CITY OF MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
MANSFIELD, TEXAS | 14 JANUARY 2022
ACKNOWLEDGMENTS MANSFIELD COMMUNITY CENTER CITY OF MANSFIELD, TEXAS
CITY OF MANSFIELD
CONSULTANT TEAM
EXECUTIVE STEERING COMMITTEE
MANSFIELD CITY COUNCIL
BARKER RINKER SEACAT ARCHITECTURE
MANSFIELD CITY COUNCIL
Michael Evans, Mayor Place 1 Tamera Bounds, Council Member - Place 2 Mike Leyman, Council Member - Place 3 Casey Lewis, Council Member Place 4 Julie Short, Council Member Place 5 Todd Tonore, Mayor Pro Tem Place 6
CITY MANAGER’S OFFICE Joe Smolinski, City Manager Shelly Lanners, Deputy City Manager Matt Jones, Assistant City Manager
MANSFIELD TEAM SUPPORT Matt Young, Director of Community Services Ann Beck, Parks Marketing & Communications Manager James Fish, Senior Park Planner Andrew Binz, Recreation Superintendent Coco Garcia, Activities Center Manager Yolanda Botello, Director of Library & Historical Services Faria Matin, Assistant Director of Library Services
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
Craig Bouck, AIA, Principal-in-Charge Bill Clifford, AIA, Project Manager Jenna Katsaros, Facility Performance Advisor Mick Massey, RLA, Project Planner
JUNE GARCIA LIBRARY CONSULTING June Garcia, Principal
PACHECO KOCH CONSULTING ENGINEERS, INC. Wade Peterson, RLA, Principal-in-charge Kevin Minkler, PE, Lead Civil Engineer Amber Davis , ASLA, Lead Landscape Architect
WATER TECHNOLOGIES, INC. Robbie Hazelbaker, Project Manager Jen Gerber, Project Planner
Tamera Bounds Casey Lewis Julie Short
MANSFIELD PARK FACILITIES DEVELOPMENT CORPORATION (PARK BOARD) Wendy Collini Scot Bowman
MANSFIELD PUBLIC LIBRARY ADVISORY BOARD Bobby Quinten Cindy Kuster
CITIZENs-AT-LARGE Raul Najera Tamika Shorten Nancy Bergvall Jessica Ng-Hinojosa Jaden Rivers (youth member)
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TABLE OF CONTENTS A
E
Mansfield Community Center . . . . . . . . . . . . . . A-05 Mission & Vision Statement . . . . . . . . . . . . . . A-06 Feasibility Study Overview and Results . . . . .A-07 – A-08 Summary . . . . . . . . . . . . . . . . . . . . . . . . . . A-09
Market Assessment . . . . . . . . . . . . . . . . . . . . E-59 Operations Analysis . . . . . . . . . . . . . . . . E-60 - E-62
EXECUTIVE SUMMARY
MARKET ASSESSMENT & OPERATIONS ANALYSIS
B
PROJECT PROCESS
Process & Schedule. . . . . . . . . . . . . . . . B-11 -B-13 Defining Threads … . . . . . . . . . . . . . . . . B-14 - B-18 Public Input Findings . . . . . . . . . . . . . . . B-19 - B-24
C
SITE& FACILITY CONCEPTUAL DESIGN
Site Analysis & Conceptual Design . . . . . . . .C-26 - C-39 Facility Design Concept . . . . . . . . . . . . . C-40 - C-52
D
PROJECT BUDGET & SCHEDULE
Budget . . . . . . . . . . . . . . . . . . . . . . . D-54 – D56 Schedule . . . . . . . . . . . . . . . . . . . . . . . . . D-57
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
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Executive Summary
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
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MANSFIELD COMMUNITY CENTER (MCC) OVERVIEW The purpose of the Mansfield Community Center Feasibility Study is to determine the necessities of Library Services and Indoor Recreation space for the City of Mansfield that balances level of service goals in a potential new City of Mansfield Community Center.
PROJECT BACKGROUND In April 2021, Mansfield City Council approved a feasibility study to prepare for a new multigenerational recreation center and library facility combined into one community center, which was the top priority identified in the Mansfield 2020 Master Plan. A community center feasibility study, being conducted by the architecture firm Barker Rinker Seacat, began with a series of workshops guided by an executive steering committee of residents, staff, city council representatives and city leaders. The feasibility study includes data gathered from public meetings which all residents were encouraged to attend, learn, hear more about the project and influence its goals. Resident participation and feedback has been crucial to making this feasibility study successful. Additionally, an online survey provided hard data of residents wants and needs for quality-of-life programs. Using industry experts, research, and most importantly, public feedback, the study determined what program elements should be included in a future facility, such as fitness, indoor aquatics, library spaces, community gathering space and more. The study maps out an overall concept of a community center fitting of the Mansfield lifestyle with corresponding operational framework. The feasibility study process spanned 8 months and resulted in a recommended project scope, conceptual images, cost estimates, operational pro forma and a proposed timeline for the facility. Project funding is pending public approval of a future general obligation bond program yet to be determined at the time of publication.
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FEASIBILITY STUDY MISSION STATEMENT AND VISION STATEMENT MISSION STATEMENT Our mission is to determine the space needs for a future City of Mansfield community center with combined recreation and library uses.
“Mansfield City Council
approved a feasibility study to begin preparing for a new multigenerational recreation center and library facility, which was the top priority out of the Mansfield 2020 Parks & Recreation Master Plan” * April 2021
The results will include total construction costs based on the project site, probable costs of operations and revenue generation to ensure financial success and sustainability, and a building program as determined by market need, public input and the executive steering committee.
VISION STATEMENT Our vision is to bring the City of Mansfield a facility with a distinctive community energy like no other. More than a Library or Recreation Center, it is an inclusive space for people of all ages, interests, abilities and economic reaches to connect over remarkable educational, physical and enrichment opportunities. Imagine wide open spaces filled with light and movement that intertwines the indoors and outdoors, as diverse and dynamic as the environment around us. Imagine a place that feels like a Texas town square, buzzing with activity and people of all ages and backgrounds making memories together. Imagine bridging the past to the future in a modern, state-of-the-art public space that feels as warm and welcoming as a front porch swing. Imagine a place for Mansfield residents to gather together for an authentic worldclass hometown experience.
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
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FINDINGS & RECOMMENDATIONS PROCESS
PROGRAM
The team used a proven process to conduct this study resulting in a recommended facility that truly reflects community and the City of Mansfield. The main areas of evaluation in the study were to develop the following:
The building program for the project was shaped with input from an Executive Steering Committee made up of a variety of leaders and
1. A desired facility program that meets the needs of the community and is operationally sustainable 2. A conceptualization of the potential architecture character that is authentic to Mansfield 3. A Project Budget that merges the programming and financial goals for the facility 4. A Project Schedule that will result in the realization of the proposed project Beginning with the end in mind, the goals and values for the project that were defined are completely unique to this community. The outcome is a definition of the vision for the project with a goal of illustrating the intended experiences and expectations for what will be the Mansfield Community Center.
engaged citizens in the City of Mansfield, multiple focus groups and the general public. A large amount of information and data was reviewed and evaluated early in the study process. This information was tested against recreation design best practices, and then discussed and reviewed multiple times with refinement at each step. The result is a 125,000 SF facility that meets the community’s recreation and library programming goals in a balanced approach that considers both activity and spaces needs as well as the operational expenses and revenues required for a sustainable operation.
PUBLIC INPUT The City of Mansfield and the consulting team conducted multiple methods of public input as outlined below: Online survey Two open public meetings Two youth focus groups Five email newsletters Three local media stories Dedicated webpage 2-3 weekly social posts Water bill inserts Park & City Facility posters In-person events and outreach throughout the summer of 2021
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FINDINGS & RECOMMENDATIONS CONCEPTUALIZATION Multiple layouts and arrangements of the building program were presented and reviewed during the study. As the conceptual process evolved, it became clear that project needed three key attributes for success: 1. The facility uses must focus on bringing people together 2. It needs to have a variety of synergetic uses 3. It needs to reflect the unique character and identity of Mansfield Each of these factors were considered in the development of the project design in terms of how it relates to the project site, how the spaces relate to one another, and how the facility’s character is expressed in its interior and exterior design. The result is a facility that is unique and specific to its location in the Shops at Broad in Mansfield.
BUDGET Once the building and site program was established, the team worked to create a corresponding comprehensive project budget. The Total Project Cost of the project illustrated in this report is $78,000,000. This cost includes: 1. The estimated cost of construction for the building and site 2. Estimated soft costs, contingencies for unforeseen conditions 3. Cost escalation to the midpoint of construction
SCHEDULE It is envisioned that the design process will commence mid 2022, following a successful bond election in May. Design will require approximately 12-14 months to advance the conceptual vision shown in this report to a level that is acceptable for permitting and construction.
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
Once construction commences it is projected to take between 18-20 months to complete, resulting in the Mansfield Community Center opening in Spring 2025.
MARKET ASSESSMENT & PRO FORMA A detailed Market Assessment by BRS Architecture was conducted specifically to gain statistical insight into the demographic trends and projected shifts within The City of Mansfield and the primary service area. Key findings included: 1. With a 2020 city population base of nearly 76,000, there is more than enough market support for a new Mansfield Community Center. 2. The population within Mansfield’s city limits is projected to increase to 85,500 by 2025, thus increasing the Primary Service Area market. By 2025 the Secondary Service Area’s population within a 15-minute drive of the site is so large that it will be very difficult to adequately serve this entire market. The Mansfield Community Center is conservatively projected to achieve a 75% cost recovery. This does not include Library operations which are funded entirely from the general fund.
CONCLUSION The outcome of this feasibility study is a high level of confidence that the City of Mansfield can support a new multi-generational community recreation center, with library services, recreation services, community spaces, and outdoor spaces and total project budget of $78 million. This was validated throughout the study process described within this report. Multiple programming options and concepts were explored, resulting in a consensus driven solution that aligns with the stated mission and vision, represents Mansfield’s community values and meets the project programming, operational and aesthetic objectives with a 75% cost recovery rate. Community Center to open in the Spring of 2025. SECTION: A PAGE: 8 DATE: 2022-01-15
SUMMARY & STUDY CONCLUSION The market can support the project with a “The outcome of this feasibility study is a high level of confidence that the City of Mansfield can support a new multi-generational community recreation center”
The project site can
75%
COST RECOVERY BUSINESS MODEL
support a new
$78,000,000
125,000 square foot
TOTAL PROJECT COST
multigenerational Community Center
For the recommended program
Assumed
CONSTRUCTION midpoint
OCTOBER 2024
“Multiple programming options and concepts were explored, resulting in a consensus driven solution that aligns with the stated mission and vision, which represents Mansfield’s community values and meets the project programming, operational and aesthetic objectives”
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Project Process
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
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PROCESS & SCHEDULE FEASIBILITY PROCESS A proven process for the feasibility study was employed and adhered to throughout the project. The diagram to the left illustrates three areas central to the feasibility study: library & recreation program, budget, and schedule. Please note the triangle is balanced or equilateral. If one side overpowers the other two sides the project will not be balanced, and expectations will not be met. Essential to maintaining a positive outcome for the study was keeping the triangle in equilibrium. The arrows indicate the three elements of the feasibility study were visited and revisited many times to check the project balance. Also note, there is a circle around the equilateral triangle with the word "operations". This represents that the operations planning and pro forma development were key considerations to the make-up of the program, budget, and schedule for the facility. The pro forma provided valuable input to the design and was helpful in keeping the triangle balanced.
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PROCESS PUBLIC PARTICIPATION WORKSHOP 2
WORKSHOP 1
PROJECT KICKOFF
FINDINGS AND VISIONING
INSIGHTS DISCOVERY
CONSIDER
WORKSHOP 3
FINAL DRAFT RECOMMENDATIONS RECOMMENDATIONS
PLAN ADOPTION & IMPLEMENTATION
COMMIT
CONFIRM
PROCESS
PUBLIC INPUT
TOURS
PROGRAM
CONCEPTUALIZATION
TOTAL PROJECT BUDGET
The process used throughout this study is founded on a concept of gathering public input for verification, and coming to an agreed upon outcome that has been thoroughly vetted to build confidence that appropriate decisions have been made. In this process the study team and public were asked to:
Central to the process of the feasibility study was gathering public input and reporting back results. This was facilitated through two public meetings and an online survey. At every opportunity, the team reached out for feedback on the wants and needs of the community to understand their vision.
The Executive Steering Committee toured multiple facilities throughout the Metroplex to see and experience a variety of libraries & recreation centers. This benchmarking exercise provided not only a look into what programs are offered at other facilities, but it also allowed the committee to engage facility operators to learn how a facility can be operated with similar goals. The tours provided a deep understanding of industry standards and practices, as well as successes and challenges for various communities. The result provided a firm foundation or starting point for the Executive Steering Committee on what ultimately resulted in the recommended community center in this study.
The program developed for the recommended project was shaped by input from the Executive Steering Committee, multiple focus groups, and most importantly, the public. A large amount of information and data was reviewed and evaluated early in the study process. This information was tested against recreation design best practices and was discussed multiple times throughout the study with refinement at each step. The result is a recommended library and recreation facility that meets the program goals for the community in a balanced approach that considers both activities of the center in conjunction with the operational expenses and revenues for the proposed center in a balanced approach.
Multiple layouts and arrangements of the program for the project were presented and reviewed during the study. As the conceptual process took place, it was realized that for the project to be successful it needed to have the following attributes:
Once the program was established for the project the team worked to understand the corresponding total project budget.
• Consider the options • Confirm the assumptions • Commit to decisions Beginning with the end in mind, the goals and values for the project that were defined are completely unique to this community. The outcome is a definition of the vision for the project with a goal of capturing a picture of the intended experiences and expectations for what will be the Mansfield Community Center.
The result is a program make-up that directly represents the consensus for what the next multigenerational community recreation center & library should be for the City of Mansfield.
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
1.
Connections to friends, family, neighbors and the community as a whole. 2. Provide more space for recreation and library specific amenities. 3. Multigenerational in approach 4. Provide more library inventory and programs. 5. A safe place to gather for fitness and fun. 6. For Mansfield to be as current as peer cities. Each of these aspects were considered in the development of a unique project design in terms of how it relates to the facility’s character, site, and is expressed in its design.
The total project budget of the recommended community center illustrated in this report is $78,000,000. The budget includes: 1. 2.
3. 4.
The estimated cost of construction. Estimated soft costs, such a: a) Architecture and Engineering fees. b) Contingencies for unforeseen conditions. Cost escalation to the midpoint of construction. Project design beginning in 2022.
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FEASIBILITY STUDY SCHEDULE AT A GLANCE Kickoff Meeting May 19
Tour of DFW Libraries & Recreation Centers
Workshop 1 | Public Meeting 1
Workshop 3
Workshop 2 | Public Meeting 2
Phase One Report to City Council
Survey by Mansfield PARD
Workshop 4
June 8 include facility tours July 7
June 8 through July 11
Monday, August 2 Monday, September 13
Workshop 5 | Commit to final draft Tuesday, November 9
Final Report
Friday (November 19)
Tuesday, October 19
Phase One
2021 Phase Two
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PROCESS & SCHEDULE DESIGN THREADS Design threads are tools used by the BRS Architecture design team to ensure the facility design represents and fits the Mansfield community. The design threads are about the unique beliefs which identify the people, the pace of life, and the place in which they live that is special to Mansfield. The design team reviewed, sorted and refined many aspects of Mansfield public input and synthesized these into 4 words which will drive design in the sense of how the project will be experienced when complete. It is true, these words have their own practical definition, however for the purpose of this exercise, the words are accompanied by photographs to illustrate and further define the guidelines for this project. After all, “a picture is worth a thousand words”. For the MCC the design threads are as follows:
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DESIGN THREADS TOGETHER
GATHER
People say… “they move to Mansfield for the schools but stay for the community!” An open, friendly, family focused group of people of all ages, and all walks of life living together. Mansfield as a community… is as comfortable as a front porch, or a small gathering where ideas and realities blend.
TOGETHER
COMMUNITY OUR PLACE BLEND
The new community center will be our unifier, it will be our place to come together to celebrate community. Like these train cars… independent… yet combined, they belong together. Making a greater whole. The first design thread is Together.
UNIFY MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
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DESIGN THREADS OPENNESS Some people call Mansfield a “world class hometown”… because it is welcoming like a home that is full of warm people with a generous spirit like a village or town. A home where neighbor knows neighbor. A town with social openness for the community to gather. The new community center will be that special open place for all generations and socioeconomic influences. Openness is not just how the new community center will feel, with light filled spaces, but openness is about the space where we belong. We choose this place to be together, to gather, with openness as our frame of mind. The next design thread is Openness.
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DESIGN THREADS MOMENTUM Whether a vast ocean or simply babbling Walnut Creek, water is known for its energy. Its ebb and flow or shifting momentum that can be strong enough to power a gristmill or gentle enough to wade through on a summer day. Like water, this facility will have similar continuous movement at varied intensities, fierce and energetic at times, soft and calm at others. Mansfield is a unique community with momentum that is on the rise. This ascension of the community inspires thoughts of a community center that matches a high intensity. A wow! A crescendo! The Mansfield momentum! The next design thread is Momentum.
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DESIGN THREADS AUTHENTIC There’s nothing more real than the dirt we walk upon. Mansfield is about staying grounded, true to our roots and authentically natural. We also know Mansfield is a genuine, caring and connected community, whose quality hometown feel remains one of the most precious qualities to protect. We are designing a space that feels honest; not fussy or fake, not trying to be anything other than pure Mansfield. We draw inspiration of honesty from nature. Nature is honest. It does not ask of anything but to provide the blocks of life. No pretenses, just a balance of lifegiving surroundings for roots to thrive in. Our Community Center will be real to our community and as natural as a child's laugh. The last design thread is Authentic.
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PUBLIC INPUT PROCESS MULTIPLE OUTREACH EFFORTS Mansfield Parks & Recreation Department staff and Library Department staff value resident input and took it upon themselves to perform public outreach at the highest level. Using multiple formats, meetings and communication tools, residents had many opportunities to provide input on their wants and needs for their community center.
TWO YOUTH FOCUS GROUPS
TWO PUBLIC MEETINGS DEDICATED WEBPAGE COLLECTIVE OUTREACH METHODS Online survey
Open June 8-July 11
Two open public meetings
105 total guests
Two youth focus groups
60 kids ages 8-17
Five email newsletters
3,300 subscribers, 48% open rate
Three local media stories
Focus Daily News, Mansfield Record & About Mansfield
Dedicated webpage
1,872 visitors
2-3 weekly social posts
73.5k reach
Water bill inserts
4 weeks, all service areas reached
Park & City Facility posters
10 locations, updated weekly
In-person events and outreach throughout summer 2021
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PUBLIC INPUT PROCESS PUBLIC SURVEY RESULTS The Community Center survey was available online 24 hours a day for 33 consecutive days providing residents ample opportunity to allow their opinions to be heard.
ONLINE SURVEY STATISTICAL VALIDITY
With over 1,600 participants taking the online survey, far exceeding expectations for participation, it was clear Mansfield residents are paying attention to the idea of developing a new Community Center. It was observed that only 383 participants were needed to have confidence the survey would be statistically valid. Highlights gained from the public survey are included in this report. A detailed report of the entire public survey can be made available through the City of Mansfield.
MANSFIELD ACTIVITIES CENTER
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
MANSFIELD PUBLIC LIBRARY
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PUBLIC INPUT RESULTS TOP PRIORITIES BASED ON PUBLIC INPUT
KEY RESULTS & THEMES
Mansfield is a close-knit and generous community, even as it grows.
Indoor walk/jog track.
History is important, both for long-time residents and those putting down new roots.
Variety of fitness options (cardio, weights, classrooms).
Residents are proud of their city and want to have the best
Pool for lessons, lap lanes & free play.
Family is key; increasing desire to have additional support for all phases of life.
Quality and Cost-Efficiency; willing to pay extra for the best if it’s a good value.
•
Many want to keep their money in Mansfield with a unique facility that compliments, not competes with, existing private options.
•
Need a place to gather safely for remote work/school, fitness, fun.
•
Frustrated to see similar amenities and opportunities in neighboring cities and want Mansfield to keep up.
•
Connections to friends, family, neighbors and the community as a whole are crucial.
•
MAC is not meeting needs, due to lack of specific amenities.
•
Specific users (ages, abilities, interests, etc) are not being served.
•
Library is meeting basic needs, but limited space results in insufficient inventory and programs.
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
Lazy river, slides and other aquatic play options.
Large, dedicated children’s collection/program space.
Technology options like STEM, Makerspace, computer lab.
Flexible spaces for classes or rentals.
Ample space for free play, gathering, social connections.
Connection to linear trail and indoor/outdoor integration.
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PROJECT GUIDELINES & MASTER PLAN PRIORITIES PROJECT GUIDELINES Input from the steering committee and the Mansfield City Council lead to an overarching theme or guideline… “Design for True North” The City of Mansfield strives to be a vibrant city for people and businesses that value world-class experiences, culture, quality and a second-to-none level of community service in a hometown environment. To achieve this, the City of Mansfield follows five guiding principles known as True NORTH. NORTH is an acronym that stands for: Noteworthy Essentials – The City of Mansfield will continue to deliver high-quality essential services to its residents, businesses and visitors. Organizational Excellence — The City of Mansfield will foster a healthy environment for its own employees to maximize productivity, boost morale, attract high-quality candidates and establish itself as a destination employer. Remarkable Experiences — The City of Mansfield will find creative and innovative ways to provide its residents, businesses and visitors with world-class amenities and experiences – above and beyond essential functions and services. Together As One — The City of Mansfield will remain a close-knit community as growth continues. The City of Mansfield will provide world-class social infrastructure and opportunities for all of its residents to connect and enjoy remarkable experiences together. Healthy Economy — The City of Mansfield will support and strengthen its economy in all strategic decision-making and will leverage its assets to preserve its economic vitality.
DESIGN FOR TRUE NORTH: A WORLD-CLASS COMMUNITY SPACE TO LEARN, PLAY AND GROW TOGETHER
MASTER PLAN PRIORITIES
The study reveals a new recreation center with fitness and aquatics was the top priority due to high established service need and overwhelming demand.
The Mansfield Activity Center (MAC) expansion was the top priority of the 2009 plan; however, this study provides the understanding that the needs of the community have grown therefore demand has increased with unprecedented population growth.
Both the MAC and the Library were designed with future phases to be built as the population grew, yet the existing site and conditions cannot meet the demand placed up them, thus finding a new location for a new Mansfield Community Center became a priority.
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INDOOR RECREATION FINDINGS - BENCHMARK CITIES The feasibility study examined peer municipal providers with demographics similar to Mansfield to compare their existing and future pubic facilities. This benchmark information was only available for indoor recreation centers and not Library facilities at the time of this study.
FUTURE LEVEL OF SERVICE
CURRENT LEVEL OF SERVICE
ESRI Population 2021 110,145
Total Sq/Ft Public Indoor Recreation Opportunities (RC, CC, SC, AqC) 95,756
Sq/Ft per Capita 0.87
Cedar Park
77,381
54,000
0.70
Cedar Park
New Braunfels
96,205
92,300
0.96
New Braunfels
125,007
83,000
0.66
*Round Rock
0.28 0.69
*Mansfield
Benchmark City 2021 Allen
Round Rock
21,700 76,597 Average level of service
Mansfield
Benchmark City 2026 *Allen
ESRI Population 2026 123,322
*Planned/Proposed Total Sq/Ft Public Indoor Recreation Opportunities Sq/Ft (RC, CC, SC, AqC) per Capita 244,750 1.98
89,234
54,000
0.61
111,274 203,000
92,300 141,613
0.83 1.43
86,754 121,000 Average level of service
1.40 1.33
LEVEL OF SERVICE OBSERVATIONS
Each of the benchmark cities is experiencing unprecedented population growth which many are planning or proposing new indoor recreation offerings to meet the demand making the new average level of service double in the next 5 years to 1.33 Sq/Ft per Capita.
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INDOOR RECREATION FINDINGS - BENCHMARK CITIES PLAYING CATCH UP This feasibility study has revealed through benchmark analysis that Mansfield is playing catch up with “levels of service” to peer cities and future population growth will only dilute the level of service further if nothing is accomplished.
Mansfield’s level of service is behind peer cities and needs action make up for lost time and population growth.
As Mansfield saw with the Park Land Dedication Ordinance, the longer the city waits, the more of an uphill battle it is to meet the city’s adopted standards.
Mansfield residents want and need the same level of service as surrounding cities.
IT’S NOT ABOUT BUILDING A FACILITY … IT’S ABOUT BUILDING A COMMUNITY With the responsibility of building a new Mansfield Community Center, there are measures of success which are of great importance.
PUBLIC SPACES ARE ESSENTIAL
Public spaces build community bonds, identity and pride.
Residents need space to gather, work and play.
The facility should be easily accessible and designed for flexible uses, for all ages and abilities.
INTEGRATED USE FOR MAXIMUM IMPACT
The new facility can serve many purposes and many users in one space to expand opportunities and make better use of the facility.
Cohesive, coordinated approach to planning, design and city services are important.
People don’t live in silos; our recreation, education and social spaces should blend naturally.
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Site & Facility Conceptual Design
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PROJECT SITE EXISTING CONDITION The selected site in the Shops at Broad is centrally located within the City providing easy access to residents within a 15-minute drive from most of Mansfield. The recommended site is city owned property with adequate space for the Community Center, parking, and a variety of site amenities. Surrounded by food and entertainment, these assets will drive significant visitation to the community center. Located along the Walnut Creek Linear Trail, with a direct pedestrian connection recently constructed on the site, provides maximum walkability and multimodal connection.
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SITE CONDITIONS EXISTING CONDITIONS A site analysis of existing conditions found soil conditions common to North Texas which call for best practices in stabilization and structural engineering that will need to be considered for design and development in keeping with industry standards. Utilities support the project site as indicated in the exhibits on this page include freshwater service, sanitary sewer service, electrical and cable service.
The site will need to accept storm water runoff from adjacent properties. Standard watershed practices require storm water to be detained before it continues its journey to Walnut Creek. This detention challenge presents an opportunity to retain water in a pond as a visual amenity to the site. The pond will function as a basin for detention as well as a retention container for year round pond water thus enhancing aesthetics. Overall, the site has no major development issues.
APPROX. STORAGE REQUIRED 98,000 CF
SITE DEVELOPMENT 2-30” Dia. RCP Culverts (2019) EXISTING FLOW THROUGH CULVERTS = 38.21 CFS ACRES DRAINING TO THIS POINT 26.22 ACRES
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
The site development for the project is designed to directly serve and interact with the Mansfield Community Center. The goal is for the facility to offer a high-level indooroutdoor visitor experience. The site master plan shown here illustrates how the site can support a 125,000 square foot building and be connected to site elements including trails, destination play and outdoor features, assembly spaces and parking for more than 360 vehicles.
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SITE PLAN - RELATIONSHIPS & TEST FIT SITE DESIGN PROCESS Designers tested options for the outdoor program as well as indoor program, looking for opportunities for indoor outdoor relationships. Site plan consideration for ingress and egress of pedestrians, vehicles including emergency vehicles contributed to the early concepts. Another consideration is the facility relationship to the street and the sense of arrival with the goal of clear and intuitive wayfinding to the
building and the front door. The site design incorporated the design threads such as Together and Openness which can be seen in the inside outside approach to spaces such as interior play proximity to plazas, roof top venue and an amphitheater at the pond. Authentic is evidenced
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
in the trail connection to Walnut Creek which continues along the North and East boundary of the site. There is nothing more authentic than your feet connected to the Earth as being part of the Mansfield trail system. Momentum can be felt with the flow of water through the site representing the steady stream of people and energy moving through the center. It is a constant flow of life with the ability
to pause for a while before moving on to your next destination. Momentum can also be felt in the movement of the sun over the site with daily and yearly changes of light like the human experience of changes in one’s life cycle.
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FACILITY CONCEPTUAL DESIGN CONCEPTUALIZATION The design process during the feasibility study for the Mansfield Community Center took a two-pronged approach to capture both the objective program requirements that are needed within the city, but also a subjective viewpoint to develop a center that captures the spirit and unique aspects of Mansfield to truly reflect the values of the city.
CONCEPT SKETCH
MASSING & SITE TEST FIT DIAGRAM
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Programming began with the wish list of program elements that were desired for the recreation, library and community spaces. From the outset, the focus shifted to sharing spaces that could be used by all of the stakeholder groups to create a truly multigenerational community facility. By optimizing usage among all stakeholder groups, efficiencies in both initial cost and operations were realized that also had the benefit of facilitating all groups to interact throughout the building. Emphasis was placed on blurring the boundaries between recreation, library, and community uses to make the whole a true “Community” facility. The Executive Steering Committee crafted design threads to reflect those subjective qualities that make the City of Mansfield unique, “Together, Openness, Momentum, and Authentic.” Based on the design threads initial floor plans were developed to reflect these values. Together is reflected by the shared common spaces within the main lobby, and the outdoor gathering space adjacent to the pond. Openness is reflected by the blurring of lines between recreation, library and community spaces. These spaces open to each other with low height walls or visually connect with windows allowing visibility into spaces. The openness also includes multiple indoor / outdoor connections with garage doors between the community event room and the exterior pond side gathering area, a roof top exterior deck, and visibility outdoors from almost all of the spaces. Momentum is reflected by the interplay of spaces, whether high activity, or quiet calm spaces. Authentic is reflected in the natural material selections of basic steel and wood with native Texas stone. The authentic connection to nature is also provided by the openness to the exterior noted above.
The site is oriented to provide a welcoming view looking over the retention pond from the primary approach from the southeast. Visitors then circulate to a tree filled grove of parking to the east that provides a shaded relaxing entry experience. The building volume acts as a screen to the residential areas to the north of the site providing screening from the more active areas of the site on the South side of the site.
INITIAL CONCEPT PLAN
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FACILITY CONCEPTUAL DESIGN
COMBINED FOR EFFICIENCY The Mansfield Community Center program is based on the overarching theme of combining “community service” into one place that serves multiple needs and wants. It is a true community space for Mansfield. Library services and recreation programming lines have been blurred through this concept. The key to combining multiple uses is flexible spaces which can be transformed throughout the day to serve the public in dynamic fashion. In the center of the building is a large open community space where Library services and Recreation services are social. Birthday parties, classes, author lectures, one act plays, children’s story time, can be programmed and reprogrammed so that every time you enter the space it will be a unique experience. A flexible space that
PROGRAM SUMMARY changes every day so that Mansfield residents want to come back and experience what is new in the MCC today! Imagine the building full of senior citizens in the early morning exercising, using the maker space, walking on the indoor track or socializing over a card game. Later, when seniors leave, kids are entering after school for wholesome fun, gathering in teen collections for sharing, reading and learning. Later, in the evening, the building transforms again to include family water play and working people focusing on wellness, entertainment, book club, and learning.
The Community Center program for the 125,000 square foot facility is as follows:
INDOOR PLAYGROUND CHILD WATCH FLEXIBLE CLASSROOMS PARTY ROOMS MEETING ROOMS GAME ROOMS CAFÉ / MARKETPLACE COLLECTIONS FOR ADULTS/TEENS/CHILDREN OPEN COMPUTER SPACE OUTDOOR SPACES MAKER SPACE QUIET READING ROOMS CATERING KITCHEN/HEALTHY COOKING EVENT HALL
GYMNASIUM AEROBICS / DANCE STUDIOS ADVENTURE TRACK FITNESS/CARDIO EQUIPMENT LOBBY & GATHERING SPACE ADMINISTRATION BOOK DEPOSITORY LOCKER SPACE UNIVERSAL CHANGING ROOMS RESTROOMS RECREATION ACTIVITY POOL WATER SLIDES LAZY RIVER 4 LANE LAP POOL
All spaces will transform based on community need, seasons, and Mansfield traditions… making the MCC a world-class hometown community center.
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FACILITY CONCEPTUAL DESIGN MAIN ENTRY LOBBY
WELCOME DESK
INDOOR PLAY
The main entry of the building is the heart of the community facility designed to be easy for the user to understand from a way-finding perspective while providing ample space for large groups and events to support the major program spaces. The space allows direct access to either the fee side recreation programs and the free entry library and community rooms. Programs in this space include the indoor play and café that are highly interactive for all users of the facility allowing for casual interaction and enhancing the sense of community. With direct access from the lobby area, party rooms provide views into the natatorium and access to the play structure. A child watch area is also directly accessible from the main lobby allowing parents to drop off kids while they get a workout in. The lobby is bathed in daylight from above and the two-level space allows views up to the adventure track and fitness areas above. This area is setup to be welcoming and inviting, with large areas for circulation as well as several pockets of seating and gathering for those that need a place of rest or to sit and meet as a group. The indoor play structure is envisioned to be a vertical oriented climbing structure that will be a focal point of the lobby and a favorite of visiting children. The café has taken cues from Mansfield’s history designed in a circular fashion to recall the gristmill that was part of the city’s first roots.
WELCOME DESK
CAFE
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
Working in concert with the large lobby, the reception desk for the recreation area of the building is located to provide clear visual access and sight lines to both the main building entry to the West and the exterior gathering area top to the east, all the major program areas, seating spaces, and the entry to the indoor play area. This design allows for staff to be at a central location to act as one of the first points of contact as someone enters the facility. It provides an easily identifiable location that is welcoming for users, while also enhancing building operations and supervision by virtue of its position. On the opposite side of the lobby, the Library circulation desk marks the main entry point into the lobby and provides additional visibility into the lobby area.
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FACILITY CONCEPTUAL DESIGN RECREATION One of the first features you’ll notice as you approach the Mansfield Community Center is a sloping adventure track that is part of a figure 8 loop within the building providing both sloped and flat sections for those less adventurous. The track circles the gymnasium, the fitness area, and the main entry lobby on the upper level, including views into the Library space. It also includes exterior views west over the main entry and east to the exterior event lawn. It’s a track that will never get boring with all the views to activity around the building.
CARDIO | CIRCUIT | FREE WEIGHTS
ADVENTURE TRACK
Access to the recreation area is controlled by the welcome desk in the lobby. The access point leads directly to the gym on the left, or the locker rooms to the right. Further down the same hallway are two group fitness rooms, that have their own private exterior exercise courtyard strengthening the indoor-outdoor connections of the center. The locker facilities include both men's, women's, and family unisex individual occupant changing facilities. The lockers provide direct access into the natatorium. On the second level, an open fitness equipment area with cardio, circuit, and free weight equipment is provided. The openness of this area provides views to the gymnasium, natatorium and lobby areas below.
GYMNASIUM
GROUP FITNESS WITH OUTDOOR CONNECTION
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FACILITY CONCEPTUAL DESIGN NATATORIUM SPACES The natatorium includes a generous leisure pool area that will feature a fitness program area, lazy river, zero depth children's play area with a water play feature, and water slides. For lap swimmers, a separate cooler water 4 lane by 25-yard pool accommodates their exercise needs.
LAP POOL
WATER SLIDE
WATER PLAY STRUCTURE
LAZY RIVER
ZERO DEPTH ENTRY
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FACILITY CONCEPTUAL DESIGN LIBRARY One of the largest features of the Mansfield Community Center is a new public library. The Library shares easy access off the lobby with recreation and community spaces. The two-level space is organized to locate the more active areas like maker space, and children’s story time near the front and quieter adult reading and group study rooms further into the library space. Spaces are provided for all age groups, from children's, juvenile “tweens” area, teen area, and adult focused areas. Clerestory windows at the top of the library main room will provide incredible daylighting throughout the day and create a great hall experience. The library program areas are strategically located throughout the space. An exterior book drop will allow patrons to drop books from their vehicles and be conveyed directly into the library admin area for sorting and shelving.
CHILDREN’S LIBRARY
ADULT COLLECTIONS
JUVENILE COLLECTIONS
TEEN COLLECTIONS | SPACE
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FACILITY CONCEPTUAL DESIGN MORE LIBRARY SPACES Modern library design provides many more essential services to the community than book and media borrowing. The new library will provide spaces for group meetings and workspace, computer access, and individual quiet reading / study areas A maker space, located just off the main lobby, allows for shared use from all the stakeholder groups.
COLLABORATION SPACES
COMPUTER ACCESS
QUIET READING AREAS
MAKER SPACE
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FACILITY CONCEPTUAL DESIGN COMMUNITY SPACES
CLASSROOM | STAGE
COMMUNITY EVENT ROOM
MULTIPURPOSE CLASSROOM
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The Community spaces of the facility are located on the East side of the library with access through the library great hall. Library stacks and seating elements will create separation between the library and community room access. This provides the same function as a hallway but maintains the “openness” goal of the design threads. Community spaces are oriented with views to the exterior event lawn, and include the large community event room, 3 classrooms of varying sizes (25, 50, 80 person), and toilet facilities. The event room will have garage doors that allow the indoor and outdoor areas to work together for larger events. A catering kitchen off the event space provides a staging area for food service to the room. On the opposite end of the event room an elevated classroom with operable partitions opens into the event room to also serve as a stage for the event room. All the classrooms will have access to an exterior covered patio that provide views to the pond. This feature will allow for exterior class events in a covered shaded environment. Another 50-person classroom space is located on the second level above the community event space. This unique classroom will have access to both a rooftop exercise space, and a trellis covered gathering area. The classroom areas are envisioned to serve both recreation and library educational needs.
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FACILITY CONCEPTUAL DESIGN COMMUNITY SPACES PARTY ROOMS A very popular part of any center is always the party rooms. Located with next to both the natatorium and the indoor play, they’re a natural for hosting kids birthday parties. Beyond parties, the rooms will be created to be multi-functional and highly visible to provide opportunities for other potential programming. Sports team events, small meetings and potential alternate programming like E-sports are all possibilities for these spaces. Flexibility and adaptability are key.
PARTY ROOM
PARTY ROOM
CHILD WATCH The child watch space is also located off the main lobby area, making it easy for parents to drop off children. This space promotes supervised education and play for younger visitors to the facility for a short duration of two hours or less while their family members enjoy other programming throughout the center.
CHILD WATCH
CHILD WATCH
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FACILITY CONCEPTUAL DESIGN OUTDOOR SPACES OUTDOOR EVENT LAWN The outdoor event lawn sits between the community spaces of the building, and the pond on the southeast side of the site. A covered porch provides a transition zone between indoors and outdoors for days where shade is needed. The lawn itself can host community gatherings, small concerts, weekly family food truck night, or just be a place to hang out. The garage doors of the community event room allow for larger indooroutdoor events and reinforcing the goal of authentic natural connections.
QUIET GATHERING
QUIET SPACES COVERED PORCH
OUTDOOR EVENT LAWN
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
Around the corner from the covered porch and outdoor event space, to the south of the library, opportunities for quiet gathering are provided that are isolated from the high activity of the event lawn. They’ll be a great space for quiet gathering or to read a book outdoors.
FOOD TRUCK ACCESS
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FACILITY CONCEPTUAL DESIGN ARCHITECTURAL CHARACTER The Executive Steering Committee participated in an architectural visual preference survey through rapid image reaction polling exercise. The group’s preferences were very much in step with the design threads developed in separate activities. Natural “authentic” materials like stone, wood, and basic metals were preferred over modern highly manufactured elements. Spaces that had strong interior / exterior connection and high levels of interior daylighting were preferred. Exterior covered spaces were also a preference. Formal “classical” facilities, or slick modern designs were less desirable.
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FACILITY CONCEPTUAL DESIGN EVENT HALL
PROGRAM RELATIONSHIPS - MAIN LEVEL This illustration was generated early in the design process to test the relationships of program spaces. These images of program spaces confirmed intent of each space.
POOL MEHCANICAL
AEROBICS
FITNESS YARD
LAP POOL
AEROBICS
AEROBICS LOCKER ROOMS GYM RECREATION POOL
PORCH
POOL ADMIN
POOL
ADMIN PARTY (5)
CHILD WATCH
FRONT DESK PLAY CAFE
MAKER SPACE
KITCHEN
EVENT HALL LIBRARY ADMIN
CAFE
COMMUNITY LIBRARY
STUDY
READING
CLASSROOM (25) & STAGE RESTROOM
BOOK DROP
CLASSROOM (80) COLLECTIONS STUDY
AMPITHEATRE LAWN CLASSROOM (50) READING READING
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FACILITY CONCEPTUAL DESIGN PROGRAM RELATIONSHIPS - UPPER LEVELL This illustration was generated early in the design process to test the relationships of program spaces. These images of program spaces confirmed intent of each space.
OPEN TO LAP POOL BELOW
FREE WEIGHTS OPEN TO GYM BELOW
CARDIO AND FREE WEIGHTS
OPEN TO RECREATION POOL BELOW
CIRCUIT
RESTROOM
ADVENTURE TRACK
ADVENTURE TRACK
CARDIO OPEN TO PLAY AND CAFE BELOW
ADVENTURE TRACK
OUTDOOR FITNESS
OPEN TO LIBRARY BELOW
CLASSROOM (50)
OUTDOOR EVENT
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FACILITY CONCEPTUAL DESIGN PROGRAM RELATIONSHIPS - MAIN LEVEL - VIEW FROM SOUTH This axon drawing began to see the massing come to life with program interior elements and confirmed uses and relationships of spaces.
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FACILITY CONCEPTUAL DESIGN PROGRAM RELATIONSHIPS - UPPER LEVEL - VIEW FROM SOUTH This axon drawing began to see the massing come to life with program interior elements and confirmed uses and relationships of spaces.
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FACILITY CONCEPTUAL DESIGN VIEW FROM SOUTHEAST CORNER - DAY
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FACILITY CONCEPTUAL DESIGN VIEW FROM SOUTHEAST CORNER - NIGHT
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FACILITY CONCEPTUAL DESIGN MAIN ENTRY - DAY
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FACILITY CONCEPTUAL DESIGN MAIN ENTRY - NIGHT
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FACILITY CONCEPTUAL DESIGN LOBBY FROM ENTRY
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FACILITY CONCEPTUAL DESIGN LOBBY FROM TRACK
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FACILITY CONCEPTUAL DESIGN LIBRARY
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FACILITY CONCEPTUAL DESIGN COMMUNITY EVENT SPACE
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FACILITY CONCEPTUAL DESIGN NATATORIUM
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Project Budget & Schedule
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TOTAL PROJECT BUDGET Three elements of a Total Project Budget were used to calculate the Mansfield Community Center project: 1) Cost of construction or “Hard Costs”. 2) “Soft Costs” which include Architecture and Engineering fees, contingencies, permit fees, Furniture Fixtures & Equipment 3) “Cost Escalation” to the midpoint of construction.
3) COST ESCALATION
1) HARD COSTS
2) SOFT COSTS MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
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BUDGET AT A GLANCE This table illustrates the budget of the 125, 000 square foot project in four components of the building. The Library, the Recreation Center, the Community Spaces and the Outdoor Spaces combine to create one unified community space. This combination of spaces has many advantages in sharing capital investment such as parking lot cost, building mechanical - heating, venting and air-conditioning hardware shared uses, as well as operation costs for personnel and security.
Space
Square Feet
Cost
Notes
Library
22,000
$ 9,100,000 Collections, Media, Computers, Multi-Gen Programs, Book Handling, Mechanical, Storage
Recreation
76,000
$ 33,500,000 Adventure Track, Adult Fitness, Aquatics, Games Area, Gymnasiums (2), Children Activities, Child Watch, Party Rooms, Storage
Community Spaces
27,000
$ 11,100,000 Event Hall w/ stage, Multipurpose Classrooms, Catering Cooking Kitchen, Conference Room, Indoor Playground, Café/Market Place, Storage
Outdoor Spaces + Site Sub Total
$
125,000
Soft Costs
Total Project Cost
5,700,000 Outdoor Community Spaces + Storm water + Pond
$ 59,500,000 Site costs included; Escalation to midpoint 2024 included $ 18,500,000 A&E, FF&E, Contingencies, Permit Fees, Cost Escalation
$ 78,000,000
*Project numbers rounded to the nearest 1,000
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COMBINED FOR EFFICIENCY In fact, by combining the Mansfield Community Center Library services with a Recreation Center into one project, it is anticipated the cost savings would be significant than building two separate projects for a contemporary library and a stand-alone recreation center. This chart illustrates the Library total project cost with community spaces and outdoor costs would be approximately $34.6 million and the Recreation Center would be $66.4 million. Each site would require a parking lot, landscape requirements, flood control, mechanical systems, etc., to support a stand alone building. This does not include land acquisition costs.
Library
$ 12.4m
Recreation Center
$ 44.2m
COMBINED FACILITY
Shared Spaces
$ 14.7m
Shared Spaces
$ 14.7m
$78m
Outdoor Spaces/Site Costs
$ 7.5m
Outdoor Spaces/Site Costs
$ 7.5m
vs
$ 34.6m
Standalone Facility
Standalone Facility
$ 66.4m
$101m
EASIER, MORE EFFICIENT ACCESS TO CITY SERVICES FOR RESIDENTS MORE COST-EFFECTIVE USE OF CONSTRUCTION AND OPERATION COSTS
* Total Project Cost
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TENTATIVE PROJECT SCHEDULE The Mansfield Community Center is potentially the largest capital project for a facility in Mansfield’s history. A project of this magnitude requires time to get through design and construction. To manage expectations the follow schedule fulfills best practices for scheduling a project of this magnitude.
May 2022
Bond Election
July 2022
Sell GO Bonds / Design Begins
October 2023
Design Complete
January 2024
Construction Begins
October 2024
Midpoint of Construction
Summer 2025
New Facility Grand Opening
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Market Assessment & Operations Analysis
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MARKET ASSESSMENT
MARKET ASSESSMENT SUMMARY A detailed Market Assessment by BRS Architecture was conducted specifically to gain statistical insight into the demographic trends and projected shifts within The City of Mansfield and the primary service area. Figures were derived from the Environmental Systems Research Institute (ESRI), utilizing Census Data. Key data points from the report have become the backdrop in understanding the potential success and usage of a Community Center with new recreational center programming in Mansfield. The pro forma of the new Community Center focused on the operational costs of the building and included the potential for revenue to offset direct costs. The Library revenue is restricted by Texas law as it is the intent that all public libraries are open to the public and should not prevent access due to economic hardships. Therefore, this pro forma exercise only estimates revenue generated by the recreation programs of the new Community Center. The following summarizes the market assessment for the Mansfield Community Center:
With a 2020 population base of nearly 76,000 in the City of Mansfield,- there is more than enough market for a new Mansfield Community Center.
The population within Mansfield’s city limits is projected to increase 9,500 by the year 2025, making the Primary Service Area market even larger. By 2025 the Secondary Service Area’s population within a 15minute drive of the site is so large that it will be very difficult to adequately serve this entire market.
OPPORTUNITIES
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
The Primary Service Area has a large population base to support a comprehensive recreation center and library. The demographic characteristics of the Primary Service Area indicate a significant number of growing families and households with children, as well as high income levels. The population will continue to grow at a reasonable pace which will add additional users for the facility over the years. A public focused Mansfield Community Center improves the quality of life in the community and serves to bring more unity to an increasingly diverse population base.
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MARKET ASSESSMENT AND OPERATIONS ANALYSIS MORE SERVICE HOURS
OPERATIONS ANALYSIS SUMMARY
The Mansfield Community Center will add more hours of service for the public to enjoy. Currently the Mansfield Activity Center (MAC) is open 67 hours a week, and the Mansfield Library is open 50 hours. By combining building programs for recreation and library it is anticipated the library demand will increase as the facility supports more efficient access to these city services.
A detailed Operations Analysis was developed by BRS Architecture to review the basic operations parameters for the Mansfield Community Center. The summation of the key parameters is as follows:
Recreation operational hours reflect anticipated demand for early morning access to swim lanes and fitness equipment, while consistent closing times will remove confusion for patrons accessing the Mansfield Community Center. Facility hours support after-hour rentals of community spaces, including the event hall, meeting rooms and exclusive access to the activity pool. These revenue generating rental opportunities are primarily desired after hours on Fridays, Saturdays and Sundays.
Pro forma was developed from the proposed building program to include a gymnasium, aerobics/dance studios, adventure track, fitness/cardio equipment, indoor playground, child watch, flexible classrooms, party rooms, meeting rooms, game room, café/marketplace, recreation activity pool with water slides and lazy river, 4 lane lap pool, library collections for all ages, open computer space, outdoor spaces, maker space, event hall, catering kitchen, and the required support spaces for the building. It will be approximately 125,000 SF.
Library operations are funded by the General Fund. The Mansfield Activity Center is funded by the half cent sales tax fund. The Mansfield Community Center coalesces both activities but there will be different funding mechanisms.
The city operates on a zero-based budget approach and this same approach was carried into pro forma development.
Salaries and wages based on anticipated cost-of-living adjustments and rates for Fiscal Year 2026. Wages were adjusted for an anticipated $16.50/hr. minimum wage.
Pro forma is based on conservative expenses (high) and revenue (low) projections.
The recommended hours of operation help inform the pro forma as a basis in which to calculate costs and estimate revenue.
* The full Operations Analysis report can be made available upon request.
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OPERATIONS ANALYSIS COMMUNITY CENTER PRO FORMA SUMMARY – RECREATION EXPENSES Staffing: Full-time and Part-time staffing costs (including benefits) comprise most of the operating expenses. Supplies: Everyday needs such as office, safety, pool chemicals and program supplies fall into this category. Services: Utilities accounts for most services expenses along with credit card fees, training, contracted services, IT and security, among others. Capital Repair & Replacement: The operating budget adds 4% to the total operating expense to cover future capital repair and replacement needs.
REVENUES Admission Fees: This revenue stream will be the vast majority of operating revenues. Daily, monthly and annual passes will be offered o youth, adults, seniors and families. Other passes, e.g., dual, corporate, etc., may be offered but are not included in projections. Other Fees: There will be multiple additional revenue streams that will come from rentals, contracted recreation programs, Kids Zone programs, birthday parties, child watch and the café.
COST RECOVERY The Mansfield Community Center is conservatively projected to achieve a 75% cost recovery. This does not include Library operations (General Fund).
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OPERATIONS ANALYSIS LIBRARY OPERATIONS
ADMISSION FEES - RECREATION
As previously stated, Texas law restricts the Mansfield Public Library from collecting
The Executive Steering Committee reviewed recreation center admission fees from 8 public and 1
revenue. The Library follows the Texas Public Library Standards along with the Texas
non-profit providers of recreation centers in the DFW Metroplex. BRS also provided national
Administrative Code requirements. The Texas Administrative Code provides minimum
benchmarking averages for admission fees. The average rate increase applied in the DFW Metroplex
requirements or standards that accredited libraries must follow in order to receive funding
from resident to non-resident is 32%. After analysis, the Committee applied a 30% increase to arrive at
and support from the state. Among other requirements, the code indicates:
non-resident fees. Projected admission prices shown may be adjusted at the time of the center’s opening to meet operating performance goals. Annual Pass
Resident
Non-Res
Youth
$240
$312
Adult
$420
$546
Senior
$240
$312
Family
$780
$1,014
Resident
Non-Res
Youth
$8.00
$10.50
Adult
$10.00
$13.00
Senior
$8.00
$10.50
Daily Pass
Library services for the general public must be provided without charge. A public library must demonstrate local effort on an annual basis by maintaining or increasing local operating expenditures (known as the Maintenance of Effort). Local library expenditures per fiscal year are required based on population. The Mansfield Public Library annual operations include staffing, supplies, services and capital repair and replacement. As part of the Mansfield Community Center, the Library will continue to be funded through the General Fund. Library Annual Operating Expenses Total Staffing
INCLUSION ASSUMPTIONS Revenue projections included the following assumptions: Child watch will be included with an annual membership. Non-members pay a nominal fee for Child Watch services. Basic fitness classes will be included with annual membership. Advanced or specialized, progressive fitness classes / programs offered at an additional fee.
$ 1,202,772
Full-Time
$ 1,036,800
Part-Time
$ 165,972
Supplies
$ 181,000
Services
$ 175,913
Capital Repair & Replacement
$
Total Library Expenses
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62,387
$ 1,622,072
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SUMMARY & STUDY CONCLUSION The market can support the project with a “The outcome of this feasibility study is a high level of confidence that the City of Mansfield can support a new multi-generational community recreation center”
The project site can
75%
COST RECOVERY BUSINESS MODEL
support a new
$78,000,000
125,000 square foot
TOTAL PROJECT COST
multigenerational Community Center
For the recommended program
Assumed
CONSTRUCTION midpoint
OCTOBER 2024
“Multiple programming options and concepts were explored, resulting in a consensus driven solution that aligns with the stated mission and vision, which represents Mansfield’s community values and meets the project programming, operational and aesthetic objectives”
MANSFIELD COMMUNITY CENTER FEASIBILITY STUDY FINAL REPORT
SECTION: A PAGE: 63 DATE: 2022-01-15