FEASIBILITY STUDY FOR REGIONAL RECREATIONAL FACILITY
FEASIBILITY STUDY FORREGIONAL RECREATIONAL FACILITYWidefield School District 3The City of FountainFountain/Fort Carson School District 8Fountain Valley Senior CenterYMCA of the Pikes Peak RegionFebruary 14, 2018
PARTNERSCONSULTING TEAMPARTNERSBen ValdezParks and Recreation DirectorWidefield School District 3Parks and Recreation Departmentvaldezb@wsd3.orgScott TrainorCity ManagerCity of Fountainstrainor@fountaincolorado.orgNorman WodellBoard of DirectorsFountain Valley Senior Centernorman.wodell@gmail.comJeff PetersonSenior Vice President/COOYMCA of the Pikes Peak Regionjpeterson@ppymca.orgDr. Montina RomeroAssistant SuperintendantFountain/Ft. Carson SchoolDistrict #8mromero@ffc8.orgCONSULTING TEAMRobert McDonaldPrincipal in ChargeOhlson Lavioe Collaborativermcdonald@olcdesigns.comDavid SpragueDesign PrincipalOhlson Lavioe Collaborativedsprague@olcdesigns.comJohn BirkeyPresidentNorris Designjbirkey@norris-design.comOLCJeff KingPresidentBallard Kingjeff@ballardking.com
TABLE OF CONTENTSSECTIONPAGE NUMBERI.Executive Summary1II.Market Assessment3-22III.Participation, Trends and Providers23-37IV.Alternative Service Providers38-39V.Facility Program m Development50-51VIII.Site Evaluation52-57IX.Facility Design58-72X.Operations Analysis73-91XI.Next StepsFEASIBILITY STUDY FOR REGIONAL RECREATION FACILITY92
7 BankI. EXECUTIVE SUMMARY
I.EXECUTIVE SUMMARYMission Statement*The Regional Recreation Center brings every generation of the community together.The Center improves community quality of life, providing access to health, fitness andwellness programs for everyone and hosting the educational and social interactions thatoccur naturally when multiple generations are all together.The Center is also a model for multiple governmental agencies joining together to fulfillmultiple needs with a unique solution. As a hub for gathering, workouts, arts, crafts andplay, it will be an anchor for the community for generations to come.*This is the mission statement that served as the guiding principal during the course of thestudy.In January 2017, the team of Ballard King & Associates and Ohlson Lavoie Collaborative(OLC) was hired to assess the feasibility of a new regional recreation center for theWidefield School District No. 3, the Fountain/Fort Carson School District No. 8, the City ofFountain, the Pikes Peak Region YMCA and the Fountain Valley Senior Center. The scopeof work was to evaluate potential sites, assess market conditions, design conceptual plans,and to estimate ongoing operational costs and revenue projections for a Center which willserve the recreation, aquatic, and senior needs of the surrounding region. The followingstudy was accomplished over the course of (9) nine months, and several key conclusionshave been made:1. The defined service area is in definite need of a community recreation and aquaticcenter.2. Members within the service area that participated in the open public meetings wereoverwhelmingly in favor of having a Regional Center.3. Several options for sufficient funding exist to build the Center.4. Anticipated building costs that support the desired program elements exceed theexpressed threshold for spending. Therefore, a phased planning and constructionapproach was adopted for the study.5. The Center will likely require an ongoing operational subsidy.6. The Center will allow the existing Recreation and Aquatics Divisions to operate moreefficiently.7. There were multiple sites identified that could work well for a Regional RecreationCenter. Sites situated along the common border between the two school districts werehighly desirable. Two sites rose to the top of the list as most favorable. Therecommended location for the Center is the property at the northwest corner ofDuckwood Road and Highway 85, in an area termed the Duckwood/Hwy 85 property forthe purposes of this study. The second site is a yet to be defined parcel that straddlesthe South East boundary of the Cross Creek Park, and adjacent undeveloped land tothe East. This Site was found suitable in a test fit, and would accommodate the use inan alternate location.FEASIBILITY STUDY FOR REGIONAL RECREATION FACILITY1
The following pages summarize these findings in greater detail, beginning with acomprehensive Market Analysis for the Center. This information is then followed by theRecommended Program Area Summary/ Anticipated Construction Costs, Site Analysis,Conceptual Site Plan, Conceptual Floor Plans, Renderings of the Exterior, The proposedCenter and Operations Proforma.FEASIBILITY STUDY FOR REGIONAL RECREATION FACILITY2
II. MARKET ASSESSMENT
II.MARKET ASSESSMENTBallard*King & Associates (B*K) has been hired to determine the development of acommunity center within El Paso County as a joint venture between Fountain SchoolDistrict #8 and Widefield School District #3, City of Fountain, YMCA and FountainSenior Center.Primary service areas are defined as the distance people will travel on a regular basis(a minimum of once a week) to utilize recreation facilities. For the purposes of thisstudy it was determined that the combined boundaries of the Widefield and FountainSchool Districts would serve as the primary service area. The following is a summary ofthe demographic characteristics within the primary service area of the combined areasof these school districts.B*K accesses demographic information from Environmental Systems Research Institute(ESRI) who utilizes 2010 Census data and their demographers for 2016-2021projections. In addition to demographics, ESRI also provides data on housings,recreation, and entertainment spending and adult participation in activities. B*K alsouses information produced by the National Sporting Goods Association (NSGA) tooverlay onto the demographic profile to determine potential participation in variousactivities.Service Areas: Located just south of Colorado Springs, Fountain School District #8and Widefield School District #3 span several areas and communities, includingFountain, Fort Carson, Security – Widefield and Stratmoor. As such, the school districtshave been identified as the primary service area around the facility.Service areas can vary in size with the types of components in the facility. An aquaticfacility with unique elements (water slides, zero depth entry, lazy river, therapy pool) willhave a larger service area than a traditional, flat-water, rectangular shaped pool.Specialized facilities such as a 50M competitive pool, wave pool, stationary wavemachine will have a larger service area and extend significant use into the SecondaryService Area. It was determined that El Paso County would serve as the geographicboundary for the secondary service area.Service areas can flex or contract based upon a facility’s proximity to majorthoroughfares. Other factors impacting the use as it relates to driving distance are thepresence of alternative service providers in the service area. Alternative serviceproviders can influence membership, daily admissions and the associated penetrationrates for programs and services.FEASIBILITY STUDY FOR REGIONAL RECREATION FACILITY3
Table A – Service Area Comparison Chart:Population:2010 Census2016 Estimate2021 EstimateHouseholds:2010 Census2016 Estimate2021 EstimateFamilies:2010 Census2016 Estimate2021 EstimateAverage Household Size:2010 Census2016 Estimate2021 EstimateEthnicity (2016 Estimate):HispanicWhiteBlackAmerican IndianAsianPacific IslanderOtherMultipleMedian Age:2010 Census2016 Estimate2021 EstimateMedian Income:2016 Estimate2021 Estimate12Primary Service AreaSecondary 30.334.135.135.8 58,297 63,810 60,177 88,175Between the 2000-2010 Census, the Primary Service Area experienced a 36.2% decrease in population.Between the 2000-2010 Census, the Secondary Service Area experienced a 20.4% increase in population.FEASIBILITY STUDY FOR REGIONAL RECREATION FACILITY4
Age andd Income: It is impoortant to coompare the median agge and median houseeholdincome levels to the national levels. Age and incomeiaree primary determinerrs ofparticipaation in reecreation activities.aTThelower the mediian age, thethigherr theparticipaation rates area for mosst activities. The level of participaation also inncreases ass themedian income levvel goes up.Table B – Median Age:20010 CensussPrimary Service ArreaSecondaary Servicee AreaState of Chart A – Median 010Primaary Service Area2016Secondaryy Service Area2021State of ColooradoNatiionalThe median age in the Primmary Service Area, Seecondary ServiceSAreea and State ofColorado is less than the NationalNnuumber. A greater medianmagee points too thepresencce of familiees with oldeer children and retireees. These groups couuld be poteentialusers off indoor aquuatic or otheer indoor reecreation faacilities.FEASIBILITYY STUDY FOR REGIONALRRECCREATION FACILITY5
Households with Children: The following chart provides the number of householdsand percentage of households in the Primary Service Area and El Paso County withchildren.Table C – Households w/ ChildrenPrimary Service AreaSecondary Service AreaNumber of Householdsw/ Children12,55385,388Percentage ofHouseholds w/ Children50.2%36.2%The information contained in Table-B helps further outline the presence of families withchildren. As a point of comparison in the 2010 Census, 32.7% of households in theState of Colorado had children present and 33.4% of households nationally.FEASIBILITY STUDY FOR REGIONAL RECREATION FACILITY6
Map A – Median AgeA by Cennsus Blockk GroupFEASIBILITYY STUDY FOR REGIONALRRECCREATION FACILITY7
Table D – Median Householdd Income:2016 Projeection 58,2997 60,1777 60,9003 54,1449Primary Service ArreaSecondaary Servicee AreaState of ColoradoNationall2021 Prrojection 633,810 677,946 699,620 599,476Chart B – Median Householdd Income: 70,0000 59,476 54,1449 60,0000 50,0000 40,0000 30,0000 20,0000 10,0000 02016Primary Service Area2021Secondary Seervice AreaFEASIBILITYY STUDY FOR REGIONALRRECCREATION FACILITYState of ColoradoNationaal8
Based ono 2016 projections for mediann householld income the followiing narrativve isavailablee:In the combinedof househcschoolsdistrricts, the percentagepholds with medianminccomeover 550,000 per year is 60.7% comppared to 54.0%5natioonally. Fuurthermore,, thepercentaage of the householdshs in the servvice area withw median income lesss than 255,000per yearr is 13.0% comparedcto a level off 22.6% nattionally.In El Paso County, the percenntage of hoouseholds withw mediann income ovver 50,0000 peryear is 59.8% commpared to 54.0% naationally. FurthermorFre, the perrcentage off thehousehoolds in the servicesarea with median incomee less than 25,000 peer year is 166.8%compareed to a leveel of 22.6% nationally.The meddian incomme in the Prrimary Servvice Area anda the State of Colorrado are slightlygreater thantthe Naational nummber. The income levvel must bee balanced with the ovverallcost of liiving to determine abillity to pay foor entertainnment and recreationrsservices.WWhilethere is no perfect indicator ofo participattion at indooor aquatic and/or recrreation faciilitiesa percenntage of hoouseholds withw incomee greater thaan 50,0000 is a significant indicator.Chart C – Median Householdd Income 20%%10%%13.0%0%% 24,999Primary Service Areaa 25,000- 49,000Secondarry Service AreaFEASIBILITYY STUDY FOR REGIONALRRECCREATION FACILITY 50,000 State of ColoradoNattional9
Map B – Median HouseholdHIncome byy Census BBlock GrouupFEASIBILITYY STUDY FOR REGIONALRRECCREATION FACILITY10
Household Budget Expenditures: In addition to studying Median Age and MedianIncome, it is important to examine Household Budget Expenditures. Looking at housinginformation; shelter, utilities, fuel and public services along with entertainment &recreation can provide a snapshot into the cost of living and spending patterns in theservices areas. The table below looks at that information and compares the serviceareas.Table E – Household Budget Expenditures3:Primary Service AreaHousingShelterUtilities, Fuel, Public ServiceEntertainment & RecreationSPI91928995Average Amount Spent 18,691.74 14,333.56 4,358.18 548.51Percent30.9%23.7%7.2%0.9%Secondary Service AreaHousingShelterUtilities, Fuel, Public ServiceEntertainment & RecreationSPI105106102109Average Amount Spent 21,531.53 16,652.52 4,969.01 626.74Percent31.1%23.9%7.2%0.9%State of ColoradoHousingShelterUtilities, Fuel, Public ServiceEntertainment & RecreationSPI110110107111Average Amount Spent 22,405.02 17,209.00 5,196.01 642.40Percent31.1%23.9%7.2%0.9%SPI:Spending Potential Index as compared to the National number of 100.Average Amount Spent:The average amount spent per household.Percent:Percent of the total 100% of household expenditures.Note: Shelter along with Utilities, Fuel, Public Service are a portion of the Housing percentage.3Consumer Spending data are derived from the 2004 and 2005 Consumer Expenditure Surveys, Bureau of LaborStatistics. ESRI forecasts for 2016 and 2021.FEASIBILITY STUDY FOR REGIONAL RECREATION FACILITY11
Chart D – Househhold Budgeet Expendittures Spennding Poteential Indexx:122010001001000100100SPI ryUtiliities, Fuel, PubliccServiceColoraadoEntertaiinment &RecreeationNationaalChart D illustrates the Household Budgeet Expendittures Spendding Potenttial Index inn thehe SPI doees not followw a consisstent patterrn with meddian houseeholdservice areas. Thincome. The State of Coloraado and thhe Secondaary Servicee Area is greater thann theNationall number, whilewthe PrimaryPSerrvice Area is less. Thhis would inndicate a loowercost of liiving in thosse areas.Further Narrative ono Housing::al number ofo housing units in thee Primary Service Areea, according to the 20102The totaCensus,, is 26,477 and 94.4%% of those are occupied, or 24,9994 housingg units. OfO thevacant units:u For RentFRRented,Nott OccupiedF Sale OnFornlySSold,Not OcccupiedF SeasonaForal/Rec/Occasional UseeF Migrant WorkersForOOtherVacanntFEASIBILITYY STUDY FOR REGIONALRRECCREATION FACILITY1.8%%0.1%%1.9%%0.2%%0.2%%0.0%%1.4%%12
Recreation Expenditures Spending Potential Index:Finally, through thedemographic provider that B*K utilizes for the market analysis portion of the report, wecan examine the overall propensity for households to spend dollars on recreationactivities. The following comparisons are possible.Table F – Recreation Expenditures Spending Potential Index4:Primary Service AreaFees for Participant SportsFees for Recreational LessonsSocial, Recreation, Club MembershipExercise Equipment/Game TablesOther Sports EquipmentSPI9999919090Average Spent 88.98 122.36 174.70 48.95 8.58Secondary Service AreaFees for Participant SportsFees for Recreational LessonsSocial, Recreation, Club MembershipExercise Equipment/Game TablesOther Sports EquipmentSPI111110107100100Average Spent 99.45 135.47 204.00 54.70 9.54State of ColoradoFees for Participant SportsFees for Recreational LessonsSocial, Recreation, Club MembershipExercise Equipment/Game TablesOther Sports EquipmentSPI113112110106105Average Spent 100.68 137.56 210.37 57.73 10.07Average Amount Spent:The average amount spent for the service or item in a year.SPI:Spending potential index as compared to the national number of 100.4Consumer Spending data are derived from the 2006 and 2007 Consumer Expenditure Surveys, Bureau of LaborStatistics.FEASIBILITY STUDY FOR REGIONAL RECREATION FACILITY13
Chart E – Recreattion Spendding Potenttial Index:120Recreation SPI Number10010010001001000ExxerciseEquip/GGame TablesOOther Sports Equuip1008060440200Fees for Part SportsFees for RecLessonsPrimarySocial, Rec, ClubMemberSecondaryColloradoNationalending Poteential Indexx for Recreaation is like the Houseehold Budgeetary Spendding.The SpeIt is alsoo important to note thaat these dolllars are currrently spennt.FEASIBILITYY STUDY FOR REGIONALRRECCREATION FACILITY14
Map C – Entertainnment & Reecreation SpendingSPotential InPndex by Ceensus BlocckGroupFEASIBILITYY STUDY FOR REGIONALRRECCREATION FACILITY15
Primary Service Arrea Descripption – The primarypservvice area is the Widefielld School Diistrict3 and Foountain Schoool District 8 area combiined.Map D – Primary ServiceSArrea Map:FEASIBILITYY STUDY FOR REGIONALRRECCREATION FACILITY16
Populattion Distribbution by Age: Utilizzing censuss informatioon for the PrimaryPServiceArea, the following comparisoons are posssible.Table G – 2016 Prrimary Servvice Area AgeA Distribbution(ESRI estimates)AggesPopulatioon% of Total-555-1718--2425--4445--5455--6465--74755 6%11.9%30.3%11.1%8.9%4.8%3.2%Populatioon:% of Totaal:National %2.0%4.0%-2.2%-3.9%-4.0%-3.1%2016 censuus estimates ini the differennt age groupss in the Primary Service Arrea.Percentagee of the Primaary Service Arrea/populationn in the age group.gPercentagee of the nationnal populationn in the age group.Percentagee difference between the PrimaryPServicce Area population and theenational population.Percentage of PopulationChart F – 2016 Priimary Servvice Area AgeA Group .00%0.00%-5-6-1718-2425-44Primary ServiceSArea445-5455-66465-7475 NationalThe demographic makeup of the Priimary Servvice Area, when commpared too thecharacteeristics of thhe national populationn, indicates that there are some differencesdwithan equaal or largerr populationn in the agge groups below the age of 44 and a smmallerpopulation in the age groups above 45. The largesst positive variancevis in the 5-177 agegroup withw 4.1%, while the greatestgnegative variaance is in the 65-74 agea group withw 4.0%. ThisTage disstribution fuurther explaains the meedian age withinwthe PrimaryPServiceArea being less thaan the Natioonal numbeer.FEASIBILITYY STUDY FOR REGIONALRRECCREATION FACILITY17
Populattion Distribbution Commparison by Age: UtilizingUcennsus informmation fromm thePrimary Service Arrea, the folloowing compparisons arre possible.Table H – 2016 Primary Servvice Area PopulationPn Estimatess(U.S. Censuus Information annd 4475 t’l 1.9%% 0.5%% 0.4%% 9.6%%-8.8%% 18.2% 56.2% 27.1%PopulationpChart G – Primaryy Service AreaAPopulation 56-17718-2425-4420010201645-54555-6465-74475 2021Table H illustrates the growthh or declinee in age grroup numbeers from thhe 2010 censusuntil thee year 20221. It is projectedpthhat half off all age groupsgwill experiencee anincreasee, while -5, 5-17, 18--24 and 455-54 will experienceea decreasse. It musst beremembbered that thetpopulattion of the United Staates is aginng and it is not unusuual tofind negative growtth numberss in the younger age groups and significant net gains inn the45 plus age grouppings in coommunities which aree relatively stable in theirtpopulaationnumberss.FEASIBILITYY STUDY FOR REGIONALRRECCREATION FACILITY18
Ethnicitty and Racce: Below is listed the distributioon of the populationpb ethnicityy andbyrace for the Primarry Service AreaAfor 20116 populatioon projectioo
FEASIBILITY STUDY FOR REGIONAL RECREATION FACILITY 3 II. MARKET ASSESSMENT Ballard*King & Associates (B*K) has been hired to determine the development of a community center within El Paso County as a joint venture between Fountain School District #8 and Widefield School District #3, City of Fountain, YMCA and Fountain Senior Center.
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Our reference: 083702890 A - Date: 2 November 2018 FEASIBILITY STUDY REFERENCE SYSTEM ERTMS 3 of 152 CONTENTS 1 INTRODUCTION 9 1.1 EU Context of Feasibility Study 9 1.2 Digitalisation of the Rail Sector 9 1.3 Objectives of Feasibility Study 11 1.4 Focus of Feasibility Study 11 1.5 Report Structure 12 2 SCOPE AND METHODOLOGY 13
