HomeMy WebLinkAboutJ - 04 (b) Ballard King & Associates, LTD ProposalBallard*King & Associates
2743 E. Ravenhill Circle
Highlands Ranch, CO 80126
303-470-8661 (phone)
ECONOMIC
IMPACT &
FEASIBILITY
STUDY
PROPOSAL
www.BallardKing.com
2
John McNerny
Town of Cortlandville
3577 Terrace Road
Cortland, NY 13045
Dear Mr. McNerney,
Ballard*King & Associates (B*K), in collaboration with Johnson Consulting (Johnson), is pleased
to submit a proposal to the Town of Cortlandville for completion of an updated economic
impact and feasibility study for a multi-sport complex in Cortlandville, New York.
B*K is a recreation planning and operations firm based out of Denver, CO. We have been in
business since 1992 and our core services are feasibility studies, master plans, and operational
assessments all in the parks, recreation, and sport industry. The feasibility work that is outlined
in the RFP for a multi-sport complex is the type of work that B*K was founded on.
To further enhance our deliverable to the client and analyze the sports tourism opportunity
profile and the economic impact of a multi-sport complex, B*K has teamed with Johnson
Consulting. Johnson Consulting is a national firm that specializes in completing economic
impact studies on a variety of facility types including sports complexes. Johnson has a strong
reputation in the industry for being accurate with their economic projections. In addition, they
understand the local and regional impacts these types of facilities have.
It is the opinion of B*K and Johnson Consulting that our team is uniquely positioned to deliver your
economic impact and feasibility study. Both firms have worked extensively in the State of New
York and are dedicated to delivering products to their clients with a focus on implementation.
Our project team is currently working together on another project in the Midwest and has found
our communication and understanding of one another’s work processes to be seamless.
We welcome the opportunity to further discuss how our team would collaborate with the Town
of Cortlandville to meet your 6-month timeline for this project.
Thank you for your consideration,
DARIN J. BARR, President
Ballard*King & Associates
(573) 673-6597 (mobile)
darin@ballardking.com
Ballard*King & Associates: Dedicated to serving and advancing
the parks, recreation and leisure services industry since 1992
BARRDARIN
LETTER OF TRANSMITTAL
11/14/2023
Project Proposal
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Table of
Contents
Qualifications: Ballard*King & Associates Pages 4-5
Relevant Sports Related Studies Page 8
Work Recommendations Page 12-15
References Pages 21-26
Qualifications: Johnson Consulting Pages 6-7
Methodology Pages 9-11
Project Management & Resumes Pages 16-20
Schedule/Project Timeline Page 27
4
Qualifications
Established in 1992, Ballard*King & Associates, LTD (B*K) is
a recreation program, planning and operations consulting
firm that provides services and expertise to the recreation
and leisure industry. Through our commitment and
collaboration with community leaders, staff, stakeholders,
elected officials, and corporate partners, we have developed
loyal and long-term relationships with a variety of both
public sector and private agencies to inspire and engage
their constituents.
Our vast practical experience in the recreation industry
enables us to guide clients through the challenges of
any project. From pinpointing specifics to broad visions,
Ballard*King & Associates provides meaningful analysis,
thoughtful consideration, expertise, and services to ensure
the long-term sustainability and success of your project. We
believe that through a collaborative approach to consensus
building, Ballard*King can successfully navigate with you
to meet the unique challenges of your project, community
and future. We specialize in developing strategic plans to
integrate new business operations into existing business
models.
As a company, Ballard*King & Associates has achieved
over 30 years of success by listening and coaching our
clients, and realizing that each client’s needs are specific
and unique. We have completed over 800 recreation facility
projects in 50 states and we have working relationships
with more than 100 architects from coast-to-coast. We are
frequently invited to speak at state and national industry
conferences and have been honored to be the recipient of
five Athletic Business Facilities of Merit Awards.
First and foremost to Ballard*King & Associates is our
reputation of being a company of strong ethical character.
Our top concern is the client’s best interests and we have
a keen awareness of the impact a sports or recreational
park or facility has on a community and subsequently the
department that operates it. Thanks to our extensive field
experience we are able to provide assistance with practical
tools, an uncommon ability to see the overlooked and view
your project from a wealth of expertise and knowledge. We
aim to help our clients see the full potential of their project
by providing trustworthy services to achieve their goal.
We are nationally respected as experts
in the field of strategic planning and
master plans for new and existing
sports, parks, fitness, aquatic, ice
skating and recreation facilities and the
organizations that operate them. Our
client base includes public agencies,
colleges and universities, the non-
profit sector and private entities.
Our team members all have direct
experience in the opening, operation
and management of indoor and
outdoor recreation facilities from full
service recreation centers, to aquatic
facilities and ice rinks. In addition, our
staff has direct experience in the delivery of diverse recreation programs and services.
Ballard*King & Associates provides services in the following areas:
• Long range master plans for agencies with an emphasis on the development and
management of parks, facilities and recreation services.
• Feasibility studies for new or renovated recreation facilities with a strong emphasis
on operations, pro-formas, and organizational planning.
• Operational assessments for existing parks and recreation facilities and agencies
focusing on organizational and management practices.
• Public input including community meetings, focus groups, stakeholder meetings
and survey administration.
• Partnership and funding plans for recreation facilities and programs.
• Benchmarking and best practices research for parks and recreation agencies.
• Economic impact studies for new and existing sports and recreation services and
facilities.
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About Us
Dedicated to serving and advancing the parks, recreation and leisure services industry since 1992.
Our Mission
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6
JOHNSON CONSULTING OVERVIEW
Johnson Consulting, founded in 1996 in Chicago, Illinois,
has conducted hundreds of engagements in the U.S., Central
and South America, Asia, Africa, and Europe with a focus on
economic, market, and financial analysis for a variety of land
uses, including: sports venues, convention centers, hotels,
retail, housing, and specialized development throughout pre-
development and through continuing operation.
Our professionals at Johnson Consulting have been leaders
in the sports and real estate planning and consulting fields for
several decades. We are nationally recognized for our market
research, deal structuring, and consulting expertise for sports
facilities and associated real estate districts. Our firm is an
industry leader in market and case study analysis, economic
and fiscal impact projections, operational audits and strategic
planning for municipalities, authorities, universities, and
economic development agencies. We regularly work on complex
sports facility projects, including: multi-use complexes, stadiums,
arenas, recreation centers, and indoor practice facilities. We also
specialize in public-private partnerships and the utilization of
alternative funding strategies to execute development projects.
The majority of our clients are both public sector agencies and
quasi-governmental agencies, although we perform studies for
a number of private developers and sports owners. With both
public and private sector clients, we deliver high-quality work in
a timely manner. Numerous repeat engagements with several
clients are evidence of our reputation for quality and client
satisfaction.
We have provided analysis, insight, and recommendations for
various youth sports complexes, stadiums, and arenas across
the nation. Additionally, we have provided services to many
types of professional sports, including: NFL, NHL, NBA, and MLS.
Our knowledge of sports, tourism, hotels, retail, residential and
general real estate helps us devise real estate strategies around
projects, which often helps funding.
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SERVICES
CONSULTING SERVICES
Manage RFP/RFQ Solicitations
Operational Audits
Naming Rights Valuation
Negotiation Assistance
Public-Private Partnerships (P3)
Project Financing Analysis
Tax Analysis & Projections
Asset Valuation
Sensitivity/Gap Analysis
Owner’s Representation
Site AnalysisFunding Strategies
Market & Demand Analysis
Proforma/Financial Analysis
Economic & Fiscal Impacts
Strategic Master Planning
Expansion/Renovation Analysis
DEVELO
P
M
E
N
T
S
E
R
V
ICES
Public Engagement
ADVISORY S E R V I C E S
S
TRATEGIC PLA N N I N G
Convention/Conference Centers
Hotels • Mixed-Use Real Estate
Sports Complexes • Stadiums
Arenas • Fairgrounds
Performing Arts Centers
Sports Complexes • Stadiums
Arenas • Fairgrounds
Performing Arts Centers
Convention/Conference Centers
Hotels • Mixed-Use Real Estate
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8
Relevant Sports Related Studies
The following highlights two projects that B*K has led and completed, with a third that B*K
and Johnson are currently completing as a team. These projects contain all the elements
that Cortlandville seeks in their RFP. A unique aspect of the B*K/Johnson team is that neither
firms are architects, which means that our recommendations are focused on data and not
skewed by the possibility of future financial benefit.
NetPlex Expansion & Operational Assessment Study
Ballard*King
Amarillo, TX
A private investment group that owns NetPlex in Amarillo
contacted B*K to complete a feasibility study that focused
on expanding their facility. B*K helped quantify the existing
and future economic impact of the facility(s). As feasibility
of expansion looked unlikely, the project morphed into an
operational assessment of the existing facility.
HUB Feasibility Study & Economic Impact
Ballard*King & Johnson Consulting
St. Charles, MO
Both B*K and Johnson are working as sub-consultants on
the feasibility and economic impact of an indoor/outdoor
HUB facility. B*K is completing the market study and
recommendations regarding facility components for the
indoor sports complex. Johnson is using the market data
collected by B*K along with the facility recommendations to
determine economic impact and future spending from the
HUB location. A unique factor of this study is the outdoor
components of the HUB location and the potential for their
economic impact on the community.
Field Study – Parks & Recreation Master Plan Update
Ballard*King
Pittsford, NY
The Town of Pittsford hired B*K to complete an update to
their parks and recreation master plan that focused on
field allocation (rectangles and triangles). Specifically, B*K
focused on existing usage and determining if the demand
was exceeding the supply and if such a gap existed how the
Town could best address it to meet community needs.
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9
Methodology
The project team is prepared to complete an economic impact and feasibility study for a
multi-sport complex for the Town of Cortlandville. Our team specializes in completion of
feasibility studies for a wide range of projects, including demographic analysis, economic
impact, business and operational plan development, sports participation trends, venue
programming and sports tourism. Our team's focus is to present the Town with unbiased,
third-party recommendations about the options and demand for a proposed complex.
Project Initiation:
Our team can begin within two weeks of having a signed contract. Ideally, given the time of
year the project would begin on January 1. During the kick-off meeting (in person or virtually)
the team will confirm the project timeline, establish lines of communication, verify dates for
public input, and confirm goals for the project. Upon completion of the kick-off meeting the
team will develop a request for information that they will send to the town.
Information Gathering:
During the information gathering stage there will be multiple tasks being completed
concurrently. The team will work with the Town to identify existing and future service areas.
Those service areas will be used to identify key demographic characteristics and overlay
participation data to determine market potential. At the same time the team will conduct
an inventory of the Town and the region. This inventory will focus on existing facilities and
the impact that they are having on one another’s operation. Additionally, the inventory will
focus on the ability to increase the economic impact and the capacity for more. The final
layer of data gathering with be a series of focus groups. Those focus groups will be with
existing users of the current facility, operators of the current facility, elected officials, potential
future users, and other groups that the consulting team and the Town determine would be
beneficial to involve.
Information Review:
Prior to making recommendations to the Town the consulting team will review all information
and provide summary documents to the Town. It is at this time that the team working with
the Town can address any gaps. If no gaps are identified, the team will begin to make
recommendations to the Town. If gaps are identified, the consulting team will work with the
Town to develop a strategy to close them.
Recommendations:
As the team begins to make recommendations, they will take a layered approach. The first
layer will focus on the existing facility and what the Town could do to enhance the economic
impact of the existing facility. The second layer will recommend enhancements (renovation,
expansions, etc.) of the existing facility, along with those that could be made in the community,
to address market gaps and expand the economic impact.
Final Report & Presentation of Findings:
The project team will provide the Town with sections of the reports as data is being gathered,
building the report over the course of the study. The final report will be available to the Town
for review and editing. Subsequent to that review and editing period, the project team will
present findings and recommendations to the client.
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Fiscal and Economic Impact Analysis
Based on the facility’s projected demand schedule and assumptions regarding origin of
attendees, as well as the local and regional tax structure, Johnson Consulting will project
the economic and fiscal impacts that will accrue in the market, specifically for the Town of
Cortlandville, as a result of the operations at the potential facility. The analysis will consider
direct spending impacts, and indirect and induced impacts, fiscal impacts, and local
employment and income impacts based on standard multipliers of direct impacts.
Johnson Consulting will evaluate the business case for the project’s development by preparing
an economic and fiscal impact analysis, including the benefits from facility development
during construction and from annual operations of the proposed facilities.
The presentation of our economic and fiscal impact analysis will include the following:
Baseline Assumptions: Our model will develop variables for visitor spending, promoter
spending, attendee origin, and other information. From our discussions with event
managers and collection of secondary data, Johnson Consulting will have the necessary
information on event attributes and attendee origin, attendee length of stay, percent of
attendees who will likely stay overnight, and other significant variables.
Direct Spending Estimates: The analysis will estimate the direct spending of attendees
and promoters for use in the projections.
Fiscal Impact Analysis: The fiscal impact analysis will quantify what the local and state
governments will receive from the development of the project. If applicable, we will
estimate annual tax dollars returned to the state and local governments as a result of
increased business activity and personal income associated with the construction and
operation of the complex.
Supplier Business Profit: Leagues, restaurants, retailers, hotels and event organizers want
to see what these facilities will offer in relation to their existing operations. We will quantify
what the facilities will mean to these types of businesses, if they are built/upgraded. The
economic impact analysis will also include a refined projection of the incremental number
of annual room nights generated by the facility’s demand, based on event and attendee
characteristics and the projected demand schedules.
If the Client wishes to have justification for indirect and induced spending, we are experienced
in using both RIMS and Implan, which are nationally recognized and generally accepted
input-output models.
Project Proposal
Visual Illustration of Fiscal and Economic Impact Analysis
SUBJECT
PROJECT(S)
OVERNIGHT
ATTENDEES
DAY-TRIP
ATTENDEES
OVERNIGHT
OTHER VISITORS*
DAY-TRIP
OTHER VISITORS*
AVERAGE DAILY
SPENDING
(BY RELEVANT
CATEGORIES)
DIRECT
SPENDING
DETAILED
SPENDING
BY SECTOR
(TAX BASE)
EFFECTIVE
TAX RATES
IMPLAN
[MULTIPLIER RATES]
NET DIRECT
SPENDING
INDIRECT
SPENDING
INDUCED
SPENDING
INCREASED
EARNINGS
EMPLOYMENT
TAX REVENUES
ECONOMIC
IMPACT
FISCAL
IMPACT
11
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Work Recommendations
The project team utilizes in-depth and comprehensive data and technology to analyze
demographics, market demand, market gaps and over saturation, and evaluate sports
trends and participation. The data points that the project team typically use are as follows.
These data points, combined with the Town’s goals for the study, and B*K/Johnson’s years of
project experience will form the cornerstone of the project and subsequent recommendations.
ESRI – demographic analysis. The
Business Online service utilizes 2020
Census data and demographers from
ESRI forecast for 2023-2028. Also using
consumer data ESRI provides Market
Potential Index data and Spending
Potential Index Data which can be cross-
referenced with local, county, state, and
national figures.
National Sporting Goods Association
(NSGA). The NSGA’s annual survey of how
American’s spend their time provides a
level of analysis that the consulting team
can tailor to the demographics of the
service area. This allows us to identify
market potential and market gaps.
Sports, Fitness, and Leisure Activities
(SFIA). The SFIA also releases annual
data that provides another layer of
confidence as the project team begins
to look at team sports.
PROJECT TEAM – TYPICAL DATA POINTS
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The following is a scope of services that the B*K/Johnson team has prescribed based on
the RFP document and our familiarity with the project type. The project team welcomes the
opportunity to further refine the scope of services based on the needs of the client.
Project Kick-Off
The project team would prescribe a virtual kick-off meeting for the project. During the kick-
off meeting introductions would be made by all participating, along with further outlining
each team member’s role. The project team will confirm the timeline for the project with the
client and identify dates for focus groups and stakeholder meetings. Additionally, the project
team would formalize lines of communication for the project and establish a OneDrive online
site for the project to store documents that can be referenced by both team members and
representatives from the Town.
After the kick-off meeting the project team will make a formal information request of the
Town. Information typically included is as follows:
• Previous Planning Efforts (master plans, feasibility studies, etc.)
• Operational Budget
• Economic Impact Reports
• Inventory of Hotel/Motel
• Inventory of Restaurants
To complete the scope of services prescribed in the RFP, the project team of B*K and Johnson
Consulting would recommend that the tasks for the Facility and Existing Market Assessment
and those for the Market Potential Study be intermingled.
Demographic Assessment
These factors become crucial in determining the potential for future participation.
• Determine Service Area – this would be based on existing and future facility amenities.
◊ Primary
◊ Secondary
◊ Regional
• Identify Key Demographic Indicators
◊ Median Age
◊ Median Income
◊ Household Budget Expenditures
◊ Recreation Spending Potential Index
• Sports Participation Data – Specific to Service
Area
◊ NSGA
◊ SFIA
Alternative Service Providers
To provide recommendations about the future of
the 100-acre site, it is important to understand what
is currently available in the market.
• Identification of Providers
• Amenities Included
• Operational Structure
• Usage (Weekday v. Weekend)
• Economic Impact Potential
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14
Trends
Similar to alternative providers, this will allow the project team to share with the client where
the industry is headed and how they can capitalize on opportunities.
• Youth Sports Trends
• Participation Trends
• Facility Trends
• Management Trends
Infrastructure Assessment
This will be focused on the Cortlandville area and will help the project team to determine
if there is additional capacity within the current inventory, or if additional infrastructure
investment will be required. This will focus on the following amenities:
• Hotels
• Restaurants
• Attractions
◊ On-Site
◊ Off-Site
• Site Access
Focus Groups / Stakeholder Meetings
The project team recommends conducting a series of focus groups and stakeholders over
a two-day period. These meetings will help the project team understand the current and
unmet demands in the community. The project team will customize the list of participants
with the Town. Typical groups would include:
• Youth Sports
◊ Rectangles
◊ Diamonds
◊ Indoor Courts
• Elected Officials
• Town Staff
• Facility Operator
• Hotel/Motel/Restaurant Owners and Operators
Recommendation
This section of the report will focus on the existing
and future amenities.
• Facility Recommendations – these will be
focused on the existing facility and future
amenities and how they might be used by the
community and where they can expand the
economic impact of the community.
• Infrastructure Recommendations – these will
be focused on the amenities in and around the
community that will enhance the draw to the
facility and increase the economic impact.
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15
Impact Analysis
Based on the recommendations the project team will create an impact report. This report
will focus on the following areas.
• Level of Investment Needed
◊ Facility
◊ Infrastructure
• Operations of the Future Facility
◊ Staffing
◊ Commodities
◊ Contractual Obligations
◊ Capital Improvement Allocation
• Revenue Generation of the Future Facility
◊ Programming
◊ Rentals
◊ Tournaments
• Economic Impact
◊ Job Creation
◊ Hotel/Motel Nights
◊ Daily Spending
◊ Tax Spending
Final Report
The project team will create a final report from all data gathered. The report will be produced
in Word and delivered to the client in Word and PDF format. Also included with the electronic
submission of the final report will be raw data used in the creation of the document. The project
team will work with the Town to identify day/time to present findings and recommendations
to Council Members in person.
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The way of success is the
way of continuous pursuit of
knowledge.
- Napoleon Hill
Project Management
The Project Team will be led by Ballard*King and Associates (B*K) with Johnson Consulting
(Johnson) as a sub-consultant. The Project Team will work in close partnership with the Town
and the Cortland Regional Sports Council to ensure that milestones are met. The two firms
form a strong partnership of mutual recognition and thoughtful analysis and discussion as
a cornerstone.
Resumes for key team members for both firms may be found on the following pages.
17
• Field Study Master Plan Update, Pittsford, NY
• Brighton Community Center Feasibility Study, Brighton, NY
• Irondequoit Community Recreation Center Feasibility
Study, Rochester, NY
• Evans Township Marina and Park Master Plan, Evans, NY
(current project)
• Concord Tournament Sports Complex Feasibility Study,
Concord, CA
• NetPlex Expansion & Operational Assessment Study,
Amarillo, TX
• HUB Feasibility Study & Economic Impact, St. Charles, MO
PROFESSIONAL
AFFILIATIONS
Darin joined Ballard*King & Associates in 2007 after
working with municipal, collegiate and private
recreation agencies. During his time with B*K, Darin
has completed master plans, feasibility studies, and
operational assessments and provided operational
and management solutions to numerous clients
nationwide.
PRESIDENT
DARIN BARR
EDUCATION
MASTER OF ARTS IN PUBLIC
ADMINISTRATION
• State University of New York,
Brockport
BACHELOR OF SCIENCE IN PARKS,
RECREATION & TOURISM
• University of Missouri
CONTACT
Phone:
Mobile (573) 673-6597
Email:
darin@ballardking.com
Web:
www.BallardKing.com
Darin’s passion for the parks and recreation industry has
allowed him to successfully serve agencies nationwide.
Darin utilizes a multi-layer approach when working on
projects and believes in the importance of listening to
stake holders, agency administration and staff members.
A key part of his process is helping clients utilize statistical
data and public input to understand the difference
between needs and wants.
Prior to joining B*K, Darin worked in the municipal, private,
and university sectors, all within the parks and recreation
industry. This broad background of practical, in-field and
operational experience, combined with his experience
as a consultant, helps shape the approach Darin brings
to each project. He understands that each community
and their goals are unique, as is the process by which
they attain these goals. The end result is success and
diversity in delivering parks and recreation services
and programs, with solutions that are tailored to each
community and agency.
Darin’s client-focused approach, attention to detail, and
depth of knowledge give clients comprehensive insight
to help guide them through their projects.
• National Intramural
Recreational Sports Association
• New York State Parks & Recreation
Society
• Missouri Park & Recreation
Association
• University of Missouri – Adjunct
Faculty
SELECT RELEVANT EXPERIENCE
18
• NetPlex Expansion & Operational Assessment Study,
Amarillo, TX
• HUB Feasibility Study & Economic Impact, St. Charles, MO
• Waterloo Indoor Sports Complex Feasibility Study,
Waterloo, IA
• Parks & Recreation Master Plan, Woodstock, IL
• Parks & Recreation Strategic Plan, Fort Wayne, IN
SELECT RELEVANT EXPERIENCE
PROFESSIONAL
AFFILIATIONS
SENIOR ASSOCIATE
SCOTT CARON
EDUCATION
BACHELOR OF SCIENCE - PARKS,
RECREATION & TOURISM
• University of Missouri
CERTIFIED PARKS & RECREATION
PROFESSIONAL
CONTACT
Phone:
cell (903)-353-1928
Email:
scott@ballardking.com
Web:
www.BallardKing.com
EXPERTISE
FEASIBILITY STUDIES
OPERATIONAL AUDITS
PROGRAM ASSESSMENTS
DATA ANALYSIS
Scott began working with Ballard*King & Associates in
2017 and brings over 25 years of experience in parks and
recreation. During his time with B*K, Scott has utilized in-depth
data and analysis to guide clients through the master plan
process. His involvement with projects includes feasibility
studies, master plans and operational assessments.
Prior to joining B*K, Scott has held several positions while
working within a wide variety of different governance, from
recreation commissions, park districts, and municipalities.
As a Parks and Recreation Director, Scott has led the approval,
design, and construction of projects in excess of $50 million
and managed both indoor and outdoor facilities.
Scott is enthusiastic about the assessment and planning
process, both as a consultant and as a professional in
the field. He understands the need to have a plan that
provides a department the necessary information to
guide their decision-making process and prioritization
for the future. At the same time, he realizes importance
of flexibility for a plan, so that it can adjust to changes.
Scott brings a unique perspective to the master planning
process in that he has implemented master plans. This
firsthand implementation experience helps focus the
recommendations he provides.
Scott’s approach as a recreation professional and
consultant melds analytical data with preferences
and options. He recognizes decisions need to be made
balancing needs and wants while taking into consideration
organizational and political preferences.
• MISSOURI PARKS & RECREATION
ASSOCIATION
• TEXAS RECREATION & PARKS SOCIETY
• NATIONAL RECREATION & PARK
ASSOCIATION
• SPORTS EVENTS AND TOURISM
ASSOCIATION
Project Proposal
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Charles is the founder of Johnson Consulting and a nationally recognized real estate and tourism consultant with over 36 years of experience in mixed-use real estate, conference center, hospitality, sports, and urban planning consulting fields. Charles has led the firm’s work on over 2,000 real estate, Tax Increment Financing (TIF), hotel and entertainment consulting assignments in the U.S. and abroad. Through his participation in various aspects of real estate development he has gained an extensive knowledge of the market and demand requirements for appropriate substantiation of funding and operations of a wide array of projects, with a focus on mixed-use projects. His widespread experience provides him with knowledge of industry best practices, as well as case studies to draw from when undertaking market and feasibility studies, economic and fiscal impact analyses, and tax increment projections for both public and private sector clients. This has earned him an international reputation among government entities, public agencies, not-for-profits, associations, developers and real estate professionals.
Prior to forming Johnson Consulting, Charles was Director of KPMG Peat Marwick’s Convention, Sports and Hospitality Consulting practice. He worked with Laventhol and Horwath’s real estate consulting division and also worked as an employee at two other real estate development firms. He has served on numerous Urban Land Institute advisory panels related to strategic planning and redevelopment analysis.
HIGHLIGHTED PROJECT EXPERIENCE
All Sports Village - Market & Financial Feasibility & Economic Impact Study (Windsor Locks, CT)
New York State Fairgrounds Expansion Study (Syracuse, NY)
Kingsbridge National Ice Center Feasibility Study (New York, NY)
Sports Tourism and Event Space Feasibility Study (Tuscaloosa, AL)
Wiregrass Park Market and Financial Feasibility Study, Developer RFP Solicitations Management (Pasco County, FL)
Indoor Sports Facility Feasibility Study (Dearborn, MI)
Indoor Sports Complex Market and Financial Feasibility Analysis (Hammond, IN)
Management Services for the Potential Cedar Fair Sports Complex (Sandusky, OH)
Sports Tourism Marketing Strategy (St. Johns County, FL)
Sports Market Business Strategy (Morgan Hill, CA)
Solicitation and Advisory Services for the Potential Indoor Sports Complex (Fox Cities, WI)
Indoor Youth Sports Feasibility and Market Assessment Study (Branson, MO)
Sports Facility Feasibility & Pro Forma Study (City of Gainesville, FL)
Nathan Benderson Park Feasibility Study (Sarasota, FL)
AREAS OF EXPERTISE
Real Estate Market and Finance
Tourism Strategic Planning
Hotel/ Mixed Use Development
Developer Solicitation and
Negotiation
Economic and Fiscal Impact
Analysis
Tax Revenue Projections
Convention Center Feasibility
Analysis
YEARS OF EXPERIENCE
With CHJC: 27 Years
With Other Firms: 13 Years
EDUCATION
MBA Finance-Florida State
University
BA- Real Estate & Hospitality-
Florida State University
PROFESSIONAL CONFER-
ENCES & AFFILIATIONS
International Association of Venue
Managers (IAVM)
Destination Management
Association International (DMAI)
International City/County
Management Association (ICMA)
International Economic
Development Council (IEDC)
Managers World Trade Centers
Association (MWTCA)
Urban Land Institute (ULI)
PROJECT EXECUTIVE
CHARLES H. JOHNSON IV
PRESIDENT & CEO, JOHNSON CONSULTING
Project Proposal
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Brandon specializes in market and financial analysis for sports
and entertainment facilities. Brandon provides analysis through
experience with financial modeling, research, data analytics and
industry best practices. He is also experienced in economic and
fiscal impact analysis and has assisted cities and communities in
their application for Tax Increment Financing (TIF) and/ or other
public funding. Since joining Johnson Consulting in 2008, Brandon
has completed over 100 sports facility feasibility studies, which has
resulted in over $1 billion in successful sports venue developments.
HIGHLIGHTED PROJECT EXPERIENCE
All Sports Village - Market & Financial Feasibility & Economic Impact
Study (Windsor Locks, CT)
Kingsbridge National Ice Center Feasibility Study (New York, NY)
Market & Feasibility Services for a USL Mixed-Use District
(Pawtucket, RI)
Sports Facility Feasibility & Pro Forma Study (City of Gainesville, FL)
Wiregrass Park Market and Financial Feasibility Study, Developer
RFP Solicitations Management (Pasco County, FL)
Nathan Benderson Park Feasibility Study (Sarasota, FL)
Citrus County Sports Tourism Strategy (Citrus County, FL)
Sports Tourism Marketing Strategy (St. Johns County, FL)
Feasibility Study, Business Plan Review, Comparable Facilities
Analysis, Economic/Fiscal Impacts Analysis for a Sports Complex
(Yakima, WA)
Indoor Sports Complex Market and Financial Feasibility Analysis
(Hammond, IN)
Indoor Youth Sports Feasibility and Market Assessment Study
(Branson, MO)
Management Solicitation and Advisory Services for a New Indoor
Sports Complex (Sandusky, OH)
Solicitation and Advisory Services for the Potential Indoor Sports
Complex (Fox Cities, WI)
Sports Complex Market Assessment and Financial Analysis
(Homer Glen, IL)
Sports Complex Market and Feasibility Study (Dearborn, MI)
Sports Market Business Strategy (Morgan Hill, CA)
Youth Sports Market Assessment and Strategic Tourism Study
(Monroe-West Monroe, LA)
AREAS OF EXPERTISE
Tourism Strategic Planning
Real Estate Market and Finance
Sports Facility Operations
Sports Complex Development
Economic and Fiscal Impact
Analysis
Tax Revenue Projections
Naming Rights Valuations
Business Management
Business Development and
Marketing
Client Relations
RFQ/RFP Solicitations
YEARS OF EXPERIENCE
With CHJC: 15 Years
With Other Firms: 2 Years
EDUCATION
Business & Urban Planning–
Arizona State University
PROFESSIONAL
CONFERENCES &
AFFILIATIONS
SportsETA
International Association of Venue
Managers (IAVM)
Association of Luxury Suite
Directors (ALSD)
National Association of Collegiate
Directors of Athletics (NACDA)
Public Private Partnership
Conference (P3C)
Destinations International (DI)
PROJECT MANAGER
BRANDON DOWLING
PRINCIPAL, JOHNSON CONSULTING
Project Proposal
Field Study Master Plan Update / Pittsford, NY
The Town of Pittsford hired B*K to update their master plan,
specific to fields, and review the feasibility study for their
community center. Specific to fields B*K was tasked with
determining the number of fields (practice v. competition)
in the Town would support the surging growth in youth
sports. B*K determined that the number of competition
fields was sufficient, but the Town was lacking in practice
availability. This lead to a successful bond initiative to re-
invest in the Town’s inventory to make their inventory more
multi-use and extend their playable season.
Contact: Jessie Hollenbeck, Director of Recreation
Town of Pittsford
585-248-6280 / hollenbeck@townofpittsford.org
NetPlex Expansion & Operational Assessment Study
Amarillo, TX
The NetPlex is owned and operated by a private provider.
They hired B*K to determine if the planned expansion of
their facility would be financially sustainable and have
a positive economic impact on the community. The
existing facility included 6 indoor courts, and the proposed
expansion would add an indoor competitive track,
spectator seating, and court space in the interior of the
track. Through market study and engagement of potential
partners, B*K determine that the indoor track should
not be pursued. From there the study morphed into an
assessment of their current operation and how to ensure
its financial viability.
Contact: Chris Storm, President Sable Realty
406-425-2074 / chris@sablerealty.com
Indoor Sports Complex Feasibility Study & Economic
Impact Report / Waterloo, IA
B*K was hired the Water Economic Development Corp. to
complete a feasibility study on the addition of an indoor
sports complex to the Waterloo market. The focus of the
study was to determine what size of facility the market
would support and if the community had the infrastructure
to promote a positive economic impact. B*K guided
the client through the process which included engaging
existing providers and future operators. The client opted to
increase the size of the recommended facility to maximize
the economic input.
Contact: Paul Huting, Leisure Services Director
City of Waterloo
319-291-4370 / paul.huting@waterloo-ia.org
References
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Project Proposal
The following is a list of projects that B*K has completed in the State of New York.
• Brighton Ice Arena Feasibility Study, Buffalo, NY
• Brighton Community Center Feasibility Study, Brighton, NY
• Christopher Morley Park Master Plan, North Hills, NY
• Clute Park Feasibility Study, Watkins Glen, NY
• Evans Township Marina and Park Master Plan, Evans, NY (current project)
• Hudson Valley Aquatic Center Feasibility Study, Newburg, NY
• Irondequoit Community Recreation Center Feasibility Study, Rochester, NY
• New Rochelle - Sports In Plex, New Rochelle, NY
• Penfield Community Center Study, Penfield, NY
• Perinton Community/Aquatic Center, Fairport, NY
• Pittsford Parks & Recreation Master Plan Update & Feasibility Study Review, Pittsford, NY
• Scarsdale Community Center Study, Scarsdale, NY
• Scarsdale Aquatic Center Feasibility Study, Scarsdale, NY
• Skaneateles YMCA & Community Center Feasibility Study, Skaneateles Falls, NY
• Southampton Community Center Feasibility Study, Southampton, NY
• The Salvation Army Ray & Joan Kroc Corps Community Center Feasibility Study, Staten
Island, NY
• Victor Community Center Study, Victor, NY
The following are a list of recent sports focused projects that had elements of feasibility and
economic impact.
• Bridgeport Indoor Sports Complex Feasibility Study, Bridgeport, WV
• Cape Girardeau Sportsplex, Cape Girardeau, MO
• Cedar Valley Sportsplex, Waterloo, IA
• City of Fulton Legends Rec-Plex, Fulton, MO
• Commerce City Athletic Fields Study, Commerce City, CO
• Concord Tournament Sports Complex Feasibility Study, Concord, CA
• The Jenna Parlette Running Center, Wilmington, OH
• Medina Sports Training Center, Medina, OH
• New Jersey Tennis Center Feasibility Study, Princeton, NJ
• Richardson/Spring Valley Athletic Association Sports Center Feasibility Study, Richardson, TX
• Summit County Fieldhouse Feasibility Study, Frisco, CO
• Virginia Beach Field Allocation Study, Virginia Beach, VA
• Waterloo Indoor Sports Complex Feasibility Study, Waterloo, IA
22
KNIC Properties engaged Johnson Consulting to conduct a
market and financial feasibility study for a proposed state-of-the-
art 750,000 square foot sports and entertainment facility, with
the focus being a 5,500-seat ice arena, surrounded by eight
additional NHL/Olympic sheets of ice at the Kingsbridge Armory
in the Bronx, NY. The project is intended to be the largest
ice complex in the United States and will become a national
and international destination for ice hockey, figure skating,
synchronized, skating, speed skating, curling, and sled hockey
among many other sports and uses.
To perform this study, the demographics of The Bronx were
analyzed in comparison to New York City, the state of New
York, the United States, and within a 30-minute, 1.5-hour, and
4-hour drive time from the site – the likely distances for local,
regional, and larger regional/national youth sports tournaments.
Johnson Consulting also performed a detailed supply and
demand analysis, identifying every rink within a 1-hour drive of
the proposed site, as well complexes with three or more rinks
within 4-hours of the proposed site. To gauge future demand,
Johnson Consulting examined the current list of letters of intent
(LOI’s) and provided a more detailed list of potential tournament
rights holders, local and regional organizations, high schools,
and higher education institutions that the KNIC team should be
targeting moving forward. This work was a large portion of the
basis of Johnson Consulting’s demand, financial, and economic
and fiscal impact assumptions.
PROJECT HIGHLIGHTS
⊲Demographic and Socioeconomic
Analysis
⊲Competitive Set Analysis
⊲Participation Trends and
Comparable Market Analysis
⊲Facility Program Recommendations
⊲Demand Projections
⊲Financial Review and Confirmation
⊲Economic and Fiscal Impact
KINGSBRIDGE ARMORY
BRONX, NEW YORK
Project Proposal
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Johnson Consulting was retained by the JABS Sports Management,
LLC to conduct a Market Feasibility & Economic Impact Study for the
proposed All Sports Village in Windsor Locks, Connecticut. The study
aimed to foster the ability of the development’s owners and operators,
as well as the community of Windsor Locks, to make informed decisions
regarding the development and continuing operation of the proposed
development. Broadly, the objective of this study was to answer the
following questions:
What is the local market’s potential capacity to support the new
project?
What can broader industry trends and specific case studies offer in
terms of best practices for the proposed project?
How could the project operate from a demand and financial
perspective?
What economic and fiscal impacts could be generated by the
project?
PROJECT HIGHLIGHTS
⊲Market Analysis
⊲Case Studies
⊲Demand and Financial
Analysis
⊲Economic and Fiscal Impact
Projections
ALL SPORTS VILLAGE - MARKET AND FINANCIAL FEASIBILITY & ECONOMIC IMPACT STUDY
WINDSOR LOCKS, CONNECTICUT
Project Proposal
The City of Gainesville retained Johnson Consulting to analyze
the addition of a sports facility and/or fieldhouse, expansion of the
Martin Luther King, Jr. Recreation Center, Citizens Multipurpose
Fields, as well as investigate upgrades for Citizens Field Stadium.
Johnson Consulting is providing a market, feasibility, and
economic impact study for the proposed multi-sport indoor/
outdoor facility, the proposed stadium, and potential ice facility.
The study will provide projections of demand for indoor and
outdoor space that will result in new overnight transient visitors,
and recommendations of what sports and events (sporting
and non-sporting) have the most potential for facility revenue,
overnight visitors and overall economic impact, projected
direct and indirect rate of return for each opportunity including
economic impact and the ability for the current market to support
such a facility with projected trends in demand.
PROJECT HIGHLIGHTS
⊲Demographic & Socioeconomic Analysis
⊲Community Outreach Plan
⊲Competitive Set Analysis
⊲Participation Trends & Comparable Market
Analysis
⊲User & Gap Analysis
⊲Facility Program Recommendations
⊲Demand Projections
⊲Pro Forma Preparation
⊲Fiscal & Economic Impact Analysis
SPORTS FACILITY FEASIBILITY & PRO FORMA STUDY
CITY OF GAINESVILLE, FLORIDA
25
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Johnson Consulting was engaged by the Warren County
Convention and Visitors Bureau to analyze the development of
a sports and entertainment complex in Warren County. Warren
County is located in southwestern Ohio, halfway between
Cincinnati and Dayton. It is home to several small cities, villages,
and townships and has approximately 158,000 residents.
However, as Warren County is part of the tri-state, 15-county
Cincinnati-Middletown, OH-KY-IN Metropolitan Statistical
Area (MSA), the market area’s total population comprises
approximately two million people. As evident by the drawing
power of Paramount’s Kings Island, Warren County draws from a
population base that extends well beyond the metropolitan area.
Designed for regional youth competitions, the initial concept
related to an 80-acre complex featuring an indoor fieldhouse
and an outdoor area that includes a multitude of sports facilities,
playing fields, entertainment attractions, and other support
amenities, with particular focus on amateur sports events. Phase
1 of our analysis included market, demand, financial, economic
impact, and site analyses. Our subsequent Phase 2 analysis
included a more in depth site review, cost estimates, updated
financials, and phasing options, working in partnership with an
architectural firm.
PROJECT HIGHLIGHTS
⊲Sports complex with amateur
event focus
⊲Facility programming and
offerings
⊲Demand and financial
projections
⊲Economic impact analysis
SPORT AND ENTERTAINMENT COMPLEX
WARREN COUNTY, OHIO
Project Proposal
A plan is what, a schedule is when.
It takes both a plan and a schedule to
get things done. - Peter Turla
Schedule/Project Timeline
Based upon the RFP, the Project Team understands the client would like the project
completed in six months. The timeline below correlates to the scope of services. The
Project Team is willing to adjust the timeline and scope to meet the client's needs.
Project Initiation.Development of Impact Analysis.
The project team will conduct data
collection and analysis and be on-site
during this time period.
Final Report and Presentation.
January 2024 May 2024
February-March 2024 June 2024
Jan 2024
Feb 2024
March 2024
April 2024
May 2024
June 2024
Recommendation development.
April 2024
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