Chattahoochee River Restoration Columbus, Georgia and Phenix City, Alabama. Market and Economic Impact Analysis

Transcription

1 Chattahoochee River Restoration Columbus, Georgia and Phenix City, Alabama Market and Economic Impact Analysis Prepared by: Michael J. Daniels, Ph.D. Economist Frank R. Lazzara, M.B.A. Economic Development Analyst June 3, 2005

2 Table of Contents Page Table of Charts, Tables, and Maps.. ii Executive summary iii Introduction.. 1 Whitewater Recreation.. 2 Impact Analysis... 7 The Chattahoochee River Restoration Project 9 Economic Impact of the Chattahoochee Restoration Project 13 Whitewater Impact 13 Real Estate Impact 17 Conclusions 19 Resources.. 21 Appendix I 22 i

3 Table of Charts, Tables, and Maps Chart 1: Participation in Kayaking.. 3 Table 1: Regional Kayaking Distribution... 3 Chart 2: Participation In Rafting... 4 Table 2: Regional Rafting Distribution.. 4 Table 3: United States Whitewater River Classification.. 6 Table 4: Whitewater Parks. 6-7 Chattahoochee River Restoration Project Graphic Map1: Southeast Region.. 14 Table 5: Chattahoochee River Whitewater Utilization.. 15 Table 6: Distribution of Out-of-town Whitewater Visitors Table 7: Direct Economic Impact of Whitewater Visitors (60,000) 16 Table 8: Direct Economic Impact of Whitewater Visitors (100,000).. 16 Table 9: Jobs Supported by the Whitewater Venue. 17 Chart 3: Property Value Analysis of Columbus, GA. 18 Chart 4: Property Value Analysis for Phenix City, AL.. 19 ii

4 Chattahoochee River Restoration Columbus, GA and Phenix City, AL Executive Summary The Chattahoochee River has served as a focal point of development of the downtown areas of Columbus, GA and Phenix City, AL. The Riverwalk, Trade Center and corresponding development of the downtown area of Columbus and the Amphitheater, Riverwalk and community development projects in Phenix City have created a focus for continuing efforts to enhance the downtown areas of both cities and create an economic center. The Chattahoochee River Restoration Columbus, GA and Phenix City, AL project will provide additional economic benefits to the community. The project is expected to add to the community s recreational base and thus to the overall quality of life in the community. The additional business activity and resulting support for employment created by the recreational use of the river will provide for further growth of existing business as well as creating opportunities for new business enterprise. From an economic development perspective, the restoration project s inclusion of a whitewater venue is an important feature. Based on industry surveys, whitewater activities such as kayaking and rafting have experienced significant increases in levels of participation. Over one-third of the participants in kayaking and rafting activities live in the south. While there are a number of natural whitewater opportunities within reasonable driving distance, the closest urban whitewater venue is over 200 miles away from the proposed site. The venue would also be closer for participants in Atlanta, GA and Birmingham, AL than any of the existing sites. It is estimated that the whitewater venue will attract between 60,000 to 100,000 patrons annually. The total direct economic impact of the whitewater venue is estimated to be between $4,202,584 and $7,004,306 on an annual basis. By the nature of an economic system, direct spending is then multiplied through the economy and creates indirect economic impact. The economic multiplier for tourism spending at the local level is approximately 1.7. As a result the total economic impact (direct plus indirect) is estimated to be between $7,144,392 and $11,907,321 on an annual basis. The project is also expected to support between 154 and 257 jobs in the community. This project is expected to positively impact real estate values in the downtown areas adjacent to the development. It is estimated that over the period from 2005 to 2011 that property values in Columbus, GA will increase by 61% and values in Phenix City, AL will increase by 37%. iii

5 I. Introduction The Chattahoochee River has served as a focal point of development of the downtown areas of Columbus, GA and Phenix City, AL. The Riverwalk, Trade Center and corresponding development of the downtown area of Columbus and the Amphitheater, Riverwalk and community development projects in Phenix City have created a focus for continuing efforts to enhance the downtown areas of both cities and create an economic center. The proposed project presented in the Chattahoochee River Restoration Columbus, Georgia and Phenix City, Alabama (2005) will create an opportunity for further development of the waterfront regions of the downtown areas and provide additional economic impact for the development of new and existing businesses in the affected areas. With the completion of the restoration project, the community (on both sides of the river) will have available a new tourism attraction and an enhancement to the recreational inventory for its residents. Further enhancements to the Riverwalk will add to the base of riverfront development that has helped to revitalize the downtown area. As proposed the River Restoration Project includes: Restore the riverine conditions within the 2.3 mile reach of the Chattahoochee River impounded by the Eagle and Phenix Dam and the City Mills Dam. Create conditions conducive for the expansion of biological community s characteristic of Fall Line riverine shoal habitat and the free passage of fish within the areas presently impounded by the Eagle and Phenix Dam and the City Mills Dam. Maximize the recreation potential of the Chattahoochee River following elimination of the impoundments created by the Eagle and Phenix Dam and City Mills Dam. Further enhancement to the Riverwalk to include a pedestrian bridge across the Chattahoochee River linking Columbus, GA and Phenix City, AL and their respective riverfront developments. The River Restoration Project would create the opportunity to develop recreational use of the river and provide business opportunities and revenue generating activities. Enhancements to the Riverwalk would provide additional benefits to current community activities (festivals) and create new opportunities for community events and tourism generating projects. 1

6 The U.S. Army Corp of Engineers has published numerous reports on the environmental impact of river restoration projects. The estimated environmental benefits from a river restoration project, flowing to society as a whole, is estimated to be quite large and, by itself, might justify any such project. However, recognizing the decision making process is more localized and looks to the benefits generated to the communities involved in the project, it is the economic impact that attracts the most attention. This report focuses on the economic impact of the project. The economic impact of the River Restoration Project has been analyzed in terms of traditional measures of such impact, tourism dollars and job creation, as well as projections of the real estate impact of further development of the riverfront region of the community. In an effort to fully explain the projected impact of the project this report provides a market analysis of whitewater recreation. II. Whitewater Recreation Outdoor activity, as measured by the Outdoor Industry Association s 2004 Participant Survey, has shown a significant increase over the period from 1998 to In 2003, nearly two-thirds of Americans 16 and older participated in at least one of the core human powered activities. Participant levels were up 8% from 1998 when 59.9 million were identified as a Participant. Commitment to human powered activities as measured by Enthusiast levels are also up since One in five (19.5% or 42.9 million) Americans 16 and older participated in at least one of the core outdoor activities in 2003 at Enthusiast levels. Comparatively, overall Enthusiast activity was reported in 1998 as 16.2% (or 34.1 million) Americans 16 and older. Participant level is defined as having at least one experience during the year, for example one kayaking trip. A person is classified as an enthusiast if they participate in a sport three or more times in a year. The two core human powered activities most closely aligned with whitewater activities are kayaking and rafting. The Outdoor Industry Association s Participant survey shows that participation in kayaking has grown significantly since 1998 with the number of Participants and Enthusiast doubling over the period. This dramatic increase is shown in Chart 1. The survey estimates that 5.2% of the United States population age 16 and over participated in kayaking activities in

7 Chart 1 Participation in Kayaking (millions) Participant Enthusiast According to the Outdoor Industry Association, the geographical profile of kayaking participants reveals that there exists a rather even distribution across the nation. Table 1 shows the national distribution of kayaking participants as well as a breakdown by kayaking formats. Table 1 Regional Kayaking Distribution Format Northeast South North Central West Participants 27% 27% 20% 26% - Recreation Kayaking 27% 27% 21% 26% - Touring Kayaking 29% 22% 18% 32% - Whitewater Kayaking 23% 35% 26% 16% Enthusiasts 30% 22% 13% 35% It is interesting to note that over one-third of the whitewater kayakers in the United States reside in the South. The Outdoor Industry Association s 2004 Participants survey showed a modest growth in sport of rafting. Approximately 10.3 million of the American population (4.7%) age 16 and older was classified as rafting participants in Another 2 million Americans over the age of 16 were classified as enthusiasts. Chart 2 shows the trend in rafting participation over the period from 1998 to

8 Chart 2 Participation in Rafting (millions) Participant Enthusiast The geographical profile of those participating in rafting is somewhat similar to the distribution for kayaking. The profile is shown in Table 2. Table 2 Regional Rafting Distribution Level of Rafting Northeast South North Central West Participant 21% 35% 22% 22% Enthusiast 30% 24% 15% 31% As with kayaking, over one-third of those cited as participants live in the south. The popularity of whitewater recreation has grown significantly in the United States over the last two decades. The impact of the development of whitewater venues has been the focus of numerous studies. Traditionally speaking, whitewater venues are usually thought of in association with mountains and their natural river resources. However, more recent development efforts have involved development in more urban regions. Data compiled from the American Whitewater Association shows that there are 532 river related whitewater venues in operation. A complete listing of these whitewater river venues is provided in Appendix I. The venues are rated by class from Class I to Class VI. The international 4

9 rating system for rivers and rapids, provided by the American Whitewater Association, is as follows: Class I: Class II: Class III: Class IV: Class V: Class VI: Easy. Fast moving water with riffles and small waves. Few obstructions, all obvious and easily missed with little training. risk to swimmers is slight; selfrescue is easy. Novice. Straightforward rapids with wide, clear channels which are evident without scouting. Occasional maneuvering may be required, but rocks and medium sized waves are easily missed by trained paddlers. Swimmers are seldom injured and group assistance, while helpful, is seldom needed. Rapids that are at the upper end of this difficulty range are designated "Class II+". Intermediate. Rapids with moderate, irregular waves which may be difficult to avoid and which can swamp an open canoe. Complex maneuvers in fast current and good boat control in tight passages or around ledges are often required; large waves or strainers may be present but are easily avoided. Strong eddies and powerful current effects can be found, particularly on large-volume rivers. scouting is advisable for inexperienced parties. Injuries while swimming are rare; self-rescue is usually easy but group assistance may be required to avoid long swims. Rapids that are at the lower or upper end of this difficulty range are designated "Class III-" or "Class III+" respectively. Advanced. Intense, powerful but predictable rapids requiring precise boat handling in turbulent water. Depending on the character of the river, it may feature large, unavoidable waves and holes or constricted passages demanding fast maneuvers under pressure. A fast, reliable eddy turn may be needed to initiate maneuvers, scout rapids, or rest. Rapids may require moves above dangerous hazards. Scouting may be necessary the first time down. Risk of injury to swimmers is moderate to high, and water conditions may make self-rescue difficult. Group assistance for rescue is often essential but requires practiced skills. A strong Eskimo roll is highly recommended. Rapids that are at the upper end of this difficulty range are designated "Class IV-" or "Class IV+" respectively. Expert. Extremely long, obstructed, or very violent rapids which expose a paddler to added risk. Drops may contain large, unavoidable waves and holes or steep, congested chutes with complex, demanding routes. Rapids may continue for long distances between pools, demanding a high level of fitness. What eddies exist may be small, turbulent, or difficult to reach. At the high end of the scale, several of these factors may be combined. Scouting is recommended but may be difficult. Swims are dangerous, and rescue is often difficult even for experts. A very reliable Eskimo roll, proper equipment, extensive experience, and practiced rescue skills are essential. Because of the large range of difficulty that exists beyond class IV, class V is an open ended, multiple level scale designated by class 5.0, 5.1, 5.2, etc... Each of these levels is an order of magnitude more difficult than the last. Example: increasing difficulty from class 5.0 to class 5.1 is a similar order of magnitude as increasing from class iv to class 5.0. Extreme and exploratory. These runs have almost never been attempted and often exemplify the extremes of difficulty, unpredictability and danger. The consequences of errors are very severe and rescue may be impossible. For teams 5

10 of experts only, at favorable water levels, after close personal inspection and taking all precautions. After a class VI rapids has been run many times the rating may be changed to an appropriate class 5.x rating. The Class breakdown of the venues shown in Appendix I is detailed in Table 3. In this analysis venues were assigned to the Class that was maintained the most when operational. Table 3 United States Whitewater River Classification May 2005 Class Number I 19 II 186 III 154 IV 95 V 78 VI 0 The most recent development in whitewater recreation is the creation of artificial whitewater parks. These man-made whitewater venues have generally been located in more urban areas and have brought the whitewater experience to the consumer. The vast majority of these venues are located in the western part of the country, many strategically located near the Rocky Mountains. There are only eight existing or proposed such venues east of the Mississippi River. Most of these eastern sites are located in the northern tier of states. Southern sites include the Ducktown, TN operation near the Upper Ocoee River, the National Whitewater Center in Charlotte, NC (currently under construction) and the proposed operation on the Chattahoochee River in Columbus, GA. Table 4 details a listing of some of the whitewater parks that are either currently in operation or are in some stage of development. Table 4 (Source: Paddler Magazine May/June 2005) Completed Whitewater Parks # Venue Name Locale Completion Date 1 Truckee River Reno, Nevada Payette River Horseshoe Bend, Idaho The Green Green River, Wyoming 4 North Platte River Casper, Wyoming Weber River Ogden, Utah Arkansas River Buena Vista, Colorado 6

11 7 Arkansas River Salida, Colorado Fall River Estes Park, Colorado Gore Creek Vail, Colorado Clear Creek Golden, Colorado Yampa River Steamboat Springs, Colorado 12 Boulder Creek Boulder, Colorado South Platte River/Cherry Creek Denver, Colorado St. Vrain River Pueblo, Colorado Arkansas River Pueblo, Colorado 16 San Juan River Pagosa Springs, Colorado 17 Animas river Santa Fe, New Mexico Animas River Farmington, New Mexico Trinity River Fort Worth, Texas East Race Waterway South Bend, Indiana Wisconsin River Wausau, Wisconsin Upper Ocoee River Ducktown, Tennessee Potomac River Dickerson, Maryland 1992 Projects in the Works 24 Bear River Evanston, Wyoming *Planned* 25 Blue River Siverthorne, Colorado *Planned* 26 Gunnison River Gunnison, Colorado *Planned* 27 Colorado River Grand Junction, Colorado *Planned* 28 American River Auburn, California *Planned* 29 Adventure Sports Center McHenry, Missouri *Planned* International 30 National Whitewater Center Charlotte, North Carolina *Planned* 31 Chattahoochee River Columbus, Georgia *Planned* 32 Mississippi River Minneapolis, Minnesota *Planned* The market for urban based whitewater operations has developed quickly and has resulted in the organization of the First Annual Whitewater Park Conference scheduled for October This conference is cosponsored by the Professional Paddlers Association, a key organization in the whitewater community. III. Impact Analysis The economic impact of developing a whitewater park is two-fold. The first portion of the impact is in the form of benefits to the local community. A 7

12 whitewater park adds to the inventory of recreational activities available in the community. Like the addition of other parks or recreational facilities, the overall quality of life is improved as the base of activities is expanded. Likewise, many studies have shown that improvements to the overall quality of life in a community provide additional benefits to the community s efforts to market itself to new businesses looking for places to locate. A second benefit of a whitewater park is the development of the tourism industry. Such parks draw their users from the community at-large and from whitewater enthusiasts. Whitewater parks are available for both individual use by tourists, but can also be marketed for event style activities. Competitive whitewater events, like other events such as softball or soccer tournaments or even a convention, bring supporters to the host community. The direct result of the whitewater venue is that they bring more people into the community who in turn will use the services and facilities of existing businesses. As many tourism studies have shown, the infusion of tourism dollars can be significant and provide impetus to a community s efforts to stimulate economic activity. The development of whitewater parks around the country has led to the economic impact studies of the parks. Private sector, university-based, and governmental units have analyzed the economic impact of river restoration and whitewater park development on communities across the nation. An excellent summary of some of these studies was done by Charles Sims of the Department of Forestry, Wildlife, and Fisheries at the University of Tennessee Knoxville. In this 2002 study, Mr. Sims reviewed a series of studies performed on the economic impact of whitewater boating activity published in the 1990 s. While there was similarity in the results of the reviewed studies, Mr. Sims correctly identified that the studies tended to underestimate the full economic impact of the whitewater recreation of the subject communities. In the Sims study, impact estimates ranged from a low of $490,500 to a high of $14 million. The wide range of estimates is the result of the variance in the periods of operations. Many of the whitewater venues are only operation for short periods due to weather and/or water flows. Like the studies reviewed by Sims, other studies conclude that the operation of a whitewater venue provides millions of dollars of economic impact to the host communities. The revenues generated by river use and utilization of business services in the host communities (hotels/motels, food establishments, and other retail outlets) are multiplied through the local economic systems. As a result the whitewater venue, like other tourism style attractions, provides the community with additional business activity. 8

13 Another excellent analysis of the impact of a whitewater venue was done in conjunction with the Truckee River Whitewater Park in Reno, NV. The Whitewater Park in Reno (pictures at left) runs through the business district of the city and is part of the city s overall economic development plan. Impact estimates for this facility are $2-4 million dollars per year. The Whitewater Park opened in November of The operation of the Truckee River Whitewater Park provides for use by all levels of participants and due to consistent water flows, the facility is operational for much of the year. The facility was designed for both recreational use and competitive events. The Whitewater Park allows for use by rafters and kayak/canoes. The park is tied to other riverfront developments such as the city s river walk. The boldest of the economic impact studies performed on a whitewater venue is the analysis performed in the U.S. National Whitewater Center in Charlotte, NC. The most recent estimate of this venue s total annual economic impact is $36.7 million. This seemingly high estimate is the result of the nature of the venue relative to other whitewater parks. The Charlotte park is a totally enclosed structure with limited and controlled access. The impact analysis is predicated on the park s ability to generate over $9 million in fees and offers multiple recreation opportunities beyond just water sports. IV. The Chattahoochee River Restoration Project The proposed restoration of the Chattahoochee River in the downtown areas of Columbus, GA and Phenix City, AL will create an opportunity to develop a whitewater venue in the heart of the business district and add to the inventory of recreational activities of the 9

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16 community. In addition, the whitewater venue would provide additional resources to the further development of the tourism industry in the area. The nature basis of such a venue ties in well with other tourism activities of the region that include Callaway Gardens, and Providence Canyon. A graphic detail of the project is included on the preceding pages. The River Restoration Project includes the restoration of riverine conditions on the Chattahoochee River, the reestablishment of the river s biological habitat and community, maximizing the recreational use of the Chattahoochee River along the project, and enhancing both Columbus and Phenix City s riverfront development strategic plans. The starting point for the project entails the restoration of the riverine conditions within the 2.3 mile reach of the Chattahoochee River impounded by the Eagle and Phenix Dam and the City Mills Dam. The structures are cracking and starting major deterioration. The initial uses of the dams facilitated business operations and electrical power generation but now without businesses to utilize the dams generated power, eliminating them will restore the river to its original swiftwater habitat. The restoration project will create conditions conducive for the expansion of biological community s characteristic of Fall Line riverine shoal habitat and the free passage of fish within the areas presently impounded by the Eagle and Phenix Dam and the City Mills Dam. The removal of the Eagle and Phenix Dam and the City Mills dam will once again assist in the restoration of the natural habitat of various species of aquatic life along the Fall Line. Since over the years the multiple dams reduced approximately 97% of the Chattahoochee s natural flow, the river habitat s reduction lowered the number of shoal bass and fresh water mussels and other species unique to the area. The removal of the dams will increase the sport fishing activity for swiftwater conditions. Since the river drops approximately 35 feet over the course of this project, restoring the river s natural flow reestablishes additional historical and recreational opportunities for the west central Georgia and east Alabama communities. In order to maximize the recreation potential of the Chattahoochee River, the elimination of the impoundments created by the Eagle and Phenix Dam and City Mills Dam will restore the natural swiftwater flow to the river. With the closest whitewater and kayaking venues hundreds of miles away, the restoration project will provide the Columbus/Phenix City metropolitan area a reliable fast water source for these activities. With whitewater rafting and boating one of the fastest growing sports in the U.S., the growth in these activities provide unique opportunities to the market. As discussed earlier, other increases in recreational use such as increased swiftwater fishing, kayaking and competitive water tournaments will all add to the increased river access created by the project. The restoration project also includes further enhancement to the Riverwalk includes a pedestrian bridge across the Chattahoochee River linking Columbus, GA and Phenix City, AL. This pedestrian bridge will link the two cities and their 12

17 respective riverfront developments. Both governments of Columbus and Phenix City are fully behind the cooperative efforts of the Chattahoochee River Governance Subcommittee, Uptown Columbus and the East Alabama Riverfront Development (EARD) entities. The pedestrian bridge will strengthen these entities efforts by further safely connecting pedestrian traffic between the two cities. Connection of the two development areas will provide ease of access for residents and visitors of each side of the river to cross and add to the economic well being of both locales. The pedestrian bridge will also serve as a great location for viewing any competitive whitewater events. It will assist the two cities in providing opportunities for joint festivals, celebrations, and ventures promoting the two cities. V. Economic Impact of the Chattahoochee Restoration Project In analyzing the economic impact of the restoration project it was assumed that the full project would be completed. As such, after the dams were removed, the whitewater venue would be created and operational. The recreational development is expected to meet national and international competitive standards for whitewater venues. The analysis dealt with two different aspects of the economic impact. The first aspect was the economic impact resulting from the whitewater venue. The second portion of the analysis focused on the real estate impact of these developments along the river. A. Whitewater Impact A whitewater venue on the Chattahoochee River located in the business districts of Columbus, GA and Phenix City, AL would provide an economic benefit to the community s economic system. Due to geographical location of the proposed development, the whitewater venue would be operational on a yearround basis and serve as draw to kayakers and rafters who are currently going to other facilities. There are other whitewater operations in the mountains of north Georgia, eastern Tennessee, and the western part of the Carolinas. However, the closest urban based whitewater facilities are the operations in Charlotte (under construction) and in Ducktown, TN. Map 1 illustrates the openness of the whitewater market in the southern region that the proposed Chattahoochee River project faces. 13

18 Map 1 Southeast Region The proposed venue would draw whitewater participants and enthusiasts from a number of large urban markets such as Atlanta, GA and Birmingham, AL. Due to the geographical location of the venue and the expectation that it will meet competitive standards, the whitewater venue could be used as a host site for major regional and/or national competitions. The creation of a whitewater venue in Columbus, GA / Phenix City, AL would also enhance the community s efforts to attract convention business and other events such as softball and soccer tournaments. The whitewater experience would be an added attraction to the community and serve as a marketing tool for convention and visitors planners. After a review of impact studies done on other whitewater venues and projected and actual utilization statistics of similar facilities, projections were made for the number of patrons that would be expected to use the proposed whitewater venue on the Chattahoochee River. The patron market was viewed as a two-segment market based on the assumption that the project would draw both competitive whitewater enthusiasts and casual whitewater participants. For the purposes of estimating the dollars of economic impact that would be anticipated from the project, it was assumed that: 14

19 The whitewater operation would be open year-round and outfitters would be licensed to provide both rafting and kayaking opportunities. The community would host two competitive events each year. The whitewater venue would be utilized during existing community events (such as the annual Thunder on the Hooch event). Utilizing these assumptions, usage figures were established. Based on other such operations it is estimated that the local venue would be able to attract between 60,000 to 100,000 participants per year. Table 5 details the breakdown of participants by source. Table 5 Chattahoochee River Whitewater Utilization Participant Level Market Source Local Out-of-town Events Regular Use 60,000 33,000 27,000 6,000 54, ,000 55,000 45,000 10,000 90,000 Event patrons include competitive events and festivals and represent both those actually using the river and patrons viewing the event. Using information from the Georgia Department of Tourism, the out-oftown patrons of the whitewater project were identified as either persons who would be staying overnight or classified as single-day visitors. The overnight visitors are also divided between those who would utilize local hotel and motels and persons staying with family/friends in the area. Therefore, in total, the out-oftown patrons are expected to be dispersed into three categories. This distribution is shown in Table 6. Table 6 Distribution of Out-of-town Whitewater Visitors Staying in Local Staying with Day Visitors Participant Level Out-of-Town Facilities family/friends 60,000 27,000 15,390 5,400 6, ,000 45,000 25,650 9,000 10,350 Expenditures estimates provide by the Georgia Department of Tourism show that visitors who stay over night in a local establishment spend approximately $110 per day per person. For the other classes of visitors, those 15

20 staying with family/friends and day visitors, the average daily expenditure is $65 per person. The direct economic impact of the whitewater venue was estimated utilizing these average daily expenditures. The results of this analysis, detailed by category of spending are shown in Table 7 and Table 8. Table 7 Direct Economic Impact of Whitewater Visitors (Usage level = 60,000) Expenditure Staying in Local Staying with Day Visitors Category Facilities family/friends Accommodations $584,051 $0 $0 Food/Drink $454,262 $106,224 $61,079 Entertainment $194,684 $63,734 $36,647 Retail $389,367 $127,468 $73,294 Transportation $194,684 $63,734 $36,647 Miscellaneous $129,789 $42,489 $24,431 Total Spending $1,946,835 $403,650 $232,099 Table 8 Direct Economic Impact of Whitewater Visitors (Usage level = 100,000) Expenditure Staying in Local Staying with Day Visitors Category Facilities family/friends Accommodations $973,418 $0 $0 Food/Drink $757,103 $177,039 $101,798 Entertainment $324,473 $106,224 $61,079 Retail $648,945 $212,447 $122,157 Transportation $324,473 $106,224 $61,079 Miscellaneous $216,315 $70,816 $40,719 Total Spending $3,244,725 $672,750 $386,831 Usage fees represent an additional amount of spending to be added to the above sums. It is estimated that the whitewater operation will result in approximately $1,620,000 in usage fees for 60,000 participants and $2,700,000 for 100,000 participants. Therefore the total direct economic impact of the whitewater venue is estimated to be $4,202,584 on an annual basis for 60,000 participants and $7,004,306 for 100,000 participants. By the nature of an economic system, direct spending is then multiplied through the economy and creates indirect economic impact. The economic multiplier for tourism spending at the local level is approximately 1.7. As a result the total economic impact (direct plus indirect) is estimated to be $7,144,392 on an annual basis at the 60,000 participant level and $11,907,321 for 100,000 participants. 16

21 The economic impact of the whitewater venue will translate into additional employment opportunities in the local economy. Based on the expenditure patterns detailed in Table 7 and the total impact estimate the whitewater venue is expected to support 154 jobs in the community with a patron level of 60,000 and 257 with 100,000 patrons. The distribution of these employment positions is shown in Table 9. Table 9 Jobs Supported by the Whitewater Venue Employment Category Number of Jobs (60,000 participants) Number of Jobs (100,000 participants) Accommodations Food/Drink Entertainment Retail Transportation 7 11 Miscellaneous 7 11 Whitewater Operations Total B. Real Estate Impact A real estate market analysis was performed to estimate the impact of further development and utilization of the river in the downtown Columbus, GA and Phenix City, AL on property values in the affected area. Prior developments along the both sides of the river provide an excellent basis for anticipating the impact of future projects. Prior to and in the period following the 1996 Summer Olympic Games significant investments were made to improve and develop use of the riverfront. The Riverwalk was created, parks developed and an Amphitheater was built to focus activity towards the river. The result was an increase in amounts of traffic and economic activity in and around the downtown area closely aligned with the river. A survey of property values in Columbus and Phenix City in the areas adjacent to the riverfront improvements was conducted. The analysis looked at property values in the area over the period from 1990 to The area surveyed included: For Columbus, GA: properties in the area from Bay Ave east to First Ave from 8 th Street to 13 th Street. 17

22 For Phenix City, AL: properties in the area from Broad Ave and Third Ave from 8 th to 15 th Street. The basis of the model was to identify the trend in property values over the period. Prior to this analysis it was hypothesized that in the period from 1990 to 1997 that property values would have increased at a somewhat rapid pace. It was further expected that in the period after 1997 that the rate of increase would slow from the earlier experience. As expected, the value of property in and around the area affected by the improvement to the riverfront experienced rapid increases in the period from 1990 to Likewise, in the period from 1997 to 2000 these rates of increase slowed significantly. However, the data also show another period of rapid increases in value in the 2000 to 2004 period. To demonstrate the results of the analysis property values were indexed to their 1990 value (i.e value = 100). For subsequent years the index was adjusted based on the change in the value of the property. Charts 3 and 4 show the historical rates of change in property values in the surveyed area. From this analysis a projection of the impact of the proposed developments were made under the assumption that the project begins in the near future (2006-7) and is completed by Chart 3 Property Value Analysis for Columbus, GA (Index: 1990 = 100) (est) Bay Ave Broadway First Ave In the Columbus analysis, property value increases were initially higher along Broadway and First Ave. Values along Bay Ave. began catching up in the period and are projected to match changes along Broadway and exceed those along First Ave. with the completion of the new project. The Phenix City analysis shows somewhat similar results. However, it is expected that values for property in the area adjacent to the river development will increase in somewhat parallel fashion. Though not shown in Chart 5 due to 18

23 limited available data, property values along Second and Fifth Avenues have shown increases in line with those for Broad and Third Ave in the time frames. Chart 4 Property Value Analysis for Phenix City, AL (Index: 1990 = 100) (est) Broad Ave Third Ave The scope of the proposed River Restoration Project and the resulting growth of business development are on a larger scale than earlier river improvements. As a result, the total impact of this project is expected to exceed earlier experience. The proposed project covers a longer stretch of the river and will involve properties that are currently not part of the main central business districts on either side of the river. Therefore on a per property basis, the potential impact on real estate values will be slightly less than earlier experience. On a conservative side it is projected that property values will increase 61% in Columbus and 37% in Phenix City over the period from 2005 to VI. Conclusions The Chattahoochee River Restoration Columbus, GA and Phenix City, AL project will provide additional economic benefits to the community. The project is expected to add to the community s recreational base and thus to the overall quality of life in the community. The additional business activity and resulting support for employment created by the recreational use of the river will provide for further growth of existing business as well as creating opportunities for new business enterprise. The creation of a whitewater venue as a result of river restoration places the community in a solid recreational market. It will provide these cities with the opportunity to draw visitor dollars from throughout the southern region since similar venues are relative far away. Further, the ability to operate on a year- 19

24 round basis further enhances the potential increase in economic activity resulting from the whitewater venue. Furthering the process of riverfront development will also continue the on-going revitalization of each community s downtown business districts. This process of revitalization has been proceeding for more than a decade and will gain added impetuous through this project. Additional pedestrian traffic, new events, new business, and increase value of downtown investment are all benefits expected to result from the River Restoration Project. Improvements to the existing Riverwalk areas on both sides of the river are also part of this process. Enhancements to the community s infrastructure and the strengthening of the community ties between Columbus and Phenix City are key benefits to this project. As this analysis has shown, the overall project will allow the community to take advantage of one of its natural resources and create a viable addition to its business and recreational base. The strength of kayaking and rafting markets, as demonstrated by industry surveys and the geographical location of the community provides an ideal combination for business development. With an estimated annual impact of over $3.3 million and the creation and support for over seventy jobs, the project provides the community the opportunity to expand the local economy. Another important element of the economic impact of this project is the resulting increases in property values in the affected area. Increasing values attract new investment and encourage current owners to maintain or improve their existing holding. As such, the downtown community should continue to improve. Overall this project has all the elements of a sound venture. It provides for improved infrastructure and restoration of the river, expanded business activity and employment, enhanced value of property, and more closing aligning the economic development efforts of the communities involved. 20

25 References 2004 Participant Survey, Outdoor Industry Association, 6 th edition, Artificial Whitewater Parks Riding Wave of Popularity, Shimoda, Risa, Paddler Magazine, May/June Chattahoochee River Restoration, Columbus GA and Phenix City AL, U.S. Army Corps of Engineers, Economic Expenditure and Use Data on Whitewater Boating Activity, Sims, Charles, Department of Forestry, Wildlife, & Fisheries, University of Tennessee, Knoxville, Economic Impact of Travel on Georgia 2003 Profile, Travel Industry Association of America, Phenix City Downtown / River Front District Plan, Boulevard Group Inc., The Economic Impact of the U.S. National Whitewater Center on the Mecklenburg and Gaston County Economies, The Economic Impact of Whitewater Boating on the West River Jamaica, VT, Crane and Associates, Truckee River Recreation Plan, Resource Concepts, Inc., Why Whitewater, U.S. National Whitewater Center,