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Feasibility Study for the Davis Community Pool in Davis, California

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Feasibility Study for the Davis Community Pool in Davis, California FEASIBILITY STUDY: DAVIS COMMUNITY POOL Prepared For: THE CITY OF DAVIS January 2013 Prepared By: 2226 Faraday Avenue Carlsbad, CA 92008 760.438.8400 TABLE OF CONTENTS Section Description Page I INTRODUCTION 1 II SUMMARY OF FINDINGS AND RECOMMENDATIONS 2 The Proposed Site…………...………………………………………...................................... 2 Site Planning………………………………………………………………………………………………. 2 Engineering Feasibility………………………………………………………………………………… 3 Site and Market Analysis…..………………………….................................................. 4 Projected Attendance………………………………………………………………………………… 4 Financial Analysis……………………………………………………………………………………….. 5 Recommendations……………………………………………………………………………………… 6 III SITE PLANNING 8 User Group Meetings…………………………………………………………………………………. 8 Community Meetings…………………………………………………………………………………. 9 Community Survey…………………………………………………………………………………….. 13 Site Plan Options………………………………………………………………………………………… 13 Preliminary Cost Estimates…………………………………………………………………………. 18 IV ENGINEERING FEASIBILITY 21 Introduction……………………………………………………………………………………………….. 21 Potable Water……………………………………………………………………………………………. 21 Wastewater……………………………………………………………………………………………….. 21 Storm Water………………………………………………………………………………………………. 22 Electrical…………………………………………………………………………………………………….. 22 Natural Gas………………………………………………………………………………………………… 23 Grading………………………………………………………………………………………………………. 23 V SITE AND MARKET ANALYSIS 28 Site Analysis…………………….………………………..…...………………………………………….. 28 Market Area Demographics………………….………………………................................ 30 Weather………….………………..……………………………………………………………………….. 34 Davis Community Pool Feasibility Study Page i Section Description Page VI PROJECTED ATTENDANCE 36 Monthly Program Attendance……………………………………………………………………. 36 Unit Program Attendance…………………………………………………………………………… 38 Market Penetration....………………………………………………………………………………… 38 Recreation Attendance……………………...………………………………………………………. 39 VII FINANCIAL ANALYISIS 45 Comparable Facilities…………………………………………………………………………………. 45 Facilities Operated by the City of Davis……………………………………………………….. 49 Per Capita Spending…………………………………………………………………………………… 51 Projected Revenue……………………………………………………………………………………… 54 Projected Operating Expenses……………………………………………………………………. 54 Projected Net Income / Loss………………………………………………………………………. 55 VIII CONCLUSION 65 Davis Community Pool Feasibility Study Page ii LIST OF FIGURES No. Description Page I Site Plan Option #1…………………………………………………………………………………….. 15 2 Site Plan Option #2…………………………………………………………………………………….. 16 3 Site Plan Option #3…………………………………………………………………………………….. 17 4 Overall Site Utility Layout Exhibit………………………………………………………………… 24 5 Enlarged Site Utility Layout Exhibit……………………………………………………………… 25 6 Preliminary Grading Plan……………………………………………………………………………. 26 7 Regional Location of Davis Community Pool……………………………………………….. 28 8 Vicinity Map of Davis Community Pool……………………………………………………….. 29 9 Enlarged View of Davis Community Pool…………………………………………………….. 30 Davis Community Pool Feasibility Study Page iii LIST OF TABLES No. Description Page 1 User Group Participation……………………………………………………………………………. 8 2 Population by Market Area Zone………………………………………………………………… 31 3 Market Area Per Capita Incomes………………………………………………………………… 32 4 Market Area Age Distribution…………………………………………………………………….. 33 5 Race Composition by Market Area Zone…………………………………………………….. 34 6 Climatological Data for the Davis Area………………………………………………………… 35 7A Monthly Program Attendance‐ Site Plan Option 1………………………………………. 36 7B Monthly Program Attendance‐ Site Plan Option 2………………………………………. 37 7C Monthly Program Attendance‐ Site Plan Option 3………………………………………. 37 8 Unit Program Attendance‐ Site Plan Options 1‐3………………………………………… 38 9 Market Penetration Rates at Ten Existing Aquatic Facilities……………………….. 40 10A Projected Recreation Attendance‐ Site Plan Option 1…………………………………. 41 10B Projected Recreation Attendance‐ Site Plan Option 2…………………………………. 42 10C Projected Recreation Attendance‐ Site Plan Option 3…………………………………. 43 11 Comparable Facilities‐ Competition Only……………………………………………………. 46 12 Comparable Facilities‐ Competition + Recreation……………………………………….. 47 13 Comparable Facilities‐ Recreation Only………………………………………………………. 48 14 Facilities Operated by the City of Davis……………………………………………………….. 50 Davis Community Pool Feasibility Study Page iv No. Description Page 15 Per Capita Recreation Admission Spending‐ Site Plan Options 1, 2 and 3…… 52 16A Projected Revenue‐ Site Plan Option 1……………………………………………………….. 56 16B Projected Revenue‐ Site Plan Option 2……………………………………………………….. 57 16C Projected Revenue‐ Site Plan Option 3……………………………………………………….. 58 17A Projected Operating Expenses‐ Site Plan Option 1………………………………………. 59 17B Projected Operating Expenses‐ Site Plan Option 2………………………………………. 60 17C Projected Operating Expenses‐ Site Plan Option 3………………………………………. 61 18A Projected Profit / Loss‐ Site Plan Option 1…………………………………………………… 62 18B Projected Profit / Loss‐ Site Plan Option 2…………………………………………………… 63 18C Projected Profit / Loss‐ Site Plan Option 3…………………………………………………… 64 Davis Community Pool Feasibility Study Page v LIST OF APPENDICES No. Description Section I User Group Meeting Minutes………………………………………………………………….. A‐1 2 Community Meetings……………………………………………………………………………… A‐2 3 Community Survey………………………………………………………………………………….. A‐3 4 Preliminary Cost Estimates, Site Plan Options 1‐3……………………………………. A‐4 5 ESRI Demographic and Income Comparison Profiles………………………………… A‐5 6 Financial Surveys‐ Comparable Facilities / City of Davis Facilities……………… A‐6 7 Labor Cost Analysis‐ Site Plan Options 1, 2 and 3……………………………………… A‐7 8 Utilities Cost Analysis‐ Site Plan Options 1, 2 and 3………………………………….. A‐8 Davis Community Pool Feasibility Study Page vi Section I INTRODUCTION The City of Davis is desirous of renovating the existing Davis Community Pool to better serve community needs for aquatic competition, fitness and recreation. To assist in the planning and development of the facility, the City retained the services of Aquatic Design Group to head up a design team that was given the assignment of assessing the physical and financial viability of a newly renovated facility. Aquatic Design Group, in turn, retained William L. Haralson & Associates, an economic consulting firm that specializes in feasibility studies for public sector aquatic facilities, as well as Stantec, Inc., an architecture and engineering firm with significant experience in public sector facilities in Northern California. This report, which is presented in eight sections, contains the findings of the study performed from April 2012 to September 2012. Following this introduction is a section that summarizes the study’s findings. Subsequent sections evaluate: site planning; engineering feasibility; site and market analysis; projected attendance; and financial analysis. This report was compiled by Mr. Randy Mendioroz of Aquatic Design Group; economic analysis was provided by Mr. Bill Haralson of William L. Haralson & Associates; site planning and graphics by Messrs. Ben Packard and Tony Mendioroz of Aquatic Design Group; assistance with the design charrette by Mr. John Courtney of RJM Design Group and Mr. John Kristedja of JK Architects; and engineering feasibility analysis by Messrs. Paul Marcillac, Chris Vierra and Mike Persak of Stantec, Inc. Davis Community Pool Feasibility Study Page 1 Section II SUMMARY OF FINDINGS AND RECOMMENDATIONS This section of the report presents a summary of the findings and recommendations of the feasibility study for the Davis Community Pool in Davis, California. Only the salient highlights are presented in this section. Subsequent sections, then, present documentation in support of these findings and recommendations. The Proposed Site The proposed site is situated within the City of Davis, located at 201 East 14th Street. Access to the site is provided from 14th Street, and the Community Pool site is bordered on the north and east by the Davis Community Park, on the south by the Veterans Memorial Center Theater, and on the west by Davis High School. The existing site contains a 2,400 square foot bathhouse, a 1,600 square foot multi‐ purpose building, a 6 lane x 25 yard lap pool, a 3,900 square foot instructional pool and a 400 square foot infant pool. A berm with spectator seating is located on the south side of the site. Site improvements and infrastructure are in fair to poor condition. The Community Pool facility was originally constructed in 1966, with a major upgrade in 1985 and a series of minor, maintenance related renovation projects from 1985 to the present. Site Planning In Section 3, an analysis of community needs and a prioritization of aquatic programs was provided. Based upon input received at user group meetings, community meetings, and a community wide survey asking participants to prioritize aquatic projects, a series of three (3) site plan options were developed for consideration by the City. Site Plan Option 1 (a facility that provides primarily competitive swimming, diving, water polo and synchronized swimming programming) features the following design program elements: 25 yard x 50 meter competition pool 6 lane x 25 yard swimming pool 6,000 square foot bathhouse 2,000 square foot equipment / storage building 2,000 square feet of shade structures Spectator seating for 500 Davis Community Pool Feasibility Study Page 2 Site Plan Option 2 (a facility that provides a balance of competition and recreation programming) features the following design program elements: 25 yard x 35 meter competition pool 5,835 square foot activity
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