened
in
2001.
Additional
features
within
the
stadium
include
showers
and
locker
rooms,
a
food
court,
corporate
skybox,
full
media
services,
administrative
offices
and
a
conference
room.
Annually,
the
complex
is
home
to
15
local
and
regional
soccer
clubs
that
utilize
the
complex
for
practices
and
league
play.
In
addition,
the
complex
is
home
to
the
University
of
Memphis
men’s
and
women’s
soccer
teams
and
hosts
a
variety
of
regional,
national
and
international
tournaments
and
events
nearly
every
weekend
of
the
year.
Facility
management
estimates
that
approximately
285,000
patrons
utilize
the
complex
each
year.
The
$13
million
complex
was
named
after
Mike
Rose,
former
chairman
of
Promus
Hotels
Corporation,
who
led
a
multi-‐million
dollar
private
fundraising
drive
which
generated
approximately
$5.0
million.
Shelby
County
funded
the
remaining
$8.0
million,
including
$3.0
million
worth
of
land
and
$5.0
million
in
construction
costs.
A
University
of
3. Sports Complex Analysis
Comparable Facilities
49
Memphis
study
estimated
the
complex
would
generate
$28.0
to
$45.0
million
per
year
in
economic
impact.
The
$3.8
million
stadium
has
a
capacity
of
5,500
and
includes
3,000
permanent
seats,
and
a
grass
berm
and
temporary
seating
area
accommodates
an
additional
2,500
spectators.
The
naming
rights
were
reportedly
sold
to
Powertel,
Inc.
for
a
10-‐year,
seven-‐figure
deal.
Powertel
was
soon
bought
out
by
Voicestream
Wireless
in
2001,
which
has
a
no-‐sponsorship
corporate
policy.
The
initial
naming
rights
agreement
was
used
to
help
finance
construction
of
an
$800,000,
30-‐foot
by
14-‐foot
JumboTron
at
the
stadium.
FedEx
reportedly
paid
$100,000
for
the
naming
rights
to
one
of
the
fields
at
the
complex.
Ethel
S.
Abbott
Sports
Complex
Location:
Lincoln,
NE
Year
Opened:
1993
Cost
:
$5.75
million
Funding:
100%
private
Owner:
Lincoln
Sports
Foundation
Operator:
Lincoln
Sports
Foundation
City
Population:
269,000
The
Ethel
S.
Abbott
Sports
Complex
opened
in
1993
in
Lincoln,
Nebraska.
The
complex
features
20
outdoor
soccer
fields,
including
10
full-‐size
grass
fields,
five
intermediate
fields,
four
macro
fields,
and
a
2,500-‐seat
championship
field.
Located
on
215
acres,
the
complex
also
includes
a
110,000
square
foot
indoor
complex
that
offers
11
volleyball
courts,
four
basketball
courts,
and
one
indoor
turf
field,
as
well
as
a
motocross
park
that
opened
in
2013.
The
complex
is
owned
and
operated
by
the
Lincoln
Sports
Foundation,
a
non-‐profit
organization
specifically
formed
to
operate
the
complex
through
the
Abbott
Foundation.
The
complex
is
home
to
the
Capital
Soccer
Association,
and
hosts
a
variety
of
practices,
league
play
and
tournaments
throughout
the
year,
including
a
Memorial
Day
weekend
recreational
tournament
drawing
50
to
70
teams,
and
a
premier
tournament
held
over
Labor
Day
weekend,
drawing
a
total
of
150
teams.
The
complex
attracts
an
estimated
700,000
participants
and
visitors
annually.
The
$5.75
million
complex
was
funded
mainly
through
grants
from
the
Ethel
S.
Abbott
Charitable
Foundation,
a
Lincoln-‐based
private
philanthropic
foundation
established
in
1972.
The
complex
relies
on
field
rental,
educational
programs,
sports
program
fees
and
tax-‐deductible
donations
to
operate
and
maintain
the
facility.
3. Sports Complex Analysis
Comparable Facilities
50
James
W.
Cownie
Soccer
Park
Location:
Des
Moines,
IA
Year
Opened:
1998
Cost:
$5.5
million
Funding:
36%
public;
64%
private
Owner:
City
of
Des
Moines
Operator:
City
of
Des
Moines
City
Population:
203,000
The
James
W.
Cownie
Soccer
Park
opened
in
1998
in
Des
Moines,
Iowa.
The
complex
includes
12
natural
grass
fields
(two
lighted,
one
with
1,200
seats),
1,200
on-‐site
parking
spaces,
and
a
1,500
square
foot
concession
stand.
The
$5.5
million
complex
was
funded
by
$2.0
million
in
City-‐issued
general
obligation
bonds
$3.5
million
from
private
sources,
which
included
$750,000
from
local
soccer
leagues
via
a
$4.00
per
player
registration
surcharge.
According
to
facility
management,
the
complex
attempts
to
limit
its
use
by
area
clubs
and
organizations
for
games
and
practices
in
order
to
preserve
the
fields
in
premium
tournament
condition.
Since
its
inception,
the
complex
has
hosted
an
average
of
eight
major
tournaments
annually,
drawing
100
teams
or
more
to
each
tournament.
The
majority
of
these
tournaments
are
state
and
recreational
tournaments
and
in
2003,
the
complex
partnered
with
the
8-‐field
Hidden
Valley
Complex
to
host
the
US
Youth
Soccer
Region
II
Cup.
The
park
also
hosted
the
2006
and
2007
US
Youth
National
Soccer
Championships,
and
most
recently
hosted
the
2013
US
Youth
Soccer
Region
II
Tournament.
The
park
draws
approximately
85,000
visitors
per
year.
Summary
Within
this
section,
the
physical
and
operational
characteristics
of
several
comparable
soccer
complexes
were
reviewed.
The
table
on
the
following
page
summarizes
key
characteristics
of
the
facilities
including
year
opened,
owner/operator
structure,
market
population,
construction
cost,
field
inventory
and
utilization.
3. Sports Complex Analysis
Comparable Facilities
51
Key
characteristics
of
comparable
soccer
complexes
include
the
following:
• Comparable
soccer
complexes
are
located
in
markets
with
an
average
population
of
239,000
residents.
Overland)Park Maryland Lawrence Mike)Rose
Soccer)Complex SoccerPlex Soccer)Complex Soccer)Complex
Location Overland)Park,)KS Germantown,)MD Lawrence,)IN Memphis,)TN
Market)Population 173,000 86,000 46,000 655,000
Year)Opened 2009 2000 2000 1998
Total)Cost)($MM)$36.0 $19.0 $5.7 $13.0
Funding:
))%)Public 100%48%100%62%
))%)Private 0%52%0%38%
Owner Public Private Public Public
Operator Public Private Private Private
Field)Inventory 12 24 21 16
Utilization:
))Annual)Tournaments 23 15 n/a n/a
))Total)Visitors 996,000 650,000 285,000 285,000
Indoor)Complex No Yes No No
Abbott Cownie
Sports)Complex Soccer)Park Average Median
Location Lincoln,)NE Des)Moines,)IA II II
Market)Population 269,000 203,000 239,000 188,000
Year)Opened 1993 1998 2000 1999
Total)Cost)($MM)$5.8 $5.5 $14.2 $9.4
Funding:
))%)Public 0%36%58%58%
))%)Private 100%74%44%45%
Owner Private Public Public Public
Operator Private Public Private Private
Field)Inventory 20 12 18 18
Utilization:
))Annual)Tournaments n/a 8 15 15
))Total)Visitors 700,000 85,000 500,000 468,000
Indoor)Complex Yes No No No
Source:)CSL)International)research
Comparable)Soccer)Complex)Benchmarking)Summary
3. Sports Complex Analysis
Comparable Facilities
52
• The
average
comparable
sports
complex
opened
in
2000
at
a
cost
of
approximately
$14.2
million.
Comparable
complexes
receive
slightly
more
funding
from
the
public
sector,
however,
the
majority
of
complexes
required
the
use
of
private
financing.
• Of
the
six
comparable
complexes,
four
are
owned
by
a
public
entity,
while
the
remaining
two
are
owned
by
private
organizations.
Only
two
of
the
six
comparable
complexes
are
operated
by
a
public
entity.
• Comparable
complexes
offer
an
average
of
18
soccer
fields,
the
majority
of
which
are
natural
grass.
Several
complexes
offer
a
few
synthetic
turf
fields,
while
all
fields
at
the
$36
million
Overland
Park
Soccer
Complex
are
synthetic
turf
and
have
a
field
cooling
system
to
minimize
the
temperature
of
the
turf.
• On
an
annual
basis,
comparable
complexes
host
between
eight
and
23
tournaments.
The
Overland
Park
Soccer
Complex,
considered
by
some
to
be
the
best
youth
soccer
complex
in
the
country,
hosts
tournaments
nearly
every
weekend
it
is
in
operation,
while
other
community
complexes
(i.e.
8-‐field
Cownie
Complex
in
Des
Moines)
host
under
10
tournaments
per
year
due
to
the
fact
that
it
is
not
as
aggressively
marketed
by
the
public
entity
and
lacks
a
large
inventory
of
fields.
• On
average,
comparable
complexes
attract
approximately
500,000
visitors
per
year,
ranging
from
a
low
of
85,000
(Des
Moines)
to
a
high
of
996,000
(Overland
Park).
3. Sports Complex Analysis
Financial Projections
53
The
purpose
of
this
section
is
to
present
estimated
operating
revenues
and
expenses
for
the
proposed
sports
complex
in
Parkville.
The
assumptions
used
in
this
analysis
are
based
on
the
results
of
the
market
analysis,
industry
trends,
knowledge
of
the
marketplace
and
financial
results
from
comparable
facilities.
This
analysis
is
designed
to
assist
project
representatives
in
estimating
the
financial
attributes
of
the
proposed
sports
complex
in
Parkville
and
cannot
be
considered
to
be
a
presentation
of
expected
future
results.
Accordingly,
this
analysis
may
not
be
useful
for
any
other
purpose.
The
assumptions
disclosed
herein
are
not
all
inclusive,
but
are
those
deemed
to
be
significant;
however,
there
will
be
differences
between
estimated
and
actual
results,
because
events
and
circumstances
frequently
do
not
occur
as
expected,
and
these
differences
may
be
material.
Additional
physical
development
planning
must
be
completed
before
more
precise
estimations
of
the
proposed
sports
complex
in
Parkville’s
operating
costs
can
be
made.
Also,
upon
completion
of
further
planning,
revenue
and
expense
assumptions
should
be
updated
to
reflect
changes
to
the
assumptions
made
herein.
These
changes
could
significantly
affect
the
analysis
of
future
operating
results.
Key
assumptions
used
to
estimate
the
potential
financial
operations
of
the
proposed
sports
complex
in
Parkville
include,
but
are
not
limited
to
the
following:
• The
proposed
sports
complex
will
consist
of
eight
full-‐size,
lighted
soccer
fields
with
synthetic
“all-‐weather”
turf,
a
concession
facility,
administrative
office
space
and
paved
parking
areas.
• Based
on
a
limited
interest
from
local
and
regional
soccer
organizations
to
make
a
financial
investment
towards
facility
develolment,
it
is
assumed
the
complex
will
be
owned
by
the
City
of
Parkville,
or
some
other
public
entity,
and
therefore
will
be
exempt
from
property
taxes.
• Professional,
competent
and
experienced
facility
management
personnel
will
manage
the
facility.
• It
is
assumed
that
the
City
of
Parkville
will
rent
the
proposed
sports
complex
to
experienced
league
and
tournament
organizers.
The
event
organizers
will
take
on
the
risk
of
attracting
teams
to
participate,
collecting
registration
fees
and
operating
the
event.
• It
is
assumed
that
the
facility
is
aggressively
marketed
and
offers
competitive
rates.
3. Sports Complex Analysis
Financial Projections
54
• Sufficient
hotel
rooms
will
be
available
in
the
local
and
regional
market
to
accommodate
demand
of
visiting
participants
and
attendees.
• Ample
on-‐site
parking
will
be
provided
to
accommodate
demand.
• There
are
no
significant
or
material
changes
in
the
supply
or
quality
of
existing
venues
in
the
marketplace.
The
presentation
of
estimated
financial
operating
results
is
comprised
of
the
following
components:
• Financial
Operating
Summary;
• Operating
Revenues;
and,
• Operating
Expenses.
It
should
be
noted
that
revenue
and
expense
estimates
presented
herein
are
presented
for
a
stabilized
year
of
operations
in
2014
dollars.
FINANCIAL
OPERATING
SUMMARY
The
table
to
the
right
presents
the
operating
revenues
and
expenses
estimated
to
be
generated
by
the
proposed
sports
complex
in
Parkville
in
a
stabilized
year
of
operations.
As
shown,
it
is
estimated
that
the
proposed
sports
complex
in
Parkville
could
generate
approximately
$758,000
in
operating
revenues
and
incur
approximately
$718,000
in
operating
expenses,
resulting
in
a
net
operating
income
of
approximately
$40,000
in
the
first
year
of
stabilized
operations
before
debt
service.
Following
a
$65,000
capital
reserve
payment,
as
well
as
a
$350,000
payment
to
cover
the
NID
assessment
for
the
70-‐acre
facility,
it
is
estimated
that
the
complex
would
incur
total
losses
of
approximately
$375,000
in
a
stabilized
year
of
operations.
The
following
is
a
detailed
analysis
of
the
specific
revenues
and
expenses
associated
with
the
operation
of
the
proposed
sports
complex
in
Parkville
in
a
stabilized
year
of
operations.
8"Field
Soccer
Complex
OPERATING9REVENUES
Tournaments $89,000
Games 104,000
Practices 156,000
Food:&:Beverages 156,000
Parking 153,000
Advertising:&:Sponsorship 75,000
Camps:&:Clinics 25,000
TOTAL9OPERATING9REVENUES $758,000
OPERATING9EXPENSES
Salaries,:Wages:&:Benefits $271,000
Utilities 160,000
General:&:Administrative 60,000
Repairs:&:Maintenance 36,000
Insurance 35,000
Food:&:Beverage:Costs 133,000
Parking:Costs 23,000
TOTAL9OPERATING9EXPENSES $718,000
NET9OPERATING9INCOME9/9(LOSS)$40,000
NON"OPERATING9EXPENSES
Capital:Reserve $65,000
NID:Assessment:(70Racre:site)$350,000
TOTAL9NET9INCOME9/9(LOSS)($375,000)
Note::Net:Operating:Income:(Loss):is:shown:before:debt:service:or:
:::::::::::or:contributions:to:a:capital:reserve.:
Financial9Operation9Summary
Proposed9Parkville9Soccer9Complex
Stabilzed9Year9of9Operations
3. Sports Complex Analysis
Financial Projections
55
OPERATING
REVENUES
Revenue
generated
by
the
operations
of
the
proposed
sports
complex
in
Parkville
will
likely
consist
of
rental
fees
from
various
types
of
programming
(tournaments,
games,
practices)
hosted
at
the
facility;
concessions;
parking;
and
advertising/sponsorship.
A
brief
description
of
each
revenue
source
is
provided
below:
• Tournaments
–
Rental
fees
from
tournaments
are
expected
to
comprise
a
large
source
of
revenue
for
the
proposed
sports
complex
in
Parkville.
For
purposes
of
this
analysis,
rental
fees
for
tournaments
hosted
at
the
proposed
complex
were
estimated
based
on
the
projected
number
of
field
hours
of
each
tournament
type
and
assessed
an
hourly
rental
fee
per
field,
per
hour.
Depending
on
the
length
and
size
of
the
tournament,
tournament
rental
fees
at
the
proposed
sports
complex
ranged
from
$5,400
to
$17,000.
Based
on
the
number
and
type
of
tournaments
expected
to
be
hosted
at
the
proposed
sports
complex
in
Parkville,
it
is
estimated
that
the
facility
could
generate
approximately
$89,000
in
tournament
revenue
in
a
stabilized
year
of
operations,
• Games
–
Rental
fees
from
hosting
games
at
the
proposed
sports
complex
in
Parkville
is
estimated
to
generate
approximately
$104,000
in
annual
revenue
in
a
stabilized
year
of
operations.
The
average
fee
for
league
play
hosted
at
the
complex
could
approximate
$300
per
field,
per
day
over
24
weeks
of
league
play
(or
two
twelve-‐week
sessions).
Estimated
revenues
for
game
rentals
assume
a
90
percent
usage
of
fields
for
league
play.
Rental'Fee Annual'Rental
Tournaments Number per'Event Fees
State/Regional,Tournaments 1 $17,000 $17,000
Local,Tournaments 6 $9,400 $56,000
Other,Tournaments,(1)3 $5,400 $16,000
TOTAL 10 $89,000
(1),Lacrosse,,rugby,,flag,football,or,other,sports.,
Summary'of'Tournament'Revenue
Proposed'Parkville'Soccer'Complex
Normalized'Year'of'Operations
3. Sports Complex Analysis
Financial Projections
56
• Practices
–
Rental
fees
from
practices
held
at
the
proposed
sports
complex
in
Parkville
will
represent
a
significant
revenue
stream.
Based
on
comparable
complexes,
it
is
assumed
that
the
complex
could
charge
$45
per
team,
per
time
slot,
with
three
time
slots
per
field
(4:30
PM
to
6:00
PM,
6:00
PM
to
7:30
PM,
and
7:30
PM
to
9:00
PM)
over
five
weekdays.
Based
on
discussion
with
soccer
organizations,
and
experience
with
past
projects,
it
is
estimated
that
the
facility
could
host
practices
36
weeks
out
of
the
year.
Assuming
a
90
percent
field
usage,
it
is
estimated
that
the
proposed
sports
complex
could
generate
approximately
$156,000
in
practice
rental
revenue
in
a
stabilized
year
of
operations.
• Food
&
Beverage
–
Food
and
beverage
revenue
consists
of
sales
of
various
food
and
beverage
items
at
concession
stands
located
throughout
the
proposed
sports
complex.
Revenue
assumptions
are
based
on
estimated
events
and
attendance,
concession
spending
at
comparable
facilities
and
discussions
with
various
potential
users
and
facility
managers.
For
purposes
of
this
analysis,
per
capita
food
and
beverage
spending
is
estimated
to
range
from
$0.25
to
$1.50
per
visit,
depending
on
the
type
of
attendee
and
event.
It
is
estimated
that
the
facility
could
generate
approximately
$156,000
in
gross
concession
revenue
in
a
stabilized
year
of
operations.
• Parking
–
Parking
revenue
consists
of
sales
of
parking
passes
for
tournament
weekends.
A
$10.00
per
car,
per
tournament
charge
for
on-‐site
parking
was
assumed.
Additionally,
it
was
assumed
that
each
car
would
have
an
average
of
three
passengers
and
that
all
tournament
parking
was
accommodated
on-‐site.
It
is
estimated
that
the
facility
could
generate
approximately
$153,000
in
gross
parking
revenue
in
a
stabilized
year
of
operations.
• Advertising
&
Sponsorship
–
Advertising
and
sponsorship
revenue
is
derived
from
on-‐site
identification
and
sale
of
permanent
signage
related
to
banners,
scoreboards,
fence
signage,
presenting
sponsorships
and
other
such
advertising
opportunities.
In
the
case
of
amateur
sports
complexes,
advertising
and
sponsorship
revenue
can
also
be
derived
from
founding
partnership
programs
whereby
a
group
of
area
corporations/individuals
provide
the
facility
with
financial
support
and
receive
name
recognition
in
various
areas
of
the
facility
(i.e.
fields,
entry
plazas,
etc.).
It
is
estimated
that
the
proposed
complex
in
Parkville
could
generate
approximately
$75,000
in
advertising
and
sponsorship
revenue
in
a
stabilized
year
of
operations.
3. Sports Complex Analysis
Financial Projections
57
OPERATING
EXPENSES
Expenses
expected
to
be
associated
with
the
operations
of
the
proposed
sports
complex
in
Parkville
include
salaries,
wages
and
benefits;
utilities;
maintenance
and
repairs;
insurance;
and
general
and
administrative
costs.
A
brief
description
of
each
major
source
of
expense
is
provided
below:
• Salaries,
Wages
&
Benefits
–
Salaries,
wages
and
benefits
include
expenses
for
full-‐time
personnel,
as
well
as
the
costs
associated
with
event-‐related
personnel.
Salary
and
wage
estimates
are
based
on
estimated
staffing
levels,
industry
average
salaries
and
wages,
and
local
demographic
characteristics.
For
purposes
of
this
analysis,
it
is
assumed
that
the
City
of
Parkville,
or
some
other
public
entity,
would
operate
and
maintain
the
complex,
however,
a
full-‐
time
Facility
Manager
should
be
hired
in
order
to
effectively
operate
and
market
the
facility.
In
addition,
the
operations
of
the
complex
will
require
various
full-‐
time
employees,
part-‐time
employees
and
event-‐related
personnel.
Benefits
are
estimated
at
approximately
30
percent
of
salary
for
full-‐time
employees.
Salaries,
wages
and
benefits
for
all
full-‐time
and
event-‐related
personnel
are
estimated
to
total
approximately
$244,000
for
the
proposed
sports
complex
in
Parkville
in
a
stabilized
year
of
operations.
• Utilities
–
Utilities
include
costs
associated
with
electricity,
water
and
sewer,
and
gas.
Expenses
associated
with
utilities
are
estimated
to
total
$20,000
per
field,
Salary,'Wages
&'Benefits
SPORTS'COMPLEX'STAFF
Facility(Manager $60,000
Soccer(Complex(Coordinator 36,000
Maintenance(Specialist 44,000
Maintenance(Worker 32,000
Maintenance(Worker 32,000
Seasonal(Help(5,000
Benefits 61,000
TOTAL'STAFFING'EXPENSE $270,000
Summary'of'Staffing'Expenses
Proposed'Parkville'Soccer'Complex
Normalized'Year'of'Operations
3. Sports Complex Analysis
Financial Projections
58
or
approximately
$160,000,
at
the
proposed
sports
complex
in
Parkville
in
a
stabilized
year
of
operations.
• Repairs
&
Maintenance
–
Maintenance
and
service
of
a
sports
complex
(including
playing
fields),
equipment
and
surrounding
areas
are
primarily
the
responsibility
of
the
facility
operator.
Expenses
associated
with
repairs
and
maintenance
is
estimated
to
total
approximately
$36,000
in
a
stabilized
year
of
operations
at
the
proposed
sports
complex
in
Parkville.
• General
&
Administrative
–
General
and
administrative
expenses
typically
consist
of
various
office
and
administrative
expenses
incurred
as
a
result
of
day-‐
to-‐day
facility
operations.
Such
expenses
typically
include
materials
and
supplies,
travel,
telephone
and
other
technology
costs,
professional
services,
printing,
advertising,
permits,
and
other
miscellaneous
services.
General
and
administrative
expenses
are
estimated
to
total
approximately
$60,000
at
the
proposed
sports
complex
in
Parkville
in
a
stabilized
year
of
operations.
• Insurance
–
Facilities
are
required
to
carry
property
and
liability
insurance
in
addition
to
any
liability
insurance
requirements
of
events
and/or
amateur
sports
teams.
Insurance
expenses
are
estimated
to
total
approximately
$35,000
in
a
stabilized
year
of
operations
at
the
proposed
sports
complex.
• Food
&
Beverage
–
Food
and
beverage
costs
were
assumed
to
represent
85
percent
of
total
sales.
Expenses
associated
with
food
and
beverage
sales
are
estimated
to
be
approximately
$133,000
in
a
stabilized
year
of
operations
at
the
proposed
sports
complex
in
Parkville.
• Parking
–
Parking
costs
were
assumed
to
represent
15
percent
of
total
sales.
Total
operating
expenses
associated
with
parking
are
estimated
to
be
$23,000
in
a
stabilized
year
of
operations
at
the
proposed
complex.
NON-‐OPERATING
EXPENSES
The
proposed
sports
complex
is
expected
to
make
an
annual
contribution
to
a
capital
reserve
fund.
The
projected
annual
capital
reserve
of
approximately
$65,000
is
based
on
industry
standards;
an
annual
capital
reserve
of
0.05
percent
of
total
project
costs
(approximately
$13.0
million)
was
applied.
The
capital
reserve
is
intended
for
major
repair
and
replacement
of
turf,
lighting
and
other
significant
refurbishment.
In
addition
to
a
capital
reserve
payment,
the
70-‐acre
complex
also
carries
a
$350,000
NID
assessment
that
would
need
to
be
paid
by
the
property
owner
(City).
Executive
Summary
1.
Introduction
2.
Stakeholder
Engagement
Summary
3.
Sports
Complex
Analysis
4.
Hotel/Commercial
Development
Analysis
5.
Economic
&
Fiscal
Impacts
4.
Hotel/Commercial
Development
Analysis
4. Hotel/Commercial Development Analysis
59
I. Introduction
DiSalvo
Development
Advisors,
LLC
(DDA)
has
prepared
the
following
market
analysis
for
ancillary
development
to
a
soccer
complex
at
the
Highway
45/
Interstate-‐435
interchange
in
Parkville,
Missouri.
Specifically,
DDA
has
analyzed
the
market
feasibility
for
hotel
and/or
retail
development
as
a
support
component
to
the
proposed
soccer
complex.
An
alternative
development
assessment
also
has
been
completed
considering
the
near-‐term
highest
&
best
use
opportunities,
with
or
without
the
soccer
fields.
The
alternative
assessment
is
based
on
DDA’s
nationwide
experience
with
commercial
and
residential
development,
site
characteristics,
and
the
current
and
anticipated
market
environment.
The
study
area
encompasses
three
of
the
four
quadrants
of
the
Highway
45
/Interstate
435
interchange
including
more
than
300
acres
of
land
on
more
than
20
parcels.
A
large
mixed-‐use
development
was
planned
for
the
entire
study
area
in
the
early-‐
to
mid-‐2000s.
Starting
in
2006
the
City
of
Parkville
passed
bonds
through
Neighborhood
Improvement
Districts
(NIDs)
to
fund
sewer
improvements
in
order
to
facilitate
the
planned
development.
There
were
expectations
of
development
as
early
as
2007.
However,
the
only
notable
development
that
occurred
in
the
study
area
is
The
Station,
a
full-‐service
convenience
store
and
gas
station
at
the
southwest
corner
of
Highway
45
and
NW
Brink
Myer
Road
(southeast
quadrant),
and
a
modest-‐sized
industrial
building
occupied
by
Gladwin
Machinery
&
Supply
Company
(southwest
quadrant).
In
addition
to
analyzing
the
market
feasibility
of
hotel
and
retail
development
ancillary
the
soccer
fields,
the
goal
of
the
market
analysis
is
to
also
provide
the
city
with
potential
market-‐supported
alternative
development
that
will
provide
a
revenue
stream
that
will
help
the
city
meet
its
financial
obligations
related
to
the
NIDs.
Study
Area
(Hwy
45/I-‐435)
The
acreage
totals
were
obtained
from
the
2013
Assessment
Summary
Spreadsheet,
City
of
Parkville
4. Hotel/Commercial Development Analysis
60
II. Hotel
Market
Analysis
A. Hotel
Market
Overview
DDA
identified
four
hotel
markets
that
impact
the
study
area.
The
Highway
45/I-‐435
interchange
is
within
a
10
to
15
minute
drive
of
the
region’s
four
markets
and
greatest
room
night
demand
drivers:
• Fort
Leavenworth
• Kansas
City
International
Airport
(KCI)
• Kansas
Speedway/Village
West
• Riverside/Parkville
Hotel Markets Impacting Study Area (10 to 15 Minute Drive Times)
4. Hotel/Commercial Development Analysis
61
1. Fort
Leavenworth/Leavenworth,
Kansas
Fort
Leavenworth
is
the
largest
demand
driver
for
hotel
room
nights
in
the
region.
The
post
is
host
to
the
U.S.
Army
Combined
Arms
Center
(CAC)
responsible
for
six
core
functions:
functional
training,
leader
development
and
education,
collective
training,
doctrine,
training
support,
and
lessons
learned.
CAC
has
five
major
subordinate
organizations
all
located
at
Fort
Leavenworth:
the
U.S.
Army
Command
and
General
Staff
College,
the
Center
for
Army
Lessons
Learned,
the
Combined
Arms
Doctrine
Directorate,
the
Combined
Arms
Center-‐Training,
and
the
TRADOC
Program
Integration
Office-‐Battle
Command.
The
post
has
an
economic
impact
of
nearly
$3
billion
in
the
region.
In
each
of
the
past
few
years
visitation
at
the
base
exceeded
80,000
(Source:
Fort
Leavenworth
Garrison
Public
Affairs
Office).
FORT
LEAVENWORTH
PROFILE
AS
OF
SEPTEMBER
30,
2013
*
I
n
c
l
u
d
e
s
e
mployees
under
Non-‐Appropriated
Fund
(NAF);
Army/Airforce
Exchange
Service
(AAFES);
and
Defense
Commissary
Agency
(DeCA)
Based
on
research
completed
for
the
privatization
of
the
on-‐base
lodging
at
Fort
Leavenworth
in
2011/2012,
it
was
estimated
that
70%
to
80%
of
the
lodging
needs
directly
related
to
Fort
Leavenworth
business
were
accommodated
on
post
(source:
HVS
Consulting
and
Valuation
Services
and
C.J.
Law
&
Associates,
LLC ).
In
2012,
an
estimated
42,000
room
nights
were
required
at
off
post
hotels
directly
related
to
Fort
Leavenworth
business.
The
overflow
of
hotel
demand
from
the
post
positively
impacts
hotel
business
in
the
entire
region.
The
peak
hotel
demand
originating
from
Fort
Leavenworth
occurs
during
Warfighter
Exercises
occurring
in
two-‐week
sessions
in
May
and
June.
Each
session
requires
approximately
3,000
room
nights.
There
is
also
a
need
for
more
meeting
space
off
post
as
approximately
half
the
attendees
are
required
to
attend
meetings
at
the
KCI
Expo
Center
near
the
airport.
Many
of
these
attendees
will
stay
in
hotels
surrounding
the
KCI
Expo
Center
with
the
hotels
Total
Workforce
8,561
Military
3,906
DA/DOD
Civilians
2,510
Other
employees*
624
Contractors
1,521
(592
off
post)
Inmates
671
Student
Population
1,424
Military
Family
Population
Residing
Off
Post
7,200
(20%
in
Missouri)
Visitors
82,361
4. Hotel/Commercial Development Analysis
62
providing
shuttle
service
back-‐and-‐forth
to
the
post.
The
events
occur
during
the
busy
season
for
area
hotels
requiring
room
night
stays
throughout
the
metropolitan
area
to
accommodate
the
overflow.
DDA’s
interview
with
area
hotel
operators
indicated
that
the
overflow,
while
it
provides
a
boost
to
occupancy,
is
a
small
portion
of
their
business.
The
overflow
of
room
nights
also
has
been
a
product
of
the
lack
of
quality
hotel
options
within
the
Leavenworth
market.
Other
than
a
Holiday
Inn
Express
&
Suites
built
in
the
nearby
community
of
Lansing
more
than
15
years
ago
and
the
recent
rebranding
of
the
on-‐post
lodging
as
a
Holiday
Inn
Express,
there
are
no
other
mid-‐priced
hotels
until
the
new
Fairfield
Inn
opens.
Mid-‐priced
hotels
are
those
priced
below
upscale
hotels
(Hilton
and
Embassy)
and
above
the
economy
or
budget
hotels
(Motel
6,
Econo
Lodge,
Super
8,
etc.).
To
date,
the
Leavenworth
market
has
been
limited
to
small
independent
hotels
and
economy
motels.
Currently,
in
the
City
of
Leavenworth,
there
are
plans
to
build
additional
hotels.
A
91-‐room
Fairfield
Inn,
now
under
construction,
is
scheduled
to
open
in
October
2014.
A
77-‐room
Hampton
Inn
is
scheduled
to
open
in
Spring
2015
and
the
development
of
a
third
hotel
has
been
proposed
by
Marriott
as
a
100-‐room
TownePlace
Suites.
If
all
of
these
hotels
are
built,
there
is
an
additional
supply
of
268
rooms
or
a
supply
of
nearly
100,000
total
room
nights.
The
type
of
hotels
being
built
in
the
area
is
mid-‐priced
brands
with
rates
that
are
generally
priced
not
to
exceed
Per
Diem
Rates.
In
2013
and
2014,
the
maximum
lodging
rate
(excluding
tax)
is
$106.
The
addition
of
new
hotels
in
Leavenworth
will
result
in
a
reduction
of
overflow
room
night
demand
associated
with
the
post.
1. Kansas
City
International
Airport
(KCI)
DDA
identified
32
hotel
properties
and
3,802
rooms
within
the
KCI
hotel
market.
All
properties
are
marketed
as
airport
hotels,
generally
within
a
10-‐minute
drive
time
of
the
airport,
with
many
providing
shuttle
services.
The
KCI
market
generally
encompasses
hotels
along
the
Interstate
29
corridor
extending
from
Platte
City
south
to
NW
Barry
Road.
The
median
year
built
for
a
hotel
in
the
KCI
market
is
1990.
Only
six
hotel
properties
averaging
104
units
have
been
built
since
2000.
Decade
Hotels
Total
Rooms
Share
of
Rooms
1970s
4
990
26.0%
1980s
8
793
20.9%
1990s
14
1,396
36.7%
2000s
3
342
9.0%
4. Hotel/Commercial Development Analysis
63
2010
to
Present
3
282
7.4%
Total
32
3,803
100.%
According
to
local
officials,
no
recent
plans
exist
for
additional
hotels
in
Platte
County.
There
is,
however,
a
hotel
pad
site
available
at
Zona
Rosa
planned
years
ago.
The
pad
is
still
marketed
as
an
available
hotel
site.
Opportunities
exist
for
new
hotel
development
at
other
sites
in
the
area,
such
as
Village
at
Burlington
Creek;
however,
there
have
been
no
formal
plans
or
preliminary
discussions
for
hotel
development.
As
of
May
2014,
travel
at
KCI
totals
1.9
million
passengers,
an
annual
increase
of
2.4%
or
approximately
45,000
passengers.
Current
passenger
levels
are
at
approximately
90%
of
the
pre-‐recession
passenger
totals
of
2008.
The
increase
in
passenger
travel
coincided
with
an
increase
in
hotel
occupancies
in
the
area.
Aside
from
the
limited
development
of
hotels
in
the
area,
the
KCI
hotel
market
has
remained
relatively
strong
over
the
past
few
years
with
year-‐end
occupancy
ranging
between
62.2%
and
64.3%
(The
national
average
is
62.2%,
per
the
American
Hotel
&
Lodging
Association).
Data
specific
to
occupancy
and
daily
rates
were
provided
by
Smith
Travel
Research.
The
month
of
June
had
the
highest
occupancy
rate
in
2013
at
82.8%.
The
record
setting
occupancy
in
May
2014
(82.8%)
coincided
with
a
May
Warfighter
Exercise
where
there
were
an
estimated
1,800
attendees
at
KCI
Expo
Center.
During
this
0
100,000
200,000
300,000
400,000
500,000
January
February
March
April
May
June
July
August
September
October
November
December
2014
2013
2012
Total
Revenue
Passengers
By
Month
and
Year
-‐
KCI
4. Hotel/Commercial Development Analysis
64
month
the
Average
Daily
Room
rate
(ADR)
also
hit
a
new
high
at
$88.83,
a
13.8%
ADR
increase
from
May
2013.
The
prior
year
the
exercise
started
in
June.
This
is
the
first
year
the
military
exercise
will
be
in
two
sessions
compared
to
one
session
in
prior
years.
Also,
NASCAR
had
a
race
at
the
Kansas
Speedway
in
May
which
added
to
the
demand
for
hotel
rooms
in
the
region.
The
prior
year’s
race
was
in
April. Because
of
the
substantial
increase
in
the
May
occupied
room
nights,
the
occupancy
rate
for
the
KCI
hotel
market
in
2014
increased
5.8%
over
2013
occupancy
(1.3%
without
May
totals).
According
to
Smith
Travel,
group
room
sales
increased
28.9%
during
the
month
of
May.
As
the
following
table
shows,
occupancy
rates
from
December
through
February
in
the
KCI
market
are
low
at
below
the
60
percentile.
The
month
of
December
typically
has
the
lowest
ADR.
In
December
2013,
the
ADR
was
$73.73.
KCI
Hotel
Market
Occupancy
Rates
2008
to
May
2014
2008
–
May
2014
Month
Average
Occupancy
(%)
Range
of
Occupancy
(%)
2013
2014
January
52.0%
49.4%
-‐
56.3%
50.5%
53.2%
February
59.0%
56.2%
-‐
63.3%
59.4%
60.0%
March
63.3%
61.4%
-‐
67.9%
61.4%
62.7%
April
66.3%
60.6%
-‐
72.6%
68.9%
67.3%
May
69.0%
64.7%
-‐
79.9%
65.7%
79.9%
June
79.8%
75.2%
-‐
84.6%
82.8%
-‐
July
73.6%
70.8%
-‐
81.5%
71.4%
-‐
August
69.9%
67.3%
-‐
72.4%
68.5%
-‐
September
67.1%
61.8%
-‐
72.5%
65.7%
-‐
October
68.5%
63.3%
-‐
71.5%
68.2%
-‐
November
54.5%
50.1%
-‐
58.5%
54.2%
-‐
December
51.7%
46.8%
-‐
58.1%
54.9%
-‐
Total
Year
64.4%
62.2%
-‐
68.6%
64.3%
-‐
Source:
Smith
Travel
Research
Smith
Travel
Research
further
categorizes
the
hotel
room
demand
by
segmentation:
Transient,
Group,
and
Contract.
Transient:
Includes
rooms
occupied
by
guests
with
reservations
at
rack,
corporate,
corporate
negotiated,
package,
government
or
foreign
travelers’
rates.
Also
includes
occupied
rooms
booked
via
third-‐party
websites
(exception:
simultaneous
bookings
of
ten
or
more
rooms
which
should
be
defined
as
a
group).
This
segment
is
54.0%
of
the
hotel
rooms
booked
in
the
market
and
4. Hotel/Commercial Development Analysis
65
represents
the
most
likely
target
for
occupancy
at
the
subject
site
in
addition
to
potential
group
soccer
tournament
sales.
Group:
Includes
rooms
occupied
which
were
sold
simultaneously
in
blocks
of
ten
or
more
(e.g.
group
tours,
domestic
and
international
groups,
association,
convention
and
corporate
groups).
This
segment
represented
28.3%
of
the
hotel
rooms
booked
in
the
market.
Contract:
Includes
rooms
sold
at
rates
stipulated
by
contracts
including
airline
crews
and
permanent
guests.
Room
allotments
that
do
not
require
guaranteed
use
or
payment
should
not
be
classified
as
contract.
Rooms
sold
under
such
allotments
should
be
classified
as
transient.
This
segment
represented
17.7%
of
the
hotel
rooms
booked
in
the
market.
2. Kansas
City
Speedway/Village
West
The
Kansas
City
Speedway
market
generally
includes
Wyandotte
County,
Kansas.
All
of
the
hotels
in
the
market
are
along
Interstate
435
and
Interstate
70.
The
area
is
commonly
referred
to
as
the
“Legends”
because
of
the
Legends
at
Village
West
Outlet
Center.
Village
West
is
a
large
mixed
use
area
with
a
number
of
destination
retailers
and
venues:
the
Kansas
City
Speedway,
Nebraska
Furniture
Mart,
Cabela’s,
Hollywood
Casino,
and
the
Legends
at
Village
West,
among
others.
There
are
15
hotels
in
the
market
totaling
1,503
rooms.
The
hotel
market
is
relatively
young,
with
40%
of
the
hotels
built
within
the
last
10
years.
The
overall
occupancy,
however,
is
low
at
58.5%,
5.9
percentage
points
below
the
KCI
airport
market.
Nonetheless,
the
occupancy
from
January
through
May
has
increased
6.3%
from
2013
to
2014.
The
spike
in
May
2014
is
attributable,
in
part,
to
hotels
booked
for
the
NASCAR
race
and
the
Warfighters
Exercises.
While
RV
camping
is
popular
among
the
NASCAR
crowd,
the
majority
of
the
out-‐of-‐town
patrons
opt
for
hotel
accommodations.
The
2013
occupancy
rate
was
the
highest
for
the
market
since
2008.
The
annual
occupancy
has
ranged
from
52.2%
in
2009
up
to
58.5%
in
2013.
28.3%
17.7%
54.0%
Group
Contract
Transient
Room
Demand
By
Hotel
Segment
May
2014
Year
to
Date
KCI
Hotel
Market
4. Hotel/Commercial Development Analysis
66
Despite
the
low
occupancy
rates,
the
Kansas
City
Speedway/Village
West
market
has
a
markedly
higher
ADR
than
the
KCI
market
exceeding
$100
ADR
in
May
2014.
Kansas
City
Speedway/Village
West
Occupancy
Rates
2008
to
May
2014
Occupancy
Rate
(%)
Average
Daily
Rate
(ADR)
Month
2013
2014
2013
2014
January
40.8%
38.6%
88.77
86.83
February
49.0%
48.7%
92.23
88.62
March
54.4%
61.2%
90.32
93.53
April
58.9%
61.2%
99.68
93.93
May
59.3%
68.8%
92.49
103.20
June
73.2%
-‐
96.28
-‐
July
73.5%
-‐
95.49
-‐
August
67.6%
-‐
96.66
-‐
September
62.7%
-‐
94.50
-‐
October
64.5%
-‐
105.98
-‐
November
52.5%
-‐
89.87
-‐
December
44.9%
-‐
89.11
-‐
Total
Year
58.5%
-‐
94.82
-‐
Source:
Smith
Travel
Research
The
Kansas
Speedway
has
NASCAR
events
twice
a
year,
late
April/May
and
again
in
October,
with
attendance
in
excess
of
72,000
people.
Other
events
occur
at
the
Speedway,
but
none
with
attendance
of
that
magnitude.
The
Cerner
Continuous
Campus
at
Village
West
is
anticipated
to
eventually
house
4,000
employees
(1,000
employees
in
2013).
The
Cerner
Corporation
has
preferred
hotel
lists
for
all
of
their
office
locations.
The
preferred
hotels
provide
discounts
to
Cerner
employees/contractors.
In
the
Speedway/Village
West
market,
Cerner
has
a
relationship
with
the
nearby
82-‐room
Best
Western
Premier.
Also,
Marriott
Courtyard
Kansas
City
South,
a
preferred
hotel
near
the
Cerner
Innovative
Campus
(25
miles
southwest
of
their
Continuous
Campus),
was
noted
as
an
option.
To
date,
no
other
preferred
hotel
arrangements
have
been
made
by
Cerner
for
that
office
location.
3. Riverside/Parkville
The
Riverside/Parkville
area
has
a
limited
hotel
base
and
caters
to
casino
patrons
and
overflow
from
downtown.
4. Hotel/Commercial Development Analysis
67
The
Argosy
Casino
Hotel
&
Spa
and
the
adjacent
Super
8
Riverside
largely
attract
casino
patrons.
The
Super
8
motel
operator
also
noted
occasional
stays
from
employees/contractors
of
the
General
Motors
assembly
plant
in
Fairfax,
Kansas.
The
Courtyard
Marriott
Kansas
City
at
Briarcliff
is
part
of
the
Briarcliff
mixed-‐use
development
situated
along
the
river
with
downtown
views.
This
hotel
is
viewed
as
an
alternative
to
downtown
hotels
and,
for
more
frequent
Marriott
Loyalty
travelers,
a
quality
upgrade
to
the
older
Courtyard
near
the
airport.
The
City
of
Parkville
does
not
have
a
hotel.
The
current
offerings
in
the
city
are
limited
to
a
three-‐bedroom
Bed
&
Breakfast
near
downtown
Parkville,
called
Main
Street
Inn.
An
estimated
80%
of
the
stays
are
one
night
for
a
birthday
or
anniversary.
There
are
occasional
stays
from
Park
University
visitors
and
a
recent
booking
for
a
couple
who
will
attend
a
race
at
Speedway.
Non-‐conventional
lodging
accommodations
include
Park
University
dorms
during
summer
hours,
and
24
rooms
and
176
bunk-‐style
accommodations
in
a
retreat
environment
at
the
Heartland
Presbyterian
Center
(just
west
of
the
study
area
along
Highway
45).
The
Heartland
Presbyterian
Center
business
targets
retreats
and
alcohol
is
not
permitted
on
the
premises.
2. Hotel
Market
Demand
Analysis
1. Fair
Share
Analysis
A
fair
share
analysis
approach
considers
the
equitable
distribution
of
room
demand
if
another
hotel
were
added
to
the
market.
The
fair
share
is
calculated
by
dividing
the
overall
room
night
demand
by
the
number
of
existing
and
proposed
similarly
priced
hotels.
For
this
analysis
the
full-‐service
upscale
hotel
properties
Hilton
and
Embassy
Suites
were
not
included.
The
ability
of
a
hotel
in
the
study
area
to
capture
overflow
from
the
Fort
Leavenworth
market
is
predicated
on
having
year
round
published
room
rates
that
are
within
reach
of
per
diem
or
government/military
rate
(currently
$106,
excluding
tax).
These
hotels
have
meeting
facilities
in
excess
of
10,000
square
feet
and
along
with
the
KCI
Expo
Center
account
for
a
large
share
of
the
area’s
group
bookings.
There
are
ten
economy
hotels
in
the
area,
including
Super
8,
Travel
Lodge,
and
Motel
6.
These
lower-‐priced
alternatives
also
have
been
omitted
from
the
fair
share
analysis.
The
proximity
of
this
class
of
hotel
to
the
site
limits
its
potential
to
capture
demand.
Also,
an
economy
or
budget-‐priced
hotel
is
not
an
appropriate
4. Hotel/Commercial Development Analysis
68
price
point
in
an
affluent
area.
Instead,
the
focus
of
the
analysis
is
the
room
night
demand
of
mid-‐priced
hotels.
Based
on
the
room
night
demand
and
segmentation
data
provided
by
Smith
Travel,
DDA
estimates
that
there
is
a
current
demand
for
320,000
room
nights
from
the
transient
segment
for
mid-‐priced
hotels.
The
transient
group
includes
those
persons
visiting
family
and
friends
which
is
anticipated
to
be
the
largest
demand
driver
for
the
site
area.
The
group
also
includes
the
overflow
from
neighboring
markets,
notably
Fort
Leavenworth
and
Village
West.
The
contract
and
group
segments
(from
existing
groups)
are
not
expected
to
provide
any
appreciable
amount
of
support
for
the
site.
The
majority
of
the
existing
groups
are
proximate
the
area’s
demand
driver
and
would
not
likely
consider
a
remote
site
as
an
alternative.
The
20
existing
hotels,
plus
the
proposed
hotel,
yield
a
fair
share
of
15,238
room
nights
per
hotel,
or
41.7
hotel
rooms.
ANNUAL
DEMAND
TRANSIENT
SEGMENT
MID-‐PRICED
HOTELS
KCI
MARKET
Estimated
Room
Night
Fair
Share
Demand
Total
Properties
Demand
Transient
Segment
(Total
Room
Nights
Per
Hotel)
20
(Existing
Hotels)
320,000
16,000
21
(+Subject
Site)
15,238
There
is
a
fair
share
demand
for
15,238
annual
room
nights
for
a
hotel
reliant
on
the
transient
hotel
segment.
The
annual
demand
equates
to
41.7
occupied
rooms
per
day.
At
an
overall
occupancy
rate
of
64%,
there
is
enough
demand
to
support
a
65-‐room
mid-‐priced
hotel.
Assuming
no
change
in
demand,
the
overall
occupancy
would
remain
above
63%
if
65
more
hotel
rooms
were
added
to
the
market.
While
the
market
can
adequately
absorb
another
hotel,
the
ability
of
any
hotel
to
capture
the
market’s
fair
share
is
predicated
on
the
quality
of
location
and
surrounding
environment.
2. Site-‐Specific
Analysis
While
there
is
overall
demand
to
support
additional
lodging
in
the
market,
it
is
DDA’s
opinion
that
the
subject
site
cannot
capture
the
fair
share
and
is
not
an
appropriate
location
at
this
time
for
the
following
key
reasons:
4. Hotel/Commercial Development Analysis
69
• Hoteliers
require
sites
with
nearby
traveler
services,
most
notably
multiple
restaurants.
Traveler
services
are
limited
to
The
Station.
• The
Highway
45/I-‐435
interchange
lacks
the
dynamics
of
a
conventional
interstate
where
travelers
drive
for
a
considerable
distance
and
stop
for
a
respite.
• There
are
very
few
houses
west
of
I-‐435
limiting
support
for
the
hotel
from
visitors
to
family
and
friends.
• The
lack
of
businesses
in
the
area
limits
the
need
for
meeting
space
beyond
weekends.
• The
additional
demand
from
soccer
tournaments,
while
large
in
aggregate,
occurs
on
12
weekends
or
24
days
of
the
entire
year.
At
best,
the
soccer
complex
would
account
for
1,500
total
room
nights
or
10%
of
the
overall
demand
needed
to
support
the
hotel.
• The
site
is
vulnerable
to
future
development
of
a
hotel
in
a
more
favorable
area
of
Platte
County.
• Much
of
the
hotel
demand
overflow
occurs
during
a
three-‐month
period.
The
lack
of
other
demand
drivers
proximate
the
site
would
result
in
extremely
low
occupancies
during
the
winter
months.
• A
hotel
in
itself,
especially
a
remotely
located
hotel,
is
not
likely
to
fully
engage
a
university
following.
Some
level
of
synergy
with
other
nearby
venue
space
and
development
would
likely
be
required
to
get
commitments
and
potential
programming
from
Park
University.
3. Alternative
Hotel
Site
in
Parkville
Consideration
should
be
given
to
siting
a
hotel
adjacent
the
downtown
and
Park
University.
The
“traveler
services”
are
abundant
in
the
downtown
and
there
is
a
business
and
student
population
concentration
there.
Based
on
DDAs
review
of
the
recent
downtown
market
analysis
and
interviews
with
select
businesses
in
the
downtown
area,
a
hotel
is
important
to
increasing
the
out-‐of-‐town
visitor
base.
Such
a
location
for
a
hotel
provides
a
true
economic
development
opportunity
for
downtown.
Also,
overall
hotel
demand
could
be
expanded
through
adding
multiple-‐day
events
downtown
and
additional
programming
from
Park
University.
A
boutique
hotel,
possibly
affiliated
with
Park
University,
should
be
considered.
Downtown
Parkville
4. Hotel/Commercial Development Analysis
70
III. Retail
Market
Analysis
A. Retail
Trade
Area
The
primary
retail
trade
area
for
the
study
area
is
considered
a
two-‐mile
radius.
If
the
trade
area
were
any
larger,
consumers
would
have
to
drive
by
other
retailers
along
Highway
45
to
get
to
the
site,
an
atypical
behavior
for
most
consumers.
The
ability
of
the
trade
area
to
be
larger
is
further
hindered
by
plans
for
an
additional
100,350
square
feet
of
neighborhood
retail
at
the
Highway
45
and
K
roundabout.
This
planned
project
is
in
a
position
to
capture
a
share
of
the
site’s
primary
household
support.
The
Hwy
45/K
site
is
more
marketable
than
the
study
area
as
retail
site
because
there
are
households
on
all
sides
of
Highway
45
and
K,
accounting
for
twice
the
share
of
consumer
spending
than
the
study
area.
B. Retail
Space
Overview
The
retail
development
pattern
in
the
area
is
generally
east
to
west
from
Highway
29.
The
study
area
is
on
the
western
periphery
of
city
corporate
limits,
three
miles
west
of
the
closest
retail
development
(Crestridge
Center)
and
slightly
more
than
four
miles
from
Parkville
Commons,
the
retail
town
center
for
Parkville.
There
are
also
two
regional
retail
centers
outside
of
Parkville
along
I-‐29;
Zona
Rosa
and
Village
at
Burlington
Creek
(initially
called
Tuileries
Plaza).
4. Hotel/Commercial Development Analysis
71
Vacancies
are
low
(below
8%)
for
properties
with
frontage
along
Highway
45.
Retail
vacancies
at
the
larger
centers
are
typically
those
that
lack
the
visibility
or
traffic
of
the
other
stores
in
the
center.
Prevailing
lease
rates
at
Parkville
Commons
and
Village
at
Burlington
Creek
are
in
the
mid-‐to
high
teens
per
square
foot.
Rent
levels
in
limited
traffic
volume
areas,
such
as
Crestridge
Center,
however,
are
low.
A
recent
vacant
store
front
at
Crestridge
Center
was
listed
for
$8
per
square
foot
triple
net
(NNN),
half
the
price
of
the
shopping
centers
on
the
east
end
of
Parkville.
The
listing
for
this
property
indicated
a
daily
traffic
count
of
10,957
vehicles
for
this
center.
Traffic
counts
are
essential
to
retailers.
Low
traffic
counts
typically
mean
that
the
retailers
must
spend
additional
marketing
dollars
to
attract
people
to
the
store.
High
volume
businesses,
especially
restaurants,
are
dependent
on
being
in
clear
view
of
a
constant
flow
of
passersby.
According
to
a
2012
traffic
counts
survey
by
Missouri
Department
of
Transportation
(MDOT),
Highway
45
had
average
daily
traffic
counts
as
low
as
3,388
vehicles
west
of
the
I-‐435
interchange
and
only
5,096
east
of
the
interchange.
Traffic
counts
reach
an
average
of
15,025
vehicles
per
day
near
Parkville
Commons.
The
traffic
counts
also
show
that
there
is
an
average
of
25,644
cars
each
day
along
I-‐435
south
of
Highway
45.
However,
more
than
half
of
the
traffic
on
I-‐435
exits
immediately
after
Highway
45
at
Exit
24,
NW
Barry
Road,
State
Route
152.
Based
on
our
observations,
interviews
with
MDOT
representatives
and
discussions
with
other
local
officials,
it
appears
that
the
majority
of
the
traffic
on
I-‐435
is
Average
Daily
Traffic
Counts
(MDOT,
2012)
View
of
the
study
area
from
the
southwest
quadrant
4. Hotel/Commercial Development Analysis
72
exiting
on
State
Route
152
as
a
short
cut
to
the
airport
(only
1
mile
difference)
or
to
a
lesser
extent
Zona
Rosa.
This
section
of
I-‐435
serves
as
a
short
bypass
for
local
commuters.
The
billboard
placed
north
of
Exit
24
for
The
Station
convenience
store
and
gas
station
is
reaching
only
12,026
drivers
a
day.
It
is
our
opinion
that
the
success
of
The
Station
is
not
because
of
the
interchange,
but
rather
the
fact
that
it
is
a
quality
convenience
store
for
nearby
residents.
The
Station
is
the
only
retail
establishment
within
three
miles
of
the
site.
Within
the
trade
area,
a
two-‐mile
radius
of
The
Station,
there
is
a
population
of
more
than
4,000.
2-‐MILE
RADIUS
HIGHWAY
45
&
I-‐435
2014
(ESTIMATED)
Population
4,121
Household
1,358
Median
Disposable
Income
$86,553
Source:
Esri,
Incorporated
The
households
in
the
outlying
subdivisions,
such
as
Thousand
Oaks,
Hidden
Valley,
and
Countrywoods,
have
an
aggregate
consumer
spending
power
of
$7.5
million
for
food
and
beverage
stores
(take
home)
and
$6.8
million
in
food
services
and
drinking
places
(eat
out).
National
chain
restaurants
often
have
threshold
population
requirements
to
consider
a
site.
The
average
chain
restaurateur
has
a
minimum
criteria
of
20,000
persons
within
a
two-‐mile
radius.
However,
the
median
disposable
income
of
$86,553
is
extremely
high.
In
fact,
the
median
disposable
income
is
more
than
1.5
times
that
of
the
average
resident
household
in
Platte
County.
C. Retail
Site
Assessment
Any
near-‐term
retail
development
of
the
study
area
is
ahead
of
the
market.
The
general
lack
of
other
retail,
low
traffic
volumes,
and
potential
development
of
approximately
100,000
square
feet
of
retail
at
Highway
45
and
K
prohibits
development
at
the
site
of
even
a
small
12,000
to
15,000
square
foot
retail
center.
The
proximate
spending
power
of
the
nearby
households
bolstered
by
the
attendees
of
the
soccer
complex
or
residents
at
a
multifamily
development,
however,
could
support
a
small
single
retail
store.
4. Hotel/Commercial Development Analysis
73
Scenario
1:
Small
Specialty
Foods
Store
with
Soccer
Complex/Fields
Walkup/seasonal
specialty
foods
store
(e.g.
ice
cream,
coffee,
baked
goods
etc.)
–
800
to
1,200
square
feet
Scenario
2:
Food
and
Beverage
Restaurant
with
Apartment
Development
Year-‐round
food
and
beverage
business
easily
accessed
from
apartments
(deli,
small
café,
quick
service
restaurant)
-‐
1,000
to
2,500
sf.
To
attract
a
retailer
to
the
site
in
the
near-‐term
will
clearly
require
an
incentive.
The
incentive
would
likely
require
free
land
or
the
owner
providing
a
graduated
ground
lease
for
the
property.
Under
Scenario
2,
the
developer
of
the
apartments
would
have
an
incentive
to
a
retailer
since
it
will
attract
renters
to
their
apartments
and
help
sell
a
unique
and
active
lifestyle.
IV. Other
Near-‐Term
Development
Alternatives
Given
the
limited
hotel
and
retail
opportunities
at
the
site,
DDA
also
assessed
the
appropriateness
of
the
site
to
support
other
development
uses.
The
site
access
bodes
well
for
multi-‐family
apartments
as
the
“millennial”
generation
(generally
25
to
35
years
old)
is
attracted
to
housing
sites
with
quick
and
easy
access
to
employment
centers
such
as
Legends
and
Fort
Leavenworth.
The
site
could
also
target
the
several
thousand
new
employees
expected
at
Cerner’s
campus
at
Village
West.
The
City
of
Parkville
has
a
disproportionately
low
share
of
rental
housing
units.
From
2000
to
2010,
the
share
of
renter-‐occupied
housing
units
declined
8.4
percentage
points
to
23.5%
of
the
total
occupied
housing.
In
2010,
Platte
County
had
a
renter-‐
occupied
housing
share
of
33.3%,
nearly
10
percentage
points
above
Parkville.
Not
having
a
full
spectrum
of
housing
choices
for
all
household
types
can
limit
the
growth
of
a
community.
For
example,
without
upscale
apartments
in
the
area,
there
will
be
less
young
professionals
in
Parkville.
This
could
limit
future
opportunities
to
attract
a
large
employer
to
the
area
who
is
seeking
a
strong
workforce
base.
DDA
has
completed
dozens
of
housing
studies
for
military
installations.
Typically,
one-‐third
of
the
military
families
choose
to
live
on
post
and
the
other
two-‐thirds
Example
of
Specialty
Food
and
Drink
business
with
Walk-‐Up
Window
4. Hotel/Commercial Development Analysis
74
choose
to
live
off
post.
According
to
the
2013
post
statistics,
only
35%
of
the
military
stationed
at
Fort
Leavenworth
are
living
off
post,
atypical
of
most
military
installations.
Quality
of
schools
is
one
of
the
most,
if
not
the
most
important
factor
for
military
families
in
choosing
where
to
live.
Given
the
high
quality
of
the
Platte
County
School
District,
it
is
surprising
that
only
20%
of
the
off
post
military
reside
in
Missouri.
A
higher
share
of
off
post
military
reside
in
Kansas.
We
attribute
this
to
the
lack
of
rental
housing
alternatives
in
Platte
County.
Military
families
are
provided
Basic
Allowance
for
Housing
(BAH).
The
current
BAH
rate
for
an
Army
Private
with
a
family
is
$897
per
month.
A
staff
sergeant
with
dependents
has
a
housing
allowance
of
$1,263
per
month.
Multifamily
development
at
the
site
should
offer
a
wide
range
of
common
area
amenities,
such
as
a
walking
trail,
exercise
facility,
and
clubhouse,
in
order
to
achieve
high
rents
and
sell
a
unique
lifestyle.
The
integration
of
a
small
retail
store
near
the
entrance
or
around
the
corner
from
the
project
could
enhance
the
lifestyle
and
help
attract
more
tenants.
Additionally,
the
car
wash
at
The
Station
could
serve
as
an
additional
amenity
to
residents.
The
southwest
quadrant
of
the
study
area
was
initially
planned
as
industrial
and
one
modest
sized
light
industrial
building
was
built.
There
are
too
many
industrial
sites
in
better
locations,
including
the
airport’s
property,
to
consider
building
this
area
out
as
industrial.
During
the
course
of
DDA’s
stakeholder
interviews
it
was
mentioned
that
Platte
County
does
not
have
an
auditorium,
events
center
or
conference
facility
adequate
enough
to
support
some
of
the
area
programs,
especially
those
that
are
art
related.
Given
the
accessibility
of
the
site
and
that
single-‐family
homes
do
not
back
up
to
the
southwest
quadrant,
consideration
may
be
given
to
an
outdoor
amphitheater.
As
in
other
markets,
this
venue
could
be
an
interim
use
of
the
land
or
a
long-‐term
solution.
A
storage
facility
for
boats,
RV’s
and
outdoor
storage
could
also
be
a
reuse
of
the
southwest
quadrant.
There
is
an
active
outdoor
segment
in
the
region
as
evidenced
by
the
nearby
Cabela’s,
which
locates
stores
in
areas
with
significant
outdoor
activity
(boating
and
fishing
licenses,
hunting
licenses,
and
various
other
outdoor
activities).
Because
of
the
central
location
of
the
site
to
the
outlying
markets,
the
storage
facility
could
serve
as
a
regional
facility
that
is
easily
accessed
during
any
time
of
day.
The
CarWash
at
The
Station
4. Hotel/Commercial Development Analysis
75
Large-‐lot
single-‐family
homes
are
the
most
likely
development
scenario
for
the
northwest
quadrant
of
the
interchange.
In
2012
and
2013
there
were
52
and
55
single-‐family
permits
for
Parkville,
respectively.
Parkville
and
Platte
County
more
than
doubled
prior
year
permit
totals.
The
recommendations
for
near
term
development
alternatives
was
based
on
DDA’s
opinion
of
the
near
term
highest
and
best
uses
at
the
site
based
on
the
study
area
characteristics
as
well
as
national
experience
with
all
types
of
development.
It
is
important
to
note
that
a
detailed
feasibility
study
for
the
alternative
uses
was
not
completed,
and
as
such,
each
use
will
require
additional
investigation
to
assess
the
full
financial
and
market
feasibility.
It
will
be
important
to
consider
commercial
opportunities
that
will
be
available
at
the
interchange
in
the
long
term
(10
to
20
years).
Aside
from
small
scale
retail
outlined
in
this
report,
land
in
the
study
area
within
a
few
hundred
feet
of
Highway
45
should
be
a
priority
for
later
commercial
opportunities.
In
conclusion,
it
is
DDA’s
opinion
that
retail
development
for
the
study
area
is
premature
and
will
require
incentives
to
develop
at
an
earlier
time.
It
is
also
our
opinion
that
housing
development
provides
the
best
opportunity
for
near
term
development
and
would
bring
about
a
significant
appraised
value
to
buy
down
the
NID
assessments.
Other
uses
that
may
be
appropriate
for
the
study
area,
such
as
the
outdoor
amphitheater,
are
those
that
will
capitalize
on
the
regional
access
provided
by
the
interchange.
Executive
Summary
1.
Introduction
2.
Stakeholder
Engagement
Summary
3.
Sports
Complex
Analysis
4.
Hotel/Commercial
Development
Analysis
5.
Economic
&
Fiscal
Impacts
5.
Economic
&
Fiscal
Impacts
5. Economic & Fiscal Impacts
76
While
many
of
the
perceived
benefits
of
the
proposed
sports
complex
and/or
alternative
commercial
development
in
Parkville
are
intangible
including
providing
enhanced
sports
and
recreation
participation
opportunities
for
local
sports
participants
and
stimulating
community
pride
among
other
qualitative
benefits,
the
construction
and
annual
operations
of
the
proposed
sports
complex
and/or
alternative
commercial
development
in
Parkville
can
provide
quantifiable
benefits
to
an
area.
Typically,
quantifiable
effects
are
characterized
in
terms
of
economic
impacts
and
fiscal
impacts.
Economic
impacts
are
conveyed
through
measures
of
direct
spending,
total
output,
personal
earnings,
and
employment.
Fiscal
impacts
denote
changes
in
tax
revenues.
The
focus
of
this
analysis
is
to
estimate
the
potential
net
new
impacts
generated
from
the
construction
and
operation
of
the
proposed
sports
complex
and/or
alternative
commercial
development
in
Parkville,
and
analyze
potential
new
impacts
generated
by
the
proposed
alternative
commercial
development.
The
following
key
issues
have
been
addressed
in
this
section:
• Overview
of
Economic
Impacts;
• Estimated
Economic
&
Fiscal
Impacts;
and,
• Non-‐Quantifiable
Benefits.
The
assumptions
underlying
the
estimates
of
economic
and
fiscal
impacts
are
based
on
the
results
of
a
market
and
financial
analysis
presented
previously
in
this
report.
The
results
presented
are
for
the
construction
period,
the
assumed
first
stabilized
year
of
operations,
and
a
cumulative
construction
and
30-‐year
operations
impacts.
OVERVIEW
OF
ECONOMIC
IMPACTS
Economic
impacts
are
typically
conveyed
through
measures
of
direct
spending,
total
output,
personal
earnings
and
employment.
Each
of
the
measures
of
economic
impact
is
defined
below:
• Direct
spending
represents
spending
generated
by
the
proposed
sports
complex
or
alternative
commercial
development
in
Parkville
including
construction-‐
related
spending
on
labor
and
materials
as
well
as
spending
during
annual
operations
consisting
of
in-‐facility
expenditures
on
registration
fees,
concessions
and
advertising;
out-‐of-‐facility
spending
on
hotels,
food
and
beverages,
retail,
transportation,
entertainment
and
other
expenditures.
5. Economic & Fiscal Impacts
77
• Total
output
represents
the
total
direct,
indirect
and
induced
spending
effects
generated
by
the
proposed
sports
complex
in
Parkville.
• Personal
earnings
represent
the
wages
and
salaries
earned
by
employees
of
businesses
involved
with
the
proposed
sports
complex
or
alternative
commercial
development
in
Parkville.
• Employment
is
expressed
in
terms
of
person
years
of
employment
and
is
based
on
project
spending.
Person
years
are
defined
as
one
year
of
employment,
or
2,080
annual
hours,
and
may
be
full-‐
or
part-‐time.
Direct
Spending
The
operation
of
a
sports
complex
can
impact
the
local
economy
in
a
variety
of
ways.
As
outlined
in
the
exhibit
below,
initial
direct
spending
is
generated
during
construction
on
materials
and
labor
and
during
operations
at
events
on
registration
fees,
concessions
and
advertising,
as
well
as
before
and
after
events
throughout
local
hotel,
restaurant,
retail
and
other
establishments.
In
order
to
estimate
the
incremental
economic
and
fiscal
impact
benefits
generated
to
the
local
economy,
certain
adjustments
must
be
made
to
initial
direct
spending
to
reflect
the
fact
that
all
spending
is
not
likely
to
impact
the
local
economy.
The
following
exhibit
summarizes
the
adjustments
made
to
initial
direct
spending
in
order
to
determine
net
new
direct
spending
impacting
the
local
economy.
Adjustments
Gross Direct Spending
• Reg. Fees
• Rentals
• Sponsorship
• Lodging
• Restaurant
• Bars
• Retail
• Entertainment
• Transit
• Services
• Other
Adjustments are made for displacement (spending that would have
occurred anyway by local residents) or leakage (spending occurring
outside of Parkville)
Represents portion of gross spending that is new to Parkville and
would not have occurred without the presence of the proposed
Parkville Soccer Complex.
• Advertising
• Concessions
• Merchandise
• Other
In-Complex: Out-of-Complex:
Spending Adjustments
Net New Direct Spending
Construction:
• Materials
• Supplies
• Labor
• Prof. Fees
5. Economic & Fiscal Impacts
78
As
illustrated
in
the
exhibit,
adjustments
must
be
made
to
account
for
the
fact
that
a
certain
amount
of
spending
associated
with
the
proposed
sports
complex
in
Parkville
will
be
made
by
local
residents
and,
therefore,
likely
represents
money
already
spent
in
the
economy
in
another
form.
This
is
called
displacement
and
reduces
the
overall
net
new
impacts.
This
type
of
spending
is
not
considered
net
new
to
the
local
economy.
Additionally,
not
all
spending
associated
with
the
proposed
sports
complex
in
Parkville
will
take
place
in
the
local
economy.
A
portion
of
this
spending
is
likely
to
occur
outside
the
immediate
area.
This
is
called
leakage
and
reduces
the
overall
impact.
The
economic
and
fiscal
impacts
presented
in
this
section
represent
the
estimated
net
new
impacts
associated
with
the
proposed
sports
complex
and
alternative
commercial
development
in
Parkville.
Multiplier
Effects
Economic
impacts
associated
with
the
proposed
sports
complex
in
Parkville
will
likely
be
further
increased
through
re-‐spending
of
the
net
new
direct
spending.
The
total
impact
is
estimated
by
applying
an
economic
multiplier
to
initial
direct
spending
to
account
for
the
total
economic
impact.
The
total
output
multiplier
is
used
to
estimate
the
aggregate
total
spending
that
takes
place
beginning
with
the
direct
spending
and
continuing
through
each
successive
round
of
re-‐spending.
Successive
rounds
of
re-‐spending
are
generally
discussed
in
terms
of
their
indirect
and
induced
effects
on
the
area
economy.
Each
is
discussed
in
more
detail
as
follows:
• Indirect
effects
consist
of
the
re-‐spending
of
the
initial
or
direct
expenditures.
These
indirect
impacts
extend
further
as
the
dollars
constituting
the
direct
expenditures
continue
to
change
hands.
This
process,
in
principle,
could
continue
indefinitely.
However,
recipients
of
these
expenditures
may
spend
all
or
part
of
it
on
goods
and
services
outside
the
market
area,
put
part
of
these
earnings
into
savings,
or
pay
taxes.
This
spending
halts
the
process
of
subsequent
expenditure
flows
and
does
not
generate
additional
spending
or
impact
within
the
community
after
a
period
of
time.
This
progression
is
termed
leakage
and
reduces
the
overall
economic
impact.
Indirect
impacts
occur
in
a
number
of
areas
including
the
following:
o wholesale
industry
as
purchases
of
food
and
merchandise
products
are
made;
o transportation
industry
as
the
products
are
shipped
from
purchaser
to
buyer;
o manufacturing
industry
as
products
used
to
service
the
sports
complex,
vendors
and
others
are
produced;
5. Economic & Fiscal Impacts
79
o utility
industry
as
the
power
to
produce
goods
and
services
is
consumed;
and,
o other
such
industries.
• Induced
effects
consist
of
the
positive
changes
in
spending,
employment,
earnings
and
tax
collections
generated
by
personal
income
associated
with
the
operations
of
a
sports
complex.
Specifically,
as
the
economic
impact
process
continues,
wages
and
salaries
are
earned,
increased
employment
and
population
are
generated,
and
spending
occurs
in
virtually
all
business,
household
and
governmental
sectors.
This
represents
the
induced
spending
impacts
generated
by
direct
expenditures.
The
concept
of
direct,
indirect
and
induced
spending
is
further
illustrated
below.
The
appropriate
multipliers
to
be
used
are
dependent
upon
certain
regional
characteristics
and
also
the
nature
of
the
expenditure.
An
area
which
is
capable
of
producing
a
wide
range
of
goods
and
services
within
its
border
will
have
high
multipliers,
a
positive
correlation
existing
between
the
self-‐sufficiency
of
an
area's
economy
and
the
higher
probability
of
re-‐spending
occurring
within
the
region.
If
a
high
5. Economic & Fiscal Impacts
80
proportion
of
the
expenditures
must
be
imported
from
another
geographical
region,
lower
multipliers
will
result.
The
multiplier
estimates
used
in
this
analysis
are
based
on
the
IMPLAN
system.
IMPLAN,
which
stands
for
Impact
Analyses
and
Planning,
is
a
computer
software
package
that
consists
of
procedures
for
estimating
local
input-‐output
models
and
associated
databases.
Input-‐output
models
are
a
technique
for
quantifying
interactions
between
firms,
industries
and
social
institutions
within
a
local
economy.
IMPLAN
was
originally
developed
by
the
U.S.
Forest
Service
in
cooperation
with
the
Federal
Emergency
Management
Agency
and
the
U.S.
Department
of
the
Interior's
Bureau
of
Land
Management
to
assist
in
land
and
resource
management
planning.
Since
1993,
the
IMPLAN
system
has
been
developed
under
exclusive
rights
by
the
Minnesota
Implan
Group,
Inc.
which
licenses
and
distributes
the
software
to
users.
Currently,
there
are
hundreds
of
licensed
users
in
the
United
States
including
universities,
government
agencies,
and
private
companies.
The
economic
data
for
IMPLAN
comes
from
the
system
of
national
accounts
for
the
United
States
based
on
data
collected
by
the
U.
S.
Department
of
Commerce,
the
U.S.
Bureau
of
Labor
Statistics,
and
other
federal
and
state
government
agencies.
Data
are
collected
for
440
distinct
producing
industry
sectors
of
the
national
economy
corresponding
to
the
Standard
Industrial
Categories
(SICs).
Fiscal
Impacts
In
addition
to
the
economic
impacts
generated
by
the
proposed
sports
complex
and
alternative
commercial
development
in
Parkville
throughout
the
market
area,
the
public
sector
also
benefits
from
increased
tax
revenues.
In
preparing
estimates
of
fiscal
impacts,
total
tax
revenues
attributable
to
the
direct
spending
generated
by
the
development
were
estimated.
In
addition,
estimates
of
the
effect
of
total
output
and
earnings
on
the
tax
collections
have
been
estimated.
Tax
revenues
are
based
on
the
current
applicable
tax
rates.
Future
changes
in
these
rates
would
have
an
impact
on
the
resulting
tax
collections.
The
sources
of
tax
revenue
focused
on
in
this
report
are
outlined
below:
• Sales
taxes
are
assessed
at
an
estimated
rate
of
7.1
percent.
Of
this
total,
4.2
percent
is
allocated
to
the
State
of
Missouri,
1.4
percent
is
allocated
to
Platte
County
and
1.5
percent
is
allocated
to
the
City
of
Parkville.
• Hotel
taxes
are
assessed
at
a
rate
of
5.3
percent.
Of
this
total,
5.0
percent
is
allocated
to
the
City
of
Parkville
and
0.3
percent
is
allocated
to
Platte
County.
5. Economic & Fiscal Impacts
81
• Property
taxes
are
assessed
at
a
rate
of
approximately
8.5
percent
of
the
property-‐assessed
value.
Of
this
total,
0.7
percent
is
allocated
to
the
City
of
Parkville
and
0.4
percent
is
allocated
to
Platte
County.
City
of
Parkville
assesses
property
value
at
a
rate
of
32
percent
of
market
value
for
commercial
property
and
19
percent
for
residential
property.
ESTIMATED
ECONOMIC
&
FISCAL
IMPACTS
The
table
on
the
following
page
summarizes
the
net
new
economic
impacts
anticipated
to
be
generated
to
the
City
of
Parkville
and
Platte
County
by
the
construction
and
on-‐
going
operations
of
the
proposed
development
scenarios.
Scenario
1
consists
of
the
development
of
the
proposed
sports
complex
in
Parkville
along
with
the
construction
of
an
800
square-‐foot
walkup/seasonal
specialty
foods
store
(e.g.
ice
cream,
coffee,
baked
goods
etc.).
Alternative
commercial
development
Scenario
2
involves
the
construction
of
a
multi-‐family
housing
complex
with
300
units
along
with
a
2,400
square-‐foot
year-‐
round
food
and
beverage
business
easily
accessed
from
apartments
(deli,
small
café,
quick
service
restaurant)
in
lieu
of
development
Scenario
1.
It
should
be
noted
that
net
new
impacts
to
the
City
and
County
are
not
additive.
As
a
means
of
providing
context
for
interpreting
the
table
on
the
following
page,
an
example
is
provided
below.
If
a
resident
from
outside
Platte
County
(i.e.
Topeka)
ate
at
a
restaurant
in
Parkville
in
conjunction
with
their
attendance
at
the
sports
complex,
the
money
spent
would
be
net
new
to
both
Parkville
and
Platte
County.
If
someone
who
resides
in
Platte
County,
but
outside
Parkville
(i.e.
Platte
City)
ate
at
a
restaurant
in
Parkville
in
conjunction
with
their
attendance
at
the
sports
complex,
the
money
spent
would
be
net
new
to
Parkville,
but
not
new
to
Platte
County.
5. Economic & Fiscal Impacts
82
Scenario
1
Economic
Impact
Summary
• Total
project
costs
associated
with
the
proposed
sports
complex
in
Parkville
are
estimated
to
be
approximately
$13.0
million,
while
total
project
costs
for
the
proposed
specialty
foods
store
are
estimated
to
be
approximately
$163,000.
• The
one-‐time
net
new
economic
impacts
estimated
to
be
associated
with
the
construction
of
the
proposed
sports
complex
and
specialty
foods
store
in
Parkville
include
approximately
$1.4
million
in
direct
spending,
$2.2
million
in
total
output,
16
full
and
part-‐time
jobs
and
$905,000
in
personal
earnings.
Net
new
impacts
to
Platte
County
include
approximately
$3.7
million
in
direct
spending,
$5.6
million
in
total
output,
41
full
and
part-‐time
jobs
and
$2.3
million
in
personal
earnings.
• Net
new
impacts
from
annual
operations
of
Scenario
1
are
estimated
to
generate
$2.9
million
in
net
new
direct
spending,
$4.4
million
in
total
output,
74
full
and
part-‐time
jobs,
and
$1.8
million
in
earnings.
Scenario
1
is
also
estimated
to
generate
$5.1
million
in
net
new
direct
spending,
$7.7
million
in
total
output,
119
full
and
part-‐time
jobs,
and
$3.0
million
in
earnings
on
an
annual
basis
to
Platte
County.
Net$New Net$New Net$New Net$New
to$Parkville to$Platte$County to$Parkville to$Platte$County
Net$New
Construction$Impacts:
Direct'Spending $1,449,000 $3,688,000 $5,068,000 $12,900,000
Total'Output $2,215,000 $5,638,000 $7,560,000 $19,245,000
Jobs'(FTEs)16 41 47 119
Earnings $905,000 $2,304,000 $2,512,000 $6,321,000
Net$New
Annual$Operations$Impacts:
Direct'Spending $2,933,000 $5,116,000 $3,878,000 $4,311,000
Total'Output $4,419,000 $7,686,000 $5,181,000 $5,772,000
Jobs'(FTEs)74 119 60 74
Earnings $1,751,000 $3,005,000 $1,253,000 $1,489,000
8;Field$Complex$and Multi;Family$Housing$(300$Units)
Food$&$Beverage$Business
Scenario$1
Economic$Impacts
Proposed$Parkville$Soccer$Complex
$Specialty$Food$Store
Scenario$2
Cumulative$Construction$and
30;Year$Operations$Impacts
Direct'Spending $135,102,000 $243,473,000 $184,496,000 $205,096,000
Total'Output $203,169,000 $365,746,000 $246,479,000 $274,604,000
Jobs'(FTEs)'(1)106 181 90 111
Earnings $80,565,000 $142,992,000 $59,622,000 $70,827,000
(1)'Average'FTEs'over'construction'and'operations.'
Note:'Impacts'to'Parkville'and'Platte'County'are'not'additive.
Note:'Based'on'stabilized'year'of'operations.
5. Economic & Fiscal Impacts
83
• Over
a
30-‐year
period,
the
cumulative
one-‐time
construction
and
annual
operations
of
the
proposed
Scenario
1
is
estimated
to
provide
the
following
net
new
impacts
to
the
City
of
Parkville:
$135.1
million
in
total
direct
spending,
$203.2
million
in
total
output,
106
annual
full
and
part-‐
time
jobs,
and
$80.6
million
in
personal
earnings.
Net
new
impacts
generated
to
Platte
County
over
a
30-‐year
period
include:
$243.5
million
in
total
direct
spending,
$365.8
million
in
total
output,
181
annual
full
and
part-‐time
jobs,
and
$143.0
million
in
personal
earnings.
Scenario
2
Economic
Impact
Summary
• Total
project
costs
associated
with
Scenario
2
include
the
proposed
multi-‐
family
housing
complex
in
Parkville
estimated
to
be
approximately
$45.5
million,
and
the
food
and
beverage
business
with
estimated
project
costs
of
approximately
$572,000.
• The
one-‐time
net
new
economic
impacts
estimated
to
be
associated
with
the
construction
of
the
multi-‐family
housing
complex
and
food
and
beverage
business
in
Parkville
include
approximately
$5.1
million
in
direct
spending,
$7.6
million
in
total
output,
47
full
and
part-‐time
jobs
and
$2.1
million
in
personal
earnings.
Net
new
impacts
to
Platte
County
include
approximately
$12.9
million
in
direct
spending,
$19.2
million
in
total
output,
119
full
and
part-‐time
jobs
and
$6.3
million
in
personal
earnings.
• Net
new
impacts
from
annual
operations
of
Scenario
2
are
estimated
to
generate
$3.9
million
in
net
new
direct
spending,
$5.2
million
in
total
output,
60
full
and
part-‐time
jobs,
$1.3
million
in
earnings
and
$129,000
in
local
tax
revenue
to
Parkville.
Scenario
2
is
also
estimated
to
generate
$4.3
million
in
net
new
direct
spending,
$5.8
million
in
total
output,
74
full
and
part-‐time
jobs,
and
$1.5
million
in
earnings
in
a
stabilized
year
of
operations
.
• Over
a
30-‐year
period,
the
cumulative
one-‐time
construction
and
annual
operations
of
the
proposed
Scenario
2
is
estimated
to
provide
the
following
net
new
impacts
to
the
City
of
Parkville:
$184.5
million
in
total
direct
spending,
$246.5
million
in
total
output,
90
annual
full
and
part-‐
time
jobs,
and
$59.6
million
in
personal
earnings.
Net
new
impacts
generated
to
Platte
County
over
a
30-‐year
period
include:
$205.1
million
in
total
direct
spending,
$274.6
million
in
total
output,
111
annual
full
and
part-‐time
jobs,
and
$70.8
million
in
personal
earnings.
5. Economic & Fiscal Impacts
84
In
addition
to
the
economic
impacts
associated
with
each
potential
development
scenario
(i.e.
spending,
employment,
earnings),
new
tax
revenues
will
also
be
generated
to
the
City
of
Parkville
and
Platte
County
by
visitors
to
the
area.
The
following
table
presents
a
summary
of
the
tax
revenues
estimated
to
be
generated
by
each
potential
development
scenario
to
the
City
of
Parkville
and
Platte
County.
Scenario
1
Fiscal
Impact
Summary
• Net
new
annual
tax
revenue
estimated
to
be
generated
to
the
City
of
Parkville
totals
approximately
$37,000,
while
tax
revenues
estimated
to
be
generated
to
Platte
County
total
$72,000.
• Over
30
years,
it
is
estimated
that
developments
in
Scenario
1
could
generate
approximately
$1.8
million
in
total
tax
revenue
to
the
City
of
Parkville
and
approximately
$3.4
million
in
Platte
County.
Scenario
2
Fiscal
Impact
Summary
• Net
new
annual
tax
revenue
estimated
to
be
generated
to
the
City
of
Parkville
totals
approximately
$129,000,
while
tax
revenues
estimated
to
be
generated
to
Platte
County
total
$95,000.
• Over
30
years,
it
is
estimated
that
developments
in
Scenario
1
could
generate
approximately
$4.9
million
in
total
tax
revenue
to
the
City
of
Parkville
and
approximately
$3.8
million
in
Platte
County.
Net$New Net$New Net$New Net$New
to$Parkville to$Platte$County to$Parkville to$Platte$County
Net$New
Annual$Operations$Impacts:
Tax$Revenue $37,000 $72,000 $129,000 $95,000
30<Year$Operations$Impacts:
Tax$Revenue $1,752,000 $3,439,000 $4,885,000 $3,813,000
Note:$Estimated$tax$revenues$depicted$are$based$on$the$amount$generated$in$each$jurisdiction,$and$are$exclusive$of$each$other.
Note:$Tax$revenues$depected$herein$include$only$those$generated$to$the$City/County$governments$and$do$not$include$those$generated$to$the
school$district$or$other$taxing$jurisdictions.
8<Field$Complex$and Multi<Family$Housing$(300$Units)
$Specialty$Food$Store Food$&$Beverage$Business
Fiscal$Impacts
Proposed$Parkville$Soccer$Complex
Scenario$1 Scenario$2
5. Economic & Fiscal Impacts
85
It
should
be
noted
that
tax
revenues
generated
in
each
scenario
could
provide
a
potential
resource
to
help
offset
the
impact
of
NID
assessments
on
development.
NON-‐QUANTIFIABLE
IMPACTS
The
estimated
impacts
of
the
proposed
sports
complex
in
Parkville
do
not
include
benefits
that
may
be
generated
from
other
private
sector
developments
surrounding
the
development
such
as
hotel,
restaurant,
other
retail,
and
entertainment
establishments.
The
tax
revenues
that
may
accrue
to
the
public
sector
from
such
developments
can
be
substantial,
but
are
difficult
to
predict
given
the
private
sector
nature
of
such
projects.
Should
such
development
take
place,
tax
impacts
could
include
property
taxes
and
other
taxes
associated
with
private
sector
development
in
the
area
of
the
sports
complex
which
would
likely
impact
the
collection
of
a
variety
of
state
and
local
taxes
including
business
license
taxes
and
other
such
taxes.
In
addition
to
the
more
quantifiable
benefits,
some
benefits
related
to
the
operations
of
the
proposed
sports
complex
in
Parkville
cannot
be
quantitatively
measured.
Potential
qualitative
benefits
for
the
City
of
Parkville
and
the
surrounding
regional
area
could
include:
• enhanced
sports
and
recreation
opportunities
for
local
youths
and
adults;
• new
opportunities
for
local
area
businesses,
groups
and
individuals
to
provide
support
for
local
youths;
• synergy
with
other
entertainment
facilities
leading
to
increased
tourism
activity;
• enhanced
community
pride,
self-‐image,
exposure
and
reputation;
• enhanced
regional
exposure;
• enhanced
economic
growth
and
ancillary
private
sector
development
spurred
by
the
operation
of
the
proposed
sports
complex
in
Parkville;
and
• other
such
benefits.
Study
Conclusion
Based
on
the
analyses
conducted
herein,
a
proposed
sports
complex
in
Parkville
would
meet
the
needs
of
Northland
region-‐based
soccer
organizations,
while
also
hosting
a
limited
number
of
local
and
regional
tournaments.
Current
and
expected
competition
in
the
market
for
tournament
complexes,
as
well
as
Parkville’s
lack
of
visitor
infrastructure,
make
it
unreasonable
to
expect
a
proposed
soccer
complex
in
Parkville
to
host
national
tournaments.
Given
the
type
and
level
of
programming
anticipated
to
be
hosted
at
the
proposed
sports
complex,
it
is
estimated
that
the
complex
would
operate
at
loss
of
upwards
of
$400,000
annually,
including
payment
of
the
NID
assessment.
5. Economic & Fiscal Impacts
86
In
lieu
of
the
sports
complex,
alternate
commercial
development
involving
the
construction
of
a
multi-‐family
housing
complex
and
year-‐round
food
and
beverage
business
is
estimated
to
be
a
better
use
of
the
site
due
to
the
ability
to
generate
higher
levels
of
tax
revenues
to
the
local
economy,
as
well
as
an
annual
NID
assessment
from
the
developer.
The
development
of
a
multi-‐family
housing
complex
would
also
meet
an
existing
need
that
is
not
currently
being
met
in
the
community
for
housing.
The
NIDs
assessments
create
an
additional
financial
hurdle
for
development
of
the
parcels.
To
accelerate
development
of
the
study
area,
there
should
be
some
incentive
to
offset
the
NID
assessments.
In
most
cases,
the
incentive
could
be
a
reduced
land
sale
price
and/or
property
tax
abatement
(not
including
NID).
This
reduction
in
price
will
also
allow
a
developer
to
have
more
capital/equity
early
on
to
develop
the
property.