Market and Impact Assessment: Indoor and Outdoor Sports

Final Report
Market & Impact Assessment
Indoor & Outdoor Sports Complex
Submitted to:
Lemont, Illinois
Submitted by:
Market & Feasibility Advisors
Thursday, February 07, 2013
MFA Project Number: 522-01
OneSouthDearborn,Suite2100
ChicagoIL60603
312.212.4451www.mfallc.com
Chicago•LosAngeles•Austin
Ta b l e o f C o n t e n t s
Table of Contents ____________________________________________________________ 2 Introduction & Summary ______________________________________________________ 3 Demographic and Demand Potential Analysis ____________________________________ 4 Market Area Demographics
4 Market Area Demographics
4 Local Demand Potential
7 Market Area Demand Potential
8 Leagues & Comparable and Competitive Facilities _______________________________ 11 Regional Leagues
11 Individual Teams and Clubs
14 Summary and Indications
18 Soccer Facilities
19 National Leaders
24 Financials _________________________________________________________________ 26 Physical Facilities
26 Revenue Assumptions
26 Expense Assumptions
26 Additional On-Site Facilities __________________________________________________ 28 Economic and Fiscal Impact Assessment _________________ Error! Bookmark not defined. Methodology
Error! Bookmark not defined. One-Time Impacts vs. Ongoing Impacts
Error! Bookmark not defined. Impact Assessment Lemont Sports Complex ____________________________________ 31 Impact through Construction
31 Tax Revenues
31 Impact through Operation
32 On-Site Employment
32 Tax Revenues
32 Summary
34 Direct Tax Revenue
34 Selected Definitions _________________________________________________________ 35 General Limiting Conditions __________________________________________________ 36 Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 2 of 36 Introduction & Summary
The indoor/outdoor soccer/all sports facility is proposed for a 26 acre site at the north end of Stephens
Street in Downtown Lemont, IL. The site would also include a variety of other facilities and amenities
including a performance shell with a capacity of 3,000, a canal walk along the top a berm (along the
Sanitary and Ship Canal), a destination playground along with a children’s spray pad,
The 160,000 square foot year-round indoor facility would include two full sized indoor turf soccer fields
each convertible to half-fields for rental (total four half-fields) and two full-sized basketball courts.
While not on a major highway the facility will be easy to get to from market areas north, south, east and
west via:



Route 83 from Orland Park, the Palos’ and Tinley Park to the south and Rte. 83 including
Hinsdale, Oak Brook, Willow Brook, Darien and I-55 to the north.
Route 355 to 127th Street and State Street for Homer Glen, western DuPage and Will County
communities , and
Lemont Road (which passes on a bridge right over the facility and will be visible from the bridge)
for central DuPage communities like Darien, I-55 and Woodridge.
As easy as the facility will be to get to, for many of the facility users this will be their introduction to
downtown Lemont. We expect that it will inspire food and beverage facilities will benefit before, during
and after sports and performance events as well as later. We anticipate traffic to the site to be over
500,000 people a year.
The facility will also be of value to specific Lemont populations including the school sports programs (ie:
indoor air conditioned practice facilities potentially for football in the summer), seniors for walking paths
and music performance, pre-school children for indoor programs year-round, and all ages for the indoor
and outdoor sports facilities and walking paths.
Table 1.: Impact Summary Village of Lemont Employment
Labor Income
Tax Revenue 150
13
13
$9,811,504
$652,281
$6,522,810
$2,623,192 $155,480 $1,554,800 One‐time Construction Annual Operations Impact 10 –Year Operations Economic Activity $24,350,333
$482,664
$4,826,640
Source:, IMPLAN, MFA, BLS, In addition to the village’s share of the impact tax revenue, out-of-town visitors and their spending
triggered by the addition of the sports complex and event facility could generate additional direct taxes for
the Village of Lemont of potentially $100,000 and $200,000 in annual sales tax.
We trust that the report that follows answers your key questions.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 3 of 36 Demographic and Demand Potential Analysis
Market Area Demographics
MFA analyzed the demographic composition of the Lemont market in order to estimate the demand for
the subject project. Population, and its characteristics (age, income etc.), is the primary driver of demand
for facilities.
For purposes of this analysis, MFA established a 30 minute drive time market area around Lemont to
estimate the demand for additional sports facilities:
The following analysis draws from Claritas. This national model generates data by linking information
such as demographics with specific locations or areas. The data is updated continually using the
benchmarks in the model that the software maker tracks and is allocated geographically. MFA applies this
Geographic Information System (GIS) by defining a specific geographic area to which the program
provides aggregated information.
Market Area Demographics
The population in this area is estimated to change from 2,784,193 to 2,925,307, resulting in a growth of
5.1 percent between 2000 and 2011. Over the next five years, the population is projected to grow by 2.1
percent. In comparison, the population in the United States is estimated to change from 281,421,906 to
310,650,750, resulting in a growth of 10.4 percent between 2000 and 2011. Over the next five years, the
population is projected to grow by 4.0 percent.
The 2011 median age is 35.3, while the average age is 36.4. Five years from now, the median age
is projected to be 36.5 (US median age is 37.0, the average age is 37.8. Five years from now, the median
age is projected to be 37.7).
The following three tables summarize the basic demographics population, age, ethnicity and income for
the primary market area. The map on the following page shows the market area divided in 10, 20 and 30
minute drive times.
Table 2. Market General Population Year Population Households 2000 2,784,193 963,062 2011 2,925,307 1,006,859 2016 2,987,541 1,029,465 #
% Source: Claritas Table 3. Market Area Population by Race 2011 2,925,307 1,929,042 707,449 413,543 10,264 155,214 1,459 336,434 79,351 Total White Hispanic or Latino Alone Black or African American Alone American Indian and Alaska Native Alone Asian Alone Native Hawaiian and Other Pacific Islander Alone Some Other Race Alone Two or More Races 65.9% 24.2% 14.1% 0.4% 5.3% 0.1% 11.5% 2.7% Source: Claritas Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 4 of 36 Map Lemont Drive Time Market Area - 10 Minute, 20 Minute and 30 Minute
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 5 of 36 The market area’s 2011 Hispanic/Latino population is 24 percent, which is a third more than the 2011
United States estimate of Hispanic/Latino population of 16 percent. This is an example of where
population characteristics can be important factors in demand generation as Hispanic/Latino populations
participate in some field sports like soccer at a higher percentage of the population and for more years of
their life. Hispanic origin is also an important factor as Hispanics of Caribbean origins have higher
baseball participation rates. Hispanics living in this trade area are primarily of Mexican and Central
American origin where soccer is more prevalent. The continuity of this cultural impact is interesting as this
is not a fully immigrant population. The families of many market areas Hispanics have been in the area for
many generations – a hundred years in some cases.
The number of households in the primary market area grew from 963,062 to 1,006,859, resulting in an
increase of 4.5 percent between 2000 and 2011. By 2016, the number of households is projected to
increase by 2.2 percent. In comparison the number of household in the US grew by 10.8 percent over the
same period of time and is projected to grow by 4.0 percent until 2016.
Table 4. Market Area Households by Income 2011 Total < $15,000 $15,000 ‐ $24,999 $25,000 ‐ $34,999 $35,000 ‐ $49,999 $50,000 ‐ $74,999 $75,000 ‐ $99,999 $100,000 ‐ $124,999 $125,000 ‐ $149,999 $150,000 ‐ $199,999 $200,000 ‐ $499,999 $500,000+ #
% 1,006,859 99,410 82,857 91,629 142,855 204,379 145,209 96,389 55,590 43,146 38,240 7,157 9.9% 8.2% 9.1% 14.2% 20.3% 14.4% 9.6% 5.5% 4.3% 3.8% 0.7% Source: Claritas The average household income is estimated to be $108,788 for 2011, while the average household
income for the United States is estimated to be $67,529. The average household income in the market
area is projected to change over the next five years, from $77,413 to $79,157. For the US the average
household income is projected to change over the next five years, from $67,529 to $69,479. The 2011
estimated per capita income for this area is $37,093, compared to an estimate of $25,728 for the United
States as a whole.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 6 of 36 Table 5. Market Area Population by Age Group and Gender Age Group Age 0 ‐ 4 Age 5 ‐ 9 Age 10 ‐ 14 Age 15 ‐ 17 Age 18 ‐ 20 Age 21 ‐ 24 Age 25 ‐ 34 Age 35 ‐ 44 Age 45 ‐ 54 Age 55 ‐ 64 Age 65 ‐ 74 Age 75 ‐ 84 Age 85+ Age 18 and over Age 21 and over Age 65 and over Median Age Source: Claritas 2011 218,046 210,536 205,776 129,850 120,898 161,976 401,341 411,444 415,967 313,518 179,060 107,478 49,417 Total 2016 222,827 211,404 209,866 124,883 120,640 166,426 377,833 405,467 405,690 359,406 219,643 109,995 53,462 Change
4,781
868
4,090
‐4,967
‐258
4,450
‐23,508
‐5,977
‐10,277
45,888
40,583
2,517
4,045
2011
110,781
107,356
105,093
66,573
63,536
83,090
205,252
208,545
206,891
152,127
81,394
42,791
14,693
Male
2016
113,172
108,013
106,976
64,037
63,621
86,138
193,760
205,189
202,876
174,954
101,176
44,299
15,998
Change
2,391
657
1,883
‐2,536
85
3,048
‐11,492
‐3,356
‐4,015
22,827
19,782
1,508
1,305
2011 107,265 103,180 100,683 63,277 57,362 78,886 196,089 202,899 209,076 161,391 97,666 64,687 34,724 Female 2016 109,655 103,390 102,890 60,846 57,019 80,288 184,073 200,278 202,814 184,453 118,467 65,696 37,464 Change
2,390
210
2,207
‐2,431
‐343
1,402
‐12,016
‐2,621
‐6,262
23,062
20,801
1,009
2,740
2,161,099 2,040,201 335,955 2,218,561 2,097,921 383,100 57,462
57,720
47,145
1,058,320
994,783
138,878
1,088,010
1,024,389
161,472
29,690
29,606
22,594
1,102,779 1,045,417 197,077 1,130,551 1,073,532 221,627 27,772
28,115
24,550
35.35 36.48 34.14
35.21
36.57 37.77 Local Demand Potential
The National Sporting Goods Association (NSGA) and the Sporting Goods Manufacturers Association
(SGMA) publish annual surveys on sports participation in the United States. Participation rates for
selected activities are available by region, age group (age 7+), frequency, gender, and other variables.
These rates have been applied to the local market area demographics to estimate the demand potential
for the Lemont sports facility.
Demand for the facility will come from participants in sports that need year-round practice and can be
played indoors or outdoors depending on the season, or indoors only. To realistically estimate demand,
only participants with the highest participation frequency potential for each selected sport are considered.
This results in conservative estimates and includes participants that are likely to participate in a certain
sport activity over a longer period of time -- representing the core market demand.
The first step is to apply the participation rates to the market area population. NSGA provides
participation rates for age groups 7 years and older. The assumption is that at a younger age the shift
between different sports activities is too great to capture any useful participation rates.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 7 of 36 The following two tables show the participation potential in selected sports based on demographics and
participation rates for the market area.
Table 6. Market Overview: Estimated Participation Potential Year Population 7+ Years Baseball Soccer Softball Basketball La Crosse Golf NSGA Participation Rate 7.60% 4.20% 4.80% 3.00% 0.90% 5.00% Population/Potential Participants 2011 2,623,047 199,352 110,168 125,906 78,691 23,607 131,152 2016 2,680,153 203,692 112,566 128,647 80,405 24,121 134,008 Change 57,107 4,340 2,398 2,741 1,713 514 2,855 Source: National Sporting Goods Association(NSGA), Claritas, MFA
The next step is to apply frequency rates to participants in a selected sports activity. Participants with the
highest participation frequency represent the core market demand potential.
To further refine the demand potential, individual participants for each sport activity were grouped into
teams. For example a baseball team has a minimum of nine players; therefore, the number of individual
baseball participants is divided by nine resulting in the potential number of baseball teams with the
highest participation frequency in the market area.
To finally estimate the demand potential for the facility from each specific sport, an average number of
annual practice and game days is applied to the number of teams in each sport in the market area.
The demand assumptions are based on 360 day indoor season with:



two practice days per week and
one game day per week
assuming four daily uses per field
Market Area Demand Potential
The following tables show the demand potential calculations for each of the above sports based on
population, participation and participation frequency for the market area.
Baseball
Table 7. Baseball Estimated Participation by Frequency Year Total Participants Participation Frequency % 2 to 9 Days 2 to 9 10 to 49 Days 10 to 49 50+ Days 50+ Estimated # of Teams Estimated Annual Demand Potential (Days) Annual Diamond Demand Potential (Number of diamonds) 2011 199,352 14.4% 27.4% 58.3% 9,685 1,394,663 2016 203,692 28,707 54,622 116,222 9,896 1,425,027 1,038 1,060 Source: National Sporting Goods Association(NSGA), Claritas, MFA
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 8 of 36 Soccer
Table 8. Soccer Estimated Participation by Frequency Year Total Participants Participation Frequency % 2 to 9 Days 0.0% 10 to 39 Days 50.6% 40+ Days 49.4% Estimated # of Teams Estimated Annual Demand Potential (Days) Annual Field Demand Potential (Number of fields) 2011 110,168 0 55,745 54,423 3,628 522,461 389 2016 112,566 0 56,959 55,608 3,707 533,835 397 2011 125,906 32,736 60,813 24,048 1,503 216,433 2016 128,647 33,448 62,137 24,572 1,536 221,145 161 165 Source: National Sporting Goods Association(NSGA), Claritas, MFA
Softball
Table 9. Softball Estimated Participation by Frequency Year Total Participants Participation Frequency % 2 to 9 Days 26.0% 10 to 39 Days 48.3% 40+ Days 19.1% Estimated # of Teams Estimated Annual Demand Potential (Days) Annual Seasonal Diamond Demand Potential (Number of diamonds) Source: National Sporting Goods Association(NSGA), Claritas, MFA
Basketball
Table 10. Basketball Estimated Participation by Frequency Year Total Participants Participation Frequency % 2 to 9 Days 20.5% 10 to 49 Days 46.0% 50+ Days 33.6% Estimated # of Teams Estimated Annual Demand Potential (Days) Annual Seasonal Court Demand Potential (Number of courts) 2011 78,691 25,811 57,917 42,304 2,820 406,123 2016 80,405 26,373 59,178 43,226 2,882 414,965 302 309 Source: National Sporting Goods Association(NSGA), Claritas, MFA
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 9 of 36 Lacrosse
Table 11. Lacrosse Estimated Participation by Frequency Year Total Participants Participation Frequency % 2 to 9 Days 33.3% 10 to 59 Days 63.4% 60+ Days 3.3% Estimated # of Teams Estimated Annual Demand Potential (Days) Annual Seasonal Field Demand Potential (Number of fields) 2011 23,607 34,066 64,857 3,376 169 24,306 2016 24,121 34,807 66,269 3,449 172 24,835 18 18 Source: National Sporting Goods Association(NSGA), Claritas, MFA
The following table summarizes the demand potential of the market area. For the purpose of this study
MFA assumes that the Lemont facility could capture 20 percent of the market potential.
Table 12. Market Summary Annual Estimated Field/Diamond/Court Demand1 Year Baseball Soccer Softball Basketball Lacrosse 2011 208 78 40 60 4 2016 212 79 41 62 5 Change 5 2 1 1 0 Source: National Sporting Goods Association(NSGA), Claritas, MFA
1
Numbers might not add up due to rounding
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 10 of 36 Leagues & Comparable and Competitive Facilities
In many real estate market segments there is a clear differentiation between supply and demand, such as
apartment owners and their tenants respectively. This is not necessarily the case for team sports. As the
preceding analysis shows, there is an inherent demand for athletic activities in a given resident population
that drives the demand. However, to realize the demand for certain sports in the marketplace, it must be
organized into individual teams and into leagues that coordinate the teams.
The facilities that service this demand, whether privately run or owned by a park district, often participate
in the organizing activity, thereby blurring the line between supply (the facilities) and demand (teams that
use the facilities). Local clubs are often organized or hosted by a facility, and then either participate in a
local league or in a regional league organized through sanctioning bodies. Since teams need other teams
to play against, and regional leagues seek to expand and develop, potential competitors may be changed
into potential collaborators when it comes to facility development.
To address this blurring, MFA compiled information on leagues, clubs and facilities within the geographic
market areas defined in the preceding section to set the context for the marketplace and to provide
indications of potential success of the proposed facility. For the facility to be successful, it would either
have to service the needs of an existing club that are not currently met, or start a new club or clubs and
then join the appropriate league(s).
Regional Leagues
Leagues are coordinated and sanctioned by umbrella organizations that categorize clubs by factors such
as level of play, gender, and age. There are national, regional, and local leagues, which can overlap in
their focus but each bring something to the sport. Several of those key organizations are profiled here.
FIFA / USSF
Fédération Internationale de Football (FIFA) is the international body that governs the professional and
amateur sport of soccer across the globe. The United States Soccer Federation (USSF) is the national
member of FIFA, as recognized by the US Olympic Committee, and as such is responsible for sanctioning
most referees, tournaments, and soccer leagues in America. Members of USSF (which is also sometimes
referred to US Soccer) range from professional groups such as Major League Soccer (MLS) and North
American Soccer League (NASL) to amateur organizations like US Club Soccer (USCS), US Youth
Soccer Association (USYSA), and finally to recreational leagues like American Youth Soccer
Organization (AYSO) and Soccer Association for Youth (SAY). The relationship of these organizations is
sometimes called the “pyramid”.
AYSO
The American Youth Soccer Organization (AYSO) is a “National Association” member of USSF, with local
clubs organized into 14 Sections, consisting of over 100 Areas that are further divided into Regions.
Nationally, over 50,000 teams and 650,000 players are affiliated with AYSO. Chicagoland is in within
Section 6, which has 8 Areas and 73 Regions. (Lemont AYSO is in Area C, Region 458 and plays at
Centennial Park.) The philosophy of the organization is evident in their six tenets: Everyone Plays®,
Balanced Teams, Open Registration, Positive Coaching, Good Sportsmanship and Player Development.
The program is designed for kids aged 4 to 18. The spring season runs through May through July and the
fall season runs August through October. AYSO typically does not play a winter (indoor) season.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 11 of 36 SAY
Soccer Association for Youth (SAY) is a recreational oriented league and is a “National Association”
member of USSF. The motto for SAY is “Kids Having Fun”, and the approach is one of supporting local
organizations with flexibility. SAY currently assists over 600 Soccer leagues, 150,000 players, and 36,000
coaches in the US. There are SAY organizations in the City of Chicago, as well as exurban locations like
Morris, Coal City and Seneca. There are none currently near Lemont.
USYSA / IYSA / IWSL
Like AYSO, US Youth Soccer Association (USYSA) is a “National Association” of USSF and still youth
and amateur oriented. However, unlike AYSO (and SAY), USYSA is more competitive and has a slightly
different structure. USYSA has local affiliates, like the Illinois Youth Soccer Association (IYSA), an official
“State Association” of the USSF and the Midwest Regional League (MRL). IYSA is the administrative
body authorized to carry out USYSA programs in Illinois like the State Cup, and the best teams
participate in the MSL tournaments. Over 80,000 players are affiliated with IYSA. Illinois Women's Soccer
League (IWSL) is similar to IYSA in that it is a member of USYSA, but it is focused on female players.
IWSL has almost 150 affiliated clubs in the area. Typically IYSA and IWSL clubs practice 2-3 per week,
with weekly games. They have fall, spring and winter (indoor) seasons.
USCS / NISL
US Club Soccer (USCS) is another “National Association” member of USSF and in many ways is similar
to USYSA with a focus on developing players at a higher level. Clubs in USCS and USYSA are often
termed “travel” soccer clubs because they play teams outside of their immediate geographic area and
participate in regional and national tournaments depending on skill level. There is some competition
between the organizations for leagues, teams, players, and tournament activity. One of the key activities
of the USCS is the promotion and administration of the annual National Premier League Champions Cup.
The Northern Illinois Soccer League (NISL), whose territory also covers southern Wisconsin and
northeastern Indiana, is the regional member of USCS. Over the last few years, NISL has migrated from
being a member IYSA to being a member of USCS. Until recently, a few NISL teams participated in both
leagues but this is no longer the case. NISL registers and sanctions teams, clubs, coaches, etc. in the
area and coordinates the regional tournaments that feed into the national cup. NISL has over 17,000
players, 1,300 Teams in more than 120 Chicago Metropolitan Area communities. Similar to IWSL and
IYSL, NISL teams typically practice 2-3 times during the week and play each weekend during the season.
USASA / ISSA
The United States Adult Soccer Association (USASA) is another “National Association” of USSF, but one
that is focused on amateur adult (as opposed to youth) soccer. There are over 250,000 players within
USASA member clubs, making it the largest adult soccer organization in the US. USASA has three
national leagues, organized by United Soccer Leagues (USL), including two men’s and one women’s.
These leagues act as development leagues for the professional teams. In fact, many of the clubs have
affiliates like the Chicago Fire Premier, which is affiliated with the MLS Chicago Fire in Broadview, Illinois.
The remainder of USASA affiliates consists of state associations. The Illinois State Soccer Association
(ISSA), is the local association of the USASA in Region II, and as such, is the governing body of amateur
adult soccer in the state of Illinois. The ISSA is comprised of over 27 leagues membership is quite broad,
including both genders, several levels of play and a range of ages.
IHSA
Not all organizations are directly affiliated with the USSF but yet satisfy a portion of the inherent demand
for organized athletic activities. For example, the Illinois High School Association (IHSA) has 780 member
schools in the state and is a non-profit organization separate from any State agency. IHSA coordinates
statewide championship series in 14 sports for each gender including soccer, which occurs for boys in the
fall and for girls in the spring. Schools are classified by enrollment into divisions 1A, 2A, and 3A.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 12 of 36 Most schools use their own facilities for practices and games, and membership schools host tournaments.
NCAA
Similar to IHSA in the state of Illinois, the National Collegiate Athletic Association (NCAA) is the
administrative organization for college sports teams. Just like high schools, colleges are categorized into
divisions (I, II, and III) based on enrollment and other factors.
NCAA is mentioned here to acknowledge that many players that develop in the USCS and USYSA
leagues end up playing in the NCAA, and in fact the players may participate in the USASA’s upper level
amateur leagues like the Premier Development League (PDL) during the off season.
Lil’ Kickers
For youth who are too young for the leagues above, there are early developmental programs. Lil’ Kickers
is a franchised youth program for kids ages 18 months – 6 years which is active in the area around
Lemont. The program offers hour-long classes as well as half-day soccer camps. There are over 237,000
students in 100 locations in 28 states. There are 15 locations in Illinois, most of which are at athletic clubs
or indoor facilities including the Max and Seven Bridges.
Other Sports
Several other sports use a rectangular open field that may augment the soccer program at the new
facility. As noted in the above facility discussions, field size is a key factor. The current plans call for six
100 yd x 60 yd fields. With modest alteration, the facility could serve other sports like lacrosse, rugby, and
football. (Baseball and softball programs also sometimes share facilities with soccer, but their field
requirements differ more significantly and there is usually a compromise by one or the other sport,
particularly for full-size field users.)
Lacrosse
The official lacrosse field is 110 yd x 60 yd, only slightly larger than an American full size soccer field.
Lemont High School has fielded a team associated with United Southland Lacrosse league, which also
offers a youth program for grade-school athletes. For adults, there is the Midwest City Lacrosse
Conference, which currently has 14 teams in Chicago and other Great Lakes area cities, but none in the
southwest suburbs.
Rugby
The official rugby pitch is 125 yd x 75 yd, slightly larger than the typical American full-size soccer but in
line with international soccer field dimensions. Lemont is home to the Chicago Blaze rugby club, which
owns a 3-field, 15-acre complex at 13011 West Smith in Lemont. The Blaze play in two regional leagues
of 5 and 7 teams and often host games and tournaments at their facility. The Naperville Park District runs
summer youth Rugby (6th-8th grade) in conjunction with the Blaze. The Blaze would likely not be
interested using new outdoor fields at the proposed complex, but may be interested in using the indoor
fields during the winter months.
Football
The NCAA football field is 120 yd x 53.3 yd, which is slightly longer but not as wide as the full-size
American soccer field. Most football programs are associated with high schools (or college) and use their
own facilities. Recreational and youth programs are more commonly flag football.
Ultimate
Ultimate (or Ultimate Frisbee) is similar to soccer and / or football in that teams compete to get the object
of play, in this case a flying disc, into opposing goal areas. They play on a field of 120 yd x 40 yd. The
Ultimate Chicago league plays most of its games on park and forest preserve fields, but uses the
Naperville Polo fields for seasonal tournaments
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The following table outlines some of the soccer clubs in the southwest suburbs of Chicago. In general, these clubs are affiliated with one or more
of the leagues mentioned previously.
Table 13. Market Area Soccer Clubs Organization City Website
Teams
Home Field(s)
Seasons
Notes
Bolingbrook Soccer Club Bolingbrook www.bolingbrooksoccer.org 5 in‐house travel teams Lil’ Kickers Lily Cache Soccer Fields Fall / Spring NISL/IWSL Downers Grove Roadrunners Downers Grove www.dgroadrunners.org 3 adult teams 20 boys teams 16 girls teams Various Scattered Fields (8 listed) Spring / Fall / Winter $765‐1400/season 400+ players Lincolnway Soccer Club Chicago International Soccer Frankfort www.lwsoccer.org Homer Glen Riverside www.chicagointersoccer.com 20+ teams boys & girls 12 teams girls/women Various Scatter Fields (6 listed) Morris Park Spring / Fall / Winter Travel, recreation and college IWSL Homer Soccer Club Homer Glen www.homersoccer.org 10 teams Morris Park Spring / Fall Recreation alffilite of Southwest soccer club Southwest Soccer Club Homewood Flossmoor Soccer Club Homer Glen www.swsoccerclub.org Morris Park Homewood www.hfsoccerclub.org 9 girls teams 9 boys teams 7 rec divisions 3 travel teams Various Scattered Fields (6 listed) Spring / Fall / Winter NISL/IWSL – formerly Hawks La Grange Celtics La Grange lagrangeceltics.com Women only $700 / yr Lyons Township Soccer Club La Grange www.ltsc.us 19 boys teams 15 girls teams Various Scattered Fields (6 listed) Spring / Fall / Winter Spring / Fall / Winter Lemont AYSO (458) Lemont www.lemontayso.com Centennial Park Spring / Fall AYSO Raiders Futbol Club Lemont www.raidersfc.com 7 divisions of teams 25 teams Cog Hill Spring / Fall / Winter NISL/IWSL Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 14 of 36 Table 13. Continued Market Area Soccer Clubs Organization City Website
Teams
Home Field(s)
Seasons
Notes
Windy City Pride Soccer Club Lemont www.windycitypride.com 16 teams Cog Hill Spring / Fall / Winter NISL/IWSL Lockport AYSO (717) Lockport www.ayso717.org $105 + fundraising Midlothian Spring / Fall $100 / yr Naperville www.eteamz.com/ crestwoodsoccerclub Ajaxfc.com Brent Hassert Volnuteer Crestwood Soccer Fields DuPage River Sports Complex Spring / Fall Crestwood Soccer Club Ajax FC Chicago 7 divisions of teams 4 divisions of teams; 35 total 10 boys teams 8 girls teams Spring / Fall / Winter Phoenix Futebol Clube Castle AC Team Excalibur Soccer Galaxy Soccer Club Naperville www.pfcsoccer.org Rebuilding Naperville www.excalibursoccer.com U12 and U14 Naperville www.galaxysc.com Spring / Fall / Indoor Naperville Soccer Association Naperville www.napervillesoccer.com 19 girls teams 24 boys teams 24 girls teams 7 boys teams Harris Fawell Natures Edge formerly Blue Fire Phoenix 6 Naperville Parks Spring / Fall / Winter Starvaru SA Naperville www.stavarusocceracademy.com Meadowglens Park Eclipse Select Soccer Club Naperville Tinley Park Oak Brook www.eclipseselect.org Travel Soccer Soccer Academy Regional Club Oak Brook Soccer Club Oak Brook United Soccer Academy Oak Forest Eagles 3 girls 2 boys 60 teams U‐8 to U‐18 Various Scattered Fields Spring / Fall / Winter Regular seasons Host 3 Tourneys www.oakbrooksc.com 6 boys teams 8 girls teams Oak Brook Park Polo Grounds Summer / Winter Oak Brook www.usaunitedsocceracademy.com 35 teams Oak Forest sites.google.com/site/oakforesteaglesfc/ Spring / Fall / Winter Spring / Fall Hawks / Darien Combined Orland Park Soccer Club Orland Park orlandparksc.org 2 girls high school teams 9 recreational divisions Various Scattered Fields Oak Forest HS Various Locations (9 listed) Spring / Fall / Winter $115‐175 Romeoville AYSO (367) Romeoville www.leaguelineup.com/welcome.asp ?url=romeovillesoccer Volunteer Park Fall / Spring Indoor Sports Facility Market Study, Lemont, IL 6 divisions of teams Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 15 of 36 Table 13. Continued Market Area Soccer Clubs Organization City Website
Teams
Home Field(s)
Seasons
Notes
Tinley Frankfort Soccer Club Academy SC Tinley Park www.tfsforce.com Kingston Park www.prismfutbol.com www.theacademysc.com Summer / Winter Fall / Spring / Winter $100‐$104 Irec) Westmont Schaumburg U9‐U18 travel 4 rec divisions 3 girls teams U13 / U16 Woodridge Storm Woodridge www.woodridgesoccer.org 6 Travel Teams Rec League 13 practice 7 game fields Indoor Sports Facility Market Study, Lemont, IL Woodlawn Meadows Bellerive Park Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Merger with Prism Futbol Page 16 of 36 Many of these clubs likely draw some residents from Lemont. Likewise, there are clubs that currently call
Lemont home which draw players from the neighboring communities. Several key clubs are as follows:
Windy City Pride
The Windy City Pride has four regional clubs including one in Lemont, which has a three-field home at
Cog Hill Lot and consists of about 20 teams. Similar to the Lemont Raiders (below), the Windy City Pride
is a “travel” club aimed toward a higher level of play and a competitive approach to soccer than AYSO,
offering three levels, Elite, Premier, and Classic. Elite is the most competitive level of play with year-round
participation while Classic is a more recreational league approach and seasonal. The competitive teams
travel throughout the Midwest during the season and will participate in national tournaments. The teams
practice 1-3 times per week during outdoor seasons and 1-2 times a week during indoor seasons. They
use indoor facilities all across Chicagoland, not just nearby facilities like the Max. Most of their teams play
in the NISL and IWSL, although they have fielded an adult indoor team.
Lemont Raiders
The Lemont Raiders have over 30 teams from U-8 to U-14 and, similar to the Windy City Pride (above),
the Lemont Raiders are a “travel” club. They currently have two full size and four medium fields at Cog
Hill. (The Raiders and Pride each have their own fields adjacent to each other.) They participate in the
spring, fall and winter seasons, playing in the NISL and IWSL leagues. They use indoor facilities at
several locations including the Max and Bo Jackson.
Lemont AYSO
As mentioned previously, Lemont AYSO is in Area C, Region 458 and plays at Centennial Park in
Lemont. The Lemont AYSO is in its 26th year, and has approximately 50 teams playing in levels U5 to
U14. The grade school ages have gender-specific teams while the older and younger groups play coed.
The middle school aged teams practice twice weekly, the grade school aged kids practice weekly, and
the youngest teams practice just before games. All age groups have one game per week.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 17 of 36 Summary and Indications
There are several key factors that can be derived from an examination of the current league structure and
area club characteristics that will inform the decision-making process surrounding the propose soccer
complex at Lemont downtown.

The development of clubs tends to be driven by parents seeking options for their kids,
professionals seeking opportunities to train the next generation, or by facilities seeking to
program their space. Likely two or three of these factors are evident in existing teams.

Many clubs offer several levels of play to address various ages and abilities. The clubs use the
recreational and younger leagues to develop and recruit talent to the travel teams.

The most common league affiliations in the area are NISL and IWSL

Most of the clubs are youth oriented. Those that are most dedicated and talented go on to college
and semi pro teams. A large percentage of the adults who played soccer as children no longer do
so.

Clubs come and go, as was evidenced by the number of disabled links and disconnected phone
lines, as well as by announcements of new formations encountered by MFA during this research.

Many have a home base field, but several are scattered between facilities.

The Clubs up and down the age and skill spectrum consistently practice 2-3 times per week in the
warm months and 1-2 times in the winter months, with weekly games. This translates into a perteam average of 6 hours per week, for 40-45 weeks each year, or 250–275 hours each year per
team.

For the proposed facility to be successful, it must either attract an existing club (or clubs) or form
a new club.

To attract players to a newly formed club, factors such as location and physical amenities are still
pertinent, but operational and programming considerations become more imperative

To attract existing clubs, the physical amenities, location, and policies must either be superior to
those already available in the marketplace or satisfy the expansion needs of the club beyond the
current market capacity.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 18 of 36 Soccer Facilities
There are countless park district facilities and open fields that can accommodate one or two soccer fields,
particularly when youth-sized fields are included. In fact, the Illinois Women’s Soccer League (IWSL)
website lists over 930 soccer complexes in metropolitan Chicago, as indicated on the map below.
For this project, MFA assesses both the regional indoor soccer facilities and outdoor complexes with five
or more fields, concentrating on those in communities in and around Lemont. MFA excluded fitness
centers which may have a Lil’ Kickers-type program but without significant soccer facilities. This is to
match up the supply assessment with the plans for the Lemont facility. MFA understands the current
proposal will accommodate six (6) 100 yd x 60 yd full-size American soccer fields. (The official
international soccer field is slightly larger at 110-120 yd x 70-80 yd.) Most youth programs scale field size
by age and skill level. The youngest groups (e.g. U-5, U-7) often use a field approximately one-half a fullsize field or smaller, with the school age groups (e.g. U-9, U-12) using 2/3 or 3/4 size fields. Middleschool and high-school teams will often play in 3/4 size or full-size fields, depending on skill level. As is
evident in the following discussion of available facilities, it will be preferable for this project to be able to
scale down (or up for other sports) to accommodate the various needs of potential users.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 19 of 36 Map of Chicago Area Soccer Facilities
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 20 of 36 Table 14. Selected Indoor Soccer Facilities Complex Name Address Bridgeview Sports 8900 S 77th Ave Dome Bridgeview Chicago Indoor Sports LLC Rauner Family YMCA Chi Town Futbal Mercy Soccer Center Windy City Fieldhouse Chase Park 3900 S Ashland Chicago 2700 S Western Ave Chicago 2255 S Throop St Chicago 200 S Aberdeen Chicago 2367 W Logan Blvd Chicago 4701 N Ashland Chicago Darien Sportsplex 451 Plainfield Road Darien Lattof YMCA 300 E Northwest Hay Des Plaines Hallmark Sports 10850 Laraway Rd Club Frankfort Field
Synthetic
(New) Dome Synthetic
Boards Synthetic
Size (ft)
300 long
Synthetic
Boards 65 x 171 65 x 171 50 x 80 90,000 SF
Ownership Comments
Municipal Golf driving range during day. Runs flag football leagues. Website
www.bridgeviewsportsdome.com
Private
6 mens, 3 womens, 2 coed, 4 youth chicagoindoorsports.com
leagues. Also do lacrosse, football, etc. Non Profit One outdoor field also. Built in 2006. www.ymcachicago.org/rauner
Private
In‐house men's, women's and youth www.chitownfutbol.com
leagues. Renovation of historic structure
Adult private leagues & tournaments
Boards
75 x 140 Fieldhouse
Synthetic 85 x 185 30’ ceiling Synthetic & 1 large
Astroturf 1 small Dome The Megaplex 15301 South Bell Road 85 x 185
Homer Glen 85 x 185 Bo Jackson Elite 17130 S Prime Blvd Synthetic 110 x 195
Sportsplex Lockport Dome HoChunk Sports & 10 Southland Dr 60,000 SF 3 fields
Expo Lynwood Indoor Sports Facility Market Study, Lemont, IL Private
Multipurpose Sports Complex. Want to establish men & women soccer leagues.
Municipal Adult & youth soccer leagues. Renovation of historic structure Municipal Elite Soccer Academy, adult soccer leagues, British Soccer Camps Non Profit 12 youth leagues Private
www.windycityfieldhouse.com
www.chicagoparkdistrict.com
www.dariensportsplex.com
www.ymcachicago.org/lattof
Chicago Magic Soccer Club Home
www.hallmarksportsclub1.com
(Also has Merrillville & Lowell locations)
Built in 1989 Designed for hockey, basketball, and fitness Baseball focused; training, batting cages, bojacksonelitesports.com
mounds, etc. (does have soccer, football) Built in 2007 hochunksportsandexpo.com
Private
Private
Tribe
N/A Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 21 of 36 Table 14. Continued Selected Indoor Soccer Facilities Complex Name MAX McCook Athletic & Expo Sports Zone Address 4750 S Vernon Ave McCook 1945 Cornell Ave Melrose Park Field
Size (ft) Ownership Comments
Website
Synthetic 408 x 159 Municipal Youth & Adult soccer leagues, Lil Kickers www.max‐mccook.com
No Boards (divisible) Closest to Proposed Site. Synthetic 85 x 185
Private Lil Kickers, Chicago Storm Soccer Camps, www.chicagosportszone.com
85 x 185 Youth League, Adult Leagues, Tournaments. Opened in 2005 Players Indoor 1740 W Quincy Ave Synthetic 100 x 200 Private
Midwest League Sports, Inc. www.playersindoor.com
Sports Center Naperville 100 x 200 Youth soccer clinics, adult soccer 100 x 200 leagues, open soccer on select days 80 x 50 Sportsplex 11351 W 159th St Municipal Full park district programming of www.orland‐park.il.us
Orland Park recreational sports and fitness; membership/resident based. Just for Kicks 10200 Soccer Drive Synthetic 100 x 200 Private
Lil Kickers, Youth Leagues, Adult www.justforkicks.org
Plainfield No Boards 100 x 200 Leagues, Tournaments. Opened 2000. Two outdoor fields. Schaumburg Sports 1141 W Irving Park Rd Synthetic 2 (can be Municipal Full park district programming of www.parkfun.com/facilities/sport‐
Center Schaumburg combined recreational sports and fitness. 110,000 center for softball)
SF Opened in 2003. Odeum Expo 1033 North Villa Ave Seating for 85 x 194
Private
130,000 SF multipurpose sports and www.odeumexpo.com
Center Villa Park 3,500 85 x 194 convention center open since 1981. Boards 74 x 160 Westmont Yard 233 West 63rd St Synthetic 180 x 270 Private
Youth travel soccer, U15‐U18, adult
www.westmontyard.com
Westmont No Boards (divisible) Party Games etc. Seven Bridges Ice 6690 S Route 53 Synthetic One Field Private
Ice Arena w/ Turf on 2nd floor. Lil Kickers www.sevenbridgesicearena.com
Arena Woodridge Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 22 of 36 Table 14. Selected Outdoor Soccer Facilities Complex Name Location Bolingbrook
# of Fields 12
City Lily Cache Soccer Fields SWC of 111th and Weber
Brent Hassert Park 19623 Renwick Rd Crest Hill 7 Morris Park 163rd St. (7th Ave.) btwn Cedar and Gougar Rd Homer Glen 6 Centennial Park 16028 W. 127th St Lemont 8 Cog Hill Lot Archer btwn Parker & Bell
Lemont 10 Commissioners Park 3704 111th St Naperville 10 Frontier Park 3380 Cedar Glade Dr Naperville 13 Nike Park Sports Complex 288 W. Diehl Rd Naperville 6 Central Park 1399 Forest Gate Rd Oak Brook 16 Oak Brook Sports Core 31st & York Rd Oak Brook 10 Centennial Park 15600 West Ave
Orland Park
7
Naperville Polo Fields 23700 W 119th St Plainfield 15 Volunteer Park Olympic Park 204 Malibu Dr
1675 E Old Schaumburg Rd
Romeoville
Schaumburg
9
10
Community Park 8105 W. 171st St
Tinley Park 5
Indoor Sports Facility Market Study, Lemont, IL Comment Bolingbrook Park District; grass, lights
Lockport Township Park District; U19, U12, 2@U8, 2@U6. 3 softball fields. Charge per person/game ($10/$30/$40) or by field half day ($200) full day ($300) Fields all large (U12 +) but can be broken down to accommodate smaller sizes. No lights. Home of Homer Soccer Club including South West Soccer Club (formerly Hawks) Lemont Park District; connected with middle school; youth soccer in outfield.
Lemont AYSO uses. Cog Hill Golf Course; Lemont Raiders and Windy City Pride home teams. 3 @ full, 5 @ med, 2 @ small. Closest facility to proposed site. Grass, no lights. Rumored to close. Naperville Park District; 3 small, 6 large, 1 60’ field. (also have several baseball) Grass, no lights Naperville Park District; 12 large, 1 small (also have several baseball) Grass, no lights Naperville Park District; 4 large, 2 small (also have several baseball) Grass, no lights Oak Brook Park District; 5 large, 7 medium, 4 small + baseball, Grass, no lights Oak Brook Park District; 3 large, 4 medium, 3 small + baseball. Grass, no lights Orland Park Park District; 1 big, 2 medium, 4 small + baseball
Private Owner; 5 full size; 10 small. Grass, no lights. Home to the Galaxy Soccer Club. Romeo Park District; 1 large, 4 medium, 4 small + baseball. Grass, with lights
Schaumburg Park District; 9.3 ac 6 synthetic, 4 Grass, Lighted, parking for 700 cars. 5 softball fields Tinley Park District; + baseball. Grass, no lights. Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 23 of 36 National Leaders
As part of this assignment, MFA profiled selected premier soccer facilities in the nation to inform the client
on some best practices and cutting edge thoughts in facility development. A summary of these facilities is
on the next page. These complexes were chosen based on a set of defining characteristics including:
- Marketing toward tournaments
- Significant number of full size soccer fields
- Lighted soccer fields
- Synthetic Turf Availability
- Concessions, Restrooms, etc.
There are some lessons from these projects that could be used to improve the development of the
proposed facility. However, given some of the site factors at this site (the canal, railroad, overhead
roadway, power lines) it will be a challenge to develop the site into a facility that truly competes at the
level of these facilities.
1. Lighting is important to accommodate the large number of teams in the few hours that are
available. Field demand primarily occurs in the 40 – 50 hours each week from 4pm to 9pm on
weekdays and then from 8am to 8pm on weekends. Since lighting can add 1 – 3 hours per day to
the usable time of the field during the peak demand, particularly in the spring and fall when days
are shorter, the investment in lighting can add roughly 20% to the market value of a field.
2. Field layout and signage are important but often-overlooked factors. Some complexes have
grown organically without a master plan, which can frustrate participants and spectators. Teams
that are traveling from great distances may not be familiar with the idiosyncrasies of these
complexes.
3. Field size is important. Most of the tournament facilities consist primarily of full-size fields, leaving
the local or regional park districts to handle the smaller fields for those, say, playing U6. There
are two reasons for this. First, the youngest players are less likely to participate in regional and
national tournaments. Secondly, larger fields can be scaled down while smaller fields cannot be
scaled up. A 6-field facility in Lemont will not compete on the national tournament level, and so
should plan to facilitate the scaling down of fields to fill up with younger kids.
4. Many of these destination soccer facilities were adjacent to or incorporated into a more
comprehensive entertainment experience such as a waterparks, playgrounds, and dining options.
These amenities are key components of a soccer-oriented ersatz family vacation.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 24 of 36 Table 15. Selected Outdoor Soccer Facilities Name Reach 11 Sports Complex Location 2425 E. Deer Valley Rd
Phoenix, AZ Fields
18
Turf
1 synthetic
17 natural (225’ x 360’) Pkg 1,200
21
Park Size
Separate East / West Sections 78 acres
Kern County Soccer Park 9400 Alfred Harrell Hwy
Bakersfield, CA Dick's Sporting Goods Park (4 w/ lights)
1,500
6000 Victory Way Commerce City, CO 24
360 acres
5,000
Individually negotiated
Overland Park 13700 Switzer Rd Overland Park, KS 12
96 acres
1,100
Maryland Soccerplex 18031 Central Park Cir
Boyds, MD 24
2 synthetic
22 natural (210’ x 330’) 12 synthetic
(11@210’x345’) (1 @ 225’x360’) 3 synthetic
21 natural (225’ x 345’) $150 ‐ $300 per field per day $14,000 tournament $154/hr + $36 for lights State Farm Bernalillo Soccer Complex Mike Rose Soccer Complex Jemez Dam Rd Rio Rancho, NM 22
76 acres
9000 East Shelby Dr
Memphis, TN 16
136 acres
STAR Soccer Complex 5103 David Edwards
San Antonio, TX 13
40 acres
Bermuda grass
“full‐size” 700 Hampton Roads Soccer Complex 2276 Recreation Dr
Virginia Beach, VA 21
75 acres
2 synthetic
17 natural Jack Allen Complex 2616 Modaus Road, SW
Decatur, AL 11
27 acres
10 international
Synthetic 1,200
$50/hr + $20/lights per field 2,500 seat stadium since 2001 County owned / privately managed. Cost $2.5MM Managed by nonprofit organization. Opened 2010 Cost $10MM Cost $5MM in Synthetic Cost $1.6MM 7,500 matches/yr Publicly owned
3,000 seat stadium Indoor Sports Facility Market Study, Lemont, IL 1,800
all natural
210‐228’x345‐360’ 6 U10 Bermuda grass
1,200
225’ x 345’ Fees
From $480 (8 fields/4 hrs/youth) to $9,450 (18 fields/14 hrs/commercial) $30 ‐ $50 per field per game + $70 for lighting Approx $5,000 per day
Individually negotiated
Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Notes
Owned by park district. Booked almost every weekend for 12 to 360 teams. Diamondback 4‐field “field of dreams” 6 member leagues. Owned/built in 80s by nonprofit on County land; redeveloped in 2002 Adjacent to Colorado Rapids 18,000‐seat stadium Low‐rise permanent bleachers are located on each field. Opened 2009. Government / Non Profit JV. 5,200 seat stadium Indoor soccer; 4 baseball over 4,500 matches / yr 900 on Championship field
Page 25 of 36 Financials
Below are the key assumptions associated with the financial projections and the projections for the new
facility.
Physical Facilities
The 160,000 square foot year-round indoor facility will consist of two full sized indoor turf soccer fields
each convertible to half-fields for rental (total four half-fields) and two full-sized basketball courts.
The outside facilities consist of two full-sized outdoor turf fields (soccer/convertible to baseball) with
lighting. The combination of what are typically seasonal operations: an outdoor facility that peaks in the
summer months and an indoor facility that peaks in the winter months mean that facility operations can
run at a high level throughout the year and offer cross-selling opportunities for both facilities. Overall,
some expenses will be lower for the combined facility that they would be for two independent facilities.
Total yearly operating revenues are projected to total approximately $2.895 million. We expect the facility
to open with a successful year as we recommend start-up investment in marketing, staffing, etc. of
$500,000 in the two years prior to opening. Expenses are projected to be approximately $1.274 million
yearly. That leaves net revenue (EBITDA) of approximately $1.621 million yearly not including real estate
taxes and government fees and licenses.
Revenue Assumptions
The principal assumptions for revenue are for facility rental, which are shown below.
Soccer and other sports
 Indoor Facility $90/hour per half field/court use per hour prime time and $30/hour secondary time
 Outdoor full field use charge $75/ prime time and $60/hour secondary time 7/hours day (total)
weekdays and 15/hours a day (total) weekend days – 50% utilization during these hours. Lighting
will help keep the fields operating later into the evening in the spring and fall.
Concessions (F& B, arcade, pool tables) gross
 Approximately $1.00 per user and visitor
Sponsorships
 $80,000 year
Expense Assumptions
Assumes energy efficient new facility of approximately 160,000 square feet indoor space, and two lit
outdoor turf fields.
No inflation assumption is made
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 26 of 36 Table 16.: Draft Operating Proforma Lemont Indoor/Outdoor Sports Complex Operating Year Indoor Facility Rental Revenue Outdoor Facility Rental Revenue Indoor Facility Summer Rental Concession & Vending Sponsorships & Advertising Total Revenues Concession COGS Sponsorship Implementation Management Fee Staff Salaries & Benefits Hourly Labor Office Expense & Supplies Marketing Expenses Repairs and Maintenance Maintenance Contracts HVAC Contracts Building Supplies Janitorial Expense Outdoor Facility Maintenance Misc. Alarm Monitoring Energy (including outdoor lighting) Snow Removal Legal Accounting Real Estate Taxes Municipal Licenses and Fees Prizes and Awards Insurance Total Expenses Net Revenue Before EBITDA Year 1
Year 2
Year 3
Year 4 Revenue
$2,088,000 $2,088,000 $2,088,000 $2,088,000 $137,256 $137,256 $137,256 $137,256 $280,000
$280,000
$280,000
$280,000 $310,000
$310,000
$310,000
$310,000 $80,000
$80,000
$80,000
$80,000 $2,895,256 $2,895,256 $2,895,256 $2,895,256 Expenses
$155,000
$155,000
$155,000
$155,000 $8,000
$8,000
$8,000
$8,000 $120,000
$120,000
$120,000
$120,000 $200,000
$200,000
$200,000
$200,000 $219,000
$219,000
$219,000
$219,000 $20,000
$20,000
$20,000
$20,000 $80,000
$80,000
$60,000
$60,000 $35,000
$35,000
$35,000
$35,000 $7,000
$7,000
$7,000
$7,000 $8,000
$8,000
$8,000
$8,000 $10,000
$10,000
$10,000
$10,000 $48,000
$48,000
$48,000
$48,000 $30,000
$30,000
$30,000
$30,000 $10,000
$10,000
$10,000
$10,000 $2,000
$2,000
$2,000
$2,000 $220,000
$220,000
$220,000
$220,000 $12,000
$12,000
$12,000
$12,000 $15,000
$15,000
$15,000
$15,000 $20,000
$20,000
$20,000
$20,000 No Assumption No Assumption $15,000
$15,000
$15,000
$15,000 $40,000
$40,000
$40,000
$40,000 $1,274,000 $1,274,000 $1,254,000 $1,254,000 $1,621,256 $1,621,256 $1,641,256 $1,641,256 Year 5
$2,088,000
$137,256 $280,000
$310,000
$80,000
$2,895,256 $155,000
$8,000
$120,000
$200,000
$219,000
$20,000
$60,000
$35,000
$7,000
$8,000
$10,000
$48,000
$30,000
$10,000
$2,000
$220,000
$12,000
$15,000
$20,000
$15,000
$40,000
$1,254,000
$1,641,256 Sources: Similar projects and Market & Feasibility Advisors, LLC
Notes:


Pre-Opening Operation Costs for the two years prior to facility operation are expected to total
approximately $500,000
All figures in current year dollars/No inflationary assumptions
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 27 of 36 Additional On-Site Facilities
In addition to the indoor and outdoor sports facilities, the development plan also includes:



A gated outdoor performance space with a capacity of 3,000 located on the banks of the canal;
A canal side trail along the Sanitary and Ship Canal (atop a berm overlooking canal);
A destination playground with a children’s spray pad.
These three facilities would draw additional visitors to the site in two key ways:


All three would draw new visitors to the site, especially the performance space for concerts and
festivals;
The trail and play facilities would both draw people to the side for their use and would also be
seasonal amenities for friends/households coming to the site to accompany a player.
The Downtown Lemont Outdoor Performance Space
The outdoor performance space is likely to be a seasonal facility that would operate through the 12 warm
weather weeks of summer. Scheduled programming is typically confined to the weekends but could also
extend to Thursday evening. With events on Thursday, Friday, and Saturday evenings as well as
Saturday during the day, there could potentially be 48 events each summer at the 3,000 capacity facility.
To be conservative, MFA projects attendance in the table below with a gradually rising number of
performances on the program. The assumption is that the best time slots – Saturday night – are
programmed initially but the attendance per program declines over time as less desirable time slots are
booked but the total attendance rises to approximately 38,000 a year over time. These figures will vary
from year to year and depend on the popularity of the acts booked, pricing, competition and other factors.
That said, the possibility of bringing an average of 1,000 people to downtown Lemont for evening of
waterside entertainment 36 nights a year is likely to be very popular in the community.
Table 17.: Downtown Lemont Outdoor Performance Theater Attendance
Year Events
1 10 2 12 3 18 4 24 5 36 6 36 7 36 8 36 9 36 10 36 Assumes a venue capacity of 3,000 attendees
Percent Sold
30%
40%
45%
40%
30%
35%
35%
35%
35%
35%
Potential Attendance
9,000
14,400
24,300
28,300
32,400
37,800
37,800
37,800
37,800
37,800
Source: MFA
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 28 of 36 The Canal Side Trail
Downtown Lemont already is served with a walking path along the I & M Canal. It would be ideal if that
trail could be linked to the new one proposed along the Sanitary and Ship Canal at the rear of this site.
While capacity may be a concern “two canal” races or other events are a possibility.
Using Illinois age group participation statistics and the age distribution of Lemont’s residents, MFA
estimates that Lemont already has an estimated 4,000 bicyclists, 7,500 exercise walkers and 2,700
runners and joggers who bicycle an average of 30 time a year, walk 60 times a year and run or jog 50
times a year. All totaled, this is about 705,000 trail or street experiences a year. With these numbers, it’s
not farfetched to estimate that Lemont locals would use this waters-edge trail about 15,000 times a year
or just above 2% of all such experiences each year.
We expect the play structure/spray pad to draw about that figure during the warmer months of the year
too.
Indoor and Outdoor Recreational Facility Users
MFA estimates that the indoor facility will receive 325,000 visits a year, primarily in the fall, winter, and
spring. We further estimate that the outdoor fields will receive another 120,000 visits a year, primarily in
late spring through early fall. Both figures include fans and friends – about a 5% bump for the indoor
facility and 10% for the outdoor facility.
While at the facility, we expect 5% in the winter months to use the additional site amenities of the canal
side trail and or playground/spray pad structure and a higher 15% during the summer months. This would
equal about 12,500 additional on-site users in the cooler months and about 26,000 additional on-site
facility users from the late spring through the early fall.
Table 18.: Sports Facility Site Users by Category Indoor Facility Visitors Outdoor Facility Visitors Subtotal 325,000 120,000 445,000 Event Facility Visitors (Year of stabilized operations)
Locals Using Trails, Playgrounds & Spray Pad
Total Site Users 37,800 30,000 512,000 Visitors Using Trails, Playgrounds & Spray Pad
38,500
Source: MFA
All totaled, the site can be expected to draw, in a stabilized year, just over half-a-million visitors per year.
The overwhelming majority of these people are not residents of Lemont and a drive through downtown
Lemont (to get to the site) will be a new experience for them. Other characteristics of this population are
that it will include many who will come again and again for games and that it is well distributed through
the year on weekends and weekdays too. Use will be heaviest in the afternoons and evenings and the
average age of the site visitor increases through the day and into the evening. Gender participation is
difficult to predict but with strong female participation in all of the sporting, show, and performance
activities projected for the site and the likely dominance of women ferrying children to and from the site
through the daytime hours we expect that the gender split between site users is likely to be equal or
possibly favoring women.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 29 of 36 While we cannot definitively say that these visitors will stop as they pass through downtown Lemont, an
attractively presented downtown with appealing dining facilities and places for before and after-dinner
walks along the two canals is very likely to draw some visitors as they travel to the sports facility or back
to the downtown at a later time. If the dining diversity and capacity is there, we project that downtown
Lemont could absorb an additional 75,000 to 125,000 lunch and dinner covers a year. With average meal
(lunch, coffee, and dinner) per caps of approximately $10.00 this could total an additional $1 million in
sales for downtown Lemont food and beverage and retail businesses.
A subset of this number will pass through the State and 127th Street area on their way to I-355 or points
south while others traverse north on Lemont Road or east along Main. Those businesses at the State and
127th Street intersection are likely to have a lower sales bump than the downtown as they may have a
third of the passersby who will be traveling at a higher rate of speed. These sales would be the led by
convenience purchases at the fast food, casual dining, and Starbucks at and near that intersection that
we project would total between $100,000 and $200,000 in sales taxes. We understand that this is the
closest Starbucks to the project site. Parents who have dropped older children off at the facility may
complete errands at the grocer or other stores in the area too – but there is insufficient information to
project actual sales figures.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 30 of 36 Impact Assessment Lemont Sports Complex
As discussed, one- time impacts such as construction only occur during the construction period.
Impact through Construction
The impacts from the construction of the facility, based on these assumptions, are provided in the
following table for the Village of Lemont (Cook County):
Table 19.: Construction Impacts Impact Type Direct Effect Indirect Effect Induced Effect Total Effect Output
$18,034,602
$3,150,169
$3,165,562
$24,350,333
Employment
109
16
26
150
Labor Income
$7,488,086
$1,168,061
$1,155,357
$9,811,504
Source:, IMPLAN, MFA, BLS Tax Revenues
Construction activity produces revenues for local, state and Federal government agencies based on
current taxing policy. The numbers shown below are the total revenues assuming there are no changes to
current tax policy. In the event a change is implemented, the numbers are expected to be smaller than
shown. The tax revenue estimates from construction are as follows.
Table 20.: Projected Tax Revenue Total State and Local Tax Total Federal Tax $666,012
$1,957,180 Source:, IMPLAN, MFA, BLS
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 31 of 36 Impact through Operation
Based on the operational expense assumptions in the proforma in the financials section of the study MFA
estimated the annual operational impacts of the proposed facility. The annual operations impacts of the
facility are provided in the following table for the Village of Lemont (Cook County):
Table 21.: Annual Operating Impacts Impact Type Direct Effect Indirect Effect Induced Effect Total Effect Output
$362,960
$44,296
$75,408
$482,664
Employment
2
0
1
3
Labor Income
$186,256 $19,498 $27,527 $233,281 Source:, IMPLAN, MFA, BLS Note: Numbers are rounded
On-Site Employment
In addition to the employment supported through the spending of operating budgets in the local economy
creating direct, indirect and induced impacts, the facility has full time and part time employees. Based on
the labor costs estimates from the operational proforma and the average annual wage in the impact area
MFA estimated the full time equivalent (FTE) on-site employment with projected labor income and tax
revenues:
Table 22.: Annual Operating Impacts On‐Site Employment Category FTE Employees On‐Site Employment
10
Labor Income
$419,000
Income Taxes
$83,800
Source:, IMPLAN, MFA, BLS
Tax Revenues
Annual operations also produce revenues for local, state and Federal government agencies based on
current taxing policy. The numbers shown below are the total revenues assuming there are no changes to
current tax policy. In the event a change is implemented, the numbers are expected to be smaller than
shown. The annual tax revenue from operations estimates are as follows.
Table 23.:Annual Projected Impact Tax Revenue Total State and Local Tax Total Federal Tax $23,320
$49,160
Source:, IMPLAN, MFA, BLS
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 32 of 36 Summary
The following table summarizes the estimated impacts of the facility on the local economy.
Table 24.: Impact Summary Village of Lemont Employment
Labor Income
Tax Revenue 150
13
13
$9,811,504
$652,281
$6,522,810
$2,623,192 $155,480 $1,554,800 One‐time Construction Annual Operations Impact 10 –Year Operations Economic Activity $24,350,333
$482,664
$4,826,640
Source:, IMPLAN, MFA, BLS, Direct Tax Revenue
In addition to the village’s share of the impact tax revenue, out-of-town visitors and their spending
triggered by the addition of the sports complex and event facility could generate additional direct taxes for
the Village of Lemont of potentially $100,000 and $200,000 in annual sales tax.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 33 of 36 Summary
The following table summarizes the estimated impacts of the facility on the local economy.
Table 25.: Impact Summary Village of Lemont Employment
Labor Income
Tax Revenue 150
22
22
$9,811,504
$1,073,615
$10,736,150
$2,623,192 $255,474 $2,554,740 One‐time Construction Annual Operations Impact 10 –Year Operations Economic Activity $24,350,333
$738,884
$7,388,840
Source:, IMPLAN, MFA, BLS, Direct Tax Revenue
In addition to the village’s share of the impact tax revenue, out-of-town visitors and their spending
triggered by the addition of the sports complex and event facility could generate additional direct taxes for
the Village of Lemont of potentially $100,000 and $200,000 in annual sales tax.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 34 of 36 Selected Definitions
Direct Impact
A direct impact is the change in sales, income and jobs in those businesses or agencies that directly
receive revenues from the agency or program. For example, the economic activity in the construction
company building the parking deck would be a direct impact.
Indirect Impact
An indirect impact is the change in sales, income and jobs in those businesses or agencies that supply
the businesses or agencies receiving direct impacts. For example, if a steel fabrication plant in the impact
area produces the steel that is sold to the construction company, the economic activity at the steel
fabrication plant is an indirect impact.
Induced Impact
Induced impact measures ripple effects of wages in the local economy. As employees are paid by the
businesses and agencies directly or indirectly impacted, there is an increase in household income, which
is then spent, at least in part, in the impact area.
Output
Output represents the value of industry production. These are annual production estimates for the year of
the data set and are expressed in producer prices.
Employment
This is the number of jobs supported by the project. Aggregated job estimates are presented in the
context of “full-time equivalent” positions. In the disaggregated data, partial jobs may be shown and could
represent increased hours or labor productivity, depending on firm-by-firm staffing decisions.
Labor Income
Labor income includes all forms of employment income -- both employee compensation (wages and
benefits) and proprietor income.
Taxes
This refers to the tax revenue contribution of the development, business or project to local, state, and
federal units of government. This assumes current tax policy; results could change depending on special
incentives, programs, or rebates associated with the business or project that is being assessed.
Multiplier Effect
The “multiplier effect” is used to determine the impact of each dollar entering, impacting, and eventually
leaving a defined economy (i.e. “dollar turnover”). This results in increased production and expenditures,
employment creation and attraction, and retention of new residents, businesses and investments. The
“multiplier effect” is added to the final demand, which is the estimate of the level of spending in the local
economy by the private or public sector. The result is the total economic impact -- the sum of direct,
indirect, and induced impacts. The multiplier effect is usually estimated by utilizing the Regional
Input/Output Model multipliers as developed by the U.S. Department of Commerce.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 35 of 36 General Limiting Conditions
Every reasonable effort has been made to ensure that the data contained in this study reflect the most
accurate and timely information possible and they are believed to be reliable. This study is based on
estimates, assumptions and other information developed by Market & Feasibility Advisors LLC from its
independent research effort, general knowledge of the industry, and consultations with the Client and the
Client’s representatives. No responsibility is assumed for inaccuracies in reporting by the Client, the
Client’s agent, and representatives or any other data source used in preparing or presenting this study.
No warranty or representation is made by Market & Feasibility Advisors LLC that any of the project values
or results contained in this study will actually be achieved.
Possession of this study does not carry with it the right of publication thereof or to use the name of
“Market & Feasibility Advisors LLC” in any manner. No abstracting, excerpting, or summarization of this
study may be made. This study is not to be used in conjunction with any public or private offering of
securities or other similar purpose where it may be relied upon to any degree by any person other than
the client. This study may not be used for purposes other than that for which it is prepared. Exceptions to
these restrictions may be permitted after obtaining prior written consent from Market & Feasibility
Advisors LLC. This study is qualified in its entirety by, and should be considered in light of, these
limitations, conditions and considerations.
Indoor Sports Facility Market Study, Lemont, IL Market & Feasibility Advisors LLC (MFA) Chicago  Austin  Los Angeles One South Dearborn, Suite 2100, Chicago, IL 60603 , www.mfallc.com, (312) 212‐4451 Page 36 of 36