a vision for the island county fairgrounds and a

Transcription

A VISION FOR THE ISLAND COUNTY FAIRGROUNDS AND A PLAN TO ACCOMPLISH IT Prepared by: Martin Matthews Langley, Washington For The Port of South Whidbey January 12, 2016 January12,2016
TotheCommissionersofthePortofSouthWhidbey:
Theessentialingredientsforanyprojectarethevisionoftheendresultandtheplanto
accomplishit.Thevisionisthecementthatholdstheplanandkeepsitorientedtotheend
objective.Itisthefoundationandtheplanflowsfromit.
Theplanisdynamic,atoolwhichprovidesthepathfortheprojectoveraperiodoftime,butit
mustremainaresponsiveandflexibletool,adaptingtoeventsastheyunfold,alwayswithaneye
tothevisionoftheprojectandtheendobjectiveitprovides.Inthetenyearsoftheplanmany
unforeseeneventswillimpactitandtheplanmusthandlethosewithinthevision,andthe
broaderoutlineoftheplan.
Theprimarytaskistosimplyunderstandthevision,adjustitasneeded,andcommittoit.This
agreementisneededbothbytheFairgroundsleadersandthelargercommunityforittobeavital
partsupportingtheplan.ItisacommitmenttothefutureofthisvaluableWhidbeyIslandasset.
Inthevisionandplanthatthatisattached,entitledAVisionfortheIslandCountyFairgroundsand
aPlantoAccomplishIt,IwilllayouthowIbelievethevisioncanbeachieved.Itoffersthree
alternativepathsorscenariosforhowthevisioncanbemadearealityby2025.
IhavespentmanyyearsandenjoyedbeingaparticipantinmanyFairgroundsactivities,andIam
honoredtobeabletoparticipateinthiswayandtocontributetotheFairgroundsfuture.
OverthelastsixmonthsIhavededicatedmyselftolearningeverythingIpossiblycanabout
fairgroundsingeneralandtheIslandCountyFairgroundsinparticular.Ihavevisitedsevenother
fairgrounds,talkedtomanydifferentpeopleaboutthesubject,andobservedorparticipatedin
mostFairgroundsactivitiesduringthattime.Addedtomyhistorywiththegroundsandbusiness
planningingeneral,IbelieveI’mwellpositionedtoseethevisionandwritethisplan.
Intheattachedplan,thereareanalmostinfinitenumberofalternativestothethreescenarios
describe.Ibelieve,though,thatthethreechosenarerepresentativeofwhatmightberealized.
Thanksagainforgivingmethisopportunity.Ihaveenjoyeditgreatly.
MartinMatthews
2495 Goss Lake Rd, Langley, WA 98260 360‐331‐2996 [email protected] January 12, 2016 Fairgrounds Vision and Plan This Page Intentionally Left Blank Port of South Whidbey Page ii January 12, 2016 Fairgrounds Vision and Plan Table of Contents List of Tables ................................................................................................ v List of Figures ............................................................................................... vi Acknowledgements ..................................................................................... vii VISION AND OVERVIEW ............................................................................... 1 PLAN IMPLEMENTATION ........................................................................ 5 Fairgrounds Marketing Plan ........................................................................ 5 General Marketing .................................................................................... 5 Targeted Marketing .................................................................................. 6 Marketing Tasks ........................................................................................ 6 Fairgrounds Demographics ....................................................................... 7 Where Do Users Come From? ................................................................. 7 What are the User Characteristics? ......................................................... 9 What Do Users Like To Do? ................................................................... 10 Fairgrounds Business Plan ........................................................................ 11 Hire a Capable Staff ................................................................................ 11 Bring in New Business ............................................................................. 11 Raise Essential Capital ............................................................................. 12 Fairgrounds Renovation Plan .................................................................... 13 Tasks Needed to Renovate the Fairgrounds ........................................... 14 Prepare Landscaping and Architectural Plans ....................................... 14 Cleanup and Beautify the Grounds ....................................................... 16 Study Solar Power ................................................................................. 16 Upgrade Fairgrounds Signage ............................................................... 16 Repair, Revitalize, and Replace Buildings .............................................. 17 Handle Storm Water and Bluffs ............................................................ 17 Upgrade Both Kitchens .......................................................................... 18 Improve RV Park and Campgrounds ..................................................... 18 Improve and Add Parking ...................................................................... 18 Add a Roof to the Arena and Improve the Footing ............................... 21 Provide Shelter and Care in Emergencies ............................................. 21 Using a Volunteer Work Force ................................................................ 21 Port of South Whidbey Page iii January 12, 2016 Fairgrounds Vision and Plan FAIRGROUNDS FINANCIAL PROJECTIONS ................................................... 23 Capital Investment .................................................................................... 23 Possible Capital Investment Estimates ................................................... 24 Fairgrounds Revenue ................................................................................ 26 RV Park and Campgrounds ..................................................................... 26 Major Art Exhibit ..................................................................................... 29 Major Swap Meet / Garage Sale ............................................................. 29 Major Music Concerts and Festivals ....................................................... 30 Weddings ................................................................................................ 30 Smaller One‐Building Events ................................................................... 31 Full Fairgrounds Events ........................................................................... 32 Building Rental ........................................................................................ 32 Kitchen Rental ......................................................................................... 33 Boat and RV Storage ............................................................................... 33 4‐H Programs .......................................................................................... 34 Equestrian Events ................................................................................... 34 Annual Fair .............................................................................................. 34 Miscellaneous Income ............................................................................ 35 Fairgrounds Expense ................................................................................. 36 Payroll Expense ....................................................................................... 36 Utilities Expense ...................................................................................... 36 Marketing Expense ................................................................................. 37 Tax Expense ............................................................................................ 37 Other Expense ......................................................................................... 37 APPENDICES ................................................................................................ 45 A. Fairgrounds Buildings .......................................................................... 47 B. CERB Requirements ............................................................................ 65 C. Relevant Property Information ........................................................... 73 D. Sources of Possible Grants and Loans ................................................ 77 Port of South Whidbey Page iv January 12, 2016 Fairgrounds Vision and Plan List of Tables Table 1: Cumulative Projected Loss or Surplus ....................................................... 3 Table 2: Possible Capital Investment Estimates ..................................................... 3 Table 3: Attendance Distribution by ZIP Code ........................................................ 8 Table 4: Interest in Events .................................................................................... 10 Table 5: Vision Paths ............................................................................................. 12 Table 6. Possible Implementation Task Scenarios ................................................ 15 Table 7: Estimated Capital Investment Scenarios ................................................ 25 Table 8: RV Park Revenue stream ......................................................................... 28 Table 9: Major Art Event Revenue ........................................................................ 29 Table 10: Major Swap Meets and Garage Sales Revenue .................................... 30 Table 11: Major Music Concerts and Festivals Revenue ...................................... 30 Table 12: Weddings Revenue ............................................................................... 31 Table 13: Receptions and Smaller Events Revenue .............................................. 32 Table 14: Full Fairgrounds Events Revenue .......................................................... 32 Table 15: Building Rental Revenue ....................................................................... 32 Table 16: Kitchen Rental Revenue ........................................................................ 33 Table 17: Boat and RV Storage Revenue .............................................................. 34 Table 18: 4‐H Program Revenue ........................................................................... 34 Table 19: Equestrian Revenue .............................................................................. 35 Table 20: Annual Fair Revenue ............................................................................. 35 Table 21: Miscellaneous Revenue ........................................................................ 35 Table 22: Fairgrounds Financial Projection – Conservative ................................. 38 Table 23: Fairgrounds Financial Projection – Middle‐of‐the‐Road ....................... 40 Table 24: Fairgrounds Financial Projection – Aggressive ..................................... 42 Table 25: List of Fairgrounds Buildings and Areas ................................................ 47 Table 26: Fairgrounds Plan Jobs Creation—Conservative ................................... 69 Table 27: Fairgrounds Plan Jobs Creation—Middle‐of‐the‐Road ........................ 70 Table 26: Fairgrounds Plan Jobs Creation—Aggressive ........................................ 71 Port of South Whidbey Page v January 12, 2016 Fairgrounds Vision and Plan List of Figures Figure 1: Cumulative Projected Loss or Surplus ..................................................... 3 Figure 2: Possible Capital Investment Estimates .................................................... 3 Figure 3: Attendee ZIP Code Distribution ............................................................... 8 Figure 4: Median Age .............................................................................................. 9 Figure 5: Educational attainment ........................................................................... 9 Figure 6: Mean Income ........................................................................................... 9 Figure 7: Event Interest ......................................................................................... 10 Figure 8: Fairgrounds Current and Potential Parking Areas ................................. 19 Figure 9: Kwarsick 30 Vehicle RV Park Plan .......................................................... 26 Figure 10: RV Park / Campground Growth ........................................................... 27 Figure 11: September 2015 Fairgrounds Wedding ............................................... 31 Figure 12: Thanksgiving Dinner in the Pole Kitchen and Dining Room ................ 33 Figure 13: Fairgrounds Financial Projection – Conservative ................................ 39 Figure 14: Fairgrounds Financial Projection – Middle‐of‐the‐Road ..................... 41 Figure 15: Fairgrounds Financial Projection – Aggressive .................................... 43 Figure 16: Island County Fairgrounds from Google Earth .................................... 48 Figure 17: Fairgrounds Current and Potential Parking Areas ............................... 75 Port of South Whidbey Page vi January 12, 2016 Fairgrounds Vision and Plan ACKNOWLEDGEMENTS InpreparingthisplanIhavereceivedsubstantialassistanceintermsofinsight,
knowledge,andinformationaswellasmanysmallandlargekindnesses.Forallofit
Iammostgrateful.Theplancouldnothavebeendonewithoutit.Amongthose
responsibleforthisverygreathelpare:
CurtGordon
Chairman,PortofSouthWhidbey
EdHalloran
Commissioner,PortofSouthWhidbey
JackNg
Commissioner,PortofSouthWhidbey
AngiMozer
Exec.Dir.,PortofSouthWhidbey
MeleneThompson
FairgroundsPropertyManager
JimLux
FairgroundsMaintenanceManager
HelenPrice‐Johnson
Commissioner,IslandCounty
JasonKalk
FairAssociationPresident
WendySundquist
FairAssociation
RayGabelein
FairAssociation
GwendyGabelein
FairAssociation
DianeDivelbess
FairAssociation
VirginiaKeck
FairAssociation
CarolCoble
FairAssociation
KileyGrant
FairAssociation
KimLarson
4‐H
SandeyBrandon
RetiredFairgroundsManager
DanOllis
Owner,WhidbeyCoffee
FredMcCarthy
RetiredMayorofLangley
TimCallison
Mayor,CityofLangley
MichaelDavolio
RetiredPlanner,CityofLangley
KathyMcLaughlin‐McCabe
Exec.Dir.,GoodCheer
DamianGreene
SouthWhidbeySchoolBoard
RonNelson
Exec.Dir.,IslandCountyEDC
HarrisonGoodall
Historian
RobertLowery
StructuralEngineer
GregGillis
Builder
RickBrown
Architect
PaulSamuelson
Port of South Whidbey Page vii January 12, 2016 Fairgrounds Vision and Plan LarryKwarsick
TimLawrence
WSUExtensionAgent
ElaineMarlow
BudgetDirector,IslandCounty
RustyPalmer
Chief,SouthWhidbeyFire/EMT
BobMcCaughn
BuildingInspector,CityofLangley
FrankMestemacker
SeattleCentralCommunityCollege
WaltBlackford
PugetSoundEnergy
ToddWilliams
President,eCameron,Inc.
TomBaenen
RetiredPresident,GreenbankFarm
PageGilbert‐Baenen
KathleenLandel
RonDonovan
CaroleMatthews
InadditionIwaskindlyhostedbysevenfairgrounds,theirmanagersandstaff:
EvergreenStateFairgrounds,HalGausman,Manager,Monroe,WA
JeffersonCountyFairgrounds,BillMcIntire,President,PortTownsend,WA
ClallamCountyFairgrounds,ShariLoffrida,Manager,PortAngeles,WA
SkagitCountyFairgrounds,AricGaither,EventCoordinator,Mt.Vernon,WA
Stanwood‐CamanoFairgrounds,BelindaRoyal,Manager,Stanwood,WA
NorthwestWashingtonFairgrounds,JimBaron,GeneralManager,Lynden,WA
KittitasValleyEventCenter,MickeyWebb,Director,Ellensburg,WA
ToallIsendaheartfeltthanks!
Port of South Whidbey Page viii January 12, 2016 Page 1 of 90 A VISION FOR THE ISLAND COUNTY FAIRGROUNDS AND A PLAN TO ACCOMPLISH IT VISION AND OVERVIEW TheIslandCountyFairgroundsisauniqueandvaluablecommunityassetthatprovides
WhidbeyIslandwiththespace,buildings,andinfrastructuretocarryouttheWhidbeyArea
Fair,theprogramsof4‐H,andprovidesopportunitiesforeconomicdevelopment.Atthe
heartoftheFairgroundsisrespectforitsheritageandhistoricbuildingsandtheunique
ruralcharacterandenvironmentofWhidbeyIslandandtheCityofLangley.
DuringthenexttenyearstheIslandCountyFairgroundswillbecomeanattractiveand
vibrantcommunitygatheringplaceforrecreation,education,andentertainmentinaddition
tohostingtheWhidbeyAreaFairandmany4‐Hactivities.Itwillalsobeanactivesourceof
economicenhancementandstimulationfortheareawhilebecomingfinanciallyindependent.
Indoingthisitwillretainpublicrespect,thehistoricpreservationofitsbuildings,and
exemplifyallthebestofWhidbeyIsland.
TheFairgroundsattheendofthisplan,in2025,willhave:
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AnenhancedWhidbeyAreaFairbringinginincreasinglymorefairgoersandrevenue
withrenovatedbuildings,enhancedandbeautifiedgroundswithacommonthemeand
“look,”anupgradedRVPark,andimprovedparking.
Frequent,exciting,andinvitingeventsincludingmusicfestivals,garageandyardsales,
wineandcheesetasting,gardeningshows,autoshows,andfarm‐to‐tableeventson
attractivegroundsandinappealing,heatedbuildings.
Manyequestrianeventsandotheroutdoorexhibitsinamultipurposearenawith
improvedarenafooting.
Numerousweddings,receptions,parties,conferences,andexhibitsinrenovated,heated
buildings.
AnattractiveRVParkandCampgroundswithitsownbathroomfacilitiesandimproved,
winterizedhookupswith50amppower,water,andsewerforallRVs.
Adequateautoparkingthatprovidesagoodrevenuesource.
Increasedbuildingandgroundsrentalwithfulltimeuseofbothcommercialkitchens
andlongertermleasesforseveralofthebuildings.
Acommittedanddedicatedvolunteerworkforce(similartoHeartsandHammers)that
willdrawthecommunityclosertotheFairgroundsandhelpwithmaintenanceneeds.
Afacilityavailabletothegeneralpublicforshelterandcareduringemergencies.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 2 of 90 TheplantofulfillthisvisionfortheFairgroundscanbesummarizedinfourmajorefforts:
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Acquiringfundsnecessaryforcapitalandoperatingneedsinordertorenovatethe
Fairgroundsandbringituptowhereitneedstobetoattractevents,activities,and
rentalsforseveralareasofthebuildingsandgrounds.
FindingandhiringaFairgroundsmanagerofconsiderabletalentandskill,motivatedto
fulfillthisvision,experiencedineasilyworkingwithandmanagingothersaswellas
withsignificantprojects,andabletomanagethegrowthoverthecomingyears.
Carryingoutamajormarketingcampaignwhileenlistingthesupportandbackingof
thecommunityandbringinginsubstantialnewbusinesswithcommunityforums,a
newwebsite,socialandtraditionalmediatools,andpublicrelationsefforts.
Creatingdetailarchitecturalandlandscapingthemesandplans,andundertakingthe
workcalledforinthoseplansforanextensiveupgradeoftheFairgroundswhile
keepingmanyofthebuildingsandrespectingthehistoricalheritageofthegrounds.
Sinceitsinception,theFairgrounds’majorfocushasbeentheannualFair,4‐Hprograms,
andequestrianevents.Thebuildingsandinfrastructurewereconstructedforthose
purposesandthathasbeentheirprimaryuse.OverthelastnumberofyearstheFair,4‐H,
andsporadicotheruseshavenotprovidedtheincomeneededtomaintainthebuildings
andtheCountyhasbeenunabletomakeupthedifference.Asaresult,thebuildingshave
increasinglyfallenintodisrepairandsomeoftheproposednewusesrequirechanges,
includingremodeling,heating,andelectricalwork.
Reversingthistrendwillbeaccomplishedinstagesoveraperiodoffivetotenyears
dependingonhowquicklythemoneycanberaised,theworkcanbedone,andthesuccess
ofthemarketingeffort.Inallcases,absentsomemajorwindfall,theFairgroundswill
operateatalossfortwoormoreyears,andrequireamajorcapitalinvestment.
Tocompensatefortheunknownsinimplementingthisplan,asjustdescribed,three
alternativefinancialprojectionsandcapitalinvestmentestimateshavebeenprepared
coveringconservative,middle‐of‐the‐road,andaggressiveprojectionsandestimates.Table
1andFigure1showthecumulativelossorsurplusovertenyearsforeachofthe
alternates.Also,asignificantcapitalinvestmentwillneedtobemadetorenovatethe
FairgroundsasshownwiththreepossiblecapitalinvestmentestimatesinTable2and
Figure2.Thedetailbehindthesenumbersisdiscussedlaterinthisdocumentinthe
FairgroundsFinancialProjectionssection.
Thenumbersintherevenueandexpenseprojectionsandespeciallyinthecapital
investmentestimatesareonlyrepresentativeofpossibleoutcomesandarenotstatements
ofwhatnecessarilywillhappen.Thecapitalinvestmentsinparticulararesubjectto
financing,inflation,andpriorityatthetimetheyareconsidered.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 3 of 90 Table 1: Fairgrounds Cumulative Loss or Surplus
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
Conservative
$ (70,379) $ (142,588) $ (206,576) $ (228,105) $ (206,921) $ (102,434)
Middle of the Road $ (54,180) $ (121,799) $ (164,206) $ (165,798) $ (121,482) $ 14,563
Aggressive $ (73,909) $ (132,992) $ (162,845) $ (114,775) $ 11,365 $ 228,232 Figure 1: Fairgrounds Cumulative Loss or Surplus
$300,000
$200,000
$100,000
$‐
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
$(100,000)
$(200,000)
$(300,000)
Conservative
Middle of the Road
Aggressive
Table 2: Possible Capital Investment Estimates
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
Conservative $ 150,000 $ 380,000 $ 655,000 $ 805,000 $ 1,805,000 $ 1,855,000
Middle $ 280,000 $ 725,000 $ 1,600,000 $ 3,100,000 $ 4,150,000
Aggressive
$ 380,000 $ 1,450,000 $ 3,850,000 $ 5,900,000
Figure 2: Possible Capital Investment Estimates $7,000,000
$6,000,000
$5,000,000
$4,000,000
$3,000,000
$2,000,000
$1,000,000
$‐
Year 1
Year 2
Year 3
Conservative
Year 5
Middle
Year 7
Year 10
Aggressive
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 4 of 90 Carryingoutthisplanwillrequiresignificantdedicationtothevisionandadherencetothe
planbyalltheindividualsinvolvedwiththisproject,butmostimportantlybythe
FairgroundsManager.Itwillalsotakesignificantperseverance.ThelinesinFigure1may
lookencouraging,butinrealitythatsmoothpathseldomhappensandallinvolvedhaveto
bereadyforsomelowsalongwiththehighs.TheFairgroundsisacomplexentitywith
buildingsapproaching80yearsoldandmanypassionatepeoplewhohaveinvestedagood
partoftheirlivesintoit.Witheffortandcareandawillingnesstoworkthroughunknown
butprobableroadblocks,thevisiondescribedherecanbeachievedandprovideWhidbey
Islandwithanassetofsubstantialvalue.
ThegreatestbenefitofthisplanistheeconomicimpactitwillhaveonWhidbeyIsland,the
SouthWhidbeycommunity,theCityofLangley,andontheFairgroundsitself.Asthe
Fairgroundsactivitiesandrevenuegrow,itwillneedtoaddstaffandmorepeoplewillbe
drawntoWhidbeyIsland,SouthWhidbey,andtheCityofLangley,increasingtaxdollars,
theuseofhotels,motels,inns,andB&Bs,aswellasrestaurants,drinkingestablishments,
shops,andotherestablishments.Thisinturncausestherelatedestablishmentstoadd
employeesandcreatenewestablishments,withsignificanteconomicimpacttoallinvolved.
Thisimpact,whichcreatesatitspeakover113jobsisshowninthetablesinAppendixB.
ThecurrentleaseeoftheFairgrounds,thePortofSouthWhidbey,isinastrongpositionto
overseetheFairgroundsthroughouttheimplementationofthisplanbecause:
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Itsprimarymissioniseconomicdevelopmentanditcanseetheimportanceofthe
Fairgroundsasapartoftheoverallcommunity’seconomicdevelopment.
Itsmanagementstructureisheadedbyelectedofficials.
Ithasanon‐goingorganizationalstructurewithlegalresponsibilitiesaccountabletothe
public.
Ithastaxingauthorityandtheabilitytoraisefundsthroughtaxinganddebt
instrumentstiedtotaxing.
ItisindependentoftheWhidbeyArea/IslandCountyFairanditshistory,oranyother
organization,andthereforeabletobemoreneutralinitsperspectives.
Thereturnontheverysizableinvestmentproposedinthisplanisthatthecommunity
assetthatistheFairgrounds,isrestoredandre‐invigoratedforthecommunity’suseand
enjoyment.Acommunityneedsinvitingandenjoyablegatheringsitesofvarioussizesand
qualities.Thevisionthatisthefoundationofthisplanistoprovidesuchacommunitysite
attheFairgrounds.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 5 of 90 PLAN IMPLEMENTATION TheFairgroundsPlanisthemeansofrealizingthevision.Ithasthreecomponents:
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Amarketingplan
Abusinessplan
Arenovationplan
Theimplementationofthesethreeplanswillproducetheprojectedfinancialresultsand
capitalneedsdescribedintheFairgroundsFinancialProjectionslaterinthisdocument.
Fairgrounds Marketing Plan EffectivemarketingandpromotionoftheFairgroundsisasimportantasanythingelseto
bedone.ThroughmarketingpeoplecanlearnabouttheFairgroundsandbecomeawareof
itsresourcesandstrengths,aswellasitsactivitiesandopportunities.Itisthewaythatthe
Fairgroundscommunicateswiththegreatercommunityandiscommunicatedabout.
ThepurposesofFairgroundsmarketingare:
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ToimprovethegeneralawarenessoftheFairgroundsanditsresourceswithan
underlyingaimtoestablishanappreciationforandacommunityownershipinthe
Fairground.
TocreateaninterestintheFairgroundsevents,buildings,andactivities.
TobringpeopletotheFairgroundsforallthatitoffers.
Tocreatepartnershipsandallianceswithotherbusinessesandresourcesformutual
benefit.
Marketingwillbeintwoforms:
General Marketing GeneralmarketingandpromotionoftheFairgroundswillbedonetobringinevent
planners,full‐Fairgroundsevents(wheremultiplebuildingsandsitesareused),
communityactivitiessuchasmeetings,receptions,andotherbuildinguses,andtointerest
peopleinvolunteeringontheFairgrounds.Generalmarketingwillhavethesecomponents:
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AninteractivewebsitethatpromotesallaspectsoftheFairgroundswithpagesonits
history,buildings,activitiesofitsfulltimerenters,andmajoreventsputonbythe
Fairgroundsitself.Itwillincludeacalendarofeventsandactivities,ablog,linksto
relatedwebsites,meanstocommunicate,andalertsandspecialnotices.
AcomprehensivesetofsocialmediatoolsincludingaFairgroundsFacebookpage,
TwitterandInstagramfeeds,blogs,ande‐mailblasts.
Port of South Whidbey January 12, 2016 
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Fairgrounds Vision and Plan Page 6 of 90 Fulluseoftraditionalmediaincludingnewspaperandmagazinearticlesandads,as
wellasoutdooradvertisingintheformofsignageandbanners.
Publicrelationseffortsincludingholdingpublicforums,discussiongroups,andfocus
groups,aswellasbuildingpartnershipsandotherrelationshipsandparticipatingin
communityactivities.
Thepublicforums,discussiongroups,andfocusgroupswillbeusedtoexplaintheplan,
listentothepublic,gettheirfeedback,seekpublicacceptance,andgenerallyinvolvethe
publicintheFairgroundsanditsrestoration.Itwillalsobeusedtoinvolvethepublicinthe
FairgroundsvolunteerworkforceandgetideasforalternativenamesfortheFairgrounds
andforthevolunteergroup.
Inthisplan“Fairgrounds”hasbeenusedtorefertotheproperty,buildings,and
infrastructure,butanewnamemightbesoughtthatwillbemoreresonantwiththe
broadercommunityuse.Anewnamewillbestowadifferentimageandexpectationstothe
site.
Targeted Marketing TargetedmarketingwillbedonetobringinRVparking,weddings,Equestrianactivities,
useofthecommercialkitchens,andFairgroundssponsoredevents.Targetedmarketing
willhavethesecomponents:
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TargetedwebpagesfortheRVPark,thecommercialkitchens,andeventusageofthe
buildings,thearena,andgrounds,alltiedtoaninteractivecalendar,andaone‐source
reservationsystemthateventuallyincludesevent,ferry,andparking/RVfees.
PostingonFacebook,Twitter,andInstagram,aswellasblogentriesande‐mailblasts
thataddressrelatedtargetmarketsandbothopportunitiesandeventsonthe
Fairgrounds.Theselinkdirectlytothespecificwebpagesabouttheevent.
Magazine,newspaper,andplacedbrochureadvertisingforparticulartargetmarkets
suchasRVandmotorcycleclubs,equestriangroups,autoclubs,andvariouscollector
groups.
AttendvariouseventsandgatheringstopromotetheFairgroundsinanumberof
groups,suchasbridalshows,equestrianmeetings,autoandRVclubs,andamyriadof
communitygroups.
EntriesandlinkstootherWhidbeyIslandwebsitesincludingchambersofcommerce,
visitorbureaus,andothersupportingentities.
Marketing Tasks ThespecificmarketingtasksthatareneededtoadequatelypromotetheFairgrounds
include,intheorderoftheirimportance:
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Fairgrounds Vision and Plan Page 7 of 90 Explainthisplantothecommunitythrougharticles,communityforums,individual
meetings,andholdingapartyonthegroundstoacquaintpeoplewiththeproperty.
Createafirstclasswebsitewiththenecessarypagesandrequiredapplicationsfor
eventandactivitypromotionwithanalertsystem(emailforupcomingevents),RVPark
andeventpromotionandreservations,kitchenandspaceschedulingandrental,and
linkstotheFair,thePort,andtolong‐termtenants’sites.
BuildasocialmedianetworkwithaFacebookpage,TwitterandInstagramfeeds,blogs,
andemailblasts.
Generatetraditionalmediaadvertisingforlocalandregionalnewspapersand
magazinesincludingwritingorpromptingthemforarticles.
PreparesignageandbannersfortheFairgroundsandtheCityofLangleytopromotethe
groundsandeventsitoritslong‐termtenantsaresponsoring.
DevelopbrochuresfortheFairgroundsRVPark,weddingvenue,sponsoredevents,and
equestrianfacilities,andplacethesebrochuresonferries,B&Bs,hotels,motels,and
restaurants.
Attendshowsandexhibitions,suchasweddingshowsandequestriangatherings,to
promotetheFairgroundsvenue.
Participateandworkwithotherlocalandgovernmentalorganizationstosupporttheir
efforts,taptheirresources,developpartnershipsandsynergisticrelationships,and
reachsharedaudiences.
ThroughouttherejuvenationoftheFairgrounds,marketingwillrecognizeandpromotethe
manychangestotheFairgroundssuchasbeautification,heatingofbuildings,added
parking,RVParkandcampgroundsupgrade,andthecoveringofthearena,tobuildon
thoseaccomplishments.
Fairgrounds Demographics ForFairgroundsmarketingtobeeffectiveitmustfullyunderstandandfocusonthepeople
andorganizationswhowilluseit.TheFairgroundsislocatedonthesouthendofWhidbey
IslandwithintheboundariesoftheSouthWhidbeySchoolDistrictandtheCityofLangley.
Tounderstandthepeoplewhomightattendeventsandparticipateinactivitiesatthe
Fairgrounds,anumberofsourceswerereviewedandseveralsurveysweretakento
answerthreequestions:wheredothesepeoplecomefrom,whataretheircharacteristics,
andwhatdotheyliketodo.
Where Do Users Come From? ThefirststepwastoseewherepeoplewhohaveormightvisittheFairgroundscomefrom
bycollectingtheirZIPcodes.Thiswasdonethroughsurveystakenatthe2015Whidbey
AreaFair,the10‐17‐2015BayviewFarmersMarketandthe10‐24‐2015BayviewMutt
Strut.ThedistributionofZIPcodesinthesethreesurveysisshowninTable3andFigure3.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 8 of 90 Table 3: Attendance Distribution by ZIP Code South Whidbey Central Whidbey North Whidbey Bellevue, Kirkland Seattle Everett, Skagit Co. All Other Fair 51% 9% 10% 3% 8% 3% 16% Market 59% 5% 1% 7% 13% 5% 11% Dogs 75% 12% 6% 2% 0% 4% 2% Figure 3: Attendee ZIP Code Distribution 80%
70%
60%
50%
40%
Fair
30%
Market
20%
Dogs
10%
0%
South Central North Bellevue, Seattle Everett, All Other
Whidbey Whidbey Whidbey Kirkland
Skagit
Co.
Approximately50%ofthepeoplewhousetheFairgroundscomefromtheSouthWhidbey
IslandareadefinedbytheClinton,Langley,andFreelandZIPcodes,approximatingthe
SouthWhidbeySchoolDistrict.Inthe2010Censusthisareahadapopulationof15,336and
agrowthof0.95%peryear.1
Approximately20%ofFairgroundsuserscomefromtheremainderofWhidbeyIsland,the
areanorthofSouthWhidbeydefinedbytheGreenbank,Coupeville,andOakHarborZIP
codesandtheCoupevilleandOakHarborschooldistricts.Thetotal2010Census
populationforthisareais47,509withagrowthof0.75%peryear.
Theremaining30%ofFairgroundsuserscomefromofftheisland,abouthalffromthe
greaterPugetSoundarea,includingthecitiesofEverett,Bellevue,andSeattle,andthe
remainderfromallotherareas.ThevastmajorityofthesecometotheIslandviathe
WashingtonStateferryfromMukilteotoClinton.ThetotalMukilteo‐Clintonridersin2014
were3,834,967,2ofwhichthepercentageofwestboundriderstravelingforrecreational
1
2
Source: 2010 Census from the U.S. Census Bureau’s American FactFinder Source: Washington State Ferries annual 2014 Traffic Statistics Rider Segment Report dated 1/22/2015 Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 9 of 90 purposesis28%,representing1,108,268ridersor“visitors”totheisland.Ofthesevisitors,
roughly60%,or665,000,3stayinSouthWhidbey.Thisisgrowingatabout0.5%peryear.
Insummary,usingtheprojectedgrowthrates,the2016populationfromwhichthe
Fairgroundscandrawvisitorsis:



50%fromSouthWhidbeyIslandwith16,230people,growingat0.95%/year
20%fromtherestofWhidbeyIslandwith49,680people,growingat0.75%/year
30%fromvisitorsofftheClintonferrywith670,632people,growingat0.43%/year
Whilethesegrowthratesdonotseemlarge,theexistingpopulationsarestilllargeenough
togetsignificantgrowth.
What are the User Characteristics? TohelpdeterminethetypesofeventsandactivitiestobeheldontheFairgroundsandhow
toaimthepromotionofthoseevents,bothintermsofthetypeofmediatouse,aswellas
thecontentofthemedia,thefollowingdemographicswerereviewed.
AstudywasdoneforthePortofSouthWhidbeybyBSTAssociatesin2013usingthedata
intheU.S.2010Census(thegeographicareaofthePortofSouthWhidbeyisapproximately
thesameastheSouthWhidbeySchoolDistrictandtheZIPcodesofClinton,Freeland,and
Langley).Amongtheirfindingsare:
ThemedianageisolderinthePort’s
areaat52.7years,comparedto43.2in
IslandCounty,and37.1inWashington
State.
60
43.2
37.1
52.7
40
20
0
Washington
State
Figure 4: Median Age Island County
Port of South
Whidbey
Theeducationalattainmentisgreater
inthePort’sarea,with76%havingsome
college,vs.71%inIslandCounty,and
66%inWashington.
80%
75%
70%
65%
60%
76%
71%
66%
Washington Island County Port of South
State
Whidbey
Figure 5: Educational attainment ThemeanincomeisgreaterinthePort’s
areaat$78,506peryear,comparedto
$71,283inIslandCounty,and$76,504in
Washington.
Figure 6: Mean Income
$80,000
$78,506 $76,504
$71,283 $75,000
$70,000
$65,000
Washington Island County Port of South
State
Whidbey
3
Source: Washington State Ferries 2013 Origin‐Destination Travel Survey, dated August 2014 Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 10 of 90 What Do Users Like To Do? Insurveysdoneduringthe2015ChoochokamandWhidbeyAreaFair,peoplewereasked
whatkindofeventswilldrawthemtotheFairgroundsoutsideoftheFair.Atotalof1307
voteswerecastwiththeresultsshowninTable4andFigure7.
Table 4: Interest in Events Event Music Concert Garage & Yard Sale Wine & Cheese Gardening Show Antiques Show Holiday Bazaar Auto Show Dog Show Major Art Exhibit Bicycle & Cycling Guns and Ammo Gourmet Dinner Votes 211 130 128 124 113 105 100 92 82 78 77 67 1307 Figure 7: Event Interest Percent 16% 10% 10% 9% 9% 8% 8% 7% 6% 6% 6% 5% Music Concert
Garage Sale
Wine & Cheese
Gardening Show
Antiques Show
Holiday Bazaar
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 11 of 90 Fairgrounds Business Plan Thesuccessofthebusinessplandependsonthreetasks:
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Hireacapablestaff.Evenwiththebestplan,ifthestaffisnotuptomakingithappen,it
won’twork.Sothistask,whichhastobethefirstone,isreallythemostimportantone.
Bringinnewbusiness,whichiscriticaltotheabilityoftheFairgroundstobecome
financiallyindependent.This,ofcourse,insomecases,isdependentonrenovatingthe
Fairgroundstoattractthenewbusiness.
RaiseessentialcapitaltofundtherenovationsoftheFairgroundsanditsbuildings,
whichisnecessarytoattractnewbusinessesandtoreducemaintenancecosts.
Hire a Capable Staff Toaccomplishtheworkandbringinthenewopportunitieswillrequireunique,highly
skilledindividualstocarryitoutandexceptionalcooperationamonganumberof
organizations.TheStateofWashington,IslandCounty,theCityofLangley,thePortofSouth
Whidbey,andtheIslandCountyFairAssociationmustworktogetherandintheclosest
possibleharmonytorealizethiscommonvision.ThepersonmanagingtheFairgrounds
musthaveoutstandingskillstofacilitatebringingtheseorganizationstogetherwhile
focusingonaccomplishingthetasksneededtofulfillthevision.Hiring,motivating,and
retainingthebestpossiblemanagementandstaffwillalsoresultin:
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Providingexcellentcustomerservice
Maintainingthebuildingsandgroundssotheylookandfunctiontheverybestpossible
Handlingfinancestoprudentlymaximizerevenueandminimizeexpenses.
Bring in New Business TheFairgroundshasnumerousnewandexistingFairgroundsbusinessopportunitieswith
economicpotential,includingthefollowing:
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RentalofRV/Campgroundsites
Majorneweventsincludingfestivals,expositions,conferences,andshows
Communityswapmeets,garagesales,andyardsalescombinedwithfoodandbeverage
sales
Smallereventssuchasweddings,receptions,auctions,andparties
Rentalofbothkitchentimeandavailablebuildingspace
Revenueopportunitiesfrom4‐H,equestrianactivities,andtheFair
Therearefourpossiblepathsoverthenexttenyearsthatcanbefollowedbythe
Fairgroundstorealizetheseopportunities,onlythreeofwhichaccomplishthevisionto
varyingdegrees.TheseareshowninTable5:
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 12 of 90 Table 5: Vision Paths As Is Make few changes to the Fairgrounds; handle only urgent needs Focus on the Fair and 4‐H and do not significantly add other revenue streams Continue the current trend of increasing losses Require very little capital investment Require increasing funding from outside the Fairgrounds Conservative Middle Slowly implement changes, putting off major changes until later years Bring in the easiest revenue items first, putting off events requiring more extensive changes Begin to turn around the Fairgrounds’ losses, but don’t achieve positive income until the seventh year Require little capital investment at first, but growing over the ten years Slowly decrease outside funding Implement changes more rapidly, spreading work out over seven years As changes are made, bring in new revenue activity on a more even basis. Quickly implement changes completing planned changes by year five Bring in new revenue at a rapid pace as changes are made Aggressive Turn around the Fairgrounds’ losses so that positive income is achieved in the sixth year Require a relatively constant level of capital investment over seven years Rapidly decrease outside funding, ending in year five Turn around the losses so that positive income is achieved in the fourth year Require all capital investment in the first five years Require outside funding only in the first‐three years. Allthreepathsthatleadtofulfillingthisvisionmust:
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ImplementtheMarketingPlandescribedearlier
UsetheMarketingPlantogainthesupportofthecommunityandbringinnewevents,
activities,andrentalsthatcanbereasonablycarriedoutontheFairgroundstoimprove
itsrevenue
MakethechangesneededtotheFairgroundsbuildingsandgroundstoattractthe
incomeenvisioned,asdescribednextintheFairgroundsRenovationPlan
Prioritizethechangesaccordingtotheurgencyofthechangeandtheexpectedimpact
onrevenue.
Raisethefundsneededtobothmaketheneededchanges,aswellascoverthe
intermediatelosseswhiletheFairgroundsisbroughtuptoself‐sustainability.
Raise Essential Capital SincetheFairgroundsdoesnotandwillnotforseveralyearsmakeenoughmoneyto
supportitself,letalonerefurbishandrenovateitsbuildingsandgrounds,themoneytodo
thatmustberaisedasoneofthefirstessentialtasks.Thereareanumberofsources
includingStateandFederalgrantsandloans,ofwhichtheFairgroundsqualifiesfora
number(seeAppendixDforalistofpossiblegrantsandloans),Countyfunds,Porttax
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 13 of 90 money,variousdebtinstrumentsthroughthePort,andfunddevelopmentincluding
donations,privategrants,capitalprojects,buildingsponsors,specialevents,and
endowments.Anumberofthesesourcesneedtobeworkedtogethertoseewhichoneswill
besuccessfulandbringinmoneyassoonaspossible.Also,severaljoint‐sourcesmaybe
neededtocoverlargerprojects.Slightlymitigatingthisneedistheplantouseavolunteer
workforceonasmanyprojectsaspossible.SeethediscussionofthisinFairgrounds
RenovationPlannext.
Fairgrounds Renovation Plan TheFairgrounds,overthelastseveraldecades,hasnotmadeorreceivedenoughmoneyto
properlymaintainandbringthebuildingsandgroundsuptodate.Also,thenecessary
effortandmoneyhasnotbeenexpendedtobringinnon‐Fairusersandeventsthatwill
helpthefinancialsituation,andthedeteriorationofthegroundshasnotsupportedthat.
ManyofthebuildingswerebuiltforaspecialpurposeduringtheFairandhaveverylimited
useandincomeabilitytherestoftheyear.Manyofthebuildingswerebuiltinexpensively,
causingthemtohaveashorterlifecycleandanumberareendingtheirlifespan.
Thesmallsizeofthegroundshasputseriouslimitationsontheavailableparking,andthus
thesizeofevents.Likewise,thesizeandconditionoftheRVParkhasdiminishedthelevel
ofincomeitcansupport.
Finally,theLangleyandSouthWhidbeycommunityhasnotseenthediamond‐in‐the‐rough
thatistheFairgroundsandtakenownershipinit.
ToovercomethissituationandupgradetheFairgroundstowhereitwillaccomplishthe
visionwillrequireaccomplishingmanyofthefollowingtasksinapproximatelytheorder
given:
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Preparelandscapingandarchitecturalplanstocreateacohesivevisionforwhatwillbe
implementedfortheentireFairgroundsoverthetermofthisplan.
Cleanupandbeautifythegroundswithlandscapingandpainting,includingtrimmingor
removingthetreesthatoverhangthepropertyandbuildingsonthewestside.
ConductastudyonbringingsolarpowertotheFairgrounds.
ImprovetheFairgroundssignagetopromotethefeaturesandeventsonthegrounds.
Repairandrevitalizesomeofthebuildingsandinfrastructure,aimingtoaccommodate
multipleuseswherefeasible.
Handlestormwaterrunoffanddrainage,andbluffstabilization.
Upgradebothkitchenswithadditionalrefrigerationandotherequipmentincluding
dishwashers,slicers,andmixers.
Addinsulationandheattoseveralbuildings.
Addrestroomswithshowersandyear‐aroundwaterhookupstotheCampgrounds.
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
Fairgrounds Vision and Plan Page 14 of 90 Improveandaddtothecampgrounds50Amppower,water,andsewerhookupsand
moresites.
Improveandaddparking.
Addotherrestroomsasneededfortheincreasedattendanceatevents.
Replacebuildingsthatareendingtheirusefullifewithmultipurposebuildingsthatnot
onlyhandlethepreviousfunctionsbutotherfunctionsthatwillbringinrevenue.
Addaroofoverthearenaandbleachers,andimprovethearenafooting,thegroundthat
makesupthearenafloor.
Upgradethefacilitiestoaccommodatecommunityemergencysituations.
Thisworkwillbeaccomplishedthroughacombinationofacommunityvolunteerwork
forceprogram(similartoHeartsandHammers),sponsorships,contributions,andprivate,
County,State,andFederalgrantandloansprograms,andotherfundraisingsources.
TheproposedchangestotheFairgroundslistedabovewillbeimplementedoveraperiod
oftimeoffivetotenyearsdependingontheavailabilityoffundingandthetimetodothe
work.Anoverviewofthreepossiblesetsoftasksandimplementingschedulesisshownin
Table6.
Thetasksidentifiedineachtimeperiodaredividedbetweenthosethatareknownand
thoseyettobedetermined.Theknowntasksareonesthatmustbedoneeitherurgently,
forsafetyorlegalreasons,orbecauseofthepotentialforaddedrevenue.Thereareother
taskswhichhavebeenvaguelyidentified,whichwillbemorepreciselydescribedand
prioritizedinthearchitecturalandlandscapingplansyettobedone.Theseothertasksare
identifiedinTable6as“Generalrenovation#1through#4.”
NotethatwhileTable6andthefinancialprojectionsandestimatesshowsometomany
tasksstartingoffalmostimmediatelyin“Year1,”theymayactuallystartinyear2orlater
duetothetimeitmaytaketohirethemanager,acquirefunding,contractforthe
architecturalandlandscapingplans,andcompletethoseplans.Thisdelayisverypossible
andshouldnotchangetheendresultoftheplanbyyear10.
Tasks Needed to Renovate the Fairgrounds Thetasksthatarelistedaboverepresentabroadrangeofitemsthatmaybedoneto
renovatetheFairgrounds.Someofthethoughtandreasoningofwhythesespecifictasks
arerecommendedisdescribedinthefollowingparagraphs.
Prepare Landscaping and Architectural Plans Asstatedearlierandshownasoneofthefirsttasksineachoftheplanvariantsabove,
procuringlandscapingandarchitecturalplansisaveryimportantfirststeptocarryingout
thisplan.Theplansmakesurethatthereisacommontheme,tiedintotherenovationof
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 15 of 90 Table 6. Possible Implementation Task Scenarios Year Conservative Middle Aggressive Get architectural and landscaping plans. Begin cleanup and beautify; Improve signage; Upgrade kitchens; General renovation #1; Heat Burrier‐west; Handle storm water and bluffs; Renovate Pole dining room; Renovate and remodel Coffman; Renovate Pole dining room; General renovation #2; Year 2 Upgrade kitchens; Add restrooms to General renovation #2; Handle storm water and Campgrounds; Renovate and remodel bluffs; Improve RV layout and Renovate Pole dining room; Coffman; hookups; Add restrooms to Renovate and remodel Heat all of Pole; Campgrounds; Coffman; Renovate restrooms; Improve RV layout and Heat Malone; hookups; Add parking; Heat all of Pole; Add Solar power; Renovate restrooms; Year 3 General renovation #2; General renovation #3; Heat Malone; Add restrooms to Replace Turner and Burrier; Add Solar power; Campgrounds; Cover arena & replace Add parking; Improve RV layout and footing; General renovation #3; hookups; Replace Horse 1, 2, and 3; Renovate restrooms; Year 5 Add Solar power; Replace Turner and Burrier; Replace Cattle and General renovation #3; Grandstand; General renovation #4; Year 7 Replace Cattle and Replace Cattle and Grandstand; Grandstand; General renovation #4; Year 10 General renovation #4; Year 1 Get architectural and landscaping plans. Begin cleanup and beautify; Improve signage; General renovation #1; Heat Burrier‐west; Get architectural and landscaping plans. Begin cleanup and beautify; Improve signage; Upgrade kitchens; General renovation #1; Heat Burrier‐west; Handle storm water and bluffs; thebuildingsandthelandscapingtoenhancethebeautyofthewholefairgroundsandgive
itacohesivefeel.Also,theplanswillincludewaystomakefair‐onlybuildingssuitablefor
alternativeusestoenablethemtoaddrevenueoutsideoftheFair.
Architecturalplansmustuseaspecializedarchitectwhoisfamiliarwithworkingwith
historicbuildingstomakesurerenovationsaretocodeandfollowthehistoricalternations
requirements.Thearchitectneedstomakethebuildingsattractive,safe,secure,andfresh,
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 16 of 90 suggestingwaystomakethemostoutofwhatisalreadytherewhilerecognizingwhen
somethinghastobereplacedorremodeled.
Cleanup and Beautify the Grounds Landscapingandadditionalpaintingofthefacilitiesareamongthemostobviousandleast
expensivewaystomaketheFairgroundsmoreattractiveandinvitingforpeopletoattend
events.Withthelandscapingandarchitecturalplansinhand,landscapingcanbegin.This
willcreateafeelingofchangeandrejuvenation.Landscapingcanalsohelptocreatea
brandbyfollowingathemethroughouttheelementsofthefairgroundsandbuildings,such
as“thevillagebythesea”withanauticaltheme(alsotoreflectthePort)orWhidbeyIsland
NativeAmericanswithPacificNWtotempolesatselectedsitesandnativeartonbuildings.
Landscapingcanprovidemanysmallerprojectsthatcanbedonebyvolunteers(see“Using
aVolunteerWorkForce”laterinthisdocument)andcanaddtosustainabilitywithrain
gardensandplantstoreducewaterrun‐off.ItcanraiseawarenessoftheFair’sdedication
totheenvironmentandbeauty.Itcanhelpstabilizethegroundswithattractivewallsand
plantersincriticalplaces.Thisworkwillalsoincludetrimmingorremovingthetreesthat
overhangthepropertyandbuildingsonthewestsideoftheFairgrounds.
Study Using Solar Power TheFairgroundscurrentlyspendsover$10,000ayearonelectricityanditispossiblethat
thiscouldbeallbuteliminatedbyinvestingapproximately$100,000inasolarpower
installation.Anotherlocalinstitutionhasdonealmostexactlythat.Todetermineifthisis
feasibleandcanmakeagoodreturn,astudyneedstobeconductedatacostof
approximately$3,000.Therearegrantsavailabletodothisstudy,aswellasgrantsand
loansforthepurchaseandinstallationofasolarpowerarray(seeAppendixD).Also,itis
possibleforaninvestmentgrouptopayforthestudyandthepurchaseandinstallationof
thesolararray.InthiscasetheFairgroundswouldgetalmostfreepowerandtheinvestors
wouldgetthetaxcreditsandtheincomefromsellingsurpluspower.Thisisthesetupwith
thesolararraysattheGreenbankFarm.Oneobstaclethatneedstobestudiedisthat
almostalltheroofsontheFairgroundsareorientedeast‐westandthemostefficientpower
generationisonsouthfacingroofs.ItmaybethattheMidwayfoodbooths,whichhave
south‐facingroofscouldbeusedforthispurposeiftheyaresturdyenough.
Upgrade Fairgrounds Signage ThecurrentFairgroundssignagepromotestheFairbuthasnoroomfororabilityto
promoteothereventsorfeaturesonthegrounds.Thisisimportantfortheeventsand
featurestogetthepublicinterestedinthemandtoattracttheeventsinthefirstplace.New
signagethataccomplishestheseobjectivesisnotexpensiveandisanimportantpartofan
advertisingprogram.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 17 of 90 Repair, Revitalize, and Replace Buildings Repairing,revitalizing,andreplacingbuildingsandinfrastructure,aimingtoaccommodate
multipleuseswhenfeasible,butwithanoverallaimofmakingthebuildingsmoreusable
andincome‐producingyeararound.AppendixAdescribeseachofthebuildingsandthe
workthatneedstobedonewitheachtogivethemgreateruseandtoprolongtheirlife.
Someofthereasoningbehindtheworkrecommendedinthisplanthatisspreadoverafive
totenyearperiodisasfollows:

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

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
Remodel,insulate,andheatthePolebuildingdiningroomtoimproveitsattractiveness
andyear‐aroundusebringingdinners,meetings,conferences,andpossiblyanongoing
eatinganddrinkingestablishment.
InsulateandheatthewestsideoftheBurriertokeepandupgradethecurrenttenant.
RemodelandrenovatetheCoffmanbuildingmainroomandbathroomstoimproveits
attractivenessandusefulnessforexhibits,presentations,andmeetings.
Upgradeandremodelbathrooms“A”and“B”toimprovetheirattractivenessand
usefulnessandremoveamajornegativeontheFairgrounds.
Renovate,insulate,andheatthePolemainauditoriumandstagetoimproveitsyear‐
aroundusefulnessforconcerts,dances,auctions,andshows.
RenovateandheattheMelonebuildingforyear‐arounduseforquiltingdisplaysand
exhibits.
RemoveandreplacetheTurnerandBurrierbuildingswithanewsinglebuildingsthat
canbeusedduringtheFairfortheexistingcommercial,cooking,baking,andart
exhibits,andforeventsandexpostherestoftheyear.
Removeandreplacehorsebarns1,2,and3withoneortwonewbarnsthatprovide
betterandmoreusablestalls,removedeterioratingbuildings,and,withmovablestalls,
providemulti‐usecapability.
RemoveandreplacetheCattlebuildingandtheGrandstandsandreplacethemwithone
ortwonewbuildingsthatcanbeusedforcattleandalpacas,andpossiblyother
animals,duringtheFair,andcanthen,withremovablepens,beusedforevents,and
storagetherestoftheyear.
Handle Storm Water and Bluffs Forseveraldecadesstormwatermitigationandbluffstabilizationhasbeenrecognizedasa
majorproblemwiththeFairgrounds.Duringheavyrainsthearenafloodsandwatercan
enterandevenfloodbuildings,asseenwiththefloodinginCoffmanandwaterrunning
throughTurnerlastfall.AlsothebluffstotheeastoftheCoffmanbuildingandtheSheep
barnandthosetothewestoftheHorse,Cattle,andGoatbarnsareunstableandcould
collapse.In1996theCountyhiredprofessionalengineerstostudythesituationanddesign
aplantohandletheproblems.Theplanwascompleted,buttheworkwasn’tcarriedout.
TheplanonlyhandledstormwaterinthesouthernhalfoftheFairgrounds.Aplanneedsto
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 18 of 90 bedevelopedandimplementedtohandletheentireFairgroundstobothprotectitand
makeitusableyear‐aroundwithoutdamage.
Upgrade Both Kitchens AsurveycarriedoutbyGoosefootindicatedasignificantneedforcommercialkitchenson
SouthWhidbey.TheFairgroundshastwosuchkitchens,andaspeoplehavebecomeaware
oftheminrecentmonths,theyhaveincreasinglybeenused.Togetthefullestuseofthem,
additionalrefrigeration,drystorage,andotherequipmentincludingdishwashers,slicers,
andmixersneedtobeadded.
Improve the RV Park / Campgrounds and Add Restrooms TheRVParkandCampgroundsrepresentsamajorincomesourcefortheFairgroundsdue
toitsclosenesstoLangleyandthewaterfront,butitscurrentuseislimitedbythelackofa
nearbyrestroom,itsunattractiveness,anditslackoffull‐featuredhookups.Tocorrect
thesedeficitsandgetthefullestpossibleuse,thisplanrecommendsthatafullrestroom
withshowersbeaddedtotheCampgroundsarea,thatsomelandscapingbeaddedtomake
itmoreattractive,andthatfull50‐amphookupswithwaterandsewerbeadded.Also,in
thelongrun,notinthisplan,thatmorelandbeacquiredforadditionalsites.
Improve and Add Parking AmajorlimitingfactorofFairgroundssuccessisthelackofparking!Thebasicfunctionof
theFairgroundsistobringpeopletoitseventsandactivities.Ifparkingisdifficultornot
available,peoplewillbelesslikelytoattend.BecauseoftheFairgroundslimitedarea(12.8
acres)andheavycurrentuseofthatarea,thereisverylimitedspaceforparking.During
theFairahundredormorecarsparkalongCamanoAvenue,SandyPointRoad,and
EdgecliffRoad.Thisisnotconsideredaviableparkingalternativebecauseitisdangerous,
andthelocalcitizensstronglydislikeit.
Currentandpotentialpossibleparkingareasandtheirnumberofspacesareshownon
Figure8andlistednext(usingapproximately80carsperacretoleaveroomforaccess
roadsandoddshapes)(seeAppendixCformoreonthepotentialareas).
a. Current Possible Parking Areas: 1.
2.
3.
4.
5.
6.
Spaces Official,designatedparkingspacesontheFairgrounds(roughly)
40
UnofficialparkingspaceshereandthereontheFairgrounds(veryroughly) 60
RVPark/Campgrounds(morevaluableasanRVPark).85acre
70
Fiddle‐Faddlelawn,veryapproximately.3acre
30
Carnivalarea,veryapproximately.4acre
40
NobleCreekParkandRidelot(perIslandTransit)
64
Subtotalcurrentpossibleareas
304
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Figure 8: Fairgrounds Current and Potential Parking Areas Port of South Whidbey Page 19 of 90 January 12, 2016 Fairgrounds Vision and Plan b. Potential Parking Areas: 7.
8.
9.
10.
11.
Page 20 of 90 Spaces MiddleSchoolplayfield2.2acres(perLanderman‐Moore)
AylottpropertycornerofCamanoandEdgecliff.5acre
NoblepropertycornerofCamanoandSandyPoint22acres(use5)
IzettpropertynorthofFairgroundsroad5.1acres(use2)
AndersonpropertysouthofFairgroundsroad22.6acres(use10)
Subtotalpotentialpossibleareas
Totalpossibleareas
160
40
400
160
800
1560
1864
Thereareofcourseanumberofstumblingblockstousingthesespaces.Thefirstiswhat
elseisgoingonintheareasthatwouldtakeupparkingspaces.Othersinclude
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TheRVParkshouldstayanRVParkintermsofmostvaluableuseofthatspace.
TheFiddle‐FaddlelawnandCarnivalareamayneedtobeusedforotherpurposesand
shouldbelandscapedtoimprovetheFairgroundsambiance.
TheParkandRidelotispublicandmaynotbefullyavailable.
TheSchoolDistricthasnotbeenveryopentotheFairgroundsusingtheirsiteoutsideof
theFairwhentheHighSchoolathleticprogramgetstherevenue.
TheCamanoAvenueandEdgecliffDrivesoutheastcornerpropertyisnotcurrentlyon
themarketandmaynotbeappropriatelyzoned.
TheNobelpropertyisnotcurrentlyonthemarketandmaybeveryexpensive.Italso
maybemorevaluableasanewcampground/RVPark.
TheIzettandAndersonpropertiesarenotcurrentlyonthemarket,maynotbe
appropriatelyzoned,andrequirewalkingupahilltogetto.
Thismeansthatcurrentlytheonlyprobableparkingspacesaretheofficialandunofficial
spacesontheontheFairgroundsplustheParkandRidelot(assumingnooneelseis
parkingthere)providing164spaces.Atthestandardaverageof2.3peoplepercar,youcan
bringlessthan400peopletotheFairgrounds,whichisnotaverylargeevent.
Althoughthisplandoesnotrecommendaspecificsolutiontotheparkingproblem,there
areidentifiedfundsintheEstimatedCapitalInvestmentslaterinthisdocumentandthere
arethreepossiblesolutionstothis,eachofwhichneedtoberesearchedand,ifapplicable,
prioritizedintotheplan.Theseare:

UseexistingoutlyinglotsandprovidebusservicefromsuchlotstotheFairgrounds.
SuchlotswouldincludetheCommunity(CMA)andMethodistchurchlots,allschool
lots,andlocalparkandridelots.ThiscouldbedoneinconjunctionwithIslandTransit
andapotentialPortsponsoredbusroutesbringingpeoplefromClinton(andtherefore
Mukilteo)andFreeland,andevenCoupevilleandOakHarbor.Atalaterdate,wellinto

Fairgrounds Vision and Plan Page 21 of 90 theten‐yearplan,theFairgroundsorthePortcouldconsidergettingandrunningtheir
ownbusorbuses.
Buylandforparkingpurposes.OneobviouspossibilityistoengagetheSchoolDistrict
intalkstobuysomeoftheirlandnexttotheFairgrounds,identifiedas“#7”inFigure9.
OtherpossibilitiesarethesoutheastcornerofCamanoandEdgecliff(“#8”),the
southeastcornerofCamanoandSandyPoint(“9”),thepropertyjustabovethesouth
endoftheFairgroundstothenorthofFairgroundsroad(“10”),andthepropertyjust
southofFairgroundsroad(“11”).AppendixChasmoredetailontheseproperties.
Buildaparkinggarageataconvenientlocationtoeitherwalkorbuspeopletothe
Fairgrounds.Thisisquiteexpensiveandisnotcoveredinthisplan.Nevertheless,
becauseitisanefficientuseofland,itshouldbeconsidered,possiblyinconjunction
withothers,suchastheCounty,Langley,andIslandTransit.Also,partoftheparking
garagecouldbeusedforlongertermparkingandstoringboatsandRVsandotherlarge
objects,generatingrevenue.Also,itcouldbeusedforoverflowparkingforother
LangleyandSouthWhidbeyevents.Onepotentialsiteforaparkinggarageisatthe
southern‐mostendoftheFairgrounds,probablywiththerequirementofpurchasing
morelandandre‐contouringit.
Add a Roof to the Arena and Improve the Footing Thecurrentarenaisprimarilyusedby4‐HandWhidbeyWesternGamesAssociation
duringgoodweather.Toincreaseusagewithotherequestrians,suchasdressage,andnon‐
equestrians,suchasmotorsports,andotheruses,suchasoutdoorconcerts,several
improvementsmustbemadetothearena.Theseinclude:

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
Replacingthefootings(thegroundonthefloorofthearena)tomakeitmoreusableby
awidervarietyofusers;
Movingthebleacherssothesmalloneonthewestsideofthearenaismovedtothe
southoftheHopebuilding,andthebleachersontheeastsideismovedtothewestside
tothenorthoftheHopebuilding;
Improvingthelightingandsoundsystemssothereisbetternight‐timelightingandthe
soundsystemsoundisbetterdirectedtojustthearena;
Erectingaroofoverthearenaandbleacherstoallowuseduringinclementweather.
Provide Shelter and Care in Emergencies. TheFairgroundshaslotsofbuildings.Iftheyareheated,andpossiblyageneratorisadded,
theycouldbeusedasshelterduringanemergency.Theplanhassuchapossibilityinmind,
butthegeneratorwouldhavetocomeoutofthe“GeneralBuildingsandGrounds”line
items.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 22 of 90 Using a Volunteer Work Force DuringseveralpublicforumsandfocusgroupsontheFairgrounds,theideaofhavinga
Hearts‐and‐Hammers‐likevolunteerworkdayonceortwiceayearwasdiscussedwith
communitymemberswhoexpressedquiteabitofsupport.ThisPlanrecommends
organizingandgettingstartedwiththistypeofvolunteerworkforcealmostimmediately
andplanforaworkdayinthefirstyear.Thenameforthisgroup,aswellasthenamefor
theFairgroundsitselfwillbediscussedduringpublicforumsandpeoplewillbe
encouragedtosuggestnames.Apotentialnameforthevolunteergroupis“Fairgrounds
Vision.”Thefirstgrouptorecruitforthiseffortwillbebuildersandcontractorsofallskills.
GregGilleshasalreadysaidhewouldbeapartofthis.Thisgroupwouldbeusedtoplanthe
worktobedone(adheringtotheoverallarchitecturalplans),estimatewhatmaterialsare
needed,andwherethematerialscanbeprocured.
Asecondoffshootofthevolunteerworkforcewillbegardenersworkingtotheoverall
landscapeplan,whowillincludeMasterGardenersandgardenclubs,aswellas
professionallandscapers.
Itshouldbenotedthatboth4‐HandtheFairAssociationalreadyhavevolunteerworkdays
severaltimesayear.ThePlan’svolunteerworkforcewillnottakeoverorreplacethis
valuableeffort,butratheraddtoit,generallywithvolunteersnototherwiseassociated
withtheFairgrounds.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 23 of 90 FAIRGROUNDS FINANCIAL PROJECTIONS TheFairgroundsfinancialprojectionsarebasedupontheassumptionthattheFairgrounds
willundergosignificantenhancementswithmajorcapitalinvestments.Withthis
investment,theprojectionsofrevenueandexpensearemadebeginningwiththe2015
actualsandprojectingoutoverthenexttenyearsinthreeversions:Conservative,Middle‐
of‐the‐Road,andAggressive.Inallcases,a“reasonableperson”approachhasbeenusedto
notexaggeratethefuturerevenueandexpense.Theneareryears,years1,2,and3are
likelymoreaccuratethanyears7and10.Years4,6,8,and9havebeenskippedsimplyfor
brevity.
Thefirstyear,2016,isanessentialtimeforlayingthefoundationandrefiningthevisionof
whattheFairgroundswillbecomeinthefollowingyears.Suchthingsashiringacapable
manager,creatingawebsite,layingoutamarketingandadvertisingprogram,developinga
fundraisingplan,andpreparingthedetailarchitecturalandlandscapingplansforwork
thatwillbecarriedoutinthenextnineyears,iscrucialforthesuccessoftheoverallplan.
Inthefollowingpages,theFairgroundscapitalinvestment,revenue,andexpensearelaid
out,firstasawrittenexplanationandthennumerically.Therearemanyassumptionsin
thesenumbers,highonthelististhatthereisnotanimpactfromeitherapositiveornegative
economy.Othersarethatthereisn’tamajorcatastrophelikeanearthquakeorfire,fundsare
availablewhentheyareneeded,capableandgoodpeopleareavailablewhenneeded,and
thatthedemandforwhattheFairgroundsoffersremainsconstant.Ofcourse,noneofthese
assumptionswillholdabsolutelytrueoverthetenyears
Capital Investment TobringtheFairgroundsbacktoitsfullpotentialandmaximumearningpowerwill
requireasignificantcapitalinvestment.Therearethreepossiblecapitalproject
implementationscenarioswithdifferentsetsoftasksandtiming,asshowninTable7.The
estimatedcostofthetasksareveryrough,atbestaneducatedguess,andneedtobefurther
confirmed.Also,thereisgreatleewayastowhatisdonewhenandifitisdoneatall,
dependingontheavailabilityoffundingandhowtheprojectsareplannedandprioritized.
Forthisplan,thefollowingroughestimatesofpossiblecapitalinvestmentswillbeusedin
eachofthescenarios.4Therearefour“Generalbuildings…”entriesinthelistofcapital
investments.Thesearemeanttocoveramyriadofprojectssuchassprucingupthe
Midway,handlingemergencypreparedness,andmanyotherconsiderations.
4
Some of the estimates are from the 2014 Landermann‐Moore Strategic Plan. Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 24 of 90 Possible Proposed Capital Investment Estimates 1. PreparelandscapingandarchitecturalplansforacohesiveFairgroundsvision: $50,000
2. CleanupandbeautifytheFairgroundswithlandscapingandpainting:
$20,000
3. ImprovetheFairgroundssignagetopromotethegroundsandevents:
$10,000
4. Addwalk‐inrefrigerationandwire‐cagedrystoragetoeachkitchen,total:
$30,000
5. Generalbuildingsandgroundsrenovationandimprovement#1:
$50,000
6. Addinsulation,drywall,heatingandnewdoorstothewestsideofBurrier:
$20,000
7. Updatetheplanandcarryoutthestormwaterrunoffandbluffstabilization: $100,000
8. Addinsulation,heating,andremodelthePolediningroom:
$50,000
$50,000
10. RenovateandremodeltheCoffman/4‐Hmainroom,restrooms,andannex:
$50,000
11. Buildanewrestroomfacilitywithshowerstothecampgrounds:
$100,000
12. Re‐layouttheRVParkandadd50‐AMPRVhookupswithWaterandsewer:
$75,000
13. Insulate,heat,replacedoors,andrenovatethestageofthePolebuilding:
$120,000
14. Upgradeandrenovaterestrooms“A”and“B”:
$50,000
15. ReplacefiberglasswindowsanddoorsandheattheMalonebuilding:
$75,000
16. AddsolarpowertotheFairgrounds
$100,000
17. Purchaseanapproximatelytwoacrepropertytopark160cars:
$600,000
$50,000
19. RemoveandreplacetheTurnerandBurrierbuildingswithasinglebuilding:$1,500,000
20. RemoveandreplaceHorsebarns1,2,and3withnewmulti‐purposestalls: $750,000
$50,000
22. Remove&replaceCattleandGrandstandswithamulti‐purposebuilding: $1,000,000
23. Placeapavilionroofoverthearena,replacethefooting,lights,andsound: $1,000,000
Thetotalof$5,900,000canbespreadovertenyearsinthreescenariosasshownTable7.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 25 of 90 Table 7: Estimated Capital Investment Scenarios Conservative
Year
1 1 Plans
$ 50,000
2 Clean & beautify $ 20,000
3 Signage
$ 10,000
5 General #1
$ 50,000
6 Heat Burrier
$ 20,000
Total
2 4 Upgrade kitchens
7 Storm water
8 Pole dining room
10 Coffman
$ 150,000
$ 30,000
$ 100,000
$ 50,000
$ 50,000
Total
3 9 General #2
11 RV restroom
12 RV layout, Powe
14 Restrooms
$ 230,000
$ 50,000
$ 100,000
$ 75,000
$ 50,000
Middle 1 Plans
2 Clean & beautify
3 Signage
4 Upgrade kitchens
5 General #1
6 Heat Burrier
7 Storm water
$ 50,000
$ 20,000
$ 10,000
$ 30,000
$ 50,000
$ 20,000
$ 100,000
Total
8 Pole dining room
9 General #2
10 Coffman
11 RV restroom
12 RV layout, Power
13 Heat all Pole
$ 280,000
$ 50,000
$ 50,000
$ 50,000
$ 100,000
$ 75,000
$ 120,000
Total
14 Restrooms
15 Heat Melone
16 Add solar
17 Parking
18 General #3
$ 275,000
Total
$ 100,000 19 Turner & Burrier
$ 50,000
Aggressive
1 Plans
$ 50,000
2 Clean & beautify $ 20,000
3 Signage
$ 10,000
4 Upgrade kitchens $ 30,000
5 General #1
$ 50,000
6 Heat Burrier
$ 20,000
7 Storm water
$ 100,000
8 Pole dining room $ 50,000
10 Coffman
$ 50,000
Total
$ 380,000
9 General #2
$ 50,000
11 RV restroom
$ 100,000
12 RV layout, Powe $ 75,000
13 Heat all Pole
$ 120,000
14 Restrooms
$ 50,000
15 Heat Melone
$ 75,000
17 Parking
$ 600,000
Total
$ 1,070,000
16 Add solar
$ 100,000
18 General #3
$ 50,000
19 Turner & Burrier $ 1,500,000
20 Horse 1, 2, 3
$ 750,000
$ 445,000
$ 50,000
$ 75,000
$ 100,000
$ 600,000
$ 50,000
Total
$ 875,000
Total
5 16 Add solar
$ 1,500,000 21 Cattle, Grandsta
18 General #3
22 General #4
23 Cover the Arena
Total
$ 150,000
Total
$ 1,500,000
Total
7 21 Cattle, Grandsta $ 1,000,000 21 Cattle, Grandstan $ 1,000,000
22 General #4
$ 50,000
Total
$ 1,000,000
Total
$ 1,050,000
Total
10 22 General #4
$ 50,000
Total
$ 50,000
Total
$ ‐
Total
Ten Year Total
$ 1,855,000 Ten Year Total
$ 4,150,000 Ten Year Total
Port of South Whidbey $ 2,400,000
$ 1,000,000
$ 50,000
$ 1,000,000
$ 2,050,000
$ ‐
$ ‐
$ 5,900,000 January 12, 2016 Fairgrounds Vision and Plan Page 26 of 90 Fairgrounds Revenue Manyevents,activitiesandrentalsarepossibleontheFairgroundsforpurposesofbringing
inrevenue.Theprimarysetoftheseitems,calledeconomicpotentials,arediscussednext.
Apossiblerevenuestreamforeachunderthethreepossiblescenariosisshownwitheach
item.Thegrowthintherevenuestreamsisaresultofmanyfactors,somegeneraltothe
Fairgroundsitselfsuchasbeautificationandanewwebsite,whileothersarespecificto
specificfacilitiessuchasheatingthePolediningroomandupgradingtheRVPark.These
factorsareidentifiedinthefollowingdiscussionandtakenintoaccountintherevenue
streams.
RV Park and Campgrounds TheCampgroundsandRVParkareexpectedtobea,ifnotthe,majorrevenuesourceonthe
Fairgrounds.ThisispredicatedonthenearnesstoLangleyandthewaterfront,andthe
plannedimprovementsoverthenextfivetotenyears.DuringtheFair,MarilynandElise
Gabeleinlayoutthecampgroundstoget70RVsandtrailersplus10ormoretentsinthe
lot.LarryKwarsickputtogetheraverycomfortablelayoutof30RVsplussometents(see
Figure9).
Figure 9: Kwarsick 30 Vehicle RV Park Plan Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 27 of 90 ToimprovetheuseoftheRVPark/Campgrounds,thisplaninallofthescenariosenvisions
thesomeorallfollowingmodificationsthatwillbemadeatvarioustimesdependingonthe
scenariofollowed:



BeautifytheRVPark/Campgroundstomakethemmoreattractiveandinviting.
AddanewsetofbathroomsandshowersintheRVPark/Campgrounds
Upgradethegroundsandadd30new50amphookupswithwaterandsewerage
Additionally,whilenotincludedinthisplan,considerationshouldbegiventobuying
additionalpropertyandaddingmoreRVsitesandhookups.
TheusageoftheCampgroundswillvaryovertheyearwithverylittleifanyusageoverthe
fourwintermonthsofNovemberthroughFebruary,buildingtoveryheavyusageinthe
summermonthsofJulyandAugust.Also,overtheten‐yearspanofthisplan,usagewill
growandfeescanbeincreasedasthecampgroundsareimprovedandtherelated
marketingprogramhasitseffects.Table8providesaprojectionofCampgroundsuseand
incomeoverthetenyearsinthreescenarios.“Days”arethenumberofdaysintheperiod
thatthecampgroundisoccupiedand“No.”istheaveragenumberofsitesoccupied,so,for
example,intheMarch‐Aprilperiod,thathas61days,40dayshaveanaverageof6sites
occupiedat$25each,orarevenueof6x40x25or$6,000.Thisassumesthatanewwebsite
andadvertisingprogramareworkingtopromotethecampgroundsandtakereservations,
andthatthecleanupandbeautificationisdoneearlyinthefirstyear.Also,itisassumed
thattheFairtakesallRVParkrevenuefortendaysayear.
Figure10showshowthegrowthfollowstheimprovementsbeingmadetotheRVPark/
Campground.
Figure 10: RV Park / Campground Growth
40%
35%
30%
25%
20%
15%
10%
5%
0%
Year 1
Year 2
Year 3
Conservative
Year 5
Middle
Year7
Aggressive
Port of South Whidbey Year 10
Port of South Whidbey Total
No. Rate
$ ‐
1 $ 27
$ 7,000
9 $ 27
$ 11,250 10 $ 27
$ 20,000 17 $ 27
$ 7,000
8 $ 27
$ ‐
1 $ 27
$ ‐
$ 45,250
11%
Total
$ 8,400
$ 23,800
$ 33,250
$ 47,250
$ 22,400
$ 9,450
$ ‐
$ 144,550
24%
Year 10
Total
No. Rate
$ 5,760
8 $ 35
$ 19,200 17 $ 35
$ 27,200 19 $ 35
$ 40,000 27 $ 35
$ 17,920 16 $ 35
$ 6,720
9 $ 35
$ ‐
$ 116,800
27%
Year7
Total
No. Rate
$ 4,350
6 $ 32
$ 13,920 15 $ 32
$ 21,750 17 $ 32
$ 33,350 25 $ 32
$ 13,920 14 $ 32
$ 4,350
7 $ 32
$ ‐
$ 91,640
29%
Year 5
Total
No. Rate
$ 2,430
5 $ 29
$ 10,800 12 $ 29
$ 17,550 15 $ 29
$ 27,000 23 $ 29
$ 10,800 12 $ 29
$ 2,430
5 $ 29
$ ‐
$ 71,010
32%
Year 3
Total
No. Rate
$ 750
3 $ 27
$ 8,000 10 $ 27
$ 13,750 13 $ 27
$ 22,500 20 $ 27
$ 8,000 10 $ 27
$ 750
3 $ 27
$ ‐
$ 53,750
32%
Year 2
Total
No. Rate
$ ‐
1 $ 25
$ 6,000
8 $ 25
$ 10,000 11 $ 25
$ 18,750 18 $ 25
$ 6,000
8 $ 25
$ ‐
1 $ 25
$ ‐
$ 40,750
Year 1
Days No. Rate
30
0 $ 25
40
6 $ 25
50
8 $ 25
50 15 $ 25
40
6 $ 25
30
0 $ 25
10
Bathroom & Upgrade
Beautification
RV Park/Campgrounds Revenue ‐ Aggressive
Total
$ 8,400
$ 22,400
$ 31,500
$ 45,500
$ 22,400
$ 8,400
$ ‐
$ 138,600
24%
Year 10
Total
No. Rate
$ 5,760
8 $ 35
$ 17,920 16 $ 35
$ 25,600 18 $ 35
$ 38,400 26 $ 35
$ 17,920 16 $ 35
$ 5,760
8 $ 35
$ ‐
$ 111,360
27%
Year7
Total
No. Rate
$ 3,480
6 $ 32
$ 13,920 14 $ 32
$ 20,300 16 $ 32
$ 31,900 24 $ 32
$ 13,920 14 $ 32
$ 4,350
6 $ 32
$ ‐
$ 87,870
30%
Year 5
Total
No. Rate
$ 1,620
4 $ 29
$ 10,800 12 $ 29
$ 16,200 14 $ 29
$ 25,650 22 $ 29
$ 10,800 12 $ 29
$ 2,430
5 $ 29
$ ‐
$ 67,500
32%
Year 3
Total
No. Rate
$ 750
2 $ 27
$ 8,000 10 $ 27
$ 12,500 12 $ 27
$ 21,250 19 $ 27
$ 8,000 10 $ 27
$ 750
3 $ 27
$ ‐
$ 51,250
26%
Year 2
Total
No. Rate
$ ‐
1 $ 25
$ 6,000
8 $ 25
$ 10,000 10 $ 25
$ 18,750 17 $ 25
$ 6,000
8 $ 25
$ ‐
1 $ 25
$ ‐
$ 40,750
Year 1
Days No. Rate
30
0 $ 25
40
6 $ 25
50
8 $ 25
50 15 $ 25
40
6 $ 25
30
0 $ 25
10
Bathroom & Upgrade
Beautification
Total
$ 7,350
$ 21,000
$ 29,750
$ 42,000
$ 19,600
$ 7,350
$ ‐
$ 127,050
26%
Year 10
Total
No. Rate
$ 4,800
7 $ 35
$ 16,640 15 $ 35
$ 24,000 17 $ 35
$ 35,200 24 $ 35
$ 15,360 14 $ 35
$ 4,800
7 $ 35
$ ‐
$ 100,800
30%
Year7
Total
No. Rate
$ 2,610
5 $ 32
$ 12,760 13 $ 32
$ 18,850 15 $ 32
$ 29,000 22 $ 32
$ 11,600 12 $ 32
$ 2,610
5 $ 32
$ ‐
$ 77,430
37%
Year 5
Total
No. Rate
$ 810
3 $ 29
$ 9,720 11 $ 29
$ 13,500 13 $ 29
$ 22,950 20 $ 29
$ 8,640 10 $ 29
$ 810
3 $ 29
$ ‐
$ 56,430
25%
RV Park/Campgrounds Revenue ‐ Middle of the Road
Total
No. Rate
$ ‐
0 $ 25
$ 6,000
7 $ 25
$ 10,000
9 $ 25
$ 18,750 16 $ 25
$ 6,000
7 $ 25
$ ‐
0 $ 25
$ ‐
$ 40,750
Year 3
Days No. Rate
30
0 $ 25
40
6 $ 25
50
8 $ 25
50 15 $ 25
40
6 $ 25
30
0 $ 25
10
Bathroom & Upgrade
Year 2
Year 1
RV Park/Campgrounds Revenue ‐ Conservative
Beautification
Fairgrounds Vision and Plan Jan ‐Feb Mar‐Apr May‐Jun
July‐Aug
Sep‐Oct
Nov‐Dec
Fair
Total
% Growth
Enhancements
Period
Jan ‐Feb Mar‐Apr May‐Jun
July‐Aug
Sep‐Oct
Nov‐Dec
Fair
Total
% Growth
Enhancements
Period
Jan ‐Feb Mar‐Apr May‐Jun
July‐Aug
Sep‐Oct
Nov‐Dec
Fair
Total
% Growth
Enhancements
Period
January 12, 2016 Page 28 of 90 Table 8: RV Park/Campgrounds Revenue stream January 12, 2016 Fairgrounds Vision and Plan Page 29 of 90 Major Art Event SouthWhidbeyandtheCityofLangleyhavealargeartistpopulationandasubstantial
interestinthearts.ThismakesanartexhibitontheFairgroundsanatural.Tothis,local
wine,beer,andgourmetfoodwillbeaddedtomakealargescaleeventthatwillbe
monetizedbychargingapercentageofthefoodandwine,andspacerentalfortheart
exhibits.TheFairgroundsenhancementsthateffectartexhibitsarelistednextproducing
therevenueshowninTable9.








Generalbeautification,cleanup,andpainting
Newwebsiteandadvertisingprogram
ImprovedSignage
Insulationandheatingvariousbuilding
Generalrenovations
Addedparking
ReplacingTurnerandBurrier
ReplacingCattleandGrandstand
Table 9: Major Art Event Revenue Art Event
Revenue
Conservative
Middle
Aggressive
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 1,500 $ 2,000 $ 3,000 $ 6,000 $ 10,000 $ 20,000
$ 2,000 $ 3,000 $ 6,000 $ 12,000 $ 25,000 $ 50,000
$ 3,000 $ 9,000 $ 15,000 $ 30,000 $ 60,000 $ 90,000 Major Swap Meet / Garage Sale Swapmeets/GarageSalesareamajorwaymanyfairgroundsbringinincome.Againfood
andbeverageswillbeaddedandtheeventmonetizedbychargingapercentageofthefood
andwine,andapercentageofswapmeet/garagesales.Thiswillstartwithoneofthese
eventsinthefirstyearandgrowtomultipleonesinfutureyears.TheFairgrounds
enhancementsthateffectswapmeetsandgaragesalesarelistednextproducingthe
revenueshowninTable10.








ImprovedSignage
Generalrenovations
Addedparking
ReplacingTurnerandBurrier
ReplacingCattleandGrandstand
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 30 of 90 Table 10: Swap Meets and Garage Sales Revenue Garage Sale
Revenue
Conservative
Middle
Aggressive
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 2,000 $ 4,000 $ 6,000 $ 10,000 $ 20,000 $ 50,000
$ 5,000 $ 8,000 $ 15,000 $ 30,000 $ 50,000 $ 75,000
$ 7,500 $ 12,000 $ 20,000 $ 50,000 $ 75,000 $ 100,000 Major Music Concerts and Festivals Musicconcertsarethemostdesiredfairgroundsactivity,asshownearlier,whichatthe
righttimeofyearcanbeindoorsoroutdoors.TheFairgroundsenhancementsthateffect
musicconcertsarelistednextproducingtherevenueshowninTable11.







ImprovedSignage
Generalrenovations
Addedparking
EnhancingandcoveringtheArena
Table 11: Major Music Concerts and Festivals Revenue Music Concert
Revenue
Conservative
Middle
Aggressive
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 4,000 $ 6,000 $ 8,000 $ 12,000 $ 18,000 $ 30,000
$ 5,000 $ 7,000 $ 10,000 $ 15,000 $ 25,000 $ 50,000
$ 7,000 $ 12,000 $ 18,000 $ 30,000 $ 50,000 $ 75,000 Weddings AttractiveandsuccessfulweddingscanbeheldontheFairgrounds,seeFigure11.There
mustbesomepromotionatbridalfairs,onawebsite,andotheravenues,sotheusewill
startoffslowlyandgrowoverthetenyearsastheimprovementsintheFairgroundsare
realized.TheFairgroundsmodificationsthatimpactthisarelistednextproducingthe
revenueshowninTable12.






ImprovedSignage
InsulationandheatingthePolebuilding
Generalrenovations
Addedparking
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 31 of 90 Table 12: Weddings Weddings
Revenue
Conservative
Middle
Aggressive
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 1,200 $ 2,400 $ 3,600 $ 6,000 $ 8,400 $ 12,000
$ 2,400 $ 4,800 $ 7,200 $ 9,600 $ 12,000 $ 18,000
$ 3,600 $ 7,200 $ 12,000 $ 14,400 $ 20,000 $ 28,000 Figure 11: September 2015 Fairgrounds Wedding Smaller One‐Building Events Smallevents,suchasreceptions,meetings,lectures,conferences,andseminars,aswellas
computergamedaysandtournamentscanbeaccommodatedtoalimitedextenttodayin
Coffmanyear‐around,andinPoleduringwarmermonths.WiththeheatingofPoleand
thenMalone,moreeventscanbeheld,andasmulti‐purposebuildingsreplaceother
buildingsinlateryears,thisusewillexpand.Thiswillstartwithacoupleeventsthefirst
yearandgrowinlateryears,asshowninTable13.ThesameFairgroundsmodifications
listedforWeddingspositivelyimpactsmallevents.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 32 of 90 Table 13: Receptions and Smaller Events Revenue Smaller Events
Revenue
Conservative
Middle
Aggressive
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 1,500 $ 2,500 $ 4,000 $ 6,000 $ 9,000 $ 12,000
$ 2,000 $ 3,000 $ 5,000 $ 7,500 $ 10,000 $ 15,000
$ 3,000 $ 5,000 $ 7,000 $ 10,000 $ 15,000 $ 20,000 Full Fairgrounds Events FullFairgroundsevents,suchRagnar(alargecyclingevent)willonlyoccasionallyhappen,
butRagnariscurrentlyscheduledfor2016andshouldcontinue.Thiswillbringin$1,500
thefirstyearandwillexpandinbothnumberandtypesofeventsandrevenueperevent
overthetenyears,asshowninTable14.Theseeventswillalsobringinrevenuefromthe
Campgroundsandmiscellaneoussourcesandwillprovidesomepromotiontothe
Fairgroundsingeneral.
Table 14: Full Fairgrounds Events Revenue Full Fairgrounds
Conservative
Middle
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 1,500 $ 2,000 $ 2,500 $ 3,500 $ 5,000 $ 7,000
$ 1,500 $ 2,500 $ 3,000 $ 5,000 $ 7,000 $ 9,000
Aggressive
$ 2,000 $ 3,000 $ 4,500 $ 7,500 $ 10,000 $ 15,000 Revenue
Year 1
Building Rental Full‐timebuildingrentalontheFairgroundsiscurrentlydifficultduetotheneedtomove
outduringthefair,thelackofheat,andtheneedtodobusinessaroundFairparaphernalia.
Thecurrentrentershaveacombinedrentofapproximately$1,800amonthor
approximately$20,000forelevenmonthsthatwillbeusedforthefirstyear.Asheatis
addedtoBurrierwestandrentaluseincreasesforbothsidesofBurrier,revenuewill
increase.Asotherbuildingsareheated,remodeled,orreplaced,newusesandrevenuewill
emerge.Finally,thereisthepossibilityofrentingspacefor12monthstotenantswhocan
bepartoftheFairasexhibitors.Asaresultthebuildingrentalwillgrowmodestly,as
showninTable15.
Table 15: Building Rental Revenue Building Rent
Revenue
Conservative
Middle
Aggressive
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 20,000 $ 22,000 $ 25,000 $ 30,000 $ 32,000 $ 35,000
$ 20,000 $ 25,000 $ 30,000 $ 32,000 $ 35,000 $ 40,000
$ 22,000 $ 27,000 $ 32,000 $ 35,000 $ 40,000 $ 45,000 Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 33 of 90 Kitchen Rental Thetwocommercialkitchenscurrentlyeachrentfor$15forthefirsthour,$10perhour
thereafter,or$95perday.Itisexpectedthattogethertheycanbeusedabout10daysa
monthduringthefirstyearduring11months,or110daysayearat$95perdayor$10,450
ayear.Withtheadditionofwalk‐inrefrigeration,drystorage,andequipmentsuchas
dishwashers,slicersandmixers,thiswillgrowwithadditionaldaysandreasonablerate
increasesovertheplanyears,asshowninTable16.Figure12showaThanksgivingdinner
putonbyacatererinthePolekitchenanddiningroom.
Table 16: Kitchen Rental Days per Year and Revenue Kitchens
Year 1
Revenue
Cons days/year
2016
110
Conservative
$ 10,450
Middle days/year
121
Middle
$ 11,495
Aggressive days/yea 132
Aggressive
$ 12,540
Year 2
Year 3
Year 5
Year 7
Year 10
2017
2018
2020
2022
2025
132 165 198 220 275
$ 13,200 $ 16,500 $ 23,760 $ 27,500 $ 37,125
143 187 231 297 385
$ 14,300 $ 18,700 $ 27,720 $ 37,125 $ 51,975
165 198 275 385 495
$ 16,500 $ 19,800 $ 33,000 $ 48,125 $ 66,825 Figure 12: Thanksgiving Dinner in the Pole Kitchen and Dining Room (Source: Melene Thompson) Boat and RV Storage ThecurrentboatandRVstorageisanagreementwithGregHeimfor$3.00perlinearfoot
stored.InthepastboatstoragehasgrownbeginninginOctober($500),toNovember
throughFebruary($1,100each),andMarch,April,andMay($900,$600,and$300
respectively)foratotal$6,700.Thiswillremainrelativelyconstantuntiladditional
facilitiesbecomeavailableinfutureyearsplusaslightinflationintherate,asshownin
Table17.Themajorfactorsimpactingthiswillbe:


Fairgrounds Vision and Plan Page 34 of 90 Collapsiblepensinseveralofthebarns
ReplacementofCattleandtheGrandstand
ReplacementoftheHorsebarns
Table 17: Boat and RV Storage Revenue Storage
Revenue
Conservative
Middle
Aggressive
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 6,700 $ 7,000 $ 7,500 $ 9,000 $ 12,000 $ 15,000
$ 6,700 $ 7,000 $ 7,500 $ 12,000 $ 15,000 $ 20,000
$ 6,700 $ 7,000 $ 7,500 $ 19,000 $ 24,000 $ 29,000 4‐H Programs 4‐HprogramsareconsideredacommunityphilanthropythatispartoftheFairgrounds
legacyandtheyarenotexpectedtocovertheirexpenses.Theyhaveonemajorannual
event,elevenhorseevents,andseveralmeetings.Itisassumedthattheywillbechargeda
modest$5formeetingsintheHopebuildingwiththeappropriateschedulingand
willingnesstoworkaroundpayingevents.Theywillbechargedforelevenusesofthe
arenaat$65peruse,forsixusesofthetractorat$50,and$150fortheirmajorevent.This
willbringinapproximately$1,200peryearin2016andgrowverymodestlyoverthenext
nineyears,asshowninTable18.
Table 18: 4‐H Program Revenue 4‐H Events
Revenue
Conservative
Middle
Aggressive
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 1,200 $ 1,200 $ 1,300 $ 1,500 $ 1,800 $ 2,200
$ 1,200 $ 1,300 $ 1,500 $ 1,800 $ 2,200 $ 2,200
$ 1,300 $ 1,500 $ 1,800 $ 2,200 $ 2,200 $ 2,400 Equestrian Events Non‐4‐Hequestrianeventsarecompetitionsandexhibitionsputonforyouthandadults
outsideof4‐HbyorganizationssuchasWWGA(WhidbeyWesternGamesAssociation).
Currentlythereareseveneventdaysayearthatbringin$150each,andoneevent(O‐Mok‐
See)thatbringsin$300.Inaddition80stallnightsarerentedat$10apiece.Thistotals
$2,150ayearandwillgrowmodestly.Withthereplacementofthehorsebarns,the
coveringofthearenaandbleachers,andanimprovedfootingputinthearena,thisshould
increaseusageinthelateryears,asshowninTable19.Othermodificationstothe
Fairgroundsthatwillhelppromoteequestrianeventsare


Stormwaterhandlingandbeautificationofthegrounds
Addedparking
Fairgrounds Vision and Plan Page 35 of 90 RVPark/Campgroundsupgraded
Table 19: Equestrian Revenue Equestrians
Revenue
Conservative
Middle
Aggressive
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 2,150 $ 2,500 $ 2,750 $ 3,500 $ 5,000 $ 7,500
$ 2,500 $ 3,000 $ 5,000 $ 10,000 $ 15,000 $ 20,000
$ 2,750 $ 3,500 $ 7,500 $ 12,000 $ 20,000 $ 30,000 Annual Fair TheannualWhidbeyAreaFairoverthelastfiveyears(2010‐2014)hascontributedon
averageover$60,000peryeartothemaintenanceoftheFairgrounds.Thisamounthas
beendecliningoverthatperiodfromover$100,000toaround$50,000.Itisreasonableto
expectthattheFaircancontributeatleast$45,000in2016andthat,veryconservatively,
thiswillgrowby$5,000to$10,000peryearwithreasonablemanagementand
improvementsintheFairgrounds,asshowninTable20.
Table 20: Annual Fair Revenue Fair
Revenue
Conservative
Middle
Aggressive
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 45,000 $ 50,000 $ 55,000 $ 65,000 $ 75,000 $ 85,000
$ 50,000 $ 55,000 $ 60,000 $ 70,000 $ 80,000 $ 90,000
$ 55,000 $ 65,000 $ 75,000 $ 95,000 $ 115,000 $ 135,000 Miscellaneous Income MiscellaneousincomecomesfromRVdumpfees,smallrentals,andothersources.Itis
currentlyabout$1,000ayear.Thiswillgrowverymodestlyoverthenexttenyears,as
showninTable21.
Table 21: Miscellaneous Revenue Other
Revenue
Conservative
Middle
Aggressive
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 1,000 $ 1,100 $ 1,200 $ 1,500 $ 2,000 $ 4,000
$ 1,100 $ 1,200 $ 1,500 $ 2,000 $ 4,000 $ 6,000
$ 1,200 $ 1,500 $ 2,000 $ 4,000 $ 6,000 $ 8,000 Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 36 of 90 Fairgrounds Expense Fairgroundsexpensecoversthemanagementandday‐to‐daymaintenanceofthe
FairgroundsoutsideoftheFair.Itassumesthatmajormodificationsandenhancementsto
theFairgroundsarebeingmadethroughaseparatecapitalbudget.Forsomeofthe
amounts,thePort’s2016Fairgroundsdraftpreliminarybudgetfigureswereusedasa
startingpointwithanannualgrowthtoaccommodatethegrowthinFairgroundsuseand
revenue.Therearethreegroupingsofexpense:payroll,utilities,andother.
Payroll Expense PayrollexpensecoversaFairgroundsmanager,amaintenancemanager,part‐timeandfull‐
time support personnel under both of these managers, and their taxes and benefits. The
numberofsupportpersonnelandwhentheyareaddedvariesineachoftheplanscenarios.
TheFairgroundsmanagerhasnotonlythejobofpreformingtheday‐to‐daymanagement,
butalsotheverylargejobofmarketingtheFairgroundsandorganizingandmanagingthe
events,activitiesandrentalsthatwillusetheFairgrounds,andraisingfundstoenhanceit.
Thispersonhastohaveuniqueskillsandbeabletohandleabroadrangeofsituations.To
getthisperson,afairlyattractivesalarywillbeneeded.Intheaccompanyingfinancialplan,
astartingsalaryof$60,000wasusedwithsmallgrowthoverthetenyears.
TheFairgroundsmanagerwillbeginworkingalone,maybewithanintern,buttofullydoher
orhisjob,sheorhewillneedsupport,primarilytodothemanyday‐to‐dayfunctionsonthe
Fairgrounds, as well as some of the social media work and working with events. It is
envisionedthatapart‐timepersonwillbehiredatfirstandgrowintoafulltimeposition.
Thesalaryforthispersonisprojectedtobe$30,000onafulltimebasis.Additionalsupport
personnelwillbeaddedovertime.
Themaintenancemanagerwillalsoneedawiderangeofskillstohandlethemanyfunctions
ontheFairgrounds.Itisplannedthatheorshewillstartat$40,000,whichwillgrowover
theyears.Thispersonwillneedsupportpersonnel,whichinitiallywillbeapart‐timeperson
growingtofulltime,andthentoadditionalpeopleoverthetenyears.
Payrolltaxesandbenefitsarefiguredtobe23%ofsalariesgrowingto24%inthethirdand
fifthyears,and25%intheseventhandtenthyears.
Utilities Expense Utilitiesexpensecoverselectricity,propane,waterandsewer,refuse,andtelephoneand
Internet.ThePort’s2016budgetisusedasthefirstyearandgivenagrowthfactorto
accommodatethegrowinguseoftheFairgrounds.Analternativesolarenergysourceand
investmentwillbeexploredtoseehowitwouldaffectthetotalannualpowerbillofover
$10,000ayearincludingtheFair.Thesenumbersassumethatsolarpowerisinstalledand
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 37 of 90 significantlylowerstheelectricalbill.Thereisalocalinstancewherea$10,000electricbill
hasbeenallbutwipedoutbyusingsolarpower.
Marketing Expense MarketingandpromotioniscriticalforthegrowthoftheFairgrounds.Thefirstyearthere
willbeanewwebsitebuiltthatalsohandlescampgroundsreservations.Socialnetworking
willbesetupandmanned,initiallybythecreator,buteventuallybytheadministrative
supportstaff.Thisisexpectedtocost$10,000thefirstyear.Inadditiontherewillbe
severalbrochuresmadefortheFairgroundsingeneralandspecificallyforthe
Campgrounds,thekitchens,andforweddings.Twobridalfairswillbeattendedtobegin
thepromotionofthevenueforweddings,andpaymentswillbemadetoplacethe
brochuresontheFerriesandelsewhere.
Printadvertisingwillbepreparedfornewspapersandforseveralmagazinesandpayments
madetoplacethem.ThisadvertisingwillbefortheFairgroundsingeneralandforevents
thattheFairgroundsissponsoring.Thisneedstobeahighquality,andmaintainedwellin
ordertogrowtheFairgroundsasdescribedintheplan.
Thecostoftheadvertisingandbridalfairsisexpectedtobe$10,000,foratotalmarketing
budgetof$20,000.Updatesandrevisionstothewebsite,socialmediapages,brochures,
andadvertisingwillmaintainandgrowthisexpenseovertime
Tax Expense AssumingthatTaxesareafunctionofrevenue,theywillincreaseintheplanwiththe
increasingrevenue,maintainingthe7.55%ratiotototalrevenue.Itisexpectedthatabouta
thirdofthisexpensewillbecollectedwiththerevenueandreducetheexpense,producing
$7,221inexpenseinthefirstyearandincreasingwiththeincreaseinrevenue.
Other Expense Otherexpensecoverspurchasedmaintenanceandrepairs,materialsandsupplies,and
other.ThePort’s2016budgetisusedasthefirstyear.Allcategoriesweregrownto
accommodatethegrowinguseoftheFairgrounds.
ThethreepossiblerevenueandexpenseprojectionsareshowninTables22,23,and24,
andFigures13,14,and15.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 38 of 90 Table 22: Island County Fairgrounds
Financial Projection ‐‐ Conservative
Year 1
Revenue
RV Park / Campgrounds Major art event
Major swap meet/garage sale
Music Concerts
Weddings
Smaller one‐building events (receptions, Full Fairgrounds events (Ragnar)
Building rental Kitchen rental
Boat/RV Storage
4‐H activities
Equestrian events
Annual Fair
Miscellaneous Income
Total Revenue
% Growth
Year 2
2017
$ 45,250
$ 2,000
$ 4,000
$ 6,000
$ 2,400
$ 2,500
$ 2,000
$ 22,000
$ 13,200
$ 7,000
$ 1,200
$ 2,500
$ 50,000
$ 1,100
$ 161,150
16%
Year 3
2018
$ 56,430
$ 3,000
$ 6,000
$ 8,000
$ 3,600
$ 4,000
$ 2,500
$ 25,000
$ 16,500
$ 7,500
$ 1,300
$ 2,750
$ 55,000
$ 1,200
$ 192,780
20%
Year 5
2020
$ 77,430
$ 6,000
$ 10,000
$ 12,000
$ 6,000
$ 6,000
$ 3,500
$ 30,000
$ 23,760
$ 9,000
$ 1,500
$ 3,500
$ 65,000
$ 1,500
$ 255,190
32%
Year 7
2022
$ 100,800
$ 10,000
$ 20,000
$ 18,000
$ 8,400
$ 9,000
$ 5,000
$ 32,000
$ 27,500
$ 12,000
$ 1,800
$ 5,000
$ 75,000
$ 2,000
$ 326,500
28%
Year 10
2025
$ 127,050
$ 20,000
$ 50,000
$ 30,000
$ 12,000
$ 12,000
$ 7,000
$ 35,000
$ 37,125
$ 15,000
$ 2,200
$ 7,500
$ 85,000
$ 4,000
$ 443,875
36%
$ 60,500
$ 10,000
$ 40,400
$ 15,000
$ 28,957
$ 154,857
$ 8,400
$ 3,150
$ 4,200
$ 5,250
$ 3,150
$ 24,150
$ 12,600
$ 10,500
$ 21,000
$ 8,152
$ 2,100
$ 54,352
$ 233,359
11%
$ (70,379) $ (72,209)
$ 61,000
$ 15,000
$ 40,800
$ 20,000
$ 32,832
$ 169,632
$ 9,240
$ 3,465
$ 4,620
$ 5,775
$ 3,465
$ 26,565
$ 13,860
$ 11,550
$ 23,100
$ 9,752
$ 2,310
$ 60,572
$ 256,769
10%
$ (63,989)
$ 62,000
$ 20,000
$ 41,200
$ 25,000
$ 35,568
$ 183,768
$ 5,082
$ 3,812
$ 5,082
$ 6,353
$ 3,812
$ 24,140
$ 15,246
$ 12,705
$ 25,410
$ 12,909
$ 2,541
$ 68,811
$ 276,718
8%
$ (21,528)
$ 65,000
$ 25,000
$ 41,600
$ 30,000
$ 40,400
$ 202,000
$ 2,846
$ 4,269
$ 5,692
$ 7,115
$ 4,269
$ 24,190
$ 17,076
$ 14,230
$ 28,459
$ 16,516
$ 2,846
$ 79,126
$ 305,317
10%
$ 21,183
$ 68,000
$ 30,000
$ 42,000
$ 35,000
$ 43,750
$ 218,750
$ 1,636
$ 4,909
$ 6,546
$ 8,182
$ 4,909
$ 26,182
$ 19,637
$ 16,364
$ 32,728
$ 22,453
$ 3,273
$ 94,455
$ 339,388
11%
$ 104,487
2016
$ 40,750
$ 1,500
$ 2,000
$ 4,000
$ 1,200
$ 1,500
$ 1,500
$ 20,000
$ 10,450
$ 6,700
$ 1,200
$ 2,150
$ 45,000
$ 1,000
$ 138,950
Expense
Administrative salaries
Administrative support salaries
Maintenance salaries
Maintenance support salaries
P/R Taxes and Benefits @ 23%, 24%, 25%
Total Payroll
Electricity
Propane
Water & Sewer
Refuse
Telephone & Internet
Total Utilities
Maintenance & Repair
Materials and Supplies
Marketing and Promotion
Taxes
Travel & Misc. Other
Total Other
Total Expense
% Growth
(Loss) or Surplus
$ 60,000
$ ‐
$ 40,000
$ 10,000
$ 25,300
$ 135,300
$ 8,000
$ 3,000
$ 4,000
$ 5,000
$ 3,000
$ 23,000
$ 12,000
$ 10,000
$ 20,000
$ 7,029
$ 2,000
$ 51,029
$ 209,329
Cum (Loss) or Surplus
$ (70,379) $ (142,588) $ (206,576) $ (228,105) $ (206,921) $ (102,434)
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 39 of 90 Figure 13: Fairgrounds Financial Projection ‐‐ Conservative
Total Revenue
Total Expense
(Loss) or Surplus
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
$ 138,950 $ 161,150 $ 192,780 $ 255,190 $ 326,500 $ 443,875
$ 209,329 $ 233,359 $ 256,769 $ 276,718 $ 305,317 $ 339,388
$ (70,379) $ (72,209) $ (63,989) $ (21,528) $ 21,183 $ 104,487 Financial Projection ‐‐ Conservative
$500,000
$400,000
$300,000
$200,000
$100,000
$‐
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
$(100,000)
Total Revenue
Total Expense
(Loss) or Surplus
Financial Projection ‐‐ Middle
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 40,750 $ 51,250 $ 67,500 $ 87,870 $ 111,360 $ 138,600
Revenue
$ 2,000
$ 5,000
Music food and drink festival (choochokam$ 5,000
Weddings
$ 2,400
Smaller one‐building events (receptions, $ 2,000
Full Fairgrounds events (Ragnar)
$ 1,500
Building rental $ 20,000
Kitchen rental
$ 11,495
Boat/RV Storage
$ 6,700
4‐H activities
$ 1,200
Equestrian events
$ 2,500
Annual Fair
$ 50,000
$ 1,100
Total Revenue
$ 151,645
% Growth
$ 3,000
$ 8,000
$ 7,000
$ 4,800
$ 3,000
$ 2,500
$ 25,000
$ 14,300
$ 7,000
$ 1,300
$ 3,000
$ 55,000
$ 1,200
$ 186,350
23%
$ 6,000
$ 15,000
$ 10,000
$ 7,200
$ 5,000
$ 3,000
$ 30,000
$ 18,700
$ 7,500
$ 1,500
$ 5,000
$ 60,000
$ 1,500
$ 237,900
28%
$ 12,000
$ 30,000
$ 15,000
$ 9,600
$ 7,500
$ 5,000
$ 32,000
$ 27,720
$ 12,000
$ 1,800
$ 10,000
$ 70,000
$ 2,000
$ 322,490
36%
$ 25,000
$ 50,000
$ 25,000
$ 12,000
$ 10,000
$ 7,000
$ 35,000
$ 37,125
$ 15,000
$ 2,200
$ 15,000
$ 80,000
$ 4,000
$ 428,685
33%
$ 50,000
$ 75,000
$ 50,000
$ 18,000
$ 15,000
$ 9,000
$ 40,000
$ 51,975
$ 20,000
$ 2,400
$ 20,000
$ 90,000
$ 6,000
$ 585,975
37%
$ 60,500
$ 15,000
$ 40,400
$ 20,000
$ 31,257
$ 167,157
$ 9,240
$ 3,465
$ 4,620
$ 5,775
$ 3,465
$ 26,565
$ 13,860
$ 11,550
$ 23,100
$ 9,427
$ 2,310
$ 60,247
$ 253,969
13%
$ (54,180) $ (67,619)
$ 61,000
$ 20,000
$ 40,800
$ 30,000
$ 36,432
$ 188,232
$ 5,082
$ 3,812
$ 5,082
$ 6,353
$ 3,812
$ 24,140
$ 15,246
$ 12,705
$ 25,410
$ 12,034
$ 2,541
$ 67,936
$ 280,308
10%
$ (42,408)
$ 62,000
$ 30,000
$ 41,200
$ 45,000
$ 42,768
$ 220,968
$ 2,846
$ 4,269
$ 5,692
$ 7,115
$ 4,269
$ 24,190
$ 17,076
$ 14,230
$ 28,459
$ 16,313
$ 2,846
$ 78,923
$ 324,082
16%
$ (1,592)
$ 65,000
$ 45,000
$ 41,600
$ 60,000
$ 52,900
$ 264,500
$ 1,636
$ 4,909
$ 6,546
$ 8,182
$ 4,909
$ 26,182
$ 19,637
$ 16,364
$ 32,728
$ 21,685
$ 3,273
$ 93,687
$ 384,369
19%
$ 44,316
$ 68,000
$ 60,000
$ 42,000
$ 75,000
$ 61,250
$ 306,250
$ 1,964
$ 5,891
$ 7,855
$ 9,818
$ 5,891
$ 31,419
$ 23,564
$ 19,637
$ 39,274
$ 26,022
$ 3,764
$ 112,261
$ 449,929
17%
$ 136,046
Expense
P/R Taxes and Benefits @ 23%+A117
Total Payroll
Electricity
Propane
Water & Sewer
Refuse
Total Utilities
Taxes
Total Other
Total Expense
% Growth
(Loss) or Surplus
$ 60,000
$ 5,000
$ 40,000
$ 10,000
$ 26,450
$ 141,450
$ 8,400
$ 3,150
$ 4,200
$ 5,250
$ 3,150
$ 24,150
$ 12,600
$ 10,500
$ 21,000
$ 13,756
$ 2,100
$ 59,956
$ 225,556
$ (54,180) $ (121,799) $ (164,206) $ (165,798) $ (121,482) $ 14,563
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 41 of 90 Figure 14: Financial Projection ‐‐ Middle
Total Revenue
Total Expense
(Loss) or Surplus
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
$ 151,645 $ 186,350 $ 237,900 $ 322,490 $ 428,685 $ 585,975
$ 225,556 $ 253,969 $ 280,308 $ 324,082 $ 384,369 $ 449,929
$ (54,180) $ (67,619) $ (42,408) $ (1,592) $ 44,316 $ 136,046 Financial Projection ‐‐ Middle
$700,000
$600,000
$500,000
$400,000
$300,000
$200,000
$100,000
$‐
$(100,000)
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
$(200,000)
Total Revenue
Total Expense
(Loss) or Surplus
Financial Projection ‐‐ Aggressive
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
2016
2017
2018
2020
2022
2025
$ 40,750 $ 53,750 $ 71,010 $ 91,640 $ 116,800 $ 144,550
$ 3,000 $ 9,000 $ 15,000 $ 30,000 $ 60,000 $ 90,000
Revenue
$ 7,500
Music food and drink festival (choochokam$ 7,000
Weddings
$ 3,600
Smaller one‐building events (receptions, $ 3,000
Full Fairgrounds events (Ragnar)
$ 2,000
Building rental $ 22,000
Kitchen rental
$ 12,540
Boat/RV Storage
$ 6,700
4‐H activities
$ 1,300
Equestrian events
$ 2,750
Annual Fair
$ 55,000
$ 1,200
Total Revenue
$ 168,340
% Growth
$ 12,000
$ 12,000
$ 7,200
$ 5,000
$ 3,000
$ 27,000
$ 16,500
$ 7,000
$ 1,500
$ 3,500
$ 65,000
$ 1,500
$ 223,950
33%
$ 20,000
$ 18,000
$ 12,000
$ 7,000
$ 4,500
$ 32,000
$ 19,800
$ 7,500
$ 1,800
$ 7,500
$ 75,000
$ 2,000
$ 293,110
31%
$ 50,000
$ 30,000
$ 14,400
$ 10,000
$ 7,500
$ 35,000
$ 33,000
$ 19,000
$ 2,200
$ 12,000
$ 95,000
$ 4,000
$ 433,740
48%
$ 75,000
$ 50,000
$ 20,000
$ 15,000
$ 10,000
$ 40,000
$ 48,125
$ 24,000
$ 2,400
$ 20,000
$ 115,000
$ 6,000
$ 602,325
39%
$ 100,000
$ 75,000
$ 28,000
$ 20,000
$ 15,000
$ 45,000
$ 66,825
$ 29,000
$ 2,600
$ 30,000
$ 135,000
$ 8,000
$ 788,975
31%
$ 61,000
$ 20,000
$ 40,400
$ 30,000
$ 36,336
$ 187,736
$ 9,240
$ 3,812
$ 5,082
$ 6,353
$ 3,812
$ 28,298
$ 15,246
$ 12,705
$ 25,410
$ 11,329
$ 2,310
$ 67,000
$ 283,033
17%
$ (73,909) $ (59,083)
$ 62,000
$ 30,000
$ 40,800
$ 45,000
$ 42,672
$ 220,472
$ 5,082
$ 4,269
$ 5,692
$ 7,115
$ 4,269
$ 26,426
$ 16,771
$ 13,976
$ 27,951
$ 14,827
$ 2,541
$ 76,065
$ 322,963
14%
$ (29,853)
$ 63,000
$ 50,000
$ 41,200
$ 60,000
$ 53,550
$ 267,750
$ 2,846
$ 4,909
$ 6,546
$ 8,182
$ 4,909
$ 27,392
$ 18,783
$ 15,653
$ 31,305
$ 21,941
$ 2,846
$ 90,527
$ 385,669
19%
$ 48,071
$ 67,000
$ 70,000
$ 41,600
$ 90,000
$ 67,150
$ 335,750
$ 1,636
$ 5,891
$ 7,855
$ 9,818
$ 5,891
$ 31,092
$ 21,601
$ 18,000
$ 36,001
$ 30,469
$ 3,273
$ 109,343
$ 476,185
23%
$ 126,140
$ 71,000
$ 90,000
$ 42,000
$ 120,000
$ 80,750
$ 403,750
$ 1,964
$ 7,069
$ 9,426
$ 11,782
$ 7,069
$ 37,310
$ 25,921
$ 21,601
$ 43,201
$ 36,562
$ 3,764
$ 131,048
$ 572,108
20%
$ 216,867
Expense
P/R Taxes and Benefits @ 23%, 24%, 25%
Total Payroll
Electricity
Propane
Water & Sewer
Refuse
Total Utilities
Taxes
Total Other
Total Expense
% Growth
(Loss) or Surplus
$ 60,000
$ 10,000
$ 40,000
$ 15,000
$ 28,750
$ 153,750
$ 8,400
$ 3,465
$ 4,620
$ 5,775
$ 3,465
$ 25,725
$ 13,860
$ 11,550
$ 23,100
$ 11,954
$ 2,310
$ 62,774
$ 242,249
$ (73,909) $ (132,992) $ (162,845) $ (114,775) $ 11,365 $ 228,232
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan Page 43 of 90 Figure 15: Financial Projection ‐‐ Aggressive
Total Revenue
Total Expense
(Loss) or Surplus
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
$ 168,340 $ 223,950 $ 293,110 $ 433,740 $ 602,325 $ 788,975
$ 242,249 $ 283,033 $ 322,963 $ 385,669 $ 476,185 $ 572,108
$ (73,909) $ (59,083) $ (29,853) $ 48,071 $ 126,140 $ 216,867 Financial Projection ‐‐ Aggressive
$900,000
$800,000
$700,000
$600,000
$500,000
$400,000
$300,000
$200,000
$100,000
$‐
$(100,000)
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
$(200,000)
Total Revenue
Total Expense
(Loss) or Surplus
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan This Page Intentionally Left Blank Port of South Whidbey Page 44 of 90 January 12, 2016 Fairgrounds Vision and Plan APPENDICES A. Fairgrounds Buildings B. CERB Requirements C. Relevant Property Information D. Sources of Possible Grants and Loans Port of South Whidbey Page 45 of 90 January 12, 2016 Fairgrounds Vision and Plan This Page Intentionally Left Blank Port of South Whidbey Page 46 of 90 January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 47 of 90 APPENDIX A—FAIRGROUNDS BUILDINGS ThebuildingandinfrastructureontheFairgrounds(seetheGoogleEarthimageinFigure
16andthelistofbuildingsandareasinTable25)areinsomecasesapproaching80years
oldandhavebeenlargelyneglectedforsometime.Forthemtoprovidethemaximum
supportfortheiruse,anumberofrenovations,andinsomecaseseventualreplacement
needstotakeplace.Eachofthebuildingsandareasaredescribedonthefollowingpages:
Table 25: List of Fairgrounds Buildings and Areas Structures
1. GustSkarbergPoleBuilding
2. TurnerBuilding
3. BurrierBuilding
4. MaloneBuilding
5. GoatBarn
6. CattleBarn
7. Grandstand/AlpacaBarn
8. HorseBarnNo.1
9. HorseBarnNo.2
10. HorseBarnNo.3
11. HopeBuilding(TwoStory)
12. Coffman4‐HBuilding
13. DogArenaandShelter
14. AntiqueBarn
15. Swine/CatBarn
16 Rabbit/PoultryBarn
17. SheepBarn
18. Cavy/GuineaPigBarn
19. KenShort‐FiddleFaddleFarm
20. MidwayFood&BeverageBooths
21. Midway(EvaMaeGabelein)Stage
22. Restroom‘A’
23. Restroom‘B’(TwoStory)
24. Restroom‘C’(HorseRestroom)
TotalBuildings
OtherAreas
Size
12,000sf.
5,000sf.
4,800sf.
6,720sf.
6,720sf.
3,190sf.
3,000sf.
4,200sf.
3,400sf.
3,200sf.
2,140sf.
3,440sf.
4,320sf.
4,320sf.
1,800sf.
2,345sf.
3,456sf.
288sf.
1,330sf.
2,784sf.
760sf.
560sf.
450sf.
432sf.
84,987sf.
LengthandWidth
80x150
50x100
50x96
60x112
60x112
55x58
50x84
40x85
40x80
34x63
40x86
60x72
60x72
30x60
35x67
60x112
24x12
35x38
12x232
20x38
20x28
18x24
Size
25.
26.
27.
28.
LoggingShowArea
HorseArena(150x220)
33,000sf.
RecreationVehiclePark(0.85acres) 37,000sf.
CarnivalArea
20,000sf.
TotalOtherAreas
92,250sf.
Port of South Whidbey Function
EquestrianShowsandTraining
RVParkingandDumpStation
Rides,Games,Food&Beverages
January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Figure16:theIslandCountyFairgroundsfromGoogleEarth(5/2/2015)
Port of South Whidbey Page 48 of 90 January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 49 of 90 1. Gust Skarberg Pole Building TheGustSkarbergPolebuilding,the
centerpieceoftheFairgroundsandits
oldeststructure,wasbuiltbytheWPA
in1935‐36.ItisaWashingtonState
HeritageBarnandacityofLangley
Historicbuilding.Thebuildinghas
GableandMonitorroofshapes,Snap‐
Locmetalroofcovering,woodenboard
andhalfpolesiding,andaconcrete
foundation.Itisframedwithround
logs(poles)andhasariverstone
fireplace.
Thebuildingconsistsof:





Alargecentralopenauditoriumorballroomwithastageanddressingrooms,butonly
temporaryseating.
Asmallseparatetheaterbehindthemainstage,theBlackBoxTheater,withraised‐rafter
seating;
Administrativeofficesandstoragerooms;
Alargecertifiedcommercialkitchenanddiningareawithastorageroom,andabathroom;
Sixsmallroomsonthewestside,andtwolargeboothsacrossthefront.
Ithassignificantpotentialforeventuseincludingweddings,receptions,auctions,dinners,plays,
conventions,displays,andmeetings.TofullyutilizethepotentialofthePoleBuildingthefollowing
renovationandrestorationneedstobehandled:









Add,repair,orreplacethefollowingsafetyitems:allstairrailingsforADAcompliance,fireexit
intheBlackBoxTheater,emergencylighting,firealarmsystem,panicbarsondoors.
Repairrotineavesandatthegroundlevelofthepolesiding.
Addweatherstrippingandplugholesinthewallsandceilingtowalljoint.
Addinsulationandheatingtothediningarea
Remodeldiningareatomakeitmoreattractive
Replacetableandchairs
Addawalk‐inrefrigerator,drystorage,andotherequipmenttothecommercialkitchen
Addinsulationandheatingandremodelboththemainauditoriumandstagetomakethem
moreattractive
AddAVequipmentforsoundandvideoprojection
Theinformationforthisappendixcomesfromthesesources:
 IslandCountyFairgrounds,PropertyHistory,2012byHarrisonGoodall
 BuildingAssessments,2015byJimLux
 IslandCountyFairgrounds,DueDiligenceReport,2015byMeleneThompson
 NotesfromRobertLowey,2015
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 50 of 90 Source: Harrison Goodall Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 51 of 90 2. Turner Building TheTurnerorCommercialbuildingis
aWashingtonStateHeritageBarn
builtinthe1940sor50s.Turnerisa
largeclerestorytypebarnwithout
loftandwithdriveindoorsateach
end.Ithaswoodenstallseparators
downbothwallsandalargecentral
corridorwithtemporarybutheavy
solidstallseparatorsusedfor
commercialboothsduringtheFair.
Asaresult,ithaslimiteduseduring
therestoftheyear.
IthasaMonitorroofshape,aSnap‐
Locstandingseammetalroof
covering,Board&battensiding,andaconcretefloorandfoundation.Duringrainstormsithas
waterrunningdownthemiddleofthefloor.
Toprovidebetterusability:



Replacethelargeslidingdoorsoneitherend.
AddFrenchdrainsinfrontoftherearmaindoortopreventwaterenteringthebuilding
Replaceallofthecentralcorridorstallpartitionsandsomeoftheside‐wallstallpartitionswith
polesanddrapestobemoreusableforstorage
3. Burrier Building TheBurrierbuildingisaWashington
StateHeritageBarnbuiltinthe1940sor
50s.Itisdividedintotwointernalareas:
 Theeastside,onceaschoolhouse,has
adropceiling,raisedwoodenflooring,
andisinsulatedandheated.
 Thewestsidehasopenrafters,
concretefloor,andisunheated.
IthasaGableroofshape,aSnap‐Loc
metalroofing,board&battensiding,and
concretefloorfoundation.
Toprovidebetterusability:


Insulate,drywall,heat,andreplacethedoorsonthewestside
Removetheoldfurnaceroomandreplacetherottenwall,floor,andceilingintheeastside.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 52 of 90 4. Malone Building TheMalonebuildingisaWashington
StateHeritageBarnbuiltinthe1950s.
Itisalarge,uninsulated,unheated
buildingingoodconditionwithhigh
ceilingsandaspaciouscharacter.
Constructionispoletypewitha
Zolatonepainted,crackedconcrete
floor,newerredsteelstandingseam
roofing,andinteriorplasticfaced
roofinginsulation.
Northandsouthgablewallendshave
beenenclosedwithtranslucentroofing
panelswithfourfansthatdon’t
preventhightemperatures.
Maloneoffersgoodmulti‐usepotential,buthasbeenlimitedtoboatstorage.Maloneisgenerally
underutilizedandoffershighpotentialforhostingevents.Toprovidebetterusability:


Replacethefiberglasspanelswithinsulatedglass,addheating,andrepairfloorcracks.
AddFrenchdrainsinfromofdoorstopreventmudandwaterfromseepingthroughdoors.
5. Goat Barn TheGoatbarnisaWashingtonState
HeritageBarnbuiltinthe1950s.It
maybethesecondmostimportant
buildingintermsofhistorical
character.Goatisalofted,clerestory
buildingprovidingstrongcountry
fairambience.Ithasalongopen
shedalongtheeastsideandasmall
closedshedonthewest.Insidethe
barnisaloftandbuilt‐inpens.The
roofislow,restrictingstorage.
IthasaMonitorroofshape,Snap‐
Locmetalroofing,board&batten
sidingandaconcretefoundation.To
providebetterusability:



Cleanouttheloftandinstallnewandimprovedlighting.
Replacethepermanentpenswithcollapsible,removableones.
Replacetheroofandsupportonthelongeastsideshed.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 53 of 90 6. Cattle Barn TheCattlebarnisaWashington
StateHeritageBarnbuiltinthe
1950s.Itisopenonthreesides
withnodoors.Itisalarge
rectangularstructuredividedinto
threepartsbysupportingposts
andfencingwhichcreatesacenter
pathforpeoplewithtwoside
areastocontaincattle.
CattlehasaGable(maybewanna‐
be)roofshape,agalvanized
corrugatedmetalroofcovering
andadifferenttypeofmetalon
anotherpartoftheroof(bothof
whichneedreplacing),plywood
siding,andaconcretefoundation,butdirtfloor.
Thisbuildingislightlyusedwithonlyafewcattleduringthefairandisalmosttotallyunused
outsideofthefair.ThisplanenvisionsreplacingCattleandtheGrandstandwithoneortwonew
buildings.
7. Grandstand / Alpaca Barn TheGrandstand/Alpacabarnisa
poleandcantileveredrafter
structure.Itsoriginaluseas
seatingforeventstoitseasthas
beencompromisedbylocationof
children’scarnivalridesthatnow
occupytheentireareabetweenit
andtheFiddleFaddlebarn.
Interiorpostssupportingseating
androofraftersdivideground
levelunder‐coverspaceinto
enclosedeaststorageunits(under
thebleachers),acentralaisle,and
animalstallsinthewesternthird.
Thestallsarecurrentlylightlyusedtohousethe4Halpacacontingent,andthe bleachers are only
used for a few hours each year. ThisplanenvisionsreplacingCattleandtheGrandstandwithone
ortwonewbuildings.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 54 of 90 8. Horse Barn 1 Allthreehorsebarnswerebuiltinthe1950s.
Allareopenunprotectedstructureswithout
doors.Theyareallpolebuildingsandare
directlyacrossfromandsupportequine
activitiesinthearena.
HorseBarn1is of sound construction andhas
singleanddoublestallsalongtheeastand
westwallswithacentralcorridor.Ithasa
Gableroofshape,a rustedcorrugatedmetal
roofingnearing the end of its lifespan,
horizontalplanksiding,andaconcrete
foundation.
Inaddition,allthreehorsebuildings,plusallotheranimalbuildingstothenorthofthehorsebarns
(Grandstand,Cattle,andGoat),areborderedbyuncontrolled(some80’)aldertreesonthebank
beyondthepropertyline.Thealdershavegrownupandoutandnowoverhangallsixstructures
makingtheircontroloneofthemostpressingsafetyissuesonthefairgrounds.
Thisplanenvisionsallthreehorsebarnsbeingreplacedwithoneortwonewonesthataremore
flexibleandcanpossiblybeusedforotherpurposes.
9. Horse Barn 2 HorseBarn2hassingleanddoublestalls
alongtheeastandwestwallswitha
centralcorridor.Ithasaloftthatisused
forstorage.
HorseBarn2hasaMonitorroofshape,a
galvanizedcorrugatedmetalroofingin
goodcondition,boardandbattensiding,
andaconcretefoundation.ItisinFair
condition
ThepostsofHorseBarn2(and3)are
pressuretreated4x4’s,notthe6x6’sof
HorseBarn1,andsoaremoreproneto
weaknessduetodeterioration.BothHorse
Barn2and3outerpostseitherrestonorareanchoredintwoparallelconcretefootingsthat
supporttheouterwalls.Innerpostsare,possibly,justburiedinsoil.
RoofwaterneedstobebetterhandledwithguttersanddownspoutsgoingintoFrenchdrainsalong
thefrontofeachbuilding.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 55 of 90 10. Horse Barn 3 HorseBarn3hassingleanddoublestalls
alongtheeastandwestwallswitha
centralcorridor.IthasaGableroofshape,
a rustedcorrugatedmetalroofingnearing
the end of its lifespan,T‐111siding,anda
concretefoundation.
HorseBarn3,thenewestandleastwell
built,hasasubstandardroofdesignwith
small2x4raftersspanningmuchmore
distancethantheyshould,aswellaspoor
kneebracessupportingtherafters.In
additiontheroofpeakflashingwastoo
narrowandwaterhasleakedintothe
plywoodroofinganditisnowrotten.ThusthelifespanofHorseBarn3isdependentonajudgment
whetherreplacingtheroofonamarginalpoststructureislessprudentthanreplacingthebuilding
entirely.
11. Hope Building TheHopebuildingwasbuiltin
1998withadonationfromthe
BoeingCompanyfortheHope
TherapeuticRidingprogram.Itis
usedbytheHopeprogram,4‐H,
andotherequestrianprograms
fortrainingandvariousevents,
races,andexhibitions.
Hopeisatwo‐storybuildingwitha
Gablemetalroof,T‐111siding,anda
concretefoundation.Itisinsulated
andheated.Ithasatackroom,a
classroom,anoffice,asmallkitchenwithaconcessionwindow,abathroom,alargermeetingroom,
andanannouncer’sboothoverlookingthearena.Itisfrequentlyusedandisingoodcondition.
Thereisnoknownneedformaintenanceorupgrade.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 56 of 90 12. Coffman 4‐H Building TheCoffman4‐Hbuildinghasaconcrete
floorandfoundation,studwalls,red
standingseamsteelroof,hotairpropane
furnacewitha500galtank,men’sand
women’srestroomswithasingleshower
each,acertifiedcommercialkitchenin
excellentcondition;anadjacentstorage
areaforkitchenrentermaterials,a
spaciousmeetingroomfor75to100
peopleifitsthreeexitsareapproved,anda
contiguousadditionforstorage.Flooringis
Zolatonetype(speckled)paintedconcrete.
Coffmanliabilitiesareacrackedconcrete
floor,lacklusterexternalandinternalpaintcolors,rudimentarybathrooms,pooruseofthewest
additionasastoragelocation,androttingnorthwalloftheaddition.Suggestedimprovements
include:







Addwalk‐inrefrigerationandotherequipmentsuchasslicersandmixerstothekitchen.
Redecorate,repaint,andthematicallydevelopthebuildinginteriordécortomakeitvisually
interestingandappealingconsistentwiththefairand4H;improveadaptabilityoftheroomfor
differentuses;andcontrolnoiselevelssothatconversationalnoiseofcrowdsdoesnotinhibit
smallgroupconversation.
Update,freshen,paint,andotherwiseimprovetherestrooms.
Fillfloorcracksandrepaintfloorincludingtheunpaintedrestroomsandcorridorfloors.
Installlarge,shallow,enclosed4Hdisplay/trophycaseoninteriorwalltotheleftofmainentry,
andpopulatethecasewithtrophies,photos,andotherinformationalmaterialtoconnect
historicalandongoing4HpresenceandvitalitytoCoffman.
Re‐paintexteriorcolortomorevibrantcolorconsistentwithagriculturaltheme.
Repairnorthwalloftheadditionandmakethespace(perhapspartially)availableandmore
commerciallyappealingasacontiguousspacetoCoffman’sinterior.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 57 of 90 13. Dog Arena and Shelter TheDogarenaisafencedgrassyareawith
asetoffivebleacherrowsundercoverofa
redmetalsheathedopensidedroofonthe
westandashelterwithadoublerowof
smallshowingstallsseparatedbyacentral
corridorcoveredbyasinglepitched,shed
stylemetalroof.Thedogstallbuildingisa
partiallywalledpoleconstructionwitha
concretefloorandelectricity.Itliestothe
southofCoffmanandtothenorthofthe
RayGabeleinAntiquebuilding.The4Hdog
contingentisveryactiveanditsjudging
andshowingactivitiesduringfairarewell
attended.Stallsaredecoratedandentrantsareidentified.Eachstallisoccupiedbyadogcage,
anelevatedplatform,andonedog,usuallywithitsownerwhoistheretoanswerquestions.
14. Ray Gabelein, Sr. Antique Barn TheRayGabelein,Sr.AntiqueBarnisa
newerbuildingwithtallwalls,tall
drive‐indoorsnorthandsouth,anda
walkindoorattheNWandSEcorners.
Sidingisverticalplankwithspaces
betweenplanksandnobattensmaking
itairandmoisturepermeable.The
upperfewfeetofendwallsare
translucentplasticpanelsfornatural
interiorlighting.Theroofiswhite
moderncorrugatedsteelwitha
condensationbarrier.Itisgutteredwith
downspouts.(Drainintegrityanddrain
endsareunconfirmed.Theremaining
rooflifespanisintermsofdecades.
Thebarnhasformanyyearsbeenbothstorage(betweenfairs)andadisplayarea(duringfairs)
forantiquefarmandothertoolsandequipment.Alsoduringthewinteroneormoreboatsare
storedthere.Averysignificantamountofworkandexpensewouldhavetobedonetousethe
buildingforanythingotherthanstorage.
Thebuildingshouldberepaintedinthenext2‐4years.Alsotheslidingmaindoorsbothneed
repairatthebottomguidesandtoprollers.Securityofdoorsshouldbeimprovedastheftsof
contentshavetakenplace.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 58 of 90 15. Rabbit and Poultry Barn TheRabbitandPoultrybarnisa
small,older,clerestorystylebuilding
similartoGoat.Itwasoriginallypart
ofGoat,butwassawedinhalfand
moved.IthascentralNorthandSouth
drive‐indoors.Ithasacenteraisle
andtwo12’sideaisleswithmovable
animalcagesduringthefair.An
additionalshedroofhasbeenadded
tothewestsidewithshedraftersand
smallstalls.Leaksatthejunctureof
theshedroofandmainroofhave
causedsomerotintheoriginalmain
roof.Exteriorshedstallfloorsare
concreteextendingontoarough3’widesidewalk.Thegeneralconditionofthefoundationand
wallstructureissound;plankouterwallsareweatheredwithsplitsthroughout,andheavily
weatheredatbottoms.TheroofissamevintageasotherredmetalSnapLocroofingonother
buildings.
Immediateneedsincludereplacingthewaterspigotonnorthendwithasubsurfacefrostfree
faucet.Assessshedrooftomainroofforsolutiontowaterleakage.Thesouthsidewaspainted
thisyear;remainderneedspainttoprotectsiding.
16. Bob Martens Swine and Cat Barn TheSwineandCatbarnisdivided
lengthwiseroughlyintothirds,with
thenorththirdhousingcatsandthe
southtwothirdshousingswine.The
buildinghasaconcretefloordivided
intosmallpenswithsteelpostsinthe
concrete,connectedbyfencingwhich
limitsthebuildingtoonlyfairtime
animaloccupation.Non‐fair,multi‐use
potentialwouldrequireremovalofall
fenceposts,storageofsame,and
modificationstothepostholesand
poststopermitre‐assembly.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 59 of 90 17. Sheep Barn TheSheepbarnhaspoleconstruction
thatisgenerallygoodconditionexcept
forone,andpossiblymore,eastside
postthatisdeterioratedsub‐surface
duetodisconnectionofthegutter
downspout.Thereisasecond
downspoutthatisalsodisconnected.
Thespacebehind(east)Sheepwallis
perhaps6’fromthebluffedgeandthe
areaiscompletelyfilledwithblackberry
vines,preventingworkonthe
downspouts.
Thebuildingfloorisdirt,thesidewalls
are7’highT111leavingvoidsboth
fromwalltoptoroofandwallbottomtoground.Endwallsarepresentexceptforanapproximate
12’wideopendoorway.ThebuildinginteriorisdividedintosheeppensofTpostsbearinghogwire
onplastictiesforfairactivity,andbyacentral~12’wideplypartitionhangingfromthetrusslower
chordandbearingelectricalconduitandalightswitch.TheImmediateneedsinclude:





Clearingtheblackberryvinesontheeastside
Repairingthedownspoutconnectionsandassessingdrainagedispersion
Repairinganyrottedpostbottoms
Sprayingtheinsidetrusseswithableachsolutiontokillmossandmoldonrafters
Paintingtheoutsidewallswithinnextcoupleofyears,andtheinteriorwallswithinacoupleof
yearsafterthat.Fortheexteriorpaintconsiderthedesirabilityofredvs.thecurrentgreen.
Paintingorreplacingtheroof,whichissoundbutcorroded.Paintingwithasteelroofingpaintto
extendlifelookscheaper,butmayrequiresignificantlaborforpreparation,primingandpainting,
andpossiblydamagingtheroof’swaterproofingabilitybywalkingonit.
TheSheepbarncouldbeusedforboatorotherstoragebetweenfairsbyremovalofTpostsandhog
wirepensandenclosingthebuilding.Thecentralpartialpartitionisanimpedimentbutthereis
accessfrombothenddoors.Wallvoidstopandbottomwouldneedtobecovered,andenddoor
openingswouldneeddoorsconstructedtoprovidecontentsecurityandpreventwind‐blown
debrisandmoisture.FairprepofpenscouldbedrivingTpostsinandreattachinghogwireevery
year,orburyingshortpipesectionsforeasier,fasterinsertionofsmallerpipesaspenposts(caps
installedduringmostofyear),thoughsemi‐permanentfloorspigotswouldimpedecleaning.
Solutionstopenset‐up/take‐downmustreviewedforspeedandeaseofprocess.Dirtfloorlimits
abilitytocleanandpouringaconcretefloorwouldbeaniceimprovementthoughwouldnotadd
significantlytodualpurposeuseandcomesatahighcost.Enddoorheight(8’7”north,8’1”south)
isperhapsthebiggestlimitingfactorbutwouldpermitsmallboats,tenttrailers,andsmallertravel
trailers.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 60 of 90 18. Cavy / Guinea Pig Barn TheCavyorGuineaPigbarnisoneofthe
olderstructuresontheFairgrounds.It
containssmallcagesforguineapigsandis
onlyusedduringthefair.Itbadlyneedsanew
rooftoreplaceitscedarshakes.
19. Ken Short Fiddle Faddle Barn TheKenShortFiddleFaddlebarnisan
openbarnstructureusedforchildren’s
activitiesandrecentlyforawedding.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 61 of 90 20. Midway Food and Beverage Booths Arowoffoodvendorboothslinesthe
northsideofthemidwaywitheastand
westboothsseparatedbytheraised
EvaMaeGabeleinMainStage.Therow
sitsrightonthenorthernFairgrounds
propertyline.TheFairparadeon
Saturdayrunsfromdowntown
LangleytotheFairgroundsandroutes
throughthemidway.Postparade,
picnictablesaresetupinfrontofthe
booths.
WhiletheVendorboothsarenotin
generallygoodcondition,theyremain
functional.Theyareofuninsulatedstudconstructionwithconcretefloorsandredstandingseam
steelroofingofthesamevintageasthemainbuildingrowacrossfromthem.Boothsareequipped
withhotandcoldwater,sinks,andtwooftheboothshavecookingapplianceswithventhoods.
Generalexteriorconditionisgoodtofair,withinteriorfairtopoorandrelativelydirtyfromyearsof
use.Theventhoodsdonothavefiresuppression.Wateristurnedoffbeforefreezingweatherand
thetwohotwaterheatersaredrained.Consideration of the replacement or rebuilding of the entire vendor line is less probable due to their condition than to the steady progression of food handling and food preparation health regulations, which are more and more limiting what can be done in the booths
21. Eva Mae Gabelein Midway Stage TheEvaMaeGabeleinstageislocated
amidtheMidwayFoodBooths.Itisan
outdoorsstageforperformancesmainly
duringthefair.Itstoresseatingbenches
intheoffseason
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 62 of 90 22. Restrooms ‘A’ Eachofthethreerestroomsare
rudimentarymen’sandwomen’s
restroomswithoneortwoshower
stalls.Theyhaveaconcreteslab
floor,studdedwalls,T‐111siding
andared,standingseamsteelroof
oflowpitch.Restrooms‘B’and‘C’
areprimarilyusedonlyduringthe
Fair.
Restroom‘A’istheprimary
Fairgroundsrestroomandisused
yeararound.
Allthreebathroomscouldbenefitfromupdatingthefacilitiesandpaintinginsideandout.
23. Restrooms ‘B’ Restroom‘B’isatwo‐storybuilding
withasmalloneroomapartmenton
thesecondfloorwithitsown
bathroomandasmallkitchen.The
restroomisnotusedmuchoutside
oftheFair
Theoutsideneedspaintingandthe
deckonthesouthsidehassome
rottenboardsinit.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 63 of 90 24. Restrooms ‘C’ Restroom‘C,’‘Horserestroom,’or‘4‐H
restroomislocatedbetweenthe
GrandstandandHorsebarn1.Itis
usedduringequestrianactivities,as
wellasduringtheFair
25. Logging Show area Theloggingshowareaoccupiesa
triangleattheSEcornerofthearena
andcontainsanin‐groundpoolforlog
rolling,asetofbleachersingood
condition,groundareausedtostore
andmovelogsforvariousevents,and
twotallpolesforclimbingcontests.To
myknowledgeitisusedonlyoncea
yearforadayortwoduringthefair.
Theeventdrawsabout100fair
attendeesandhasasmallbut
motivatedgroupofparticipants
includingAlbertGabelein.Lowannual
usageandtotalattendancewould
suggestfindingmoreutilityforthis
areaduetoitsbleachers.Thewoodcovers,liftedoffbycraneforlogrolling,wouldappeartooffera
ready‐madeadditionalstageareawithbleacherseating,butusewouldhavetobewellcoordinated
withprotectiveloggersandorganizers.Thepresenceof3’ofwaterunderthestagemeansthat
possiblecollapse,intowater,wouldhavetobepreventedatallcosts,andthattheuseofelectricity
wouldbeproblematic.Neverthelessthearea’sunder‐utilizationmakesitatargetforotherusesif
theprimaryusecanbemaintained.
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix A—Buildings Page 64 of 90 26. Horse Arena TheHorseArenaislocatedprettymuch
inthecenterofthefairgrounds.Itisused
for4‐Handotherequestrianshows
duringsevenoreightmonthsoftheyear.
Ithasevengreaterpotentialifitwere
covered,forbothequineandnon‐equine
events.Alsothefooting(thegroundon
arenafloor)needstobereplacedforuse
byothertypesofequestriansandfor
motorsports.Finally,boththelighting
andthesoundsystemcouldbeupgraded.
27. RV Park and Campground TheRVParkandCampgroundisa.85
acretriangularplotofgroundatthe
southerntipofthefairgrounds.Ithas30
30‐amphookupswithawater
connection,andthereisaseparate
septicdumpstation.
DuringtheFairMarilynandElise
GabeleinlayoutaFireDepartment
approvedplanfor70smallerRVs.
LarryKwarsickhadaprofessional
layoutdonewith30sites,15ofwhich
arepull‐throughsites.Healsodid
researchfor50‐amphookups.
InthisplantheRVParkandCampgroundsareenvisionedto:



Becleanedupandbeautified
Installanewsetofrestroomswithshowers(promisedbytheCounty,butnotdone)
GetimprovedRVhookupswith50amppower,water,andsewer
Port of South Whidbey January 28, 2016 Fairgrounds Vision and Plan—Appendix B—CERB Page 65 of 90 Appendix B: CERB Planning Study Minimum Requirements APlanningStudy,entitled“AVisionfortheIslandCountyFairgroundsandaPlantoAccomplishIt,”
ofwhichthisappendixisapart,addresseseachoftheCERB’sminimumrequirementsasfollows:
a.
A product market analysis linked to economic development. ThePlanningStudyprovidesamarketanalysisthatislinkedtojobscreation,as
providedinanswerto“o‐1”below.
b.
A market strategy containing action elements linked to timelines. ThePlanningStudyprovidesamarketstrategycontainingactionelementslinkedto
timelinesasshownonpages15and25.
c.
Identification of targeted industries. ThePlanningStudyonpages26‐35providesalistof“economicpotentials”thatarethe
targeteventsandactivitiesthatwillprovideadditionalrevenue.
d.
Identification of the group responsible for implementing the marketing strategy. Describe the group’s capacity to complete the responsibility. ThePlanningStudyidentifiesthePortofSouthWhidbeyonpage4andamanagement
andstaffingteamdescribedonpages11and36andaddressestheircapacityto
completetheplan.
e.
The site’s appropriateness by addressing, at minimum, appropriate zoning, affect to the state or local transportation system, environmental restrictions, cultural resource review, and the site’s overall adequacy to support the anticipated development upon project completion. TheIslandCountyFairgroundsiswithintheCityofLangleyandisgovernedbytheir
zoning,specificallythefollowingchapters:
1. Chapter18.09identifieswhatispermittedwithintheP‐1(PublicUse)zoningthatis
assignedtotheFairgrounds.
2. Chapter18.10providesaFairgroundsZoningOverlaythatestablishesarangeof
permittedusesandstandardsthatmightnototherwisebepermittedwithintheP‐1
zoning.
3. Chapter18.33statesthattheCitysupportsandprotectsthepermittedand
customaryFairgroundsrelatedactivitieseventhoughtheymaynotbecompatible
withnearbyresidentialuses.
ThemajorityofwhatisproposedinthePlanningStudyfallswithinthecurrentLangley
zoning.Twopotentialareas,lightindustrialandbrewinganddistilling,arenotcovered,
andthecityispreparingtoincludethoseinanupdateoftheircomprehensiveplan.
ThePlanningStudyenvisionsworkbeingdonetomitigatethestormwaterrunoff
problemsontheFairgrounds.SuchasolutionwillrequireworkingwithLangleyto
handlethedischargewaterintwocreeks.
StateandlocaltransportationareanissuethatisdiscussedinthePlanningStudy.The
FairgroundsisonseveralmajorIslandTransitroutes,aswellasapotentialweekend
busservice,bothconnectingwiththeWashingtonStateFerryinClintonandanew
parkinglotinMukilteo,allofwhichsupporttheactivitiesinthePlanningstudy.
Port of South Whidbey January 28, 2016 Fairgrounds Vision and Plan—Appendix B—CERB Page 66 of 90 TherearenoknownenvironmentalrestrictionseffectingtheFairgroundsandthe
proposedusesofitasdescribedinthePlanningStudy.
TheFairgrounds’almost80year‐oldhistoricbuildingsandlegacyofanover100year‐
oldcountyfairaremajorculturalresourcesthatareembracedandpromotedbythe
PlanningStudy.
TheFairgroundssiteanditsmanyhistoricbuildingsprovidethefoundationformanyof
theactivitiesandeventsdescribedinthePlanningStudy.Thereisoneneedthatis
lackingintheFairgroundsandthatisforsufficientparking.Thisneedandseveral
solutionsforitarediscussedintheStudy.
f.
g.
A location analysis of other adequately served vacant industrial land. TheplanningstudyisfocusedontheIslandCountyFairgroundsbecauseofitsalready‐
existinginfrastructure.ThereispropertysurroundingtheWhidbeyAirparkinLangley
thatiszonedforcommercialuses,howeveritlackstheinfrastructureofalready‐
existingbuildingsandutilities,sothecapitalinvestmentwouldbeprohibitively
expensivetoincludepurchaseoftheproperty(ies)andconstructionofallnew
buildings.AppendixCdiscussestheadequacyofseveralpotentialpropertiesthatmight
beusedbytheFairgroundsforparkingandanexpandedRVpark.
Total funding for the public facilities improvements is secured or will be secured within a given time frame. ThePlanningStudyonpages12and13discusseshowfundingforpublicfacilitiescan
besecuredandthetimeframeexpectedandprovidesinAppendixDanumberofgrant
andloanresources.
h.
An analysis of how the project will assist local economic diversification efforts. ThePlanningStudydiscusseshowtheFairgroundscanbeamajorneweconomic
contributorandthereforeadiversificationofthelocaleconomy.
i.
Indicate the specific issues that will be addressed. ThespecificissuesthatwillenabletheFairgroundstobeaself‐sufficiententity,as
describedinpages13‐21ofthePlanningStudy,include:
1. Beautificationandrenovationofthegrounds
2. Improvedsignage
3. Insulateandheatseveralbuildings
4. Upgradetwocommercialkitchens
5. Handlestorm‐waterrunoffandstabilizetwobluffs
6. Renovateandremodelseveralbuildings
7. Addanewrestroomwithshowersinthecampgrounds
8. ReplaceandupgradeRVhookups
9. Addsolarpower
10. Addparking
11. Addanewcoverandreplacethefootingtothearena
12. Replaceseveralbuildings
Port of South Whidbey January 28, 2016 Fairgrounds Vision and Plan—Appendix B—CERB Page 67 of 90 j.
List one or more economic outcomes that you expect from the proposed CERB project. ThemajoreconomicoutcomeexpectedinthePlanningStudyisthattheFairgrounds
willbecomeapositiveeconomiccontributorinsteadofadrainandwillbeastrong
contributingfactorinthebroadereconomicgainsoftheCityofLangley,theSouth
WhidbeyCommunity,andIslandCounty.
k.
Describe the specific, quantifiable measures of the outcome(s) that will indicate success. Describe in measurable terms what you expect to be able to show as progress toward the outcome for each year before the whole outcome has been achieved. Thespecific,quantifiablemeasureoftheoutcomeofthePlanningStudyisthesurplusor
lossfromtheoperationoftheFairgroundsasdescribedinpages26‐43oftheStudy.
l.
Describe what data you will collect to determine whether the outcome is being achieved. TheprimarymeasuretodeterminetheoutcomeofimplementingthePlanningStudyis
thesurplusorlossfromtheoperationoftheFairgrounds.Additionallysalestaxrevenue
frombusinessesinLangley,WAwillbeusedtoprovideinformationonsalesamounts
before,duringandaftertheproject.Subsidiarymeasureswouldbetheunitsand
revenuefromeachofrevenuesourcesaswellastheexpensesbycategories.Also,the
specificstepsintheplanthathavebeenaccomplished.
m.
Describe the data collection procedure including when data will be collected, from whom and by whom. Themanagingentity(e.g.thePortofSouthWhidbey)shouldhaveaccounting
proceduresinplacesothatrevenuesandexpendituresaretrackedandattributedto
specificactivities,andprojectionsshouldbedevelopedandtrackedtoactuals.As
describedin“l,”theprimarymeasureisfinancialsurplusorlossfromoperations,which
shouldbetrackedatleastonamonthlybasis.Inaddition,economicdevelopmentdata
willbeanalyzedincludingdirectjobsretainedandcreated,indirectjobscreated,and
recordedsalestaxrevenuesascomparedtothoserecordedpriortothisproject’s
execution.
n.
The estimated median hourly wage of the jobs created when development occurs. Wageswillvarybythejobstobeperformedandwillexceedthemedianhourlywagein
thelocalarea.
If the project is determined to be feasible, the following information must be provided within the final report: o.
1. Total estimated jobs created (in FTEs). AttachedTables26through28showtheestimatedjobscreatedbyimplementing
thePlanningStudy.TheseestimateswerearrivedatusingtheStateofWashington
OfficeofFinancialManagement2007WashingtonStateInput‐OutputMultipliers.
2. Describe benefits offered to employees. Standardhealthandwelfarebenefitswillbeofferedemployeesatleastequalto
thosemandatedbylaw.
3. Describe the median hourly wage of the new jobs in relation to the median hourly county wage. “Themedianhourlywage(adjustedforinflation)forjobsinIslandCountyin2013
was$18.22comparedtothe$22.09statemedianwage.”(FromtheWashington
Port of South Whidbey January 28, 2016 Fairgrounds Vision and Plan—Appendix B—CERB Page 68 of 90 StateEmploymentSecurityDepartment;BureauofLaborStatistics;Bureauof
EconomicAnalysis).AttheFairgrounds,wageswillvarybythejobstobeperformed
andwillexceedthecounty’smedianwage,asdescribedonpage36ofthePlanning
Study.
4. The county three‐year unemployment rate in relation to the state rate. IslandCounty’sunemploymentratecomparedtotheState’sandtheNation’sis
showninthefollowingfigure:
5.
6.
7.
8.
9.
TheactualunemploymentratesintheCountyandStateinOctoberofeachyearare:
Unemployment Rate 2013 2014 2015 Island County 7.4% 6.8% 5.5% Washington State 6.5% 5.8% 5.0% Source:WashingtonStateEmploymentSecurityDepartment;BureauofLabor
Statistics;BureauofEconomicAnalysis
County population change in the last five years. TheCountypopulationhasgrownby2.7%inthelastfiveyears,growingfrom
78,506in2010toanestimated80,600in2015
The estimated jobs created represent what percentage of the county’s labor force. ThepeakjobsexpectedtobecreatedinthePlanningStudyis113,whichis0.35%of
theCounty’s2014averagecivilianlaborforceof31,692
The estimated jobs created represent what percentage of the county’s unemployed workers. ThepeakjobsexpectedtobecreatedinthePlanningStudyis113,whichis5.1%of
theCounty’s2014averagepopulationactivelyseekingemploymentof2,193
Estimated new annual state and local revenue generated by the private business. ThesubjectofthePlanningStudy,theIslandCountyFairgrounds,isaquasi‐
governmententityownedbyIslandCounty,theprojectedrevenueofwhichis
describedonpages26through35.TheFairgroundsrentsspaceandfacilitiesto
privatebusinesses,thenumberandrevenueofwhichisexpectedtogrowoverthe
periodofthestudy,butthestudydoesnotconsidertherevenuegeneratedbythose
businesses.
Estimated private investment generated by project. ThePlanningStudydoesnotconsideranyprivateinvestmentontheFairgrounds.
Port of South Whidbey January 28, 2016 Fairgrounds Vision and Plan—Appendix B—CERB Page 69 of 90 Table 26: Fairgrounds Plan Jobs Creation ‐‐ Conservative
Multipliers*
Capital Projects
Construction
Support Jobs
Total Jobs
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
$ 150,000 $ 230,000 $ 275,000 $ 150,000 $ 1,000,000 $ 50,000
10.89 1.6 2.5 3.0 1.6 10.9 0.5
2.58 4.2 6.5 7.7 4.2 28.1 1.4
5.8 9.0 10.7 5.8 39.0 1.9
Fairgrounds Employees Admin Manag $ 60,000
Admin Suppo $ ‐
Maint Supervi $ 40,000
Maint Support $ 10,000
$ 60,500
$ 10,000
$ 40,400
$ 15,000
$ 61,000
$ 15,000
$ 40,800
$ 20,000
$ 62,000
$ 20,000
$ 41,200
$ 25,000
$ 65,000
$ 25,000
$ 41,600
$ 30,000
$ 68,000
$ 30,000
$ 42,000
$ 35,000
Admin Manag 1.00
Admin Support
Maint Supervi 1.00
Maint Support 0.33
Total
2.33
less current (2.00)
Support Jobs
1.39 0.46
Total Jobs
0.79
1.00
0.33
1.00
0.50
2.83
(2.00)
1.15
1.98
1.00
0.50
1.00
0.67
3.17
(2.00)
1.63
2.80
1.00
0.67
1.00
0.83
3.50
(2.00)
2.09
3.59
1.00
0.83
1.00
1.00
3.83
(2.00)
2.54
4.37
1.00
1.00
1.00
1.16
4.16
(2.00)
3.00
5.16
Major art even $ 1,500
Major swap m $ 2,000
Music food an $ 4,000
Weddings
$ 1,200
Smaller one‐b $ 1,500
Full Fairgroun $ 1,500
Total Event $ 11,700
$ 2,000
$ 4,000
$ 6,000
$ 2,400
$ 2,500
$ 2,000
$ 18,900
$ 3,000
$ 6,000
$ 8,000
$ 3,600
$ 4,000
$ 2,500
$ 27,100
$ 6,000
$ 10,000
$ 12,000
$ 6,000
$ 6,000
$ 3,500
$ 43,500
$ 10,000
$ 20,000
$ 18,000
$ 8,400
$ 9,000
$ 5,000
$ 70,400
$ 20,000
$ 50,000
$ 30,000
$ 12,000
$ 12,000
$ 7,000
$ 131,000
Events Revenue
Event Jobs
Support Jobs
Total Jobs
Service Revenue
20.48 0.2 0.4 0.6 0.9 1.4 2.7
1.64 0.4 0.6 0.9 1.5 2.4 4.4
0.6 1.0 1.5 2.4 3.8 7.1
RV Park / Cam
Building renta
Kitchen renta
Boat/RV Stora
Equestrian ev
Total Event
$ 40,750
$ 20,000
$ 10,450
$ 6,700
$ 2,150
$ 80,050
$ 45,250
$ 22,000
$ 13,200
$ 7,000
$ 2,500
$ 89,950
$ 56,430
$ 25,000
$ 16,500
$ 7,500
$ 2,750
$ 108,180
$ 77,430
$ 30,000
$ 23,760
$ 9,000
$ 3,500
$ 143,690
$ 100,800
$ 32,000
$ 27,500
$ 12,000
$ 5,000
$ 177,300
$ 127,050
$ 35,000
$ 37,125
$ 15,000
$ 7,500
$ 221,675
Service Jobs
Support Jobs
Total Jobs
27.72 2.2 2.5 3.0 4.0 4.9 6.1
1.39 3.1 3.5 4.2 5.5 6.8 8.5
5.3 6.0 7.2 9.5 11.7 14.7
Total All Jobs
12.57 17.93 22.15 21.30 58.91 28.88
* State of Washington Office of Financial Management, 2007 Washington State Input‐Out Multipliers
Port of South Whidbey January 28, 2016 Fairgrounds Vision and Plan—Appendix B—CERB Page 70 of 90 Table 27: Fairgrounds Plan Jobs Creation ‐‐Middle of the Road
Multipliers*
Capital Projects
Construction
Support Jobs
Total Jobs
Year 1
Year 2
Year 3
Year 5
Year 7
Year 10
$ 280,000 $ 445,000 $ 875,000 $ 1,500,000 $ 1,050,000 $ ‐
10.89 3.0 4.8 9.5 16.3 11.4 ‐
2.58 7.9 12.5 24.6 42.1 29.5 ‐
10.9 17.3 34.1 58.5 40.9 ‐
Admin Suppo $ 5,000
$ 60,500
$ 15,000
$ 40,400
$ 20,000
$ 61,000
$ 20,000
$ 40,800
$ 30,000
$ 62,000
$ 30,000
$ 41,200
$ 45,000
$ 65,000
$ 45,000
$ 41,600
$ 60,000
$ 68,000
$ 60,000
$ 42,000
$ 75,000
Admin Manag 1.00
Admin Suppo 0.17
Maint Supervi 1.00
Maint Support 0.50
Total
2.67
less current (2.00)
Support Jobs
1.39 0.93
Total Jobs
1.60
1.00
0.50
1.00
0.67
3.17
(2.00)
1.63
2.80
1.00
0.67
1.00
1.00
3.67
(2.00)
2.32
3.99
1.00
1.00
1.00
1.50
4.50
(2.00)
3.48
5.98
1.00
1.50
1.00
2.00
5.50
(2.00)
4.87
8.37
1.00
2.00
1.00
2.50
6.50
(2.00)
6.26
10.76
$ 3,000
$ 8,000
$ 7,000
$ 4,800
$ 3,000
$ 2,500
$ 28,300
$ 6,000
$ 15,000
$ 10,000
$ 7,200
$ 5,000
$ 3,000
$ 46,200
$ 12,000
$ 30,000
$ 15,000
$ 9,600
$ 7,500
$ 5,000
$ 79,100
$ 25,000
$ 50,000
$ 25,000
$ 12,000
$ 10,000
$ 7,000
$ 129,000
$ 50,000
$ 75,000
$ 50,000
$ 18,000
$ 15,000
$ 9,000
$ 217,000
Events Revenue
Event Jobs
Support Jobs
Total Jobs
Service Revenue
Weddings
$ 2,400
20.48 0.4 0.6 0.9 1.6 2.6 4.4
1.64 0.6 1.0 1.6 2.7 4.3 7.3
1.0 1.5 2.5 4.3 7.0 11.7
RV Park / Cam
Building renta
Kitchen renta
Boat/RV Stora
Equestrian ev
Total Event
$ 40,750
$ 20,000
$ 11,495
$ 6,700
$ 2,500
$ 81,445
$ 51,250
$ 25,000
$ 14,300
$ 7,000
$ 3,000
$ 100,550
$ 67,500
$ 30,000
$ 18,700
$ 7,500
$ 5,000
$ 128,700
$ 87,870
$ 32,000
$ 27,720
$ 12,000
$ 10,000
$ 169,590
$ 111,360
$ 35,000
$ 37,125
$ 15,000
$ 15,000
$ 213,485
$ 138,600
$ 40,000
$ 51,975
$ 20,000
$ 20,000
$ 270,575
Service Jobs
Support Jobs
Total Jobs
27.72 2.3 2.8 3.6 4.7 5.9 7.5
1.39 3.1 3.9 5.0 6.5 8.2 10.4
5.4 6.7 8.5 11.2 14.1 17.9
Total All Jobs
18.88 28.34 49.13 79.97 70.42 40.41
Port of South Whidbey January 28, 2016 Fairgrounds Vision and Plan—Appendix B—CERB Page 71 of 90 Table 28: Fairgrounds Plan Jobs Creation ‐‐ Aggressive
Multipliers*
Year 1
Year 2
Year 3
Year 5
Year 7
$ 380,000 $ 1,070,000 $ 2,400,000 $ 2,050,000 $ ‐
Year 10
$ ‐
10.89 4.1 11.7 26.1 22.3 ‐
2.58 10.7 30.1 67.4 57.6 ‐
14.8 41.7 93.6 79.9 ‐
‐
‐
‐
Capital projects
Construction
Support Jobs
Total Jobs
Admin Suppo $ 10,000
$ 61,000
$ 20,000
$ 40,400
$ 30,000
$ 62,000
$ 30,000
$ 40,800
$ 45,000
$ 63,000
$ 50,000
$ 41,200
$ 60,000
$ 67,000
$ 70,000
$ 41,600
$ 90,000
$ 71,000
$ 90,000
$ 42,000
$ 120,000
Admin Manag 1.00
Admin Suppo 0.33
Maint Supervi 1.00
Maint Support 0.50
Total
2.83
less current (2.00)
Support Jobs
1.39 1.15
Total Jobs
1.98
1.00
0.67
1.00
1.00
3.67
(2.00)
2.32
3.99
1.00
1.00
1.00
1.50
4.50
(2.00)
3.48
5.98
1.00
1.67
1.00
2.00
5.67
(2.00)
5.10
8.77
1.00
2.33
1.00
3.00
7.33
(2.00)
7.41
12.74
1.00
3.00
1.00
4.00
9.00
(2.00)
9.73
16.73
$ 9,000
$ 12,000
$ 12,000
$ 7,200
$ 5,000
$ 3,000
$ 48,200
$ 15,000
$ 20,000
$ 18,000
$ 12,000
$ 7,000
$ 4,500
$ 76,500
$ 30,000
$ 50,000
$ 30,000
$ 14,400
$ 10,000
$ 7,500
$ 141,900
$ 60,000
$ 75,000
$ 50,000
$ 20,000
$ 15,000
$ 10,000
$ 230,000
$ 90,000
$ 100,000
$ 75,000
$ 28,000
$ 20,000
$ 15,000
$ 328,000
Events Revenue
Event Jobs
Support Jobs
Total Jobs
Service Revenue
Weddings
$ 3,600
20.48 0.5 1.0 1.6 2.9 4.7 6.7
1.64 0.9 1.6 2.6 4.8 7.7 11.0
1.4 2.6 4.1 7.7 12.4 17.7
RV Park / Cam
Building renta
Kitchen renta
Boat/RV Stora
Equestrian ev
Total Event
$ 40,750
$ 22,000
$ 12,540
$ 6,700
$ 2,750
$ 84,740
$ 53,750
$ 27,000
$ 16,500
$ 7,000
$ 3,500
$ 107,750
$ 71,010
$ 32,000
$ 19,800
$ 7,500
$ 7,500
$ 137,810
$ 91,640
$ 35,000
$ 33,000
$ 19,000
$ 12,000
$ 190,640
$ 116,800
$ 40,000
$ 48,125
$ 24,000
$ 20,000
$ 248,925
$ 144,550
$ 45,000
$ 66,825
$ 29,000
$ 30,000
$ 315,375
Service Jobs
Support Jobs
Total Jobs
27.72 2.3 3.0 3.8 5.3 6.9 8.7
1.39 3.3 4.2 5.3 7.3 9.6 12.2
5.6 7.1 9.1 12.6 16.5 20.9
Total All Jobs
23.82 55.45 112.81 109.00 41.67 55.36
Port of South Whidbey January 28, 2016 Fairgrounds Vision and Plan—Appendix B—CERB This Page Intentionally Left Blank Port of South Whidbey Page 72 of 90 January 12, 2016 Fairgrounds Vision and Plan—Appendix C—Property Page 73 of 90 Appendix C: Relevant Property Information IntheattachedPlanningStudy,entitled“AVisionfortheIslandCountyFairgroundsanda
PlantoAccomplishIt,”ofwhichthisappendixisapart,thediscussionofFairgrounds
Parkingonpages18‐21,fivepotentialpropertiesthatmightbeusedforadditionalparking
outsideoftheFairgroundsarediscussed.Thisappendixprovidesadditionalinformation,
gatheredfromtheIslandCountyAssessor’soffice,aboutthoseproperties.Theseproperties
areshowninFigure17andarelistednext:
7.
8.
9.
MiddleSchoolplayfield2.2acre(perLanderman‐Moore)
Owner:SouthWhidbeySchoolDistrict#206
Mailingaddress:5520MaxweltonRd,Langley,WA98260‐9520
PropertyID:123743and123832
GeographicID:R32903‐498‐4130andR32903‐531‐3830
Size:5acresand12acres,17acrestotal
Appraisedvalue:$3,513,454and$4,165,823,$7,679,277total
Recentsale:none
AylottpropertycornerofCamanoandEdgecliff
Owner:MichaelV.andHelenS.Aylott,Trustees
Mailingaddress:POBox1725,AransasPass,TX78335‐1725
PropertyID:123814and123823
GeographicID:R32903‐529‐4370andR32903‐529‐4470
Size:0.4acresand0.0894acres,0.489acrestotal
Appraisedvalue:$112,000and$19,384,$131,384total
Recentsale:1992$104,000and$10,500,$114,500
NoblepropertycornerofCamanoandSandyPoint
Owner:TheodoreE.Noble
Mailingaddress:POBox251,Langley,WA98260‐0251
PropertyID:123360
GeographicID:R32903‐324‐4731
Size:22acres
Appraisedvalue:$197,626
Recentsale:none
Port of South Whidbey January 12, 2016 Fairgrounds Vision and Plan—Appendix C—Property 10. IzettpropertynorthofFairgroundsroad
Owner:BradleyS.Izett
Mailingaddress:POBox641,Langley,WA98260‐0641
PropertyID:123495
Size:5.12acres
Recentsale:1991$152,500
11. AndersonpropertysouthofFairgroundsroad
Owner:TamaraKnapp,PersonalRepresentativeforDorothyAnderson
Mailingaddress:501RoyStreet,Suite347,Seattle,WA98109
PropertyID:123333
Size:22.6acres
Recentsale:none
Port of South Whidbey Page 74 of 90 January 12, 2016 Fairgrounds Vision and Plan—Appendix C—Property Figure 17: Fairgrounds Current and Potential Parking Areas Port of South Whidbey Page 75 of 90 January 12, 2016 Fairgrounds Vision and Plan—Appendix C—Property This Page Intentionally Left Blank Port of South Whidbey Page 76 of 90 January 12, 2016 Fairgrounds Vision and Plan—Appendix D—Grants Page 77 of 90 Appendix D: SOURCES OF POSSIBLE GRANTS & LOANS TherearegrantsthatmaybeusedtoprovidefundingforFairgroundprojectsincluding
constructionandpreservationofbuildingsandbarns,acquisitionofland,renewableenergy,and
stormwaterrunoff.Somegrantsareforstudiesorassessmentsoftheneedwhileothersarefor
actualwork,suchasconstructionorrenovation.Someofthemostlikelygrantsarelistedinthis
appendix,whichincludesthewebsiteURLs,contactnames,andessentialinformationtogetstarted.
Theinformationwasprimarilygatheredfromwebsites,soitmaybeincompleteandsometimesout
ofdate,dependingonwhenthewebsitewasupdated.Togetthecurrentdata,includingeligibility
andapplicationduedates,onewillneedtocontacttheagencysupplyingthegrantorloan.
Hereisalistofthepossibleneedsandmatchinggrantors:
Building and Infrastructure Construction and Restoration: 






#1
#2
#3
#4
#5
#10
#11
CERB(ProspectiveDevelopmentConstructionProgram)
USDA(RuralBusinessDevelopmentGrants)
Dept.ofArchaeology&HistoricPreservation(HeritageBarnGrantProgram)
CapitalPeak(RuralInfrastructureOpportunityFund(RIO))
USDA(CommunityFacilitiesDirectLoan&GrantProgram)
WAStateHistoricalSociety(HeritageCapitalProjectsFund)
The1772Foundation(GrantsforHistoricPropertiesRedevelopmentPrograms)
Solar /Renewable Energy 
#6

#9
USDA(RuralEnergyforAmericaProgramEnergyAudit&RenewableEnergy
DevelopmentAssistanceGrants)
USDA(RuralEnergyforAmericaProgram(REAP)Grants)
Storm Water Runoff 




#1
#4
#7
#8
#13
Dept.ofEcology(StormWaterFinancialAssistance(SFAP)
IACC(Ecology:IntegratedWaterQualityFundingProgram)
USDA(Water&WasteDisposalLoan&GrantProgram)
New Website & Other 



#1
#4
#5
#12
WA.TrustforHistoricPreservation(ValerieSivinskiWAPreservesFund)
Acquisition of Land 


#1
#2
#5
USDA(RuralBusinessDevelopmentGrants)
Port of South Whidbey 1
Title/ Website /Contact
Applying
$ Amount
CERB
(Community Economic Revitalization Boad)
Prospective Development Construction Program:
For public infrastructure to enable future business development.
50% Matching Next date for Tier 1 is funds. Up to 01/19/2016
(and every 2 months, then $2,000,000 per project loan with decided 2 months later 50% matching i.e. next Tier 1 is funds of total cost.
http://www.commerce.wa.gov/com 3/14/2016)
($300,000 only Building and missions/CommunityEconomicRevit
may be grant Applying is done in two alizationBoard/Pages/CERB‐
infrastructure funds)
tiers:
Traditional‐Programs.aspx
restoration
Tier 1 is to qualify an applicant and is handled 3 Contact for Questions:
days after an online Janea Eddy
submittal.
Program Manager
[email protected] http://www.commerce.wa.g
ov/Documents/PD_Webinar
360 725‐3151
.pdf
Tier 2 includes a presentation to the board where a decision is made. The application is submitted 6‐8 weeks before board meeting.
No. Grant Source & Use
SOURCES OF POSSIBLE GRANTS & LOANS
Possible Uses: Acquisition, Construction, Repair, Reconstruction, Replacement, Rehabilitation, and includes improvement of: Sewer, Storm Water, Electricity, Telecommunications, Buildings or Structure, Port Facilities.
•Must have a feasibility study that shows that significant jobs or private investment will result, • Must demonstrate need. •Cannot be used for retail, gambling, displace jobs from one part of the state to another, or be outside the Island County jurisdiction.
Requirements/Comments
January 12, 2016 Fairgrounds Vision and Plan—Appendix D—Grants Port of South Whidbey Page 78 of 90 17: Fairgrounds Po
2
USDA Rural Rural Business Development Development Grants
This is administered by Contact:
the state office. Rural Business &
Cooperative Programs
Multi Use (e.g.): Tuana Jones, Director
(360) 704‐7707
Land [email protected]
Acquisition
Parking Construction Randy Baird, Asst. Director
(509) 454‐5743 ext 130
This looks like a [email protected]
good possibility. The specific www.rd.usda.gov/wa
program desired needs to be http://www.rd.usda.gov/programs‐
defined and the services/rural‐business‐
development‐grants
agency contacted.
$ Amount
Annually, not sure of the date.
No Matching funds Applications are evaluated on:
required.
•Evidence showing job creation to Grants range from occur with local businesses;
$10,000 to •Percent of nonfederal funding To get started:
committed to the project;
Applications are accepted $500,000.
Smaller requests •Economic need in the area;
through USDA Rural are given priority. •Consistency with local economic Development’s local or development priorities;
State offices once per year. •Experience of the grantee with Applicants check program similar efforts; info to learn about local These funds may be used for:
application timelines, • Acquisition or development of concept paper land, easements, or rights of way; requirements, and other construction, conversion, details
renovation, of buildings, plants, machinery, equipment, access streets and roads, parking areas, utilities .
•Rural transportation improvement (parking and access to the fair?)
• Community economic development.
Applying
January 12, 2016 Fairgrounds Vision and Plan—Appendix D—Grants Port of South Whidbey Page 79 of 90 3
Applying
Department of Archaeology & Historic Preservation
Heritage Barn Grant Program
These funds are used to "stabilize and preserve designated Heritage Barns across the state."
10/21/2015
Postmarked no later than 4:30. The next grant period is probably 2017, but dependent on the Preservation of http://www.dahp.wa.gov/heritage‐ legislature
Historic Barns barn‐register
Contact Jennifer Morrtensen, Contact: Chris Moore of the Communications Washington Trust for Historic Coordinator
Preservation at 206‐624‐9449, or via 206 624‐9449
email at [email protected]
[email protected]
g
Mailing Addristoric Preservation
1204 Minor Ave.
Seattle 98101
$400,000 in total grant Avg. size of grant is $21,000.
This is grant reimburse‐ment funds. $ must be available before the grant is made. Total project cost=Grant request+ Cash matching funds + In‐kind matching funds.
$ Amount
•Funds must be available before grant is given, and must be expended. This grant is reimbursement only. (Matching funds)
•Readiness to Proceed is a major factor in granting $. •Grant $ is only available for construction costs. (no new buildings or additions to existing structures that might ruin the historic essense of the building.)
•In‐kind work can be used as part of the available money, valued @ $15/hr.
Emphasis placed on:
•Barns must be listed in the Heritage Barn Register. •Priority is given to working farm barns.
•Historical significance of barn
•Urgency of repairs
•Provision for long‐term preservation.
January 12, 2016 Fairgrounds Vision and Plan—Appendix D—Grants Port of South Whidbey Page 80 of 90 Areas 4
Applying
$ Amount
The U.S. Rural Infrastructure Capital Peak Rural Infrastructure Opportunity First step is to submit a PDF Billions are Opportunity Fund is a public/private available for cconsideration for a (with CoBank) Fund (RIO)
partnership with the U.S. nationally. No This funding program is sponsored project which can be Government, Capitol Peak, CoBank, online info on downloaded here:
by a partnership of the USDA and New individual projects. and other Investors. The Fund is construction, private investors, such as Capital But it reads as if designed to: http://www.capitol‐
Upgrades or Peak and CoBank, to finance Job‐
large projects are * Bring new capital to rural Creating Infrastructure Projects in peak.com/contact/
Expansions
infrastructure projects while handled.
Rural America. creating a sustainable, integrated Then, if approved, Capital Not sure how platform
Not much info relevent this Capital Peak specializes in proven‐ Peak provides indepth available on grants * Transform the setting dominated consulting to evaluate, could be. It demand projects across energy, by lenders into one that enables vs. loans.
strategize, and obtain involves a lot of water/wastewater, participation of the broadest funding from private participation by agriculture/agribusiness, universe of institutional investors investors. consultants . telecommunications/ broadband, * Place a leading cooperative It is a "womb to tomb" type and community facilities.
bank/GSE with deep expertise in of consulting.
rural infrastructure lending at the http://www.capitol‐
center of a public/private peak.com/aboutus/
partnership Capitol Peak Asset Management http://www.usda.gov/documents/Ru
and the Fund was announced in ral‐Infrastructure‐Opportunity‐Fund‐
2014 at the White House Rural FAQ.pdf
Opportunity Infrastructure Conference by Tom Vilsack, U.S. Secretary of Agriculture and Chairman of the White House Rural No. Grant Source & Use
Applying
$ Amount
USDA
Community Facilities Direct Loan & Types of funding available: •Contact your local •Applicants must have legal This is Grant Program
•Low interest direct loans office to discuss authority to borrow money, obtain administered by •Grants
specific projects
security, repay loans, construct, the state.
Mario Villanueva, State Director
•A combination of the two •Applications for operate, and maintain the proposed 1835 Blacklake Boulevard SW, Suite above, as well as a loan this program are facilities
Can be used to B
guarantee program. These accepted year •Applicants must be unable to purchase, Olympia, WA 98512‐5715
may be combined with round
finance the project from their own construct, Voice: (360) 704‐7740
commercial financing to •Program resources and/or through and/or improve Fax: (360) 704‐7742
finance one project if all resources are commercial credit at reasonable essential eligibility and feasibility available online rates and terms
community http://www.rd.usda.gov/programs‐ requirements are met.
(includes forms •Facilities must serve rural area facilities, services/community‐facilities‐direct‐
needed, guidance, where they are/will be located
purchase loan‐grant‐program
Small commuinities (less certifications)
•Project must demonstrate equipment and than 5,500 people) and low‐ •Request a Data substantial community support
pay related www.rd.usda.gov/wa
income ones are given Universal Number •Environmental review must be project priority.
System (DUNS) completed/acceptable
expenses (it number if your specifically organization mentions doesn’t already fairgrounds as have one.
an example of •Register with the an essential System for Award community Management facility)
(SAM) if you aren’t already registered. No. Grant Source & Use
Applying
$ Amount
Randy Baird, USDA Rural Development 1606 Perry St, D
Yakima, WA 98902
509 454‐5743
[email protected]
USDA
Rural Energy for America Program These grants are available Max grant is This is Energy Audit & Renewable Energy year round. Forms are $100,000. administered by Development Assistance Grants
available online.
the state.
Rural Business & http://www.rd.usda.gov/programs‐
Cooperative Renewable services/rural‐energy‐america‐
Programs
Energy Study program‐energy‐audit‐renewable‐
energy‐development‐assistance
Over time, these investments can also help lower energy costs.
This program helps increase American energy independence by increasing the private sector supply of renewable energy and decreasing the demand for energy through energy efficiency improvements. Seems available for study or research only on renewable energy development assistance.
Applying
Department of Storm Water Financial Assistance Annually August through Ecology
(SFAP)
the second week of Stormwater October is when Runoff
Planning projects associated with applications are accepted
publicly‐owned wastewater and This is an "iffy" stormwater facilities.
possibility. Talk Jessica Schwing
to the Stormwater Grants Program coordinator to Coordinator
find if the Email: [email protected] Fairgrounds Phone: 360‐407‐6216
qualifies.
http://www.ecy.wa.gov/water/storm
water/index.html
http:/www.ecy.wa.gov/programs/ wq/funding/funding.htm
$5 Million per community can be available.
25% Matching funds, or 15% for communities meeting hardship criteria.
$ Amount
Projects that address existing pollution problems and provide a high level of water quality benefit
Counties, cities, and Ports after the CY14/CFY16 funding cycle.c
IACC ‐ Infrastructure Assistance Coordininating Council
Stormwater Runoff
Contact David Dunn
360 407‐6503
[email protected]
Website is:
http://www.infrafunding.wa.gov/ Info at:
http://www.infrafunding.wa.gov/do
wnloads/Funding_Program_Summar
y%2010‐08‐2015.pdf
Planning projects associated with publicly‐owned wastewater and stormwater facilities.
Centennial Clean Water Fund
$ Amount
Pre‐Construction Set‐aside (Distressed Communities)
50% forgivable principal loan and 50% loan
Counties, cities, towns, Loan (SFY 2016 interest rates) at conservation districts, or other either: 2% interest political subdivision, municipal or Facility project applicants for 6‐20 year term, quasi‐municipal corporations, and will have until November 6 or 1% interest for tribes
to submit Ecology approval 5 year term.
Stormwater grant The integrated program also funds letters and SERP maximun award is planning and implementation of determination letters.
$250,000, with a nonpoint source pollution control activities.
required 24% match.
Applying
Ecology, Integrated Water Quality Applications are due Funding Program
October 16, 2015.
Applying
$ Amount
Port of South Whidbey The loan & grant Some of the requirements are Eligible Uses: Website is:
confusing. Someone needs to talk combination For Solar Water http://www.rd.usda.gov/programs‐ Applications are accepted year round at our local stipulates that the to the contact to find out for sure if Heat, Solar services/rural‐energy‐america‐
USDA office.
grant portion the Fairgrounds would be eligible. I Space Heat, program‐renewable‐energy‐systems‐
energy‐efficiency/wa
exceed $1,500 and think yes.
Solar Thermal that the total grant Electric, Solar plus loan be at Photovoltaics, least $5,000..
plus more
USDA
In 2014 the Available to:
Rural Energy for America Program •Applicants must provide at Provides amounts were: Commercial, Local Government, (REAP) Grants
least 75% of the project guaranteed cost if applying for a grant Renewable Grants‐ Schools, State Government, Tribal loan financing only.
$2,500 to $500,000 Government, Agricultural, Contact Randy Baird, and grant •Applicants must provide at Efficiency Grants ‐ Institutional
USDA Rural Development
funding to 509 454‐5743
least 25% of the project $1,500 to $250,000
agricultural cost if applying for loan, or •Businesses must be in an area [email protected]
producers and loan and grant The maximum other than a city or town with a rural small http://www.rd.usda.gov/wa
combination.
grant is 25% of the population of greater than 50,000 businesses to •Projects greater than project cost.
inhabitants and the urbanized area purchase or $200,000 require a of that city or town. Check eligible install technical report.
business addresses.
renewable •Energy efficiency projects •Agricultural producers may be in energy systems require an energy audit or rural or non‐rural areas.
or make energy assessment.
efficiency improvements.
January 12, 2016 Fairgrounds Vision and Plan—Appendix D—Grants Page 86 of 90 10
Provides capital improvements to existing facilities, construction of new facilities, preservation of historic buildings, structures, and improvements at historic or archaeological sites.
Wash. State Historical Society
Applying
$ Amount
Port of South Whidbey 2016 application, then
facilitates a roundtable
discussion.
state's share of the hundreds of local heritage projects, Washington’s heritage in historical total grant project resulting in the construction of new sites and artifacts can be readily To help applicants, free
cost can be no museums and interpretive centers, accessible and provide lifelong HCP Outreach Workshops
more than 33%. additions to heritage facilities, learning opportunities to citizens.” are scheduled to groom
future applicants for funding
The grantee's improvements to archives and share must be at museum collection storage, http://www.washingtonhistory.org/s during the 2017-2019
biennium.
least 67% through preservation and reuse of historic upport/heritage/capitalprojectsfund
During the three-hour
cash and in‐kind. structures, restoration of historic /
sessions, Janet Rogerson
ships, and rehabilitation of historic Contact:
provides an overview about
railroad equipment.
Janet Rogeron
the HCP program and
253‐798‐5909 processes, to provide
[email protected]. strategies to prepare for a
Heritage Capital Projects Fund
The Due date for applying is $10 Million was Eligible entities are any nonprofit given as May 15, 2014 for
alloted for the organization, local government 2015‐2017 agency, tribal government, public “The purpose of the HCPF is to the 2015-2017 biennium.
Although it is too late to
biennium program. development authority, or other support the capital needs of apply now, it may be
The HCPF cost entity as determined by the society.
facilities and organizations that worthwhile to keep it in
preserve and interpret the state's mind for the next available share ratio is 33% meaning that the HCPE grants have assisted history and heritage, so that time.
January 12, 2016 Fairgrounds Vision and Plan—Appendix D—Grants Page 87 of 90 11
Grants for Historic Properties Redevelopment Programs (Revolving Funds)
Applying
Applications are due on or before December the year before the funds are made This available.
organization http://www.1772foundation.org/ These grants are available has primarily to 501c3 organizations been used for only. I have included them Contact Mary Anthony:
restoring [email protected] because they might be historic used to restore the buildings in the McCleod Cabin and the East. It now has Brooks Hill House, for one fund that is instance.
available throughout the U.S.
The 1772 Foundation
There doesn't seem to be a fixed amount, but some of the examples have be between $10,000 and $50,000.
$ Amount
The examples show how old buildings have been preserved with this funding.
The Foundation will consider requests for the following:
Grants for feasibility studies for established preservation organizations which are considering starting historic properties redevelopment programs
Grants to increase the capacity of existing historic properties redevelopment programs
January 12, 2016 Fairgrounds Vision and Plan—Appendix D—Grants Port of South Whidbey Page 88 of 90 Applying
$ Amount
The website does not give The maximum This fund has been used for the current year for award is fo $2,000. purchasing materials or services for applying, but it was in brick or mortar projects to preserve http://preservewa.org/washington‐
October last year.
The goal of the a building, repairing rot in a This could be preserves‐fund.aspx
fund is to provide theater, paying for architectural used for small To see overview of small meaningful designs for needed repairs, and urgent projects Questions to:
application process:
amounts of money producing publications to promote to shore up a Cathy Wickwire, Operations http://preservewa.org/FileL to promote historic the historic significance of the site.
building or Manager
ibrary/file/WA%20Preserve preservation where Emphasis on:
produce a 206 624‐9449 s/2016%20Washington%20 it really happens: •Urgent projects
feasibility [email protected]
Preserves%20Guidelines.pd at the community •Contributes to development of study, for f
level. Awards are community preservation instance.
in the name of organizations
Valerie Sivinski, a •Are listed in the Most Endangered preservationist, Historic Properties.
killed in October 2000 while doing preservation‐
related work. Valerie Sivinski Washington Preserves Fund
12
Washing Trust for Historic Preservation
Applying
$ Amount
Water & Waste Disposal Loan & To get started contact the No details are It is available to most state and Grant Program
local office and submit the available on the local governmental entities, in rural Provides funding application year found.
size or history of areas and twon with fewer than for clean and http://www.rd.usda.gov/programs‐
the loan/grant 10,000 people.
reliable drinking services/water‐waste‐disposal‐loan‐ This is for long‐term (up to programs. I The funds may also be used for:
water systems, grant‐program
40 years), low‐interest suspect they try to •Legal and engineering fees
sanitary sewage fixed rate loans.
cover what is •Land acquisition, water and land disposal, Mario Villanueva, State Director If funds are available, needed to maintain rights, permits and equipment
sanitary solid 1835 Blacklake Boulevard SW, Suite grants may be combined water and waste •Start‐up operations and waste disposal, B
with a loan if necessary to disposal sites.
maintenance
and storm Olympia, WA 98512‐5715
keep user costs reasonable.
•Interest incurred during water Voice: (360) 704‐7740
construction
collection, Fax: (360) 704‐7742
•Purchase of existing facilities to transmission, improve service or prevent loss of and disposal to service
households and •Other costs determined to be businesses in necessary for completion of the eligible rural project
areas
USDA
January 12, 2016 Fairgrounds Vision and Plan—Appendix D—Grants Port of South Whidbey Page 90 of 90

a vision for the island county fairgrounds and a

Transcription

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