Kemper Sports pitches Dawson Park expansion; consultants estimate $26.5M direct impact and year‑5 hotel demand
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Summary
Kemper Sports presented a feasibility study for a large, phased sports complex at Dawson Park in Oconee County, projecting up to 62 events, about 55,000 nonlocal room nights at year five under its largest synthetic‑turf scenario, and material operating subsidy needs in early years. Commissioners pressed for clearer estimates of taxpayer cost and hotel capacity.
Kemper Sports presented a multi‑phase feasibility study for Dawson Park on Dec. 2, projecting a regional sports destination and recommending a phased build beginning with 10 full‑size outdoor multipurpose fields on about 92 acres.
The consultants — introduced by Steve Gorris, senior vice president, and led in analysis by Richard Stiffenger — laid out four development scenarios that vary by indoor facilities and whether outdoor fields use synthetic turf or natural grass. Their most intensive model (indoor and outdoor with synthetic turf) showed the county could support as many as 62 events annually at maturity and generate roughly 55,000 nonlocal room nights and about $26.5 million in first‑dollar direct economic impact by year five.
The report also stressed operational realities. Consultants said facilities typically require an operating subsidy in early years and that the goal is to approach operational breakeven by year five, measured on EBITDA before interest, tax, depreciation and amortization. They recommended the county budget for a capital replacement reserve and model several turf and grass options to understand long‑term maintenance liabilities.
Commissioners pressed the team for clarifying data. One commissioner asked whether the models, which showed early operating losses, meant a net cost to taxpayers; Kemper replied that an operating subsidy is expected in most models but that the tradeoff is broader economic impact from nonlocal visitors. The team acknowledged the county currently lacks sufficient hotel inventory to capture all projected demand, saying some visitor spending would “leak” to neighboring jurisdictions until more local rooms are built and pledged to supply a rooms‑equivalent calculation requested by commissioners.
Kemper also provided staffing and operational estimates for the synthetic turf model — roughly six to seven full‑time staff and about 100 part‑time personnel for events and programming — and suggested civil site work be consolidated early in construction to gain economy of scale.
The presentation closed with recommended next steps: finalize whether phase‑1 outdoor fields will be synthetic turf or natural grass, finalize facility design and funding structure, confirm the operating model, begin park branding and marketing, and prepare for construction and project delivery.
Commissioners asked the consultant to return with specific answers about how many hotel rooms would be required to support the projected room‑night total and clearer bottom‑line subsidy estimates for taxpayers. The consultant agreed to provide those details in follow‑up materials.
