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Feasibility Study March 1, 2012 Final Draft

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Feasibility Study March 1, 2012 Final Draft )HDVLELOLW\6WXG\ &KDUORWWH&W\%DVHEDOO&RPSOH[ 3RUW&KDUORWWH)ORULGD )HDVLELOLW\6WXG\ 7DEOHRI&RQWHQWV ([HFXWLYH6XPPDU\ 3DUWLFLSDWLRQ7UHQGV 0DUNHW$QDO\VLV &RPSHWLWLYH$QDO\VLV 'HPDQG$QDO\VLV &RPSDUDEOH)DFLOLWLHV &RQVWUXFWLRQ )LQDQFLQJ 9HQXH3URJUDPPLQJ 2SHUDWLQJ3ODQ 2YHUYLHZ (FRQRPLF,PSDFW Ripken Design Charlotte County Feasibility Study March 1, 2012 Final Draft I. Executive Summary In October of 2011, Ripken Design was retained by Charlotte County to explore the feasibility of a new sports complex in Port Charlotte, Florida. Throughout the course of this study Ripken Design examined prevailing market conditions, demographics, potential users, existing competitive facilities and a variety of other variables to support the claim that a baseball complex in Port Charlotte is a feasible venture. In addition, Ripken Design has made recommendations regarding the optimal size and scope of the complex based on an assessment of market supply and demand. Supporting data and detail is included throughout the study and a brief summary of the result is included in the remainder of this section. Sports Complex and Murdock Village Redevelopment The study examines the feasibility of a new sports complex to be located on approximately 40 acres within the Murdock Village CRA. The complex should be in close proximity to the Charlotte Sports Park and the North Charlotte Regional Park, as well as El Jobean Road, in order to host a cohesive tournament in connection with Charlotte Sports Park and the Tampa Bay Rays Spring Training complex. While the configuration of the North Charlotte Regional Park and the scheduling of the Charlotte Sports Park do not permit regular, large tournaments to be held across multiple facilities, the additional fields would be excellent compliments to the proposed tournament complex. With recent investments in North Charlotte County Regional Park designed to allow for the expansion of the Snowbird Classic and regular local use by Charlotte County baseball teams, North Charlotte County Regional Park is a valuable local amenity. The construction of new complex in Port Charlotte will preserve the integrity of North Charlotte County Regional Park’s current schedule and configuration. Ripken Design recommends that a new complex have the ability to utilize the fields as overflow for the proposed experiential tournament complex to be located within the Murdock Village CRA, but to otherwise retain the public park purposes for which it was constructed. The new sports complex will be planned and developed in conjunction with the larger Murdock Village Community Redevelopment Project, which is planned to consist of an extensive Entertainment District, in addition to complementary residential and commercial development. Based on a thorough analysis of the market amenities and the highly competitive environment for sports tourism in Florida, the success of a new sports complex is contingent on the simultaneous development of the entertainment. In particular the development of on-site accommodations, in particular experiential or themed accommodations, and family friendly amenities such as a water park, miniature golf, or other similar options, is essential to cultivating a “destination” environment for sports tournaments, especially with the Tampa Bay Rays Spring Training and Charlotte Stone Crabs facility located nearby. Ripken Design does not believe that a “Ripken Experience” facility, or similar sports complex with a regional or national drawing radius, ! "! Ripken Design Charlotte County Feasibility Study March 1, 2012 Final Draft will be able to enjoy medium- or long-term success in Port Charlotte without the corresponding development of these additional amenities. Target Market A new sports complex in Florida has the unique opportunity to attract two significant, yet distinct, pools of potential users. The state features a large in-state baseball playing population capable of utilizing a facility throughout the year, and also creates a thriving market for regional and national visitors, drawn by the warm climate and extensive tourist attractions. Currently, there are few complexes that successfully cater to the needs of both user groups. This is because the tourist attractions that draw out-of-state visitors typically have little impact on local players who have daily access to the state’s beautiful beaches and amusement parks. Conversely, many out-of-state youth teams choose to travel to Florida solely because of its warm weather, off-site attractions and on-site or nearby lodging and amenities. Ideally, a complex would be able to combine unique attractions with superior facilities to attract teams from both markets. Practically, the investment required to compete with other national destinations, like Disney’s Wide World of Sports or Cocoa Expo Sports Complex, may dissuade or exclude local teams from participating. As such, the proposed complex should strike a balance in order to remain attractive to local teams while still offering a high-quality visitor experience to draw at a regional and national level. The proposed complex in Port Charlotte will use exceptional field design, superior facilities, and family friendly complex amenities to establish a strong reputation within the local market. A programming mix of two and three day tournaments, with the occasional weeklong event will allow the complex to target Florida teams seeking state- of-the-art baseball facilities. Tournament price points of $550 for two-day tournaments and $650 for three-day events represent a 40-60% premium on average market rates, but are reflective of the quality of the complex. They are also intended to be all-inclusive, a stark contrast to a system of gate, parking and entry fees common throughout the market that elevate the real per tournament rates to comparable levels, or higher. Furthermore, the recommended addition of high-quality, experiential lodging on-site, will create a unique baseball destination and allow for expanded weeklong programming in the future. The aforementioned experiential lodging should be a part of the additional development of the Murdock Village CRA, and while not directly tied to the baseball complex, the two entities will be critical to each other’s success. Geographically, it is important for the proposed complex to draw heavily from southern Florida. There are excellent facilities throughout the state, but especially in northern and central Florida. Complexes such as the ESPN Wide World of Sports Complex (Orlando), Cocoa Expo Sports Complex (Cocoa Beach), Raymond Naimoli Baseball Complex (St. Petersburg) and the in-progress Nations Park (Newberry) will be strong competitors for teams from northern Florida. However, to the south and east of Port Charlotte, including the Miami metropolitan area, quality baseball complexes are in relatively low supply. ! #! Ripken Design Charlotte County Feasibility Study March 1, 2012 Final Draft Complex Recommendations An examination of the local market, analysis of potential users, and a competitive analysis of the recreational sports and tournament complex infrastructure within 1-hour, 2-hours, and 4-hours of the proposed site, has led Ripken Design to recommend a six (6) field baseball complex, with sufficient acreage to add 2-4 additional fields as future demand dictates. Considering the availability of the Charlotte Sports Park and it’s 3-4 Major League quality 90’ diamonds, the recommended fields should be tournament quality synthetic fields for youth play (60’/70’ adjustable basepaths). The combination of new youth fields with the existing 90’ diamonds at the Charlotte Sports Park will create a complex capable of hosting tournaments for ages 5-18+. It is important to note that the Charlotte Sports Park will not be available from January 1st through April 3rd due to the Tampa Rays’ Spring Training. However, through planning and discussions with the Tampa Bay Rays, three (3) of the exterior fields will potentially be available to be rented for $100 per field per day, along with associated costs such as maintenance staff and a county supervisor. The proposed fields will give Port Charlotte a complex that is capable of hosting local, state, and regional tournament events and provides additional field space for local youth activities. Ripken Design recommends that the fields be constructed with artificial turf, as it offers superior drainage, is playable throughout the year, and is extremely durable to allow for a maximization of programming hours without additional maintenance costs. A matrix that compares the relative costs of natural and synthetic turf will be available later in this report. In addition to the fields themselves, the complex should offer amenities such as batting cages, bullpen areas, Ripken training circle, picnic space, playground, multiple concession areas, and ample restrooms. Further information on amenities, as well as lighting guidelines, recommended safety features, and electrical considerations can be found in the Construction and Financing Recommendations section. Programming Distribution Based on complex recommendations, Ripken Design has created a prospective programming plan to model the facility’s operations. The proposed complex will offer baseball and softball programming designed to primarily target youth teams (ages 5-14), with additional programming for older teams (14-21) being held at the existing Charlotte Sports Park. Programming at the facility will primarily be made up of the following components and desired event
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