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Laconia Sports Complex – Market and Financial Feasibility Analysis PDF Free Download

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Laconia Sports

Complex – Market

and Financial

Feasibility Analysis

June 21, 2019

Table of Contents

Executive Summary

vChapter 1: Project Orientation

vChapter 2: Economic, Demographic and Tourism Analysis

vChapter 3: Local Inventory and Condition Assessment

vChapter 4: Demand Analysis and Stakeholder Feedback

vChapter 5: Regional Sports Facilities Analysis

vChapter 6: Sports Tournaments and Opportunity Analysis

vChapter 7: Case Studies

vChapter 8: Support Amenities -Hotel & Restaurant Analysis

vChapter 9: Site Analysis

vChapter 10: Conclusions

vChapter 11: Partnerships & Funding

vChapter 12: Demand & Financial Projections

vChapter 13: Economic, Fiscal, and Employment Impact Analysis

Executive Summary

Key Questions

The Lakeshore Redevelopment Planning Commission (Client) engaged the Hunden Strategic Partners Team (HSP),

including design professionals from NBBJ, to investigate the feasibility of developing asports complex at the

Lakes Region site in Laconia, New Hampshire (Project).The study aims to answer the following key questions:

§What is the market opportunity for anew indoor or outdoor sports complex development in Laconia?

§What is the existing supply of sports and recreation facilities in Laconia and the surrounding area? Is there agap

in quality or size of facilities? What is the level of local demand for anew sports facility or complex?

§What is the existing state and greater regional supply of sports complexes capable of hosting impactful

tournaments and events? Is there agap in supply that anew facility in Laconia could accommodate? What is the

opportunity to host major state and regional tournaments?

§How is the area hotel market performing and what support amenities exist in the area? What does this mean for

the market opportunity for anew sports facility or complex?

§Based on the comprehensive market analysis, what are the conclusions and recommendations? Should multiple

scenarios be considered?

§What are the pros and cons of the potential development site?

Headlines

§An adequate supply of indoor and outdoor sports complexes exist in New Hampshire and throughout

New England. Laconia’s population base, lack of branded hotel rooms, and proximity to larger markets

will make it difficult to attract large regional tournaments.

§The hotel market in Laconia and surrounding cities is performing fairly well with solid rates and

occupancies over 60 percent.Hotel performance is driven by strong summer months due to leisure

activities in the region.The gaps in hotel performance occur during the shoulder seasons and winter

months.The gap suggests that an indoor sports complex could have positive impact on hotel

performance during the shoulder seasons and winter months.

§Locally, the lack of available, quality indoor athletic facilities presents amajor challenge for area clubs to

train and practice during the season and throughout the offseason, both for indoor as well as outdoor

sports.

§HSP’s analysis indicates that opportunity exists for anew sports complex to both accommodate local

demand and drive sports tourism to the site.

§While sports facilities are impactful, they often do not break even operationally, necessitating the

investment upfront and ongoing support of outside forces.Most of the spending that occurs from a

facility generally happens in lodging, restaurants, attractions and retail.Attracting private capital to such

facilities is difficult, even if they are busy and impactful.5

Headlines

§HSP’s analysis suggests that there is enough demand generated by Laconia area organizations to fill anew

court/gymnasium facility in the evenings throughout the winter season.This demand would drive

significant rental revenue to any new indoor complex.The development of aflexible indoor court

complex would likely also result in the creation of new local and regional events.

§Based on the comprehensive market analysis, HSP recommends that a 4-court indoor facility be

developed.The facility would offer 4regulation basketball courts which can be converted to 8volleyball

courts.Such afacility could accommodate weekly use for flat-floor sports, as well as smaller regional

weekend events.While such afacility would be able to accommodate other flat-floor activities such as

pickleball, wrestling, robotics, and Esports, the primary benefit would be to Laconia area sports

organizations.

§While there is also demand for outdoor fields to accommodate soccer, lacrosse and other field sports, this

demand may not be enough to generate afiscal return on investment due to issues with an uneven site

(more expensive to develop) and already occupied hotel rooms with high rates in the summer months.

The sloped site will greatly influence the cost and viability of outdoor facilities that will take up more land

than an indoor facility.

§While there is ademand for ice and indoor turf fields, the cost to develop such afacility is much greater

and offers less flexibility for various sports which limits potential impact.Additionally, there is an adequate

supply of ice and indoor turf within a60 mile radius.

Recommended

Program

The adjacent table summarizes

the recommended program

based on market conditions and

opportunity.

Events

The projection model for the scenario assumes that the Laconia sports facility will primarily

cater to basketball, volleyball, and indoor flat floor sports (wrestling, dance, etc.). These event

projections include various sized tournaments that are assumed to rent the entire facility for

multiple days over aweekend, as well as smaller single day events.Projections also include

midweek court rental hours for practice, training, and leagues at the facility.

Overall, HSP projects the indoor complex to host 63 events and more than 2,700 additional

rental hours per year by stabilization (Year 5).

Attendance

Family and friends accompany most of the participants.Tournaments are assumed

to bring between one and 1.6 spectators per participant.Trends show that the

younger the participant, the more family and friends accompany the participant to

the event.By stabilization, HSP projects more than 77,000 total attendees at the

facility driven by events.

Financial Projections

The model assumes events will

pay daily, hourly or facility

rental fees to use the facility,

based on fees charged at

comparable facilities.This

model assumes a $5 gate fee

per car for weekends

tournaments.As shown, rental

fees are projected to be the

largest revenue source,

increasing to roughly $370,000

by Year 10.

Impact

The table to the right shows a

summary of estimated combined 20-

year impacts for the recommended

complex.

The net new spending for the Project

totals $221 million over the 20-year

period, $64 million in new earnings,

186 new full-time equivalent jobs,

and more than $1.5 million in new

taxes collected from the ongoing

spending over 20 years.The

construction impact will be more

than $7 million on materials and

labor, most of which will accrue to

the local economy and local workers.

The 25 job-years will be atemporary

boom for the local economy.

Chapter 1:

Project Orientation

The Lakeshore Redevelopment

Planning Commission (Client)

engaged the Hunden Strategic

Partners Team (HSP), including

design professionals from NBBJ, to

investigate the feasibility of

developing asports complex on the

state-owned Lakes Region Facility

site in Laconia, New Hampshire.

The Client is interested in

understanding how asports facility

could best serve the community

through improved quality of life,

additional overnight stays, new jobs

and aboost in economic impact to

Laconia.

Redevelopment Commission Feedback

§Anew sports complex would align with

Laconia’s reputation as atourism destination

oApopulation of about 16,000 grows to

roughly 35,000 in the summer

oThere are plenty of restaurants and

entertainment to support additional

tourists

§The site is in an opportunity zone

§It is important to determine what would

happen with the Lakes Region Mutual Fire Aid

Building if anew facility is built on that site

§The City, county and state will likely not invest

significant money into the Project;private

sector involvement will have to play arole

§There have been past attempts to activate this

specific parcel of land without success

§Overall academic enrollment in the region has

been declining –the Project could help attract

younger families to the area

§Indoor sports have been achallenge to

accommodate, so the region is losing athletes

in the winter months

Initial feedback from the Client provided insight to the history of the Project as well as the goals of

the study.

Chapter 2:

Economic, Demographic and Tourism

Analysis

Laconia Regional Area

The adjacent figure shows

Laconia’s location within the

greater New England region.

Laconia is 45 miles north of

Manchester, 60 miles

northwest of Portsmouth, 85

miles west of Portland, and 94

miles north of Boston.

Lake Winnepesaukee is the

largest lake in the state and

third largest in New England,

making it apopular summer

destination.

New Hampshire Lakes

Region

Laconia has relatively fast and

easy access to locations along

the north-south oriented I-93

corridor.However, points east

or west of the City tend only to

be accessible by two-lane

highways which slows travel

time.The area is halfway

between the population

centers to the south and

southeast.

The area is home to aTanger

Outlets shopping center, which

is popular with visitors due to

no state sales tax.

Laconia Drive-time

Map

The population increases from

over 75,000 to nearly four

million from a30-minute drive-

time to atwo hour drive-time.

Average household income

surpasses $100,000 in this

same two-hour drive-time

area.

Population & Growth

Rates

Laconia is the county-seat of

Belknap County and part of

the Laconia New Hampshire

Micropolitan Statistical Area.

Belknap County is growing at a

faster rate than the City of

Laconia and the state of New

Hampshire, and all sub-areas

are growing slower than the

U.S. as awhole.

Percent Change

2000 2010 2018 2023 Projected 2010 - 2018

United States 281,421,906 308,745,538 330,088,686 343,954,683 6.9%

New Hampshire 1,235,786 1,316,470 1,374,067 1,408,984 4.4%

Laconia-NH-MSA 56,325 60,088 63,523 65,647 5.7%

Belknap County 56,325 60,088 63,523 65,647 5.7%

Laconia 16,405 15,946 16,605 17,041 4.1%

City Population as % of MSA 29.1% 26.5% 26.1% 26.0% --

Source: ESRI

Population and Growth Rates

Population

Income, Spending &

Other Demographic

Data

While most economic statistics

are lower than the state or

national averages, Belknap

County and the City of Laconia

produce retail sales per capita

greater (2012)than the the

national average.

Income, Spending and Other Demographic Data

Category United States New Hampshire

Belknap

County Laconia

Homeownership rate, 2013-2017 63.8% 70.7% 75.8% 54.8%

Median value of owner-occupied housing units, 2013-2017 $193,500 $244,900 $220,400 $180,600

Persons per household, 2013-2017 2.63 2.45 2.42 2.27

Median household income, 2013-2017 $57,652 $71,305 $65,834 $52,702

Persons below poverty level, percent 12.3% 7.7% 8.3% 14.3%

Total employment, 2016 126,752,238 594,243 21,310 --

Total employment, percent change, 2015-2016 2.1% 3.1% -0.2% --

Retail sales per capita, 2012 $13,443 $19,700 $22,503 $17,171

Source: US Census Bureau

Educational

Attainment

The City of Laconia and

Belknap County both rank

above the state of New

Hampshire and the nation in

high school completion rates.

Both rank slightly below the

state averages in Associates,

Bachelor, and Graduate

educational levels.

Educational Attainment - 2017

Population Age 25+ United States

New

Hampshire

Belknap

County

Laconia

Did Not Complete High School 12.6% 7.1% 7.6% 10.3%

Completed High School 27.3% 28.0% 29.5% 31.6%

Some College 20.8% 18.8% 21.2% 22.2%

Completed Associate Degree 8.3% 10.0% 10.2% 9.6%

Completed Bachelor Degree 19.1% 22.3% 19.5% 15.9%

Completed Graduate Degree 11.8% 13.8% 12.0% 10.3%

Source: U.S. Census Bureau

Unemployment

Unemployment in Belknap

County has been declining and

is coming closer to the rates of

the MSA.Overall, the rate of

unemployment is much lower

than the U.S., but is also very

seasonal.

Area Attractions

Many of the most popular

attractions in Laconia are nature

and parks, scenic, or water and

amusement activities.

Laconia is home to the annual

Laconia Multicultural Festival in

September as well as the annual

New Hampshire Pumpkin

Festival in October.These events

draw visitors to the community

from around the region.

Several of Laconia’s most active

tourism generators are detailed

in the following slides.

Tourism Generators

Monkey Trunks

–Monkey Trunks offers three

family-oriented outdoor ropes courses in

Chocorua and Weirs Beach, New Hampshire.

Monkey Trunks courses feature ziplines, swinging

beams, tightropes, rolling logs, hanging tires,

cargo nets to name but afew of their unique

offerings.

Belknap Mill

–The Belknap Mill is the official

meeting house of the state of new Hampshire,

the oldest unaltered brick textile mill in the U.S.

and the only industrial knitting museum in the

U.S.

Weirs Beach

–Referred to affectionately by locals

as “The Weirs” it is known for its wide, sandy,

public beach on Lake Winnipesaukee.Weirs

Beach also offers the Funspot Family Fun Center.

Guinness Book of World Records named Funspot

as the “Largest Arcade in the World.” 24

Tourism Generators

Laconia Antique Center

–The LAC is located in

the former Newberry’s Department Store,

which was built in the 1950’s.The antique

selection is vast, ranging from furniture, lamps,

glassware and more.WWII memorabilia is also

featured catering to diverse interests.

Ahern State Park

–Ahern State Park is a128-

acre state park that offers year round activities

such as swimming, camping, hiking,

snowmobiling and snowshoeing.

Laconia Motorcycle Week

–Celebrating 96

years in June 2019,motorcyclists will ride into

Laconia and take part in numerous events

across town.The events range from charity

rides to local events at Weirs Beach and

attracts riders from near and far. Laconia

Motorcycle Week is sponsored by Progressive

Auto Insurance each year.25

Tourism Generators

New England Porch Rockers

–The New England

Porch Rockers is asmall business which makes

custom Mama Bear rockers, Papa Bear rockers as

well as Baby Bear rockers.Owned by Jeanne

Howe Compton, this professional weaver and

craftswoman has been selling custom chairs since

2000.She has astrong reputation and shoppers

visit her shop based on reputation alone.

Opechee Park Cove Beach &Opechee Point

Park

–This 20-acre park features two beaches,

the Cove and the Point.Each beach is 1,400 feet

in length.There are also baseball diamonds, field

hockey fields, aconcession stand, asoccer field

and a400mrubberized track.

Logs of Fun

– Located at Weirs Beach near

Funspot, Logs of Fun offers mini-golf and go-

karts.It provides plenty of choices of activities

near the lakes.

Tourism Generators

Endicott Rock State Historic Site

–Endicott is astate

park located on the shoreline of Lake Winnipesauke in

the Weirs Beach area of Laconia. It is known for its

large rock with lettering from the Massachusetts Bay

Colony that symbolizes one of the earliest

engagements with Europeans in the area.

Sandwich Fair

–The Sandwich Fair is an annual fair

that lasts three days held over the Columbus Day

weekend.The Sandwich Fair offers two parades:an

antique auto parade and the “Grand Street Parade”

which features marching bands from the local area.

Rides, carnival games and food are also offered.

New Hampshire Pumpkin Fair

–With over 40,000+

attendees, a34-foot tower of jack-o-lanterns, a

Zombie walk, beer garden, pancake breakfast and

other events coupled with numerous regional

sponsors, the NH Pumpkin Fair is astaple event on

Laconia’s calendar.27

Tourism Generators

New England Pond Hockey Classic

–the New

England Pond Hockey Classic began 10 years ago

and has grown from 77 teams to 280 teams in that

time span.Teams come from across the county

compete in the event, which consists of 26 rinks.This

event provides anoticeable boost for room night in

the Lakes Region in February.

Ice Fishing Derby

–The annual Ice Fishing Derby is

sponsored by the Meredith Rotary Club and occurs in

February on Lake Winnipesaukee in Meredith Bay.An

estimated 20,000 people come to the region for the

derby to watch and there are roughly 5,000

participants during agood year.

Chapter 3:

Local Inventory and Condition

Assessment

Local Outdoor Athletic

Supply

There are currently seven outdoor sports fields in Laconia.

Opechee Park at Laconia Middle School offers five diamonds

and atrack but no single location offers more than one full-size

multipurpose field or diamond.

Local Outdoor Sports Supply

Venue Location

Multipurpose

Diamonds

Basketball

Tennis

Track

Other

Robbie Mills Sports Complex Laconia 11-- -- --

Opechee Park (At Laconia Middle School) Laconia -- 5-- -- 1One full-sized diamond, four youth diamonds

Leavitt Park Laconia 1-- 2 2 --

Sanborn Park Laconia 1-- 1-- --

Wyatt Park Laconia -- -- 2-- --

Laconia High School Laconia 1-- -- -- -- Turf field

Memorial Park Laconia -- 2-- 5--

Source: Various Sources

Local Outdoor Athletic

Supply Map

The parks and schools that provide

outdoor amenities for Laconia are

scattered and located primarily to the

south of the site.

Robbie Mills Sports Complex is a

multipurpose complex that is

adjacent to the potential Project site.

Opechee Park

Notes

§Five little league diamonds (one with afence),

400Mrubberized track

§Adjacent to Laconia Middle School and Opechee

Bay

Key attributes

:Home to Laconia Little League. Picnic

facilities and two beaches are located at the park in

addition to athletic amenities.

Robbie Mills Sports

Complex

Notes

§Ballpark that serves as ahome to the

Winnipesaukee Muskrats baseball team

§One multipurpose field for local soccer leagues

Key attributes

:The Muskrats attract roughly 200

attendees per game.Robbie Mills Sports Complex is

located just north of the site.

Local Indoor Athletic Supply

Laconia currently offers only four indoor sports-related facilities.

These facilities are located in local schools and in the

community center.Merrill Fay Ice Arena offers one sheet of ice

for local clubs.

Local Indoor Athletic

Supply Map

Most local indoor assets are clustered

around Opechee Bay while the ice

facility is located further to the south.

Merrill Fay Arena

Notes

§One full-size sheet of ice

§Closes in the spring and summer

§The rink hosts hockey games, figure skating,

lessons, birthday parties and more

Key attributes

:Home to the New England Wolves.

The Wolves include ajunior team and youth teams.

Chapter 4:

Demand Analysis and Stakeholder

Feedback

Stakeholder Feedback

Laconia High School Athletic Director

§The high school has anew turf field and they are constantly turning people away –booked until

8:00 p.m. most nights

§The gym is in use from 6:00 a.m. – 6:00 p.m. most days

§High school does not host any tournaments currently, but could have that option with anew facility

§Something similar to the Hampshire Dome would have asignificant impact on awide range of

sports in the region

§Basketball and soccer numbers have remained steady over the past several years

§Lacrosse is booming in the region, but it is unclear whether major events could be hosted with an

additional field

§Football had declined, but has bounced back

§Baseball and hockey numbers have declined at the high school level

Stakeholder Feedback

Lakes Region Dance

§The organization has been around for 15 years and operates out of a 4,000-square-foot studio in

Meredith, NH

§There are roughly 150 students from ages 2through adult

§Classes run throughout the year and there is acompetition team of 40 dancers that takes several

trips throughout the year

§They have been interested in hosting acompetition for awhile.This competition would be:

oFriday –Sunday

oAn estimated 11 –40 studios (with 10 –100 performance per studio) would compete

§Outside space for performances, large changing spaces and concessions are appreciated.The

changing spaces do not have to be formal locker rooms

Stakeholder Feedback

New England Wolves

§The New England Wolves are ahockey organization with junior and youth teams.They have roughly 70 –80 kids

and they are outgrowing their current facility at Merrill Fay Arena

§Since the junior teams are made up of kids out of high school, they can play during the day

oPractice 12 –15 hours per week

oAugust to Mid-March

§Youth program of roughly 100 kids that practice after school during the week;all ages play games on the weekends

§Laconia loses roughly 20%of boys and nearly 100%of girls after ages 10-11 to Concord, Hudson, and other

locations due to lack of ice time and training

§An ideal facility would include:

oMultiple sheets of ice

oLodging and dining options

oAdedicated locker room for the wolves

oCapacity of 1,000 – 2,000 for the Wolves with additional visitors seating

§The EHL, New England Premier Hockey League, and United Tier One Hockey League have never held showcases

in Laconia – a new facility could keep this business local

Stakeholder Feedback

Additional Stakeholder Feedback

§The new turf field at Laconia High School has been busy and city parks get plenty of use during the

summer months

§Additionally, the high school, middle school and community center gymnasiums are at capacity

with various activities

§Any new development would help to expand on current assets and attract additional tournaments

§There is astrong need for indoor turf with the closing of the Tilton Sports Center

§Stakeholders believe that youth sports should be the next big attraction in New Hampshire

§New Hampshire has an aging population and an investment in youth sports would help drive

younger families to the region

§Teams and athletes drive over one hour for quality indoor training during the shoulder and winter

seasons

Stakeholder Feedback

Laconia Little League

§Little league baseball made up of 300 kids,

ages 6 – 12

§Play at Opechee Park, which has only one full-

size diamond

§Currently host adivision two all-star

tournament in late June

oHave had as many as 20 teams express

interest, and will host at least 12

oVery challenging with one field

§Used agymnasium this past year for indoor

training after the closure of the Tilton Sports

Center

§More fields could allow them to expand their

existing tournament and add new events

Winnepesaukee Muskrats Baseball

§New England Collegiate Baseball League that

attracts roughly 225 fans on game nights

§The Muskrats play at Robbie Mills Sports

Complex

oThe Muskrats are happy with their current

situation at the park

oGames are run almost completely by

volunteers

§Have held tournaments in the past, but it is

often difficult for visiting teams to find

accommodations in the summer

§The Muskrats also have a28+men’s league –

they want to continue to expand the brand to

both youth and adult teams

Stakeholder Feedback

Lakes Region Flag Football

§Fall and spring seasons, 250 kids ages 4 – 15

§Adult league in the spring and summer with

150 participants

§The league uses Inter-Lakes High School in

Meredith and Laconia High School

§Three fields are created sideways from afull-

length field

§Growth has slowed down abit, but the league

could expand with more space

§There is interest in awinter league if space

were available

Lakes Region United Soccer

§U10 – U18 youth soccer with between 200 and

250 unique participants

§Play home games at Bryant Field in Belmont

§Used to train inside at Tilton Sports Center for

$70 per hour for the field

§There would be opportunity for games and

tournaments with just one more outdoor turf

field

§Additionally, there is aneed for indoor training

with the closure of Tilton

§They would prefer any new development to be

community-focused and not price out local

groups

Stakeholder Feedback

Lakes Region Juniors Volleyball

§U15 – U18 youth volleyball wit between 90

and 120 girls

§Season runs from November to May

§Practices are typically held on Sundays due to

limited gym time.They would extend to

include weekday practices as well

§Currently using Inter-Lake High School in

Meredith, NH

§They host five tournaments each year at

Plymouth State, but would move some of

these events to anew facility in Laconia

§There are roughly 5-6 large clubs in New

Hampshire that are looking for anew facility to

host their tournaments

Laconia Pickleball

§Indoor pickleball plays year-round at the

community center

§The two courts are used Monday through

Thursday mornings while sports are out of the

gymnasium

§Players pay $2 per drop-in at the Community

Center

§Outdoor pickleball is offered at Leavitt Park

§Pickleball would primarily drive weekday use,

but would struggle to generate any major

weekend tournaments or events in Laconia

Stakeholder Feedback

Cap City Basketball

§Cap City basketball has 40 teams spread

between Hampton, Concord and Manchester

§They use gym space year round for practices

and camps

§Many of their players are from the Lakes

Region and they would hold practices at a

potential facility

§Cap City hosts nine camps that occur

essentially every week during the summer

§They are currently not hosting tournaments

but that is agoal for the near future

§Around $40 per hour per court is areasonable

rate

Chapter 5:

Regional Sports Facilities Analysis

Regional Outdoor Athletic Supply

The regional facilities shown below have at least 4 multi-purpose fields or 6 diamonds.

Regional Outdoor Sports Supply

Venue Location

Distance from

Laconia

Multipurpose

Diamonds

Tennis

Track

Other

Global Premier Soccer Bedford, NH 49.6 4-- -- --

Seacoast United Outdoor Complex Epping, NH 50.5 4-- -- -- Indoor training field

Roger's Field Ft. Devans, MA 80.4 11 -- -- --

Wainright Sports Complex South Portland, ME 85.1 8 7 -- --

Massachusetts Youth Soccer Lancaster, MA 87.3 10 -- -- -- 5 large turf fields, additional grass fields of varying size

Green Mountain Challenge Soccer Tournament Weston, VT 93.6 10 -- -- -- Grass fields can vary in size and number

NMH Lower Soccer Fields Gill, MA 104 6-- -- --

Capital Area Sports Complex Augusta, ME 135 4 6 -- --

Source: Various Sources

Regional Outdoor

Athletic Supply Map

As the figure to the right

demonstrates, there is alack of sports

facilities northwest of Laconia. The

closest competitive facilities are

roughly 50 miles away and are

primarily located to the south.

Global Premier Soccer

Location

:Bedford, New Hampshire

Notes

§Two large outdoor fields, divisible into 4fields

§Multiple, large light fixtures for night games

§Hosts youth and adult soccer leagues, lacrosse,

football, field hockey, rugby, ultimate frisbee

and corporate events.

Key attributes

:Home to numerous organized and

established sports clubs, GPS Complex also offers NH

College Forum Information for players and parents to

ask questions relating to college selection.

Seacoast United Sports

Complex

Location

:Epping, NH

Notes

§Founded in 1992

§33,750 square feet

§On-site parking

§4multi-purpose fields for all-weather:Soccer, Field

Hockey, Baseball, Softball

§Offers indoor and outdoor fields.

§Three of the four fields have lights for night games.

Key attributes

:This facility is the main headquarters for all

Seacoast United (NH) soccer tournaments.The state-of-

the-art complex is arelatively short distance from multiple

population centers like Manchester and the coastal cities.

Wainwright Sports

Complex

Location

: South Portland, ME

Owner

: City of South Portland of Maine

Operator

: City of South Portland

Notes

§66 acres of developed athletic fields which

include baseball, softball, boys and girls

lacrosse, soccer, hurling and football.

§8 multipurpose fields

§7 diamonds

Key attributes

: Spacious and open fields, baseball

and softball diamonds organized in close proximity

adjacent to long, parallel open grass plots used for

soccer and other outdoor sports. No artificial turf.

Regional Indoor Athletic Supply

The closest multi-court facility is located in Derry, over 50 miles away. A handful of ice facilities exist within 60 miles.New

England Sports Center in Marlborough is one of the largest facilities and offers 10 sheets of ice.

Regional Indoor

Athletic Supply Map

The majority of competitive indoor

facilities are located to the south of

Laconia towards and beyond Boston.

Fieldhouse Sports

Location

:Bow, New Hampshire

Owner

:privately owned and operated

Notes

§3pro-size indoor turf soccer fields

§1multi-sport rubber playing surface

The rubberized surface can be used for futsal, volleyball

and basketball.There is astore that offers concessions

and sports equipment. Leagues and skills clinics are run

year-round.

SportsZone

Location

:Derry, New Hampshire

Owner

:privately owned and operated

Notes

§95,000 square feet

§3floating wood multi-sport courts

§2indoor hockey-rink-sized turf fields

§Space can also be used for trade shows

§40-foot climbing wall &batting cages

§Restaurant on-site

Takeaway

:Amenity-filled multi-use facility located ten

miles southeast of Manchester which thrives due to afull

calendar of adult and youth sports, and home to several

youth sports camps.Near hotels &restaurants.

Hampshire Dome

Location

:Milford, New Hampshire

Owner

:Privately owned and operated by Hampshire

Hills

Notes

§309 foot by 180 foot field, divisible into three

fields

§94,000 square feet, 80 feet high peak

§Numerous leagues including 4x4futsal,

soccer, lacrosse, golf driving range, flag

football and 1/5 mile track

The facility has also been rented out for private

events and shows including the New Hampshire

Democratic Convention, the Great Northeast Boat

Show and the New England Food Show among

others.

Maine Sports Arena

Location

: Saco, Maine

Owner

: privately owned and operated

Notes

§26,000 square feet and two mezzanines

§5 volleyball courts

§3 basketball arenas

§Meeting rooms, reception area, and meeting

planner on-site

Takeaway

: Good for volleyball tournaments, but are

not full size basketball courts. Seating is tight.

The RIM Sports

Complex

Location

:Hampton, New Hampshire

Owner

:privately owned and operated

Notes

§36,000 square feet

§Five basketball and volleyball courts

§12,000 weekly users

Attributes

:home to respected basketball, volleyball

programs and tournaments, it also includes camps,

after-school programs, adult and youth leagues.Users

live in the Seacoast NH, southern Maine, south-

central New Hampshire, and far northeast

Massachusetts.

New England

Sports Center

Location

:Marlborough, MA

Owner/Operator

: H. Larue Renfroe /New England

Sports Management

Notes

§8full-size ice rinks

§2small-scale practice rinks

§220,000 square feet

§Home of 2junior hockey teams, 5high school

teams, and figure/synchronized teams

§Two restaurants on-site

Attributes

: Located 25 miles directly west of downtown

Boston on I-495,this is the largest ice rink facility in

New England, with ahockey pro shop, 65 locker

rooms, and a 1,800-seat arena.It was completed in

stages from 1994 -2016.59

Chapter 6:

Sports Tournaments and Opportunity

Analysis

Stakeholder Feedback

Legacy Global Sports

§Legacy Global Sports is based out of Portsmouth, NH and primarily runs events for Soccer, Lacrosse,

Football and Basketball

§Would highly recommend focusing on an indoor space to meet the needs of winter sports and

training opportunities for other sports

§For court sports, four to six courts would be ideal

oSix courts would allow for a72 team bracket in three days for abasketball tournament

oFour to six courts is typically astraight rental fee of between $4,000 and $8,000 for the weekend

§Legacy sports has established boys basketball, and are working to bring girls tournaments to the

region beginning in 2020

Stakeholder Feedback

Legacy Global Sports continued

§If indoor turf were to be developed, they typically look for two football fields to host showcases,

camps and academies for soccer, football, rugby and lacrosse

§While lacrosse is growing in the region, it has not risen to the same level of need of other sports

§Legacy Global Sports typically looks for at least three sheets of ice for regional hockey events, which

could be achallenge with the site and potential development costs

§Laconia would be agood location for indoor events and accessibility should not be too much of a

challenge

§Lack of branded hotels should not be amajor issue.The resort-style hotels present adifferent

process to the tournament organizers, but work just as well for tournament-goers

Stakeholder Feedback

USA Volleyball

§The New England region of USA Volleyball has about 12,000 members

§There are nine convention center events throughout the year and five one-day events at 75 different

locations throughout the region

§The season extends from December -May

§Tournaments can accommodate roughly eight teams per court

§USA Volleyball has held tournaments at Plymouth State University in the past

§Boston, Providence and Hartford will continue attract the largest tournaments due to their population

bases and reasonable hotel pricing

§USA Volleyball brings events to facilities that give up their courts for free –there is atradeoff for the

room nights and economic impact

§It would be asafer bet for Laconia to focus on amore localized facility with 4courts (8 volleyball) that

could attract smaller tournaments

Stakeholder Feedback

Premier Travel Media

§This organization publishes an annual guide

showcasing new facilities to governing bodies

and rights holders

§They are familiar with all new sports

developments and trends across the country

§Compared the situation in Laconia to Yakima,

Washington

oSurrounded by larger markets such as

Spokane, Seattle, Portland

oFocus on regional and family tournaments

USA Football –East Region

§Host national development camps

o4hours Saturday, 4hours Sunday

o300 -400 kids, open to the public

oUse at least two fields

oPrimarily host these camps in large

markets

§The NFL Flag program ranges from youth

through high school ages

§Football participation is declining overall, but

flag football is increasing rapidly.There is

opportunity in Laconia for aflag football

league, but regional camps are unlikely to

occur in asmall market

Stakeholder Feedback

National Collegiate Table Tennis Association

§The National Championship is the group’s

main annual event.The event utilizes 40 tables

and attracts 250 to 300 athletes from

Wednesday through Sunday.The event needs

40,000 to 50,000 square feet of space, as well

as meeting rooms for officials and event

organizers

§Past events have been held in Texas,

Wisconsin, and Illinois.Athletes and coaches

grow tired of the same venues year after year

§The event generates approximately 450 room

nights over four days

USA Team Handball

§USA Team Handball sanctions 80 events per

year.These are typically club-operated

weekend tournaments that attract 4to 8teams

§USA Team Handball organizes the Open Club

Championships, which attracts 35 teams over

3.5 days.Past years have been held in Reno

(NV), York (PA), Myrtle Beach (SC)

§High School and College age groups are

growing.They trying to develop the sport

before the Olympics in 2028

§Atraditional basketball surface works well for

events, but additional banquet rooms and

storage is typically required

Stakeholder Feedback

US Youth Soccer –East Region

§The East Region of US Youth Soccer includes

the entire northeast and extends down to

Virginia

§Major cup events in 2019 are scheduled to

occur in Charleston, WV and New Castle, DE

§These regional cups events require upwards of

14 fields

USA Wrestling

§Events roughly every weekend from March

through May

§Events involve all ages and primarily occur at

the Broken Ground School in Concord, NH

Stakeholder Feedback

Other Opportunities

Every community is looking for their “silver bullet” as it relates to hosting events and driving sports

tourism.As detailed in the management analysis, owning and booking venues is hard work, especially

due to the competition in the current environment.Esports, for instance, certainly presents opportunity,

but with afew exceptional game and competitions, they are not driving significant traffic to a

destination (sports tourism) and, as alocal draw, present challenges since the real money is being made

by the brands who push online viewing.Other trending non-traditional sports that may present

opportunity at an indoor facility include:

§Badminton, Fencing

§Futsal, Team Handball, Weightlifting

§Gymnastics –Need local gym operator who wants to be a promoter

§Martial Arts (all disciplines)

Northeast Region Basketball

Tournaments

The adjacent table highlights upcoming youth basketball

tournaments in the Northeast Region. An average of four

courts are needed for the tournaments shown.

New England Region

Volleyball Association

New England Region Volleyball Association (NERVA) has

several one day events throughout the spring.These one day

events average just under five courts.

New England Region Volleyball Association also sanctions

several multi-day events but these can range from 18 to 97

courts spread across large convention centers and multiple

facilities.

Tournament Implications

§Tournament analysis and feedback from several events rightsholders indicates that apotential facility in

Laconia could accommodate several indoor events throughout the year

§Basketball and volleyball events are occurring throughout the region in facilities with between four and six

courts, which is what would be recommended for Laconia

§Tournament organizers suggested that an indoor sports facility would have agreat impact on the market

and is in higher demand

§Groups such as Legacy Global Sports, who are based in the New Hampshire,believe that Laconia could

attract additional events and lure existing events to anew facility with four to six courts

Chapter 7:

Case Studies

UW Health Sports

Factory

Location

: Rockford, IL

Opened

: 2016

Owner

: City of Rockford

Operator

: Rockford Park District

§96,000 square feet

§8 basketball courts (16 volleyball courts)

§Seating for up to 3,700 spectators

§Five meeting rooms

§Events plaza, restaurant/bar, riverfront

boardwalk

UW Health Sports Factory

The UW Health Sports Factory in Rockford,

IL is aconverted former warehouse facility.

Built in 2015,the facility cost $24.4 million,

including land acquisition.The project was

paid for by the City of Rockford and the

Rockford Park District through aseries of

grants and a 2 percentage-point increase in

the Winnebago County hotel tax.The City of

Rockford sold the naming rights to UW

Health for $1.9 million in 2016,with base of

$175,000 per year for ten years.

The venue was designed to be adestination

for weekend tournaments, while also

accommodating local needs during the

week.The facility is hosting approximately

30 to 40 weekend events annually.

UW Health Sports

Factory

The adjacent table details the

operational performance of

the UW Health Sports Factory

in Rockford.Personnel

expenses account for nearly

half of all expenses at the

facility, followed by services

and supplies.Net operating

losses have ranged from

$245,000 to $350,000 over the

facility’s first three years of

operations.

2016 2017 YTD 2018 (October)

Revenue

Fees $155,961 $405,112 $371,670

Other $172,299 $188,912 $159,816

Total Revenue $328,260 $594,024 $531,486

Expense

Personnel $315,288 $467,429 $376,706

Benefits $117,408 $159,676 $133,497

Supplies $88,750 $78,834 $56,713

Services $163,939 $259,712 $226,336

Transfers ($7,400) ($20,000) ($16,670)

Total Expense $677,985 $945,651 $776,582

Net ($349,725) ($351,627) ($245,096)

Source: City of Rockford

UW Health Sports Facility

*Personnel and Benefits include direct seasonal Police support, 50% of consumer service, and 80% D.

Potter. Benefits include health, life and retirement benefits

Myrtle Beach Sports

Center

Location

: Myrtle Beach, SC

Opened

: 2015

Owner

: City of Myrtle Beach

Operator

: Sports Facilities Advisory/Sports Facilities

Management (SFA/SFM)

§8 regulation basketball courts

§16 volleyball courts

§Seating for 1,500 (portable bleachers)

§Seven team rooms

§Private mezzanine for elevated viewing

§Café for indoor/outdoor dining

Myrtle Beach Sports Center

Opened in 2015,the $13.8 million

100,000-square foot Myrtle Beach Sports

Center was developed by the City of Myrtle

Beach to drive tourism to the area during

the beach’s offseason.In addition to sports,

the venue is designed to host conventions,

trade shows, and other flat floor events.

The facility is managed by Sports Facilities

Advisors/Sports Facilities Management

(SFA/SFM), one of the premier third party

operation companies in the country.

Myrtle Beach Sports

Center

The adjacent table details the

historic events by type for the

Myrtle Beach Sports Center

since opening in 2015.As

shown, utilization is dominated

by basketball tournaments,

followed by volleyball

tournaments and other tourism

events.The facility has

averaged approximately 71

events per year since 2015.

Myrtle Beach Sports Center Events

2015 - 2016 2016 - 2017 2017 - 2018

Basketball Tournaments 48 36 40

Volleyball Tournaments 913 12

Cheer Events 3 5 6

Gymnastics Events 4 8 4

Other Tourism Events 7 9 8

Total Events Per Year 71 71 70

Source: SFM

Myrtle Beach Sports

Center

The adjacent table details the

financial operating

performance of the Myrtle

Beach Sports Center since

opening in 2015.As shown,

the complex lost $94,000 in

Year 1before breaking even in

Year 2.

Revenue is driven primarily by

facility rentals, followed by

food and beverage (gross) and

sponsorship revenue.

Myrtle Beach Sports Center Total Revenue & Expenses

2015 - 2016 2016 - 2017 2017 - 2018

Revenue

Basketball Tournaments (Rental and Facility Fees) $335,682 $330,939 $340,217

Volleyball Tournaments (Rental and Facility Fees) $74,741 $107,992 $96,630

Cheer Events (Rental and Facility Fees) $33,976 $52,887 $67,900

Gymnastics Events (Rental and Facility Fees) $24,543 $67,370 $32,100

Other Tourism Events (Rental and Facility Fees) $66,462 $35,162 $7,000

Local Events (Rental) $31,339 $24,352 $45,000

Local Rentals (Basketball & Volleyball Court Rental) $56,168 $58,017 $58,900

Food & Beverage $104,982 $321,477 $359,964

Parking $119,099 $128,942 $137,347

Hotel Rebates $31,714 $14,448 --

Sponsorship $225,045 $234,585 $250,000

Other Miscellaneous Income $3,801 $12,235 $16,000

Recovered Expenses $34,705 $85,010 $91,000

Total Revenue $1,142,257 $1,473,416 $1,502,058

Expenses

Basketball Tournaments (Rental and Facility Fees) $27,280 $13,598 $12,805

Volleyball Tournaments (Rental and Facility Fees) $3,959 $4,332 $3,449

Cheer Events (Rental and Facility Fees) $1,439 $2,608 $3,055

Gymnastics Events (Rental and Facility Fees) $959 2803 $1,035

Other Tourism Events (Rental and Facility Fees) $4,764 $1,939 $490

Local Events (Rental) $1,439 $1,019 $2,269

Local Rentals (Basketball & Volleyball Court Rental) -- $136 $589

Food & Beverage $500 $109,942 $115,188

Parking -- $450 $481

Hotel Rebates -- -- --

Sponsorship $81,017 $60,251 $75,000

Other Miscellaneous Income -- -- --

Recovered Expenses $38,414 $78,747 $81,900

Payroll $486,506 $593,470 $570,782

Total Cost of Goods Sold $646,277 $869,295 $867,043

Gross Margin $495,980 $604,121 $635,015

% of Revenue 43% 41% 42%

Operating Expense $92,007 $53,018 $53,000

Facility Expense $285,243 $276,658 $276,000

Management Fee Plus Incentives $180,075 $190,768 $163,000

Payroll Taxes/Benefits $33,162 $23,448 $24,000

Total Operating Expenses $590,487 $543,892 $516,000

Net Income ($94,507) $60,229 $119,015

Source: SFM

Myrtle Beach Sports

Center

The adjacent table details the

budgeted payroll summary for

2018-2019 at the Myrtle Beach

Sports Center.As shown, the

complex employs five full-time

staff members and avariety of

part-time employees for

tournaments, food and

beverage, and other staffing

requirements.The facility

anticipates atotal staffing

expense, including benefits, of

$641,000 in 2018.

Myrtle Beach Sports Center Payroll Summary Budget 2018-2019

Year 2

General Manager $81,600 $83,232

Operation Director $56,100 $57,222

Marketing & Business Development Director $51,000 $52,020

Facility Manager $35,700 $36,414

Office Manager $35,700 $36,414

Subtotal Management Payroll $260,100 $265,302

In-House Basketball Tourn. Director $5,400 $5,940

In-House Volleyball Tourn. Director $6,000 $15,840

In-House Cheer & Dance Event Director $2,450 $19,795

Subtotal Sports Directors $13,850 $41,575

In-House Basketball Tourn. Staff $2,458 $2,598

In-House Volleyball Tourn. Staff $4,066 $10,858

In-House Cheer & Dance Tourn. Staff $1,225 $9,898

Food & Beverage Staff $87,420 $126,285

Retail Staff $6,764 $8,966

Climbing Staff $5,073 $6,725

Subtotal Sport Admin Staff $99,258 $141,976

In-House Basketball Tourn. Officials $17,280 $17,280

In-House Volleyball Tourn. Officials $12,800 $40,960

In-House Cheer & Dance Event Judges $2,500 $15,750

Subtotal Officials & Judges $32,580 $73,990

Payroll Subtotal $405,788 $522,843

Health Insurance $30,900 $31,827

Management Bonus Pool $24,916 $39,720

Payroll Services $2,472 $2,546

Payroll Taxes $37,321 $44,885

Payroll Taxes/Benefits/Bonus Totals $95,609 $118,979

Total Payroll $501,396 $641,822

Source: SFM

Grand Park

Location

:Westfield, IN

Owner/Operator

:City of Westfield/Various Organizations

Notable users

:Indiana Soccer Association, Indianapolis

Colts, Indiana Fire Juniors, Indiana Bulls, Indy Eleven

Pros

:Tournament-quality facilities, large local programs

operate facilities, mix of turf and grass fields, well-

maintained

Cons

:Amenities proximity to fields, limited shaded

areas, multiple events happen each weekend

Additional Info

§400 acres

§Opened in 2011

§Includes:31 multipurpose fields, 26 baseball

diamonds, 8basketball courts or 16 volleyball courts,

3indoor multipurpose fields

Grand Park

§Grand Park is 100%owned by the City of

Westfield:

oDifferent structures are in place for the

operations of baseball, soccer, basketball,

etc.

oThey would advise against splitting

responsibilities among parties for

maintenance (irrigation, upkeep, etc.)

§Achampionship field is aluxury item:

oUse it roughly 10 times per year

oNeed to look for title sponsor for the first

five years

§Locker rooms are used sporadically.If you

have them people will use them, but they can

find another way

§Fields are the biggest revenue producers,

partially because of the condition they are

kept in

§There are currently no plans to add any

amenities, however, they have thought about

play structures or shade structures

§They do not count hours, but they will allow 7

to 10 days on grass fields before major events

§The facility uses adynamic pricing model, with

discounted rates for tenants

§There are about 4,000 paved parking spots at

the complex.This works year-round with the

exception of acouple big weekends

§They currently own two events and are

growing to six.They would encourage event

ownership

Chapter 8:

Support Amenities –Hotel &

Restaurant Analysis

Laconia Area Hotels

Over 1,400 rooms are offered

within 10 miles of the site.The

majority of the lodging

offerings are independent.

Laconia Area Hotels

Hotel Distance!Rooms!Chain Scale Open Date

Lake Opechee Inn & Spa 1.7 34 Upscale Jun-05

Barton's Motel 2.3 41 Economy Mar-38

The Margate Resort 2.4 141 Upper Midscale Jun-52

The Landmark Inn 2.4 104 Economy Jun-72

Birch Knoll Motel 3.1 24 Economy Jun-60

TownePlace Suites Laconia Gilford 3.2 75 Upper Midscale May-09

Naswa Resort 3.6 82 Upper Midscale Jun-35

Grand View Motel & Cottages 3.9 22 Midscale n/a

The Cozy Inn Lakeview House 434 Midscale n/a

Half Moon Motel & Cottage 435 Midscale Jun-57

Weirs Beach Motel & Cottages 4.1 21 Midscale n/a

The Lord Hampshire 4.4 33 Midscale Jun-46

Misty Harbor & Barefoot Beach Resort 4.6 93 Upper Midscale Jun-87

Travelodge Tilton Lake Winnisquam 4.7 30 Economy Jun-96

Silver Sands Motel 4.7 29 Economy Jun-55

Fireside Inn & Suites Lake Winnipesaukee 583 Upper Upscale Jun-84

Anchorage On Lake Winnisquam 530 Economy Jan-50

Econo Lodge Inn & Suites Tilton 5.2 40 Economy Jun-60

Belknap Point Motel 6.2 16 Midscale Jun-60

The Gunstock Inn & Resort 6.4 25 Midscale Jun-71

Church Landing @ Mills Falls 6.8 58 Upscale May-04

Chase House @ Mill Falls 723 Upscale May-85

Mill Falls at the Lake 754 Upscale Jun-84

The Inn @ Bay Point 7.1 24 Upscale Jun-86

Hampton Inn Tilton 7.3 92 Upper Midscale Jun-08

Super 8 Tilton Lake Winnipesaukee 860 Economy Jul-89

Holiday Inn Express & Suites Tilton Lakes Region 868 Upper Midscale Oct-08

Ames Farm Inn 8.1 42 Midscale n/a

Total/Average -- 1,413 -- Jun-75

Source: Smith Travel Research

Laconia Area

Tournament Hotels

Not all hotels in the area are

suitable to host teams visiting

for tournaments.The adjacent

list cuts the number of rooms

down to less than 1,000 by

cutting out economy

properties and hotels with very

few rooms as teams will want

to stay in one block.

Laconia Area Hotels

(Within 10 Miles)

The adjacent map shows

Laconia area hotels within 10

miles of the site.

Laconia Local Hotels

The adjacent map shows the

local hotels within roughly 3

miles of the site.

Laconia Restaurant

Supply

The adjacent list shows the

supply of restaurants in

downtown Laconia. A plethora

of casual dining and fast casual

options are attractive for

tournament goers.

Restaurant Name Address Type Quality

Soda Shoppe 30 Beacon St E Breakfast, Lunch & Dinner Casual Dining

Laconia Village Bakery 660 Main St Breakfast & Lunch Casual Dining

Hectors Fine Food & Spirits 53 Beacon St Lunch & Dinner Casual Dining

Karma Café and Art 72 Church St Breakfast & Lunch Casual Dining

Water Street Cafe 141 Water St Breakfast, Lunch & Dinner Casual Dining

Tavern 27 2075 Parade Rd Lunch & Dinner Casual Dining

Faro Italian Grille 70 Endicott St N Dinner Casual Dining

Blue Bistro 1086 Weirs Blvd Breakfast, Lunch & Dinner Casual Dining

NazBar and Grill 1086 Weirs Blvd Lunch & Dinner Casual Dining

The Steak House 644 Weirs Blvd Dinner Casual Dining

Myrna's Classic Cuisine 131 Lake St Dinner Casual Dining

China Bistro 89 Lake St Lunch & Dinner Casual Dining

The Union Dinner 1331 Union Ave Breakfast, Lunch & Dinner Casual Dining

T-BONES Great American Eatery 1182 Union Ave Lunch & Dinner Casual Dining

Friendly's 1160 Union Ave Breakfast, Lunch & Dinner Casual Dining

Lakeside Famous Roast Beef 1091 Union Ave Lunch & Dinner Casual Dining

CJ Avery's 10 Railroad Ave Dinner Casual Dining

Fratello's Laconia 799 Union Ave Lunch & Dinner Casual Dining

405 Pub Grill 405 Union Ave Lunch & Dinner Casual Dining

Lanna Thai 363 Union Ave Lunch & Dinner Casual Dining

Sal's Pizza Laconia 360 Union Ave Lunch & Dinner Casual Dining

Brick Front Restaurant-Lounge 134 Church St Lunch & Dinner Casual Dining

Shang Hai 331 Main St Lunch & Dinner Casual Dining

South End Pizza & Seafood 302 S Main St Lunch & Dinner Casual Dining

Wayfarer Coffee Roasters 626 Main St Breakfast, Lunch & Dinner Fast Casual

Burrito Me 9 Veterans Square Lunch & Dinner Fast Casual

North Country Deli & Pizza 821 N Main St Breakfast, Lunch & Dinner Fast Casual

El Jimador 36 Endicot St E Lunch & Dinner Fast Casual

Jon's Roast Beef & Deli 1367 Union Ave Lunch & Dinner Fast Casual

Faro Express Casual Italian 1127 Union Ave Lunch & Dinner Fast Casual

Dairy Queen 1126 Union Ave Lunch & Dinner Fast Casual

Dunkin' 1106 Union Ave Breakfast, Lunch & Dinner Fast Casual

D'Angelo Grilled Sandwiches 1056 Union Ave Lunch & Dinner Fast Casual

Lakes Region Cupcakes 1002 Union Ave Lunch & Dinner Fast Casual

Aroma Joe's Coffee 644 Union Ave Breakfast, Lunch & Dinner Fast Casual

Laconia House of Pizza 334 Union Ave Lunch & Dinner Fast Casual

Goody Good Donuts 235 Union Ave Dinner Fast Casual

Annie's Cafe & Catering 138 Gilford Ave Breakfast & Lunch Fast Casual

Dunkin' 369 S Main St Breakfast, Lunch & Dinner Fast Casual

My Coffee House 92 Court St Breakfast & Lunch Fast Casual

Cafe Dejavu 311 Court St Breakfast & Lunch Fast Casual

Taco Bell 1315 Union Ave Breakfast, Lunch & Dinner Fast Food

McDonald's 1231 Union Ave Breakfast, Lunch & Dinner Fast Food

Domino's Pizza 585 Union Ave Lunch & Dinner Fast Food

Happy Cow Ice Cream Shop 385 Union Ave Lunch & Dinner Fast Food

Laconia Local Eatery 21 Veterans Square Dinner Fine Dinning

Source: Hunden Strategic Partners

Laconia NH Restaurant Supply

Laconia Restaurant

Map

The adjacent map shows that

the site is located ashort drive

away from the restaurant

nodes in Laconia.

Laconia Competitive Hotel

Set

Laconia Area Hotels

Hotel Distance!Rooms!Chain Scale!Open Date

TownePlace Suites Laconia Gilford 3.2 75 Upper Mid May-09

Hampton Inn Tilton 7.3 92 Upper Mid Jun-08

Holiday Inn Express & Suites Tilton Lakes Region 868 Upper Mid Oct-08

Comfort Inn Ashland 12.5 41 Upper Mid Jun-86

Fairfield Inn & Suites Plymouth 18.8 85 Upper Mid Aug-16

Total/Average -- 361 -- Nov-05

Source: Smith Travel Research

The adjacent tables shows the Laconia competitive hotel set.

Due to the majority of hotels being independently owned, the

competitive set is made up of five branded hotels within 20

miles of the site.

Competitive Hotel

Performance

The competitive set performance indicates that room nights sold and

occupancy have fluctuated slightly over the last six years.However,

rooms sold have increased by acompound annual growth rate of 8.3%

during this period

ADR had shown apositive change from 2013 to 2017,before aslight

decrease in 2018.This equates to aCAGR of 4.0% for ADR and 6.1%

for RevPAR through 2018.This is an indicator of agrowing hotel market

Supply & Demand

The trend lines show supply

growth in 2016,aligning with

the Fairfield Inn &Suites

entering the market.

Demand peaks during the

summer months, but has

smaller spikes in the spring

and fall.

Room Revenue

Change

Points above the x-axis in the

adjacent chart represent year-

over-year room revenue

growth, while points below the

line means room revenue

decay.

Revenue Per Available

Room

The trend line shows that

RevPAR, which is the product

of occupancy and rate, has

recorded an increase of

roughly $20 since 2013.

Seasonality –

Occupancy & ADR

The summer months are the

strongest in the Laconia area,

with average occupancy

around 80 percent in July and

August.

Rate mirrors occupancy (shown

in the table below),

demonstrating that local hotel

options are appropriately

compressing rates when

demand is highest.

Day of Week –

Occupancy & ADR

The adjacent figures show the

day of week performance of

the competitive hotel set from

May 2018 through April 2019.

High rates during the

weekends suggest astrong

presence of leisure travelers

and lower weekday/corporate

usage.

Heat Charts

The adjacent heat charts

summarize the day of week

performance of the hotel market

over the last calendar year.

Weekend occupancy is strong

from June through October.

ADR is strongest on Friday and

Saturday from June through

October, surpassing $200 in July.

It would be hard to bring

tournaments to the area on

weekends from June through

October.

Chapter 9:

Site Analysis

Lakeshore Redevelopment Planning Commission

The purpose of the Commission is to identify and study potential redevelopment concepts for the 200+-

acre State-owned Lakes Region Facility.The site has been selected by the Governor of New Hampshire

to participate in aFederal economic redevelopment program.

The current condition of the site is shown on the following slide.

Site Analysis

100

Geographic Context

Sitting atop and along the slopes of an approximately 250 foot tall hill rising from the shores of

Winnisquam Lake and Opechee Bay, the 200+acre site, formerly the New Hampshire Lakes Region

Facility (NH LRF) lies 2.5 miles north of downtown Laconia.

The Lakes Region Facility site is bordered on the southwest by the forested, 128-acre Ahern State Park,

State Route 106 to the east, and the Robbie Mills Center, one of the City’s recreational sports resources.

Of note is that 5.2 acres on the northern edge of the State Facility have been used historically for

overflow parking for the Robbie Mills Center during larger seasonal tournaments.

To the east of the site, the Opechee Bay Tract of 48 acres is an agricultural preserve featuring publicly

usable gardens and cleared land for growing of hay.This designation should forever preserve views to

Opechee Bay from the State Facility.

Visitor amenities in the region consist of numerous beaches, resorts and recreational destinations along

the west side of Lake Winnipesaukee.Weirs Beach and boardwalk, Mt.Washington Cruises, Funspot

and other year round family recreational sites are within a10 minute drive. Laconia Municipal Airport is

located 5miles from the State Facility with two Fixed Base Operators (FBOs) offering refueling,

maintenance and scenic flights.

Site Analysis

101

Site Access

The NH LRF site has two vehicular access points today:one on the south at State Route 106 and another on the

north from Eastman Road.Right Way Path is apaved road that runs the north-south length of the site on the

alignment of Old North Main Street which connected downtown Laconia to Meredith Center before the construction

of Route 106 and Meredith Center Road.The unpaved Ahern State Park Road is accessed from Right Way Path.

While the Lakes Region Facility is not on astate primary snowmobile trail, it is located within amile of Primary Trail

303 and within 3miles of New Hampshire Corridor Trail 9which runs through downtown Laconia. Two posted local

trails run through the State School Property.One trail runs parallel and north of State Route 106 from Meredith

Center Road to Ahern State Park.The other trail runs from Ahern State Park through the northwest corner of the

State School Property to the intersection of Eastman Road and Meredith Center Road, where it continues onward

towards State Primary Trail 303.

Several marked and mapped hiking trails extend from Ahern State Park into the State School Property and the

property is frequently used by nearby residents for avariety of passive recreational uses such as mountain biking,

running, and dog walking.

Future trails have been proposed to extend to the LRF site including the Winnipesaukee Opechee and Winnisquam

(WOW) Trail that is expected to include the existing road system on the site to connect Ahern State Park with

Opechee Lake and the Robbie Mills Sports Complex.The proposed trail is intended to be apaved, ten foot wide

multi-use path and aprotected street crossing at Route 106 and Old North Main Street.

Site Analysis

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Existing Landscape

The 200+acre site sits on aridge between Winnisquam Lake and Opechee Bay.The site rises

approximately 150 feet from alow point along State Route 106 and ahigh point approximately 725 feet

above sea level at the northern end of the site where existing water tanks are located.Slopes on the site

are generally mild (less than 5%) except the western edges of the site adjacent to Ahern State Park,

where slopes approach 15%. However, the site has sufficient slopes nearly everywhere such that

extensive grading would be required for any use dependent on alarge, flat surface.

The lands of the former school buildings and fields have been cleared for decades, while the remaining

areas are densely forested with mixed age timber of white pine, oak and birch, typical species for

formerly agricultural land or logged forests.Soil types consist of fine sandy loams appropriate for

agriculture and other areas with steeper slopes and stones not suitable for agriculture.Generally, areas

that are currently open and mowed are the more suited for this use.There are no known wetlands or

streams on the site.

Given the proximity to the lakes, water quality is of prime concern to regulating bodies and advocates.

Thus, soil disturbance, increases in impervious surfaces, or removal of forest cover will require on-site

mitigation in the form of retention areas or active storage to reduce flows and protect water quality.

Site Analysis

The above figures show the footprint of a potential 4-court

facility in two separate locations on the site. The RIM Sports

Complex is used as a reference footprint.

Chapter 10:

Conclusions

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Headlines

§Ahandful of indoor and outdoor sports complexes exist in New Hampshire and throughout New England.

Laconia’s population base, lack of branded hotel rooms, and proximity to larger markets will make it

difficult to attract large regional tournaments.

§The hotel market in Laconia and surrounding cities is performing fairly well with solid rates and

occupancies over 60 percent.Hotel performance is driven by strong summer months due to leisure

activities in the region.The gaps in hotel performance occur during the shoulder seasons and winter

months.The gap suggests that an indoor sports complex could have positive impact on hotel

performance during the shoulder seasons and winter months.

§Locally, the lack of available, quality indoor athletic facilities presents amajor challenge for area clubs in

both indoor and outdoor sports, to train and practice during the season and throughout the offseason.

§HSP’s analysis indicates that opportunity exists for anew sports complex to both accommodate local

demand and drive sports tourism to the site.

§While sports facilities are impactful, they often do not break even operationally, necessitating the

investment upfront and ongoing support of outside forces.Most of the spending that occurs from a

facility generally happens in lodging, restaurants, attractions and retail.Attracting private capital to such

facilities is difficult, even if they are busy and impactful.

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