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THREE RIVERS MULTI-SPORT COMPLEX

The Three Rivers Rocket Football, American Youth Soccer Organization 1197, and Three Rivers Little League partnered to research the feasibility and need

for a multi-sport complex.

Feasibility and Needs Analysis

Three Rivers Little League, Three Rivers Rocket Football, and Three Rivers American Youth Soccer Organization 1197 have partnered together to find a solution that meets the property needs for the three organizations and gather community support. We are pleased to present the following report regarding the market, building opportunities, economic impact, and funding potential for the proposed multi-sport complex. The attached report summarizes our findings and is intended to assist community leaders with decisions regarding the project. We are enthusiastic about the benefits that a multi-sport complex would provide to the community. If you have any questions or concerns, please feel free to contact us. We look forward to implementing this exciting addition to the community’s recreational opportunities. Sincerely, Matt Kennedy Mike Tilbury Gary Crippin President President President Three Rivers Little League Three Rivers Rocket Football AYSO 1197

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Table of Contents Executive Summary ....................................................................................................................................... 2

Local / Regional Market Characteristics ....................................................................................................... 2

Assessment of Potential Uses & Sports Participation Trends ....................................................................... 7

Comparable Facilities .................................................................................................................................. 10

Building Plan ............................................................................................................................................... 11

Preliminary Site Review .............................................................................................................................. 11

Property A ............................................................................................................................................... 11

Property B ............................................................................................................................................... 11

Property C ............................................................................................................................................... 12

Estimated Financial Operations .................................................................................................................. 12

Costs ........................................................................................................... Error! Bookmark not defined.

Construction Costs ................................................................................. Error! Bookmark not defined.

Operating Costs ................................................................................................................................... 12

Income .................................................................................................................................................... 13

Rental Income ..................................................................................................................................... 13

Advertising / Sponsorships ................................................................................................................. 13

Estimated Economic and Fiscal Impacts ..................................................................................................... 13

Funding Options .......................................................................................................................................... 13

Grant Opportunities ................................................................................................................................ 13

Capital Campaign Plan ............................................................................................................................ 13

Other Funding Sources ............................................................................................................................ 14

Appendix A – Needs Analysis ...................................................................................................................... 15

Appendix B – Complex Layout Sample Drawings ........................................................................................ 18

Appendix C - Memorandum of Understanding........................................................................................... 19

Appendix D – Cost Estimates ......................................................................... Error! Bookmark not defined.

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Executive Summary The Three Rivers Community has growing needs in the youth sports organizations. There are multiple sites for youth baseball, football, and soccer. Over the years, organizations have discussed cooperative efforts to increase the quality of the programs and develop future growth opportunities with centralized, higher quality fields, adequate parking, and fields with the potential for regional tournaments, camps, and clinics.

The Little League, Rocket Football, and AYSO 1197 organizations each provided two members as part of a project team to discuss potential growth options. Also involved in project planning was Amy Roth, Three Rivers Department of Public Services Director, and Melissa Bliss, Three Rivers Area Community Foundation Administrator.

The group researched the potential project from a market standpoint – the ability to attract levels of event activity and facility utilization, a financial standpoint – the ability to cover operating expenses; and an economic standpoint – the potential impact on the community through indirect spending. The primary market will be the Three Rivers area within the 49093 zip code, which includes the local school district. The secondary market will be the visitors drawn to the area to watch family members play and for tournaments.

To assess feasibility, the project team reviewed local demographic and socioeconomic characteristics while taking into account local and national trends, current facilities, and success of similar projects in other areas. Results were used to estimate the potential use of the proposed facility, identify the key characteristics necessary in a site, estimate potential project cost, estimate operating costs, and estimate potential economic benefits. The complex is expected to have an economic impact on the community as more people travel to the area for games and tournaments.

Local / Regional Market Characteristics The project team envisioned that the resulting complex would be utilized to meet the needs of local youth sports participants for games, practices, clinics, camps, and tournaments. Key characteristics identified that would impact the project include:

• Population and Age Distribution; • Household Income; • Corporate Base; • Existing Facilities; • Local Sports Organizations; • Transportation Access; • Hotel Accommodations; • Visitor Attractions; and • Restaurants and Shopping.

While some out of town players participate in the Three Rivers area sports programs, a majority of the participants are from the Three Rivers Intermediate School District. The 49093 zip code area was considered for the primary market.

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City Limits 49093 Zip Code County Limits Michigan 2010 Population 7,811 18,380 61,295 9,883,640 Population Growth since 2000 6.5% 2.5% -1.81% -0.55% Median Household Income (2008-2012) $35,718 $46,087 $44,214 $48,471 Income Growth since 2000 10.04% 17.14% 9.56% 8.52% Median House Price (2008-2012) $77,500 $110,000 $110,900 $128,600 House Price Growth Since 2000 22.24% 29.56% 30.47% 11.25% Data from 2010 usa.com.

City Limits County Limits Michigan Age: Under 5 8.8% 6.7% 5.8% Age: Under 18 28.5% 25.3% 22.9% Age: 65 and over 12.0% 15.7% 14.6% Data from 2010 quickfacts.census.gov.

Population and Age Distribution – The population of the Three Rivers area is growing and expected to increase over the next 5/10 years with increased jobs in the area. The city and zip code populations are increasing despite a decline in the overall state population.

Household Income – The median household income in St. Joseph County is $44,214, slightly lower than the state median of $48,471. The area is experiencing job growth with American Axle’s announcement of 500 jobs (2013),

Corporate Base – Corporate sponsorship and private investment will play an important role in funding the construction and ongoing operations of the proposed complex.

2014 Commercial Taxable Value Fabius Township $3,904,345 Flowerfield Township $486,060 Lockport Township $3,751,023 Park Township $5,880,919 Three Rivers City $52,212,856

Existing Facilities – Existing facilities for youth baseball have inadequate parking, and games are pushed late into evening hours to accommodate the number of teams. Some games are played in the middle of town while others are played south of town. Soccer fields are painted along the middle school and high school parking lots. While the use of the space is appreciated and the parking lots provide adequate parking, the space is not level and not sufficient to keep up with the growth in the number of teams. Youth football teams travel and do not have the field issues that the baseball and soccer organizations have. The value of a sport complex would be the ability to hold practices and games in the same location and the ease of locating the facility for out-of-town guests.

Local Sports Organizations – Three Rivers Little League, Three Rivers Rocket Football, and AYSO 1197 participated in the study. Other area sports organizations include:

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• Three Rivers Boys Basketball • Three Rivers Girls Basketball

Transportation Access – Three Rivers is approximately 5 square miles and includes both US-131 and M-60. A location near or along US-131 or M-60 would be an ideal location. The site would be easily accessible and easily located for visiting players.

Hotel Accommodations – The availability of rooms is an important consideration in deterring the ability of a proposed complex to accommodate tournaments and other activities that draw out-of-town guests. Many of the visitors will be traveling from a radius that can be done in a day, but larger tournaments may bring guests from further away.

• America's Best Value Inn 1211 West Broadway Three Rivers MI 49093 web: www.bestvalueinn.com phone: (269) 273-8100

• Holiday Inn Express Hotel & Suites 1207 W. Broadway Three Rivers MI 49093 web: www.hiexpress.com/3riversmi phone: (269) 278-7766

• Klines Resort 22260 Kline's Resort Rd. Three Rivers MI 49093 web: www.klinesresort.com phone: (269) 649-2514

• Super 8 Motel 689 Super 8 Way Three Rivers MI 49093 web: www.super8.com phone: (269) 279-8888

• T & R Inn Between the Lakes 58656 Corey Lake Rd. Three Rivers MI 49093 web: www.innbetweenthelakes.com phone: (269) 244-5620

Visitor Attractions – Three Rivers offers numerous attractions throughout the year. Many out of town guests are drawn by the many lakes and rivers. Specific attractions include:

• Scidmore Park Petting Zoo; • Silliman House; • Carnegie Museum of Art; • Liquid Therapy Canoe and Kayak Rental; • The Riviera Theatre; • Corey Lake Orchards; • Annual Water Fest (June); and • Annual Harmony Fest (Labor Day weekend).

Restaurants and Shopping

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Visitors associated with the multisport complex will most likely visit fast food and casual dining choices. The area offers options including:

• Applebee's Three Rivers 1330 W Broadway Three Rivers MI 49093 web: www.applebees.com phone: (269) 273-7505

• Belle Epoque Catering and Events 53 Railroad Drive Three Rivers MI 49093 web: www.belleepoquecatering.com phone: (269) 273-0540

• Jack's Family Pizza 60010 Corey Lake Rd Three Rivers MI 49093 phone: (269) 244-9915

• LA 's Coffee Café 145 W. Michigan Ave. Three Rivers MI 49093 web: www.rivercountry.com/restaurants.asp phone: (269) 273-3636

• Main St. Café 13 N. Main St. Three Rivers MI 49093 phone: (269) 279-7400

• Matt & Mike's Eatery 103 S. Lincoln Ave Three Rivers MI 49093 phone: (269) 273-9188

• Pizza Hut-Michigan 401 W Michigan Ave Three Rivers MI 49093 phone: (269) 273-3035

• Wendy's of Three Rivers 233 N. U.S. 131 Three Rivers MI 49093 phone: (269) 278-7105

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Retail stores provide additional leisure opportunities to keep visitors in the area longer. Stores include:

• ALDI Inc #03 Three Rivers web: www.aldi.us phone: (517) 521-3907

• Centsible Treasures 58 N. Main Street Three Rivers MI 49093 web: www.centsibletreasures.biz phone: (269) 279-1649

• Bullseye Market Place (coming soon)350 Johnnycake Lane Three Rivers MI 49093 phone: (269) 273-0151

• Fred's Pharmacy 808 W Michigan Ave Three Rivers MI 49093 web: www.fredspharmacies.com phone: (269) 278-2355

• Hardings Market 808 W. Michigan Ave Three Rivers MI 49093 web: www.hardings.com phone: (269) 273-2585

• Home Depot, The 1301 South US 131 Three Rivers MI 49093 web: www.homedepot.com phone: (269) 273-5250

• Lowry's Books & More 22 N. Main Three Rivers MI 49093 web: www.lowrysbooks.com phone: (269) 273-7323

• Meijer, Inc. Three Rivers 800 S. US-131 Three Rivers MI 49093 web: www.meijer.com phone: (269) 279-1200

• Parker Jewelers 43 N Main Three Rivers MI 49093 phone: (269) 273-8200

• River City Appliance 42 N. Main Three Rivers MI 49093 phone: (269) 273-8877

• Rouch Outdoor Equipment 56653 Abbey Rd. Three Rivers MI 49093 web: www.rouchoutdoor.com phone: (269) 244-5969

• Russell Cellular- Verizon Wireless Store 281 N US 131, Suite Q

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Three Rivers MI 49093 web: www.russellcellular.com phone: (269) 858-3649

• Safety Glasses USA, Inc. 1501 KDF Drive Three Rivers MI 49093 web: www.safetyglassesusa.com phone: (269) 273-2850

• Sears Hometown Store 211 N US 131 Three Rivers MI 49093 web: www.sears.com phone: (269) 279-9300

• Sherwin-Williams 31 N. Main Three Rivers MI 49093 web: www.sherwin-williams.com phone: (269) 273-7095

• Stray Dog Bookshop 138 Portage Ave Three Rivers MI 49093 web: www.straydogbooks.com phone: (269) 273-8926

• UniQ Jewelry, Gems & Gifts of Distinction 33 N. Main Three Rivers MI 49093 web: www.uniqjewelry.com phone: (269) 278-8647

• Walgreens 301 S. US 131 Three Rivers MI 49093 web: www.walgreens.com phone: (269) 279-9066

• Walmart 101 South Tolbert Drive Three Rivers MI 49093 web: www.walmart.com phone: (269) 273-7820

• Wild Bills Tobacco 749 S US Hwy 131 Three Rivers MI 49093 web: www.wildbillstobacco.com phone: (269) 244-4444

• World Fare 37 N. Main Three Rivers MI 49093 web: www.worldfare.com phone: (269) 273-1253

Assessment of Potential Uses & Sports Participation Trends The vision is of a multi-sport complex that meets the field needs of the Three Rivers Rocket Football, Three Rivers Little League, and AYSO 1197 programs. A concession stand will be managed by volunteers and will house restrooms. A storage shed will house field and sports equipment as well as lawn care

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equipment. A trail will wind around and within the complex for recreational use, non-motorized transportation, and as a pathway between fields to avoid wear on the lawn.

By catering to football, baseball, softball, and soccer, there will be a good balance of team tournaments and facility usage throughout most of the year. Youth sports participation is rising, and we envision a facility that is well maintained. The National Associations of Sports Commissions reports consistent growth in sports related travel and the need for quality facilities. The Sporting Goods Manufacturers Associations reported nearly 70% of children aged 6-17 are playing team sports (2010 data).

Sports Participation Trends

Sports participation teaches fair play, competitiveness, and achievement. Youth sports participation is associated with numerous health benefits and supports the increasing concerns of childhood obesity and inactivity. Active children tend to continue being active into adulthood.

The American Youth Soccer Organization has over 50,000 teams with over 500,000 players. The number of youth soccer players in the United States has doubled to over 4 million players since 1990 according to the United States Soccer Federation. AYSO 1197 Region player counts are on an increasing trend. In 2014 AYSO had over 500 participants from Three Rivers, Mendon, Centreville, White Pigeon and Constantine.

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AYSO 1197 Participation

Boys Girls Totals

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Three Rivers Little League is growing as well. According to the Little League Baseball and Softball statistics, there are over 2.6 million players in Little League Baseball worldwide. World Series tournaments are held at locations throughout the US. Fast-pitch softball for girls is growing increasingly popular. Currently in 2015 registration for the Three Rivers Little has soared to over 360 kids.

Three Rivers Rocket Football (3rd – 8th Grade) has over 300 participants which include flag football for youths 5-8 years old.

Indoor sports are not considered as part of the project at this time because of the significant cost that would be required for the building and potential need for staff.

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TR Little League Participation

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Location of Participants

Comparable Facilities Cal-Plex Youth Athletic Complex in Caledonia, Michigan Year Opened: 2011 Acres: 80 Cost: $1.4 million phase one, $1.5 million phase two Ownership: Public Participants: over 2,000

Edwardsburg Sports Complex in Edwardsburg, MI Year Opened: Construction in Progress Acres: 104 (already secured) Cost: $5.5 million (does not include land or millions of in-kind donations) Ownership: Private

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Building Plan The assumption is that the entire complex will not be completed in one phase. The project team has identified and prioritized the development of components. The following list can be completed as funding becomes available.

• Land Acquisition • Concession and Restroom Facility • Equipment Storage • Parking Lot – Initial Phase • Irrigated Soccer Fields • Football Fields • Irrigated Baseball Fields • Irrigated Softball Fields • Bleachers • Concession and Restroom Facility • Parking Lot Improvements • Parking Lot – Final Phase • Decorative Concrete Plaza • Trail System • Field Lighting • Landscaping

Preliminary Site Review Property A The property along North Main and Buckhorn is relatively flat which will lower potential excavation costs. The property is in walking distance from many residential areas. The location is fairly easy to locate for out of town guests from the US 131 business route. There are no existing structures that require demolition, and the property would not require tree removal. The development could increase surrounding residential property values and make the sale of homes more attractive.

Property B The property east of the Dr. Haines Three Rivers Municipal Airport provides many advantages for the multisport complex project development. The location is easy to locate for out of town guests, the site is less than half of a mile from the middle school and high school. There are no existing structures that require demolition,

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there would be no or limited impact on adjacent land uses, and there is very limited potential for nearby residential communities to object to the use of the site. There would be no cost to the land, and the area could be expanded to include parking on other portions of the airport.

Disadvantages include trees that would need to be removed, excavation may be costly, relatively small site, separated from the retail, restaurant, and hotel market. Location is a lengthy distance for pedestrian travel or activity, and a non-motorized trail between the school and the new fields may need to be built in the future which would add cost.

Property C The property along Broadway is conveniently located for out of town guests, and the property would require little tree removal. The property is adjacent to Meijer on the east.

Disadvantages include the price of the property and the significant amount of grading that would be required to make the property flat.

Estimated Financial Operations Operating Costs

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Income Potential Rental Income TR Little League

TR Rocket Football

AYSO Soccer 1197

Travel Baseball and Softball

Soccer Tournaments

Lacrosse Tournaments

Advertising / Sponsorships The three youth sports organizations will sell advertising space for the facility maintenance fund.

Estimated Economic and Fiscal Impacts Three Rivers Rocket Football brings 300-700 adults and children to the area on every Saturday during their season, which lasts 8 weeks. Travel soccer tournaments would average easily over 1600 people in a weekend. Travel baseball and softball tournaments would average typically over 900 people per weekend.

Funding Options Grant Opportunities The objective of the Michigan Natural Resources Trust Fund is to provide grants to local units of government and the state for acquisition and development of lands and facilities for outdoor recreation or the protection of Michigan’s significant natural resources. Twenty-five percent of the project cost is required as match. In 2014, trails were the number 1 priority for the Trust Fund Board. Any local unit of government is eligible to apply if it is legally constituted to provide recreation. A DNR-approved recreation plan is required to be eligible. 2014 grant limits were unlimited for acquisition and $300,000 for development.

The objective of the Recreation Passport Grant Program is to provide funding for the development of public recreation facilities. Twenty-five percent of the project cost is required as match. A DNR-approved recreation plan is required to be eligible. In 2014, grant limits were $45,000 with a minimum of $7,500.

The Transportation Alternatives Program (TAP) is a competitive grant program that uses federal transportation funds designated by Congress for specific activities that enhance the intermodal transportation system and provide safe alternative transportation options. Facilities for pedestrians and bicyclists are considered eligible activities.

Capital Campaign Plan The capital campaign will allow individuals and businesses to name the overall complex or field(s) based on the contribution level.

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Other Funding Sources A community property tax millage used to finance recreational activities in the area or county-wide could be used. A taxing agency would need to pass a millage by the vote of the electors to create the opportunity. The group could request the St. Joseph County Commission for a donation from the surplus account.

Businesses, corporations, private clubs, community organizations, community foundations, and individuals may contribute to the project to benefit the community in which they are located. Private sector contributions may be in the form of monetary contributions, the donation of land, the provision of volunteer services, or the contribution of equipment and/or facilities. The vision is to build what the community wants and will support.

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Appendix A – Needs Analysis AYSO uses the property along the middle school and high school parking lots for playing fields. Practices are generally held on weekday evenings between 4:30 p.m. – 8:00 p.m. and games are scheduled for Saturday mornings.

To limit the amount of time volunteers are out on the fields during the Saturday games, schedules start at 9 a.m. and the last game is generally scheduled for 11:30 a.m. or 12:30 p.m. This allows the player to better plan around other sports and activities, establishes hours for volunteer coaches and referees, and attempts to eliminate late afternoon and evening games that may interfere with other school related activities. The photos below reflect the need for improved playing areas.

Poor quality and hazardous conditions for running.

Middle school cross country meets running through soccer practices

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Rocket Football and the Flag Football teams also compete with youth soccer teams, high school soccer teams and high school football teams for practice space which is inadequate. Teams begin practicing as soon as the fields become available, generally between 5:30 p.m. – 8:00 p.m.

Parking near the practice fields is inadequate for hosting home games.

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The following Three Rivers Little League schedule spreadsheet provides an idea of the need for fields in the community. Fields are reserved for games and practices, but the following schedule only shows games booked in May of 2014.

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Appendix B – Complex Layout Sample Drawings

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Appendix C - Memorandum of Understanding

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Appendix D – Cost Estimates