Melissa Wilcox, City Clerk
The presence of an electronic signature certifies that the foregoing is a true and correct copy as approved by the Tulare City Council.
Passed to Print:
Published:
Effective:
Item #: 9.1
General Business
Staff Report
City Council
Date: October 6, 2026
Department: Economic Development & Redevelopment
Submitted by: Jennifer Gomez, Executive Director of Economic Development & Redevelopment Agenda Title: Regional Sportsplex Feasibility Study
RECOMMENDED ACTION
Receive a presentation on the Regional Sportsplex Feasibility Study Final Report.
ALIGNMENT WITH STRATEGIC PRIORITIES
Quality of Life and Community Engagement
SUMMARY
Victus Advisors was engaged in February 2026 to conduct a Regional Sportsplex Feasibility Study for the City of Tulare. The purpose of the Study was to identify demand for an outdoor sportsplex and sports tourism destination/hospitality opportunities. Victus conducted a Phase 1 – Market Analysis followed by a Phase 2 – Financial & Economic Analysis resulting in a Final Report which included extensive analysis and projections. This report is attached and will be presented by Victus to the City Council.
FISCAL IMPACT & FUNDING SOURCES
There is no fiscal impact associated with this action.
ENVIRONMENTAL REVIEW
This action does not constitute a “project” pursuant to the California Environmental Quality Act (CEQA).
POTENTIAL CONFLICT OF INTEREST
Staff is not aware of any conflicts of interest.
LEGAL REVIEW
This item does not require legal review.
PUBLIC NOTICE
This item does not require a public hearing and was noticed as a part of the agenda.
ALTERNATIVE ACTION
1. Approve with changes
2. Deny
3. Table
ATTACHMENTS
1. Regional Sportsplex Feasibility Study Final Report
Reviewed/Approved: MM
C:\Users\bconnolly\Desktop\Victus Advisors\Proposals\Portrait Cover.jpg
FINAL REPORT
REGIONAL SPORTSPLEX FEASIBILITY STUDY
SEPTEMBER 8, 2026
Disclaimer: This report relies on a variety of information and assumptions to develop market, financial, and economic projections. Information sources and assumptions include, but may not be limited to, information provided by the City of Tulare, input and opinions provided by the City’s relevant stakeholders and partners, Victus Advisors’ industry experience and previous studies, and publicly available data from various industry sources. Any information collected by Victus Advisors has not been audited or verified and has been assumed to be correct. There will be differences between actual events and projections contained herein.
We express no assurances of any kind related to any projected information, and differences between projections and actual events may be material. 2 SECTION PAGE
Executive Summary 3
1. Introduction 12
2. Regional Outdoor Sports Trend Analysis 14
3. Competitive & Comparable Facility Analysis 35
4. Interviews with Local Stakeholders & Regional Sports Organizers 56 A. Stakeholders 58
B. Local Sports Groups 63
C. Event Organizers 72
D. Community Survey 81
5. Outdoor Sports Market Demand & Opportunity Analysis 87
6. Operating model & Revenue/Expense Projections 105
7. Economic & Fiscal Impact Projections 120
TABLE OF CONTENTS
3 EXECUTIVE SUMMARY
PROJECT BACKGROUND
4 Project Background –
Victus Advisors (or “Victus”) was engaged in February 2026 by the City of Tulare (“Tulare,” “City,” or the “Client”) to conduct a Regional Sportsplex Feasibility Study for the City of Tulare. The study will identify demand for an outdoor sportsplex in Tulare, existing outdoor sports facilities in the region, and sports tourism destination/hospitality opportunities that are unique to Tulare. Victus’ primary study tasks include:
Phase 1 – Market Analysis
a) Regional Outdoor Sports Analysis
b) Competitive & Comparable Facility Analysis
c) Interviews with Local Stakeholders & Regional Sports Organizers
d) Outdoor Sports Market Demand & Opportunity Analysis
Phase 2 –Financial & Economic Analysis
a) Operating Model & Revenue/Expense Projections
b) Economic Impact Analysis
c) Final Report & Presentations
REGIONAL OUTDOOR SPORTS ANALYSIS
5 Tulare Amateur Sports Program Inventory –
As shown below, the Tulare region hosts multiple outdoor sports with the majority of organizations centered around recreational programming rather than competitive or club teams.
Outdoor Sports Tourism Venue Trends –
• Location
• Quantity of Fields
• Quality of Venues
• Technology
• Flexible Field Utility
High School Sports Participation in California –
Soccer has the highest combined number of high school
participants among outdoor sports in California. Track & Field and Football also show strong participation. Based on these trends, a new outdoor sports complex in Tulare could
reasonably expect demand from Soccer, Outdoor Track, and Football user groups
Key Takeaways –
• Growing Multi-Sport Demand: Rising interest in flag football and the strong presence of soccer creates an urgent need for versatile, year-round synthetic turf venues that accommodate diverse athletic programming.
• Minimum Field Requirements: Tournament organizers
stress a preference for at least eight (8) high-quality fields at a single location to facilitate large-scale regional events and room nights.
• Infrastructure & Amenities Gap: Modern sports tourism requires proximity to hotels and retail, alongside technology like free Wi-Fi, live streaming solutions, and advanced sound systems for event participants.
• Limited Existing Capacity: While current city parks serve local recreation, existing sites lack the scale and flexible utility necessary to consistently capture the booming regional
sports tourism market.
Conclusion –
Tulare’s current sports infrastructure excels at local recreation but lacks the specialized, high-capacity facilities required for regional tourism. Investing in an eight-field, multi-use complex with modern amenities could secure a sustainable, year-round economic engine that positions the city as a premier athletic destination in California.
Organization Sport Type Facilities Used Season
Tulare Youth Softball Organization Softball Recreation Tulare Youth Softball Park Spring Tulare Baseball Association Baseball Recreation Tulare Baseball Park Spring TYAA- Youth Football Football Recreation Multiple locations Fall Tulare Youth Soccer League/Tulare Force FC Soccer Both
Elk Bayou Sports Complex, TCSD Outdoor
Education Complex Year-round
Tulare AYSO Soccer Recreation Elk Bayou Sports Complex Year-round
COMPETITIVE & COMPARABLE FACILITY ANALYSIS
6 Outdoor Facility Summary –
The below chart summarizes outdoor sports facilities across California and Nevada. These peer facilities consistently demonstrate a focus on high-capacity scale to support regional tournament-oriented programming.
Key Takeaways –
• Consolidation of High-Capacity Scale: Tournament
organizers gravitate toward complexes with large field
inventories to ensure operational efficiency. Benchmarks include Kern County Soccer Park's 25 fields and Golden Eagle Regional Park’s 12 full-size baseball fields.
• Diverse Multi-Sport Programming: Successful venues
reduce reliance on single segments by supporting soccer, baseball, softball, football, and ultimate frisbee. This versatility sustains high-volume utilization for both youth tournaments and local leagues.
• Infrastructure and Modernization: Markets like Salinas and Sparks are executing multimillion-dollar expansions to add synthetic turf, stadium seating, and indoor arenas. These capital improvements are designed to meet modern
tournament standards and year-round demand.
• Competitive Market Pricing: Rental structures are designed to attract outside users while covering operational costs.
Standard hourly rates range from $10 to $60 per field, with daily tournament rates reaching up to $500.
Conclusion –
Comparable facilities across California and Nevada demonstrate that regional tournament success is driven by scale, flexibility, and consolidation. Peer markets offer significant rectangular and diamond field capacities that support consistent, high-volume events, while smaller facilities currently fall short of these competitive benchmarks.
Rectangular Diamond Site Acres
Facility Location Fields Fields Acreage Per Field
Kaiser Permanente Sports Village Bakersfield, CA 16 - 222 13.9 Golden Eagle Regional Park Sparks, NV 3 12 140 9.3
Fresno Regional Sports Complex Fresno, CA 9 6 110 7.3
Mistlin Sports Complex Ripon, CA 12 6 80 4.4
Legacy Fields Sports Complex Tracy, CA 8 9 72 4.2
Kern County Soccer Park Bakersfield, CA 25 - 44 1.8
Salinas Regional Soccer Complex Salinas, CA 7 2 42 4.7
Stockton Soccer Complex Stockton, CA 12 - 35 2.9
Turlock Regional Sports Complex Turlock, CA 9 2 27 2.5
AVERAGE 11 6 86 5.7
MEDIAN 9 6 72 4.4
INTERVIEW SUMMARIES
7 Stakeholder Takeaways –
• Broad support exists for a multi-sport complex to expand recreation opportunities, attract visitors, and generate economic benefits.
• Stakeholders emphasized the need for additional baseball, softball, and multi-sport facilities capable of supporting regional tournaments.
• While Tulare's location is viewed as a competitive advantage, opinions differed regarding whether existing hotel inventory can support larger events.
Local User Group Takeaways –
• Local organizations identified significant shortages of baseball, softball, and soccer fields, limiting league growth and tournament hosting.
• Strong support exists for a centralized complex with lighting, quality amenities, and adaptable fields.
Event Organizer Takeaways –
• Tournament organizers cited Tulare's central location as a competitive advantage but noted the current lack of
tournament-capable facilities.
• Successful events require large, high-quality, multi-field complexes with modern amenities and efficient operations. • Baseball and softball organizers indicated interest in bringing tournaments to Tulare if sufficient field inventory is
developed.
Community Survey Takeaways –
• Residents expressed strong support for additional outdoor sports facilities, particularly baseball, soccer, football, and pickleball.
• Respondents also prioritized complementary amenities
including shade, walking trails, splash pads, and inclusive recreation features.
• Survey results support development of a family-oriented, multi-purpose sports destination.
Conclusion –
Collectively, stakeholders, user groups, event organizers, and residents identified a consistent need for additional tournamentcapable sports facilities in Tulare. Demand exists across baseball, softball, and rectangular field sports, with broad support for a centralized, multi-sport complex that enhances local recreation while positioning Tulare to capture regional tournaments and associated visitor spending.
8 SWOT Analysis –
Recommended Facility Concept –
Victus Advisors has identified the following two (2) facility concepts for further evaluation during Phase 2.
• Option 1 (8 lit rectangular & 8 lit diamond fields)
• Option 2 (4 lit rectangular fields & 8 lit diamond fields) Construction Cost Estimate –
Using the approximate median, average, and high per-field costs on the previous slide, Victus has estimated the following total construction costs for both suggested facility options:
Ancillary Assets –
• Focus on Core Sports Tourism Drivers: Baseball, softball, soccer, and other field sports should remain the primary investment focus, while pickleball and tennis are best
positioned as complementary community amenities rather
than regional tourism drivers.
• Enhance the Family Destination Experience: Incorporating trails, playgrounds, picnic areas, sand volleyball, and quality lighting would strengthen local quality of life while creating a more attractive destination for visiting families during tournaments.
• Reflect Tulare's Community Identity: The facility should be designed to serve both residents and visitors by
incorporating culturally relevant, inclusive, and communityoriented spaces that encourage year-round use and foster local ownership.
OUTDOOR SPORTS MARKET DEMAND &
OPPORTUNITY ANALYSIS
Option 1 Option 2
(16 Fields) (12 Fields)
Based on High $90,186,000 $67,639,000
Based on Average $53,132,000 $39,849,000
Based on Median $48,966,000 $36,724,000
Combined
Operating Revenues: Operations
Rental Income (Local Use) $478,000
Rental Income (Tournaments) $133,000
Concessions (Net) $199,000
Advertising & Sponsorship $112,000
Parking Fees -
Other $15,000
Total Revenues: $937,000
Operating Expenses:
Salaries, Wages, & Benefits $495,000
Utilities $170,000
Advertising, Marketing, & Promotion $60,000
General & Administrative Incl. Insurance $88,000
Management Fees $120,000
Maintenance/Repair $137,000
Materials/Supplies $137,000
Total Expenses: $1,207,000
NET OPERATING MARGIN (LOSS) ($270,000)
BASELINE YEAR
9 Overview –
In this section, Victus projected both sustainable daily usage (local groups) and the number of special events and attendance (regional events) at a potential new outdoor sports facility in Tulare. We created the following model for analysis:
• Features: Eight (8) turf diamond fields, four (4) of which convertible to rectangular fields, and four (4) permanent turf rectangular fields. This enables the facility to have up to eight (8) diamonds or up to eight (8) rectangular fields at any given time, based upon demand.
• Usage: Local and tournament usage for sports such as
baseball, softball, soccer, football, and other sports
programming.
Estimated Annual Utilization –
• Estimated Annual Tournaments: 40
• Total Estimated Annual Visits: 487,000
Financial Pro Forma –
Victus estimates that (in a baseline year of operations) the combined operations of the eight (8) tournament-caliber baseball/softball complex and four (4) rectangular fields could operate with a net operating loss (prior to debt service) of approximately $270,000 per year, before accounting for
revenue generated from parking fees or naming rights
sponsorships.
OPERATING MODEL & REVENUE/EXPENSE PROJECTIONS
10 Parking Fees –
Sports facilities can typically charge upwards of $5 to $10 per car for parking on-site during weekend tournaments. These revenues can represent a significant percentage of the overall operating revenue of a facility.
As shown to the left, it is estimated that if a parking fee is assessed at the proposed outdoor sports complex in Tulare, annual operating margins could significantly increase.
Please note that it is assumed that Tulare residents would not be charged a parking fee.
POTENTIAL ADDITIONAL REVENUE OPPORTUNITY
Estimated Facility Operating Revenue $937,000
Less: Estimated Facility Operating Expenses ($1,207,000) Net Operating Income (Loss): ($270,000)
Projected Operating Margin: -29%
Annual Tournament/Special Event Attendance 143,000
Total Parked Cars (3.5 people per car) 40,857
Event Days 1.5
Parking Fee $5
Profit Margin 70%
Parking Revenue $215,000
Estimated NEW Facility Operating Revenue $1,152,000
Less: Estimated Facility Operating Expenses ($1,207,000) Net Operating Income: ($55,000)
Projected Operating Margin with Parking Fees: -5%
Annual Tournament/Special Event Attendance 143,000
Total Parked Cars (3.5 people per car) 40,857
Event Days 1.5
Parking Fee $10
Profit Margin 70%
Parking Revenue $429,000
Estimated NEW Facility Operating Revenue $1,366,000
Less: Estimated Facility Operating Expenses ($1,207,000) Net Operating Income: $159,000
Projected Operating Margin with Parking Fees: 12%
BASE MODEL - STABILIZED YEAR
Scenario 1: $5 Parking Fee (Per Day)
Scenario 2: $10 Parking Fee (Per Day)
11 Estimated Net New Annual Economic & Fiscal Impacts Of Ongoing Operations –
It is estimated that the new outdoor sports complex could generate the following incremental (or “net new”) impacts within the City of Tulare on an annual basis:
• $22.8 million in annual economic output
• 290 sustainable annual jobs (includes both full- and part-time jobs)
• $21 million in annual labor income
• 39,000 annual hotel nights
• Over $750,000 in annual City of Tulare sales/use and hotel taxes ($252K sales, $506K TOT)
Summary Of Net Impact Over Time (30 Year NPV) –
Over a 30-year period, it is estimated that a new outdoor sports complex could generate incremental long-term impacts within the City of Tulare with a net present value (NPV) of:
• Over $530 million in total economic output
• 290 sustainable annual jobs
• Over $487 million in total labor income
• Over $20 million in City of Tulare sales and hotel taxes
ECONOMIC & FISCAL IMPACT PROJECTIONS
HOTEL IMPACTS
Estimated
Annual Out-ofTown Visitors
Estimated
Net New
Direct
Spending (1)
Total
Output Employment Labor Income Estimated Annual Hotel Nights City Sales
Tax (1%)
District
Tax
(0.5%)
TOT Tax
(10%)
175,000 $13,108,000 $22,830,000 290 $21,002,000 39,000 $252,000 $126,000 $506,000
VISITATION & SPENDING ANNUAL ECONOMIC IMPACTS ANNUAL FISCAL IMPACTS Total Output Employment Labor Income Sales Tax (1%) District Tax (0.5%) TOT Tax (10%)
$530,366,000 290 $487,900,000 $5,854,000 $2,927,000 $11,755,000 NET PRESENT VALUE (NPV) OF INCREMENTAL IMPACTS OVER 30 YEARS (1)
ECONOMIC IMPACTS FISCAL IMPACTS
12 1. INTRODUCTION
PROJECT BACKGROUND
Victus Advisors (or “Victus”) was engaged in February 2026 by the City of Tulare (“Tulare,” “City,” or the “Client”) to conduct a Regional Sportsplex Feasibility Study for the City of Tulare. The study will identify demand for an outdoor sportsplex in Tulare, existing outdoor sports facilities in the region, and sports tourism destination/hospitality opportunities that are unique to Tulare. Victus’ primary study tasks include:
Phase 1 – Market Analysis
a) Regional Outdoor Sports Analysis
b) Competitive & Comparable Facility Analysis
c) Interviews with Local Stakeholders & Regional Sports Organizers d) Outdoor Sports Market Demand & Opportunity Analysis
Phase 2 –Financial & Economic Analysis
a) Operating Model & Revenue/Expense Projections
b) Economic Impact Analysis
c) Final Report & Presentations
13 14
2. REGIONAL OUTDOOR SPORTS ANALYSIS
Organization Sport Type Facilities Used Season
Tulare Youth Softball Organization Softball Recreation Tulare Youth Softball Park Spring Tulare Baseball Association Baseball Recreation Tulare Baseball Park Spring TYAA- Youth Football Football Recreation Multiple locations Fall Tulare Youth Soccer League/Tulare Force FC Soccer Both
Elk Bayou Sports Complex, TCSD Outdoor
Education Complex Year-round
Tulare AYSO Soccer Recreation Elk Bayou Sports Complex Year-round Source: Victus research
Notes: (1) Sorted by Organization in alphabetical order. (2) This is a representative sample of local users within the Tulare region.
As shown above, the Tulare region hosts multiple outdoor sports with the majority of organizations centered around recreational programming rather than competitive or club teams.
TULARE AMATEUR SPORTS PROGRAM INVENTORY
15 The following table shows a sampling of local amateur outdoor sports groups in the city of Tulare:
Facility
1 Bob Mathias Stadium
2 Centennial Park
3 Cypress Park
4 Elk Bayou Soccer Complex
5 Live Oak Park
6 Mission Oak High School (Football/Baseball)
7 Porterville Sports Complex
8 Prosperity Sports Park Complex
9 Riverway Sports Park
10 TCSD Outdoor Education Complex
11 Tulare Baseball Park
12 Tulare Western High School (Baseball/Softball)
Victus compiled the above inventory of outdoor sports and recreation facilities in Tulare County.
These facilities represent key locations currently used by residents and visitors.
FACILITY OVERVIEW
Source: Google Maps
Note: Sorted by Facility in alphabetical order
16 5
3 2
4 1
6 7
10 8
9 11
12 BOB MATHIAS STADIUM
Tulare
• Owner/Operator: Tulare Joint Union High School
District (TJUHSD)
• Features:
- 1 full-size football field
- Turf playing surface
- Soccer compatible
- Track
- 5,280-seat capacity
- $1.3 million renovation in 2017
• Programming:
- Football, track, and soccer facilities
- Home of Tulare Union, Mission Oak, and
Tulare Western high school teams
17 Tulare
• Owner/Operator: City of Tulare
• Features:
- 1 lighted softball field
- Lighted tennis courts
- Picnic shelter
- Handicap accessible kids’ play area
- BBQ and horseshoe pits
- On-site restrooms
• Programming:
- Local recreation
18 CENTENNIAL PARK
RENTAL RATES
• Field Fee: $15 per hour
• Picnic Shelter: $75 per day
19 CYPRESS PARK
RENTAL RATES
• Field Fee: $15 per hour
• Picnic Shelter: $65 per day
Tulare
• Owner/Operator: City of Tulare
• Features:
- 1 lighted softball field
- Basketball courts
- Volleyball court
- Picnic shelters
- BBQ and horseshoe pits
- Kids play area
- Walking paths
- On-site restrooms
• Programming:
- Local recreation
ELK BAYOU SOCCER COMPLEX
20 RENTAL RATES
• Field Fee: $15 per hour
• Lights Fee: $18 to $33 per hour
Tulare
• Owner/Operator: City of Tulare
• Features:
- 5 soccer fields
o 4 lighted
- Concession building
- Picnic Shelter
• Programming:
- Tulare AYSO
- Tulare Youth Soccer League
- Tulare Force FC
21 LIVE OAK PARK
RENTAL RATES
• Field Fee: $15 per hour
• Picnic Shelter: $100 per day (full)
• $65 per day (half)
Tulare
• Owner/Operator: City of Tulare
• Features:
- 1 baseball field
- Exercise course
- Volleyball court
- Lighted Tennis Courts
- BBQ and horseshoe pits
- Kids play area
- Picnic shelter
- Walking paths
• Programming:
- Local recreation
22 MISSION OAK HIGH SCHOOL
RENTAL RATES
• $8 per hour
Tulare
• Owner/Operator (Stadium): Tulare Joint Union
High School District
• Features:
- 1 full-size baseball field
- On-site batting cages
- 1 full-size rectangular field
• Programming:
- Mission Oak High School sports
23 PORTERVILLE SPORTS COMPLEX
RENTAL RATES
• Field rate: $15 per day
• Lights rate: $10 to $14 per hour
Porterville
• Owner/Operator: City of Porterville
• Features:
- 11 soccer fields
- 3 football fields
- 2 softball fields
- Dog park
- Concession stand
- 3 playgrounds
• Programming
- Parks & Rec programs
- Porterville Soccer League
PROSPERITY SPORTS PARK COMPLEX
24 RENTAL RATES
• No reservations for fields
• Clubhouse rate: $80/hour
Tulare
• Owner/Operator: City of Tulare
• Features:
- 4 softball fields
o 3 lighted
- Clubhouse
- Lighted basketball court
- Concessions facility
- Handicap Accessible Kids’ Play Area
- one-half (½) mile walking path
- Picnic tables
• Programming
- Local recreation
25 RIVERWAY SPORTS PARK
RENTAL RATES
• $20 to $41 per hour per field
Riverway Sports Park
• Owner/Operator: City of Visalia
• Features:
- 10 soccer fields
- 4 baseball fields
- 4 softball fields
- 2 children’s playgrounds
- 5 picnic areas
- Open play areas
- Special event promenade
- Splash pad
• Programming:
- Visalia Youth Baseball
- Visalia Youth Softball Association
- Visalia AYSO
- Visalia Soccer
TCSD OUTDOOR EDUCATION COMPLEX
26 Tulare
• Opened: January 2026
• Owner and Operator: Tulare City School District
• $10.5 million project
• Features:
- 8 soccer fields for after-school use
- 26 acres of green space
- Lights to accommodate night games
- Concession stand
- On-site restrooms
• Programming:
- Designated for 4th through 8th grade afterschool sports - Soccer and football capable
- Potential volleyball court expansion
- Able to host multiple games at once, allowing
for tournament use
- Community recreational usage
27 TULARE LITTLE LEAGUE PARK
Tulare
• Owner/Operator: Private Ownership
• Features:
- 8 baseball fields to accommodate all ages
- Lights to facilitate night games
- On-site restrooms
- Ample parking
28 TULARE WESTERN HIGH SCHOOL
RENTAL RATES
• $8 per hour
Tulare
• Owner/Operator: Tulare Joint Union High School
District
• Features:
- 1 full-size baseball field
- 1 full-size softball field
• Programming
- Tulare Western High School sports
29 OUTDOOR SPORTS TOURISM VENUE TRENDS
• Location: The majority of tournament and event organizers Victus has spoken with for numerous studies cite the venue’s proximity to highways, hotels, restaurants, and retail as some of the most important factors in deciding where to host an event.
• Quantity of Fields: Victus has found that tournament organizers stress a preference for at least eight (8) multi-use fields or eight (8) ball diamonds to host larger events. These events tend to attract dozens or more teams which can equate to hundreds of room nights per event and thus spur a larger economic impact for the host community. Additionally, organizers prefer a venue where all the games can be held at one site, rather than have participants travel between multiple venues in the same market.
• Quality of Venues: Victus has found that the quality of sports facilities tends to be a primary factor for sports tournaments in initially determining which destinations to book for sports events. Other hospitality/tourism factors tend to be key factors when it comes to renewal/retention of these events.
• Technology: It is important that facilities feature modern technology for use by event organizers, participants, and families, including free Wi-Fi access, modern sound systems and video displays, live streaming solutions, social media interactivity via Facebook, Instagram, Twitter, etc. • Flexible Field Utility: Outdoor venues should utilize synthetic turf and adjustable layouts to support a high-volume, year-round rotation of soccer, football, lacrosse, and ultimate frisbee. This adaptability allows a single site to accommodate various age groups and sport types, ensuring the facility remains a consistent destination for regional tournaments and local programming. 30 WHAT OUTDOOR SPORTS ARE POPULAR
IN CALIFORNIA HIGH SCHOOLS?
Soccer has the highest combined number of high school participants among outdoor sports in California. Track & Field and Football also show strong participation. Based on these trends, a new outdoor sports complex in Tulare could reasonably expect demand from Soccer, Outdoor Track, and Football user groups
Source: 2024-25 National Federation of High School Associations Note: Sorted by total participants (boys and girls).
31 GROWTH OF FLAG FOOTBALL
Flag football is surging across all levels, driven by increased accessibility and institutional support. Key takeaways are below:
• Record High School Growth: Participation in girls' flag football grew 60% in the 2024–25 year, a 388% increase since the pandemic. (NFHS / Project Play) • Rapid State Sanctioning: Currently, 17 state associations (including California) officially sanction the sport, with 15 more running pilot programs. (NFHS)
• New Athlete Recruitment: The sport expands the talent pool, as 50% of girls on flag teams had never played a high school sport before. (NFL / Athletes Untapped) • Top Youth Attraction: Flag football has the highest attraction rate of any youth team sport, engaging over 30% of children and teens. (Athletes Untapped) • Collegiate Pathways: Now an NCAA "Emerging Sport for Women," it is offered at over 100 colleges via NAIA and NJCAA programs. (Project Play / Athletes Untapped) • Professional & Olympic Future: Momentum builds for the 2028 LA Olympics, supported by a $32M NFL investment in a future pro league. (NFL / Athletes Untapped) • Surpassing Tackle: Since 2017, flag has overtaken tackle football as the most popular version of the game for kids ages 6–12. (Project Play)
Source: Victus research
Notes: Sorted by Facility in alphabetical order
Sports facilities in Tulare County have a total inventory of 39 rectangular fields, 28 diamond fields, and six (6) tennis courts. The market is primarily served by public ownership and operation, with the Porterville and Riverway Sports Parks acting as the primary high-capacity complexes in the region.
32 REGIONAL OUTDOOR SPORTS ANALYSIS:
FACILITY SUMMARY
Diamond Rectangular Tennis
Facility Owner Operator Fields Fields Courts
Bob Mathias Stadium Public Public - 1 -
Centennial Park Public Public 1 - 4
Cypress Park Public Public 1 - -
Elk Bayou Soccer Complex Public Public - 5 -
Live Oak Park Public Public 1 - 2
Mission Oak High School Public Public 1 1 -
Porterville Sports Complex Public Public 2 14 -
Prosperity Sports Park Complex Public Public 4 - -
Riverway Sports Park Public Public 8 10 -
TCSD Outdoor Education Complex Public Public - 8 -
Tulare Baseball Park Private Private 8 - -
Tulare Western High School Public Public 2 - -
TOTAL 28 39 6
Diamond Multi-Use
Facility Fields Fields
Centennial Park $15 -
Cypress Park $15 -
Elk Bayou Soccer Complex - $15-$48
Live Oak Park $15 -
Mission Oak High School Baseball Field $8 -
Mission Oak High School Football Practice Field - $8
Riverway Sports Park $20-$41 $20-$41
Tulare Western High School Baseball Field $8 -
Tulare Western High School Softball Field $8 -
HOURLY RENTAL RATES
Source: Victus research
Notes: (1) Sorted by Facility in alphabetical order. (2) Porterville Sports Complex charges a flat $15 per day rate.
Hourly rental rates for select outdoor sports facilities in the Tulare area range from $8 to $41 for diamond fields and from $8 to $48 for multi-use fields. 33 REGIONAL OUTDOOR SPORTS ANALYSIS:
RENTAL RATE SUMMARY
• Growing Multi-Sport Demand: Rising interest in flag football and the strong presence of soccer creates an urgent need for versatile, year-round synthetic turf venues that accommodate diverse athletic programming.
• Minimum Field Requirements: Tournament organizers stress a preference for at least eight (8) high-quality fields at a single location to facilitate large-scale regional events and room nights. • Infrastructure & Amenities Gap: Modern sports tourism requires proximity to hotels and retail, alongside technology like free Wi-Fi, live streaming solutions, and advanced sound systems for event participants.
• Limited Existing Capacity: While current city parks serve local recreation, existing sites lack the scale and flexible utility necessary to consistently capture the booming regional sports tourism market.
CONCLUSION
Tulare’s current sports infrastructure excels at local recreation but lacks the specialized, highcapacity facilities required for regional tourism. Investing in an eight-field, multi-use complex with modern amenities could secure a sustainable, year-round economic engine that positions the city as a premier athletic destination in California.
REGIONAL OUTDOOR SPORTS ANALYSIS:
KEY TAKEAWAYS & CONCLUSION
34 35
3. COMPETITIVE & COMPARABLE FACILITY ANALYSIS
Facility Location
1 Fresno Regional Sports Complex Fresno, CA
2 Golden Eagle Regional Park Sparks, NV
3 Kaiser Permanente Sports Village Bakersfield, CA
4 Kern County Soccer Park Bakersfield, CA
5 Legacy Fields Sports Complex Tracy, CA
6 Mistlin Sports Complex Ripon, CA
7 Salinas Regional Soccer Complex Salinas, CA
8 Stockton Soccer Complex Stockton, CA
9 Turlock Regional Sports Complex Turlock, CA
36 Victus Advisors reviewed the above outdoor sports tourism facilities that are located within the States of California and Nevada. Victus selected venues that met the following
criteria: outdoor sports complexes with at least eight (8) or more rectangular fields or six (6) diamond fields. All
selected facilities are within a six (6) hour drive-time of Tulare.
Source: Google Maps
Note: Sorted by Facility in alphabetical order.
5 2
7 9
1 3
4 8
6 FACILITY OVERVIEW
Fresno, CA
• Owner/Operator: City of Fresno
• Opened: 2001
• Footprint: 110 acres
• Features:
- 9 rectangular fields
- 6 baseball/softball fields
• Programming:
- HS Ultimate State Championship
- City leagues
• Additional Notes:
- The Sports Complex rents its grass fields on a per day basis with rates ranging from $144 to $500 per field per day depending on the quantity of fields rented. - The complex has hosted tournaments across different sports as well as City recreation leagues.
FRESNO REGIONAL SPORTS COMPLEX
37 FRESNO REGIONAL SPORTS COMPLEX (CONT.)
Source: Victus research
38 Layout
GOLDEN EAGLE REGIONAL PARK
39 * Estimated according to the Turner Building Cost Index Sparks, NV
• Owner/Operator: City of Sparks
• Opened: 2008
• Construction Cost: $50.5M in Q1 2026 dollars*
• Footprint: 140 acres
• Features:
- 12 full-size baseball fields
- 3 full-size rectangular fields
• Programming:
- Adult leagues, baseball and softball tournaments, youth camps • Additional Notes:
- In late 2025, the City of Sparks approved a $1.46 million project to replace aging synthetic turf across select outfields, with construction extending into 2026. This investment builds on prior infield renovations and drainage improvements completed in 2025 to enhance field conditions and support year-round use.
GOLDEN EAGLE REGIONAL PARK (CONT.)
40 Source: Victus research
Layout
KAISER PERMANENTE SPORTS VILLAGE
41 Bakersfield, CA
• Owner: City of Bakersfield
• Operators: AYSO Region 73 and Golden Empire Youth Football (GEYF) • Opened: 2011
• Footprint: 222 acres
• Naming Rights: $500,000 per year
• Features:
- 12 total soccer fields
- 4 youth football fields
- Playground
- Concession stand
- Walking trail
- 2,000-seat championship stadium
• Programming:
- AYSO Region 73 and GEYF practices, games, and tournaments • Additional Notes:
- The City of Bakersfield has long term agreements with AYSO Region 73 and with Golden Empire Youth Football to maintain, operate, and schedule youth and adult teams on 16 fields. Each group serves well over 2,500 youth in their respective sports, in addition to hosting tournaments, adult leagues and other special events.
RENTAL RATES
• $45 per hour per field which includes required field prep cost (additional $13 per hour per field rate for lights). Additional costs include optional onsite staff ($25 per hour) which depends on user and event. These additional costs (field prep and onsite staff) which are common among club-controlled venues can be a deterrent to outside users.
KAISER PERMANENTE SPORTS VILLAGE (CONT.)
42 Layout
43 KERN COUNTY SOCCER PARK
Bakersfield, CA
• Opened: 1988
• Owner and Operator: Kern County
• Features:
- 25 total soccer fields
- 21 full-size
- 4 lighted fields
- Parking for 1500 vehicles
- 4 restroom/concession facilities
- Separate tournament and referee headquarters
• Programming:
- Regional soccer tournaments
- Local club leagues
44 Source: Victus research
KERN COUNTY SOCCER PARK
Layout
* Estimated according to the Turner Building Cost Index 45
LEGACY FIELDS SPORTS COMPLEX
Tracy, CA
• Owner/Operator: City of Tracy
• Opened: 2016
• Construction Cost: $54.1 in Q1 2026 Dollars*
• Footprint: 72 acres
• Features:
- 9 full-size baseball fields
- 8 full-size rectangular fields
• Programming:
- West Coast Cup, soccer, baseball, and softball tournaments and leagues • Additional Notes:
- The Complex was completed in 2016. Five of the baseball fields are leased by the City to the local Little League. The soccer fields are rented out to local groups and used for tournament activities.
- The Complex represents an effort by the City and local youth sports groups to drive sports tourism to the City of Tracy. The facility’s field rental rates range from $10-$30 per hour per field.
Source: Victus research
46 LEGACY FIELDS SPORTS COMPLEX (CONT.)
Layout
* Estimated according to the Turner Building Cost Index 47
MISTLIN SPORTS PARK
Ripon, CA
• Owner/Operator: City of Ripon
• Opened: 2004
• Construction Cost: $35M in Q1 2026 dollars*
• Footprint: 80 acres
• Features:
- 12 rectangular fields
- 4 softball fields
- 2 baseball fields
• Programming:
- Cal North Soccer tournaments, City soccer leagues & camps • Additional Notes:
- The City of Ripon is responsible for the rental of the rectangular fields at the park while TPR Baseball is responsible for renting out the baseball and softball fields. - Rental rates for the fields range from $20 to $60 per hour per field.
Source: Victus research
48 MISTLIN SPORTS PARK (CONT.)
Layout
49 SALINAS REGIONAL SOCCER COMPLEX
Salinas, CA
• Owner: Monterey County
• Operator: Salinas Regional Sports Authority
• Opened: 2023
• Footprint: 42 acres
• Features:
- 7 natural grass rectangular fields
- 2 lighted synthetic turf fields
- Indoor soccer availability
• Programming:
- Cal South State Cup, soccer tournaments and leagues, cross country meets, ultimate frisbee • Additional Notes:
- As part of a $45 million expansion scheduled for completion in 2026, the 42-acre site will add new turf fields, a 2,000-seat stadium, and a 35,000 square foot indoor arena. Improvements also include new community amenities and more than 420 parking spaces to support increased tournament demand.
Source: Victus research
50 SALINAS REGIONAL SOCCER COMPLEX (CONT.)
Layout
STOCKTON SOCCER COMPLEX
51 Stockton, CA
• Owner and operation: City of Stockton
• Footprint: 35 acres
• Features:
- 12 lighted soccer fields
- Ultimate frisbee, rugby, and flag football capable
- 2 restroom buildings
- Tot lot playground
• Programming:
- Local league play
- Regional soccer tournaments
52 TURLOCK REGIONAL SPORTS COMPLEX
Turlock, CA
• Owner/Operator: City of Turlock
• Opened: 2002
• Footprint: 27 acres
• Features:
- 9 rectangular fields
- 2 softball fields
• Programming:
- NorCal Premier Soccer’s State Cup, City leagues
• Additional Notes:
- Hourly rental rates at the Complex range from $32 to $37 per field. Fields can also be rented per day for between $290 and $350 per field.
Source: Victus research
53 TURLOCK REGIONAL SPORTS COMPLEX (CONT.)
Layout
Rectangular Diamond Site Acres
Facility Location Fields Fields Acreage Per Field
Kaiser Permanente Sports Village Bakersfield, CA 16 - 222 13.9 Golden Eagle Regional Park Sparks, NV 3 12 140 9.3
Fresno Regional Sports Complex Fresno, CA 9 6 110 7.3
Mistlin Sports Complex Ripon, CA 12 6 80 4.4
Legacy Fields Sports Complex Tracy, CA 8 9 72 4.2
Kern County Soccer Park Bakersfield, CA 25 - 44 1.8
Salinas Regional Soccer Complex Salinas, CA 7 2 42 4.7
Stockton Soccer Complex Stockton, CA 12 - 35 2.9
Turlock Regional Sports Complex Turlock, CA 9 2 27 2.5
AVERAGE 11 6 86 5.7
MEDIAN 9 6 72 4.4
54 The above chart summarizes outdoor sports facilities across California and Nevada. These peer facilities consistently demonstrate a focus on high-capacity scale to support regional tournamentoriented programming.
Note: Sorted by Facility in alphabetical order
COMPETITIVE & COMPARABLE FACILITY ANALYSIS:
OUTOOR FACILITY SUMMARY
CONCLUSION
Comparable facilities across California and Nevada demonstrate that regional tournament success is driven by scale, flexibility, and consolidation. Peer markets offer significant rectangular and diamond field capacities that support consistent, high-volume events, while smaller facilities currently fall short of these competitive benchmarks.
• Consolidation of High-Capacity Scale: Tournament organizers gravitate toward complexes with large field inventories to ensure operational efficiency. Benchmarks include Kern County Soccer Park's 25 fields and Golden Eagle Regional Park’s 12 full-size baseball fields. • Diverse Multi-Sport Programming: Successful venues reduce reliance on single segments by supporting soccer, baseball, softball, football, and ultimate frisbee. This versatility sustains highvolume utilization for both youth tournaments and local leagues. • Infrastructure and Modernization: Markets like Salinas and Sparks are executing multimilliondollar expansions to add synthetic turf, stadium seating, and indoor arenas. These capital improvements are designed to meet modern tournament standards and year-round demand. • Competitive Market Pricing: Rental structures are designed to attract outside users while covering operational costs. Standard hourly rates range from $10 to $60 per field, with daily tournament rates reaching up to $500.
COMPETITIVE & COMPARABLE FACILITY ANALYSIS:
KEY TAKEAWAYS & CONCLUSION
55 56
4. INTERVIEW SUMMARIES
This section presents a summary of the interviews held by Victus with stakeholders, potential local sport groups, and event organizers about their interest and recommendations regarding a potential new outdoor sports complex in Tulare. The City of Tulare also conducted an online survey for its residents to gather additional feedback. This section is divided into four (4) sub-sections, as follows:
• Stakeholders
• Local Sports Groups
• Event Organizers
• Community Survey
INTERVIEW SUMMARIES OVERVIEW
57 58
4. INTERVIEW SUMMARIES
A. STAKEHOLDERS
OVERVIEW
In April and May of 2026, Victus completed a virtual interviews with stakeholders. The purpose of these interviews was to gather feedback on current sports facility offerings, unmet community needs, opportunities for sports tourism growth, and perspectives on the market potential for expanded or new sports venues within the City.
INTERVIEWS - Victus Advisors conducted virtual interviews with representatives from the following three (3) stakeholders (in alphabetical order):
• Tulare Chamber of Commerce
• Tulare County Economic Development & Tourism Initiatives • Tulare Parks & Recreation
59 INTERVIEW SUMMARIES
60 TULARE CHAMBER OF COMMERCE
The interviewee supports the development of a local sportsplex and believes such a facility could attract out-of-town visitors and stimulate hotel, restaurant, and gas station spending. Current sports facilities in Tulare were viewed as inadequate for supporting regional tournament play, particularly for multi-sport events. A potential sportsplex should support multiple sports to maximize usage and yearround activation. Tulare’s location along Route 99 was identified as a competitive advantage that makes the City attractive to visitors, and existing hotel and restaurant infrastructure was viewed as generally sufficient to support sports tourism activity. Additional staffing at the City level may be needed to support operations, and a public-private partnership model was identified as a viable approach for development and long-term management of the facility.
TULARE COUNTY ECONOMIC DEVELOPMENT & TOURISM INITIATIVES The interviewee noted soccer as the main sport in Tulare for both youth and adult programming.
Pickleball is attractive to the interviewee due to its older and more affluent demographics. The interviewee believes Tulare would need to expand its hotel capacity to support large scale tournament events, noting the World Ag Expo as an event that draws more visitors than Tulare hotels can support. Funding support from Tulare County is expected to be limited, and the interviewee stated that private funding contributions would be critical for a potential facility.
INTERVIEW SUMMARIES (CONT.)
61 TULARE PARKS & RECREATION
The interviewee indicated that local demand exists for additional baseball and softball facilities in Tulare, particularly for regulation-size baseball fields and youth diamond fields. While local youth baseball and softball organizations currently operate their own facilities, practice space and field availability remain limited, especially for larger baseball fields, as access to high school facilities is restricted. A potential sportsplex with one (1) regulation baseball field, three (3) youth baseball fields, and three (3) softball fields was viewed as an appropriate expansion to help address community demand while also supporting tournament activity. Support was expressed for a centralized sports complex model that combines rectangular and diamond fields in one location, citing operational efficiencies, maintenance benefits, and the ability to create a regional destination atmosphere similar to comparable facilities in neighboring communities. Natural grass fields were generally preferred from a playability and maintenance perspective, though incorporating at least one (1) turf field was identified as beneficial for flexibility and weather reliability. Additional considerations included quality field maintenance, concessions, seating areas, and inclusive/adaptive recreation opportunities. 62 • Belief in Economic and Community Benefits: Stakeholders viewed a potential sportsplex as a positive opportunity for Tulare, citing its ability to attract visitors, support local spending, and generate broader economic benefits. Interviewees also emphasized the importance of maximizing year-round use through a multi-sport complex serving both local recreation and tournament activity.
• Need for Expanded & Centralized Facilities: Stakeholders noted that Tulare lacks sufficient facilities to support regional tournament play, particularly for baseball and softball. Field availability was viewed as limited, and interviewees supported a centralized complex combining rectangular and diamond fields to improve operations, maintenance, and the visitor experience. • Mixed Perspectives on Infrastructure Capacity: Interviewees expressed differing views on Tulare’s ability to support large-scale sports tourism with its current infrastructure. While some believed the existing hotel and restaurant inventory is sufficient, others noted additional hotel capacity may eventually be needed for larger events.
CONCLUSION
A multi-sport complex is viewed as an opportunity for Tulare to improve sports infrastructure and attract regional tournament activity and visitor spending. Stakeholders generally agreed the City currently lacks facilities capable of supporting larger baseball and softball events, highlighting the potential economic and community benefits of a new complex.
STAKEHOLDERS:
KEY TAKEAWAYS & CONCLUSION
63 4. INTERVIEW SUMMARIES
B. LOCAL SPORTS GROUPS
In March, April, and May 2026, Victus Advisors conducted virtual interviews with a representative sample of local sports groups.
INTERVIEWS - Victus Advisors conducted virtual and telephone interviews with representatives from the following seven (7) groups (in alphabetical order):
DIAMOND FIELD SPORTS
• Tulare Baseball Association
• Tulare Softball Association
SOCCER
• 1852 Visalia
• Tulare AYSO
• Tulare Force FC/Tulare Youth Soccer League
• Visalia AYSO
MULTI-SPORT
• I9 Sports- Visalia
64 OVERVIEW
TULARE BASEBALL ASSOCIATION
The interviewee represents Tulare Baseball Association, a volunteer-operated organization serving approximately 790 youth participants annually across age groups ranging from four (4) to 14 years old. The organization currently operates eight (8) baseball fields at a privately managed complex in Tulare, though practice space remains limited during the primary season due to the need to preserve fields for games. Existing field shortages were identified as a significant issue, particularly for lighted baseball fields, forcing teams to practice on softball fields or other available grass areas throughout the city. The interviewee indicated that the Central Valley baseball market is highly active and expressed strong support for additional baseball infrastructure in Tulare, suggesting that a new complex with at least six (6) adaptable baseball fields could support both local programming and expanded tournament activity. Natural grass and dirt fields were generally preferred due to extreme summer heat conditions impacting turf usability. Additional desired amenities included concessions, restrooms, playground areas, shade structures, and flexible field configurations capable of accommodating multiple age divisions. The interviewee stated that a new complex would likely be utilized year-round for practices, league play, travel ball, and tournaments, noting that existing tournaments already generate meaningful revenue despite current facility limitations.
INTEREST LEVEL: DEFINITELY USE
INTERVIEW SUMMARIES
65 TULARE SOFTBALL ASSOCIATION
The organization serves approximately 400 participants annually across youth age divisions up to 14U.
The organization currently leases and operates a five-field softball complex in Tulare, though field capacity, aging infrastructure, and the lack of lighting were identified as major operational constraints limiting league growth, fall programming, and tournament hosting opportunities. The interviewee emphasized that the Central Valley softball market is experiencing substantial growth, with strong demand from both local and travel softball organizations for additional tournament-capable facilities.
A new softball complex in Tulare was viewed as a significant opportunity to increase participation, retain local players currently traveling to surrounding communities, and attract regional tournaments from organizations such as NSA, PGF, Triple Crown, and Big Bang. Desired facility elements included a centralized five-plex or larger configuration with lighting, concessions, restrooms, shade structures, and a combination of artificial turf infields and natural grass or turf outfields to improve weather resilience and field utilization. The interviewee stated that a new facility would be fully utilized for league play, tournaments, and travel softball activity, estimating the potential to support 20 to 30 tournaments annually while generating substantial economic benefits for local hotels, restaurants, and businesses.
INTEREST LEVEL: DEFINITELY USE
INTERVIEW SUMMARIES (CONT.)
66 1852 VISALIA
The interviewee operates a futsal and brews location in Visalia that hosts 250 teams per year. They expressed worry about cannibalization from another facility in the area. They noted that outdoor turf fields see rapid deterioration due to excessive heat in the area. The group does not operate outdoor tournaments currently, and would not need programming on an outdoor facility, but expressed interest in private operation of the facility if the City of Tulare opted for a public-private operating model.
INTEREST LEVEL: WOULD NOT USE
TULARE AYSO
The interviewee currently uses the Elk Bayou Soccer Complex but faces issues with sharing the facility with TYSL. They are forced to split their fall season between Saturdays and Sundays because they do not have enough field access. AYSO helped fund the creation of Elk Bayou and sees it as their home.
Parking at the facility is a major issue, forcing spectators to park far away and running into issues like break-ins and conflict with local entities. The interviewee noted that access to lights is very limited in the city and makes fall practices difficult due to darkness setting in earlier. The new school district sports facility is expected to be used by TYSL, potentially easing the field burden on AYSO. The interviewee stressed their longstanding connection to the current facility and would likely only move if the City of Tulare abandoned the current space.
INTEREST LEVEL: POSSIBLY USE
INTERVIEW SUMMARIES (CONT.)
67 VISALIA AYSO
The interviewee operates primarily at the Visalia Sports Complex. The scope of the facility supports their league needs but limits their ability to host tournament play. A lifetime contract gives them first rights to the fields, but the fields are often unavailable due to weather and maintenance. Lighted fields are required for their operations, and adequate parking would set a new facility apart from others in the area. On-site equipment storage would be a benefit. A more cohesive relationship with the city would be beneficial, and the interviewee cited issues with contacting the city. Usage of a Tulare facility would depend on being located on the northern side of the city and would likely be limited to seasonal tournament play.
INTEREST LEVEL: POSSIBLY USE
VISALIA I9
The interviewee currently operates in Visalia and Hanford but has plans to expand into Tulare in the near future. They currently see 250-300 kids per season, with expansion goals around 600-700. The group exclusively operates on Saturdays and prefers to operate multiple sports at the same time and location. An ideal facility would have indoor and outdoor capability. The interviewee operates on a low-cost model for parents, so field costs are a major factor in their facility decisions. Their business model is based on bare bones facilities, and they need little more than open grass to operate. A facility in Tulare could allow for regional tournament play between cities, and if cost effective, could host a Tulare expansion.
INTEREST LEVEL: LIKELY USE
68 INTERVIEW SUMMARIES (CONT.)
69 INTERVIEW SUMMARIES (CONT.)
TULARE FORCE & TYSL
The interviewee serves 900 players each year across recreational and competitive teams. They currently play at the Elk Bayou facility, but are moving much of their operation to the new facility built by the school district. They host games nearly every weekend for 10 months per year, taking June and July off. The interviewee indicated a need for at least 12 full size soccer fields. This scale would allow for regional tournament play. They noted that the current concession stand has an exclusive agreement with another organization, and thus they cannot use it. Easily accessible bathroom facilities were a key amenity that was noted. The current annual rentals at Elk Bayou are $65,000, and are expected to increase with the move to the school district field. The interviewee has had conversations with the city in the past regarding a new facility, and says they would use a new facility 365 days a year if possible. They stated that players in the city leave to play elsewhere due to the condition of the fields, which are wanting due to overuse.
INTEREST LEVEL: DEFINITELY USE
Likelihood
Group/Organization Sport of Usage
Tulare Baseball Association Baseball Definitely Use
1852 Visalia Soccer Would Not Use
Tulare AYSO Soccer Possibly Use
Tulare Force & TYSL Soccer Definitely Use
Tulare Softball Association Softball Definitely Use
Visalia AYSO Soccer Possibly Use
Visalia i9 Multi Likely Use
70 Out of the eight (8) groups/organizations, five (5) expressed interest a new outdoor sports venue in the City of Tulare.
Source: Victus research
Notes: (1) Sorted by Group/Organization in alphabetical order. (2) This is a representative sample of potential users, and the potential usage shown above is based solely on the interviewees contacted by Victus Advisors.
LOCAL SPORTS GROUPS:
DEMAND SUMMARY
71 • Strong Demand for Additional Sports Fields: Local sports organizations consistently identified limited availability of baseball, softball, and soccer fields, particularly facilities with lighting and tournament-level amenities. Existing facilities were viewed as overused, limiting scheduling flexibility, league growth, and tournament hosting opportunities. • Support for a Centralized Multi-Sport Complex: Interviewees broadly supported development of a centralized sports complex capable of accommodating both local programming and regional tournaments. Desired amenities commonly included lighting, adaptable fields, concessions, restrooms, shade structures, parking, storage, and quality field maintenance. • Potential for Significant Year-Round Usage: Several baseball, softball, soccer, and multi-sport organizations indicated they would definitely or likely utilize a new complex for practices, league play, tournaments, camps, and travel sports. Multiple groups noted the ability to expand programming and host additional tournaments if adequate facilities were developed.
CONCLUSION
Tulare’s sports organizations reflect strong demand for additional baseball, softball, and soccer facilities, though limited field inventory and aging infrastructure have constrained league growth and regional tournament activity. Overall, existing facilities were viewed as insufficient to support current and future demand, highlighting the need for additional year-round, tournament-capable sports space.
LOCAL SPORTS GROUPS:
KEY TAKEAWAYS & CONCLUSION
72 4. INTERVIEW SUMMARIES
C. EVENT ORGANIZERS
In March and April 2026, Victus Advisors conducted telephone interviews with a representative sample of event organizers.
INTERVIEWS - Victus Advisors conducted virtual and telephone interviews with representatives from the following nine (9) groups (in alphabetical order):
SOCCER
• Cal North Soccer
• US Club Soccer
ULTIMATE FRISBEE
• Central Valley Ultimate
BASEBALL
• Unrivaled Sports
• VeloCity Tournaments
FLAG FOOTBALL
• 5v5 Sports
FOOTBALL
• All Valley Youth Football
RUGBY
• Rugby NorCal
73 OVERVIEW
5V5 SPORTS
The interviewee is a tournament organizer for boys and girls 5v5 flag football. They focus their tournaments in areas in and around NFL cities. They noted that Tulare’s proximity to Los Angeles, San Francisco, and even Las Vegas could make it appealing as a middle point between markets for travel teams. The interviewee stressed how important having a gated facility is to be able to charge entrance fees. They prefer turf fields and would need a minimum of four (4) full-size fields to run their events.
The interviewee noted that hotel access would be more important than normal for Tulare as a higher percentage of teams would be travelling in. They indicated that flag football market demand is unknown in Northern California but is extensive in Southern California. Their events average roughly 50 teams of eight (8) to 10 players and draw approximately 1,500 guests. Events would generally focus between November and May due to high school sanctioning of the sport in California. The interviewee stressed the quality of the facilities as a major factor in drawing their events.
INTEREST LEVEL: DEFINITELY USE
INTERVIEW SUMMARIES
74 ALL VALLEY YOUTH FOOTBALL & CHEER
The interviewee has over 6,000 participants across year-round programming. Their ideal sportsplex would have at least 10 full-size fields to facilitate their largest events. They cover a wide area from Fresno to Bakersfield. The interviewee noted that Tulare will be launching a flag football league in 2027. The interviewee noted that a facility would need to be enclosed to facilitate gate fees. Their current facilities lack adequate parking, and that would be a major boost to a potential new site. The interviewee would be able to host 3-5 passing tournaments annually at an adequate facility. On site storage for equipment and concessions would be viewed as a plus. They noted that lights on the facility are critical for practicing in the fall when it gets dark earlier. The interviewee also stated that there is not an adequate indoor facility for competitive cheer to practice in the area. An adequate facility could also support larger competitive events.
INTEREST LEVEL: DEFINITELY USE
CALNORTH SOCCER
The interviewee has 85,000 players across Northern California but has not operated in Tulare. The interviewee’s territory ends in Bakersfield, putting Tulare on the edge of their region. The distance from Northern California population centers limits Tulare’s ability to host major events but could host regional tournaments. The interviewee noted that a hiatus would be needed in the summer months due to excessive heat. The interviewee hosts tournaments of varying levels of competition, and the quality of the facility would dictate what level of tournament could be hosted. Hotels and restaurants nearby are critical for hosting tournaments. The new facility would likely need to be seen as a destination in order to attract major events.
INTEREST LEVEL: POSSIBLY USE
INTERVIEW SUMMARIES (CONT.)
75 CENTRAL VALLEY ULTIMATE
The interviewee currently hosts local ultimate frisbee tournaments in Fresno but has had interest in expanding south toward Tulare. They envision hosting two (2) to four (4) tournaments a year at a proper facility. Low-cost fields are important, and lighted fields would help alleviate issues from the warm weather of summertime. Scheduling flexibility is important as the interviewee currently faces conflicts with other usage groups in Fresno. State and regional college tournaments could provide further usage.
INTEREST LEVEL: LIKELY USE
NORCAL PREMIER
The interviewee organizes leagues across Northern California, spanning as far south as Bakersfield.
The Central Valley region is one of their least densely utilized areas. The interviewee noted the distance from the Bay Area would make tournament hosting difficult. An adequate facility would require at least 10 fields to support tournament usage. Amenities like staffing and equipment such as goals and field paint are bonuses to the interviewee. Typical rental fees at their current facilities range from $50 to $100 per game. Hotel and restaurant availability are important factors for hosting events.
INTEREST LEVEL: POSSIBLY USE
76 INTERVIEW SUMMARIES (CONT.)
NORCAL RUGBY
The interviewee operates rugby tournaments in Northern California, primarily at high school facilities.
They have run events in the area previously, but not directly in Tulare. They operate two (2) to three (3) large events per year, which require seven (7) fields, and multiple smaller events which require two (2) fields. They prefer grass over turf due to the nature of their sport. The interviewee noted the lack of hotels in Tulare as a possible deterrent to their use of a facility. Potential adoption would be dependent on using Tulare as a meeting point between Northern and Southern California teams.
INTEREST LEVEL: POSSIBLY USE
UNRIVALED BASEBALL NETWORK
The interviewee noted the importance of the field being artificial turf in order to accommodate additional sports beyond baseball such as soccer and flag football. The interviewee saw Tulare’s proximity to Bakersfield and Fresno as a plus but showed concerns about the distance from major hubs like Los Angeles and San Jose. The interviewee noted that private parks often have exclusive agreements, while public parks see more open availability. The interviewee showed openness to partnerships with the city if the facility meets their needs. The interviewee specifies that the larger the complex, the more likely bringing in major tournaments would be. The interviewee showed strong interest in use of the facility, dependent on the final layout.
INTEREST LEVEL: DEFINITELY USE
77 INTERVIEW SUMMARIES (CONT.)
VELOCITY TOURNAMENTS
The interviewee hosts primarily one-day tournaments most weekends in the year. Baseball tournaments typically have 25 to 45 teams, and softball has 10 to 25 teams, both of which are capped by current facility access. An ideal facility would have eight (8) fields for one-day tournaments or six (6) fields for two-day tournaments. Adjustability of field size is critical to support multiple age groups. Turf playing surface is preferred over dirt for maintenance ease. Tulare’s location would allow teams from Northern and Southern California to meet in the middle, which is attractive. The interviewee expressed interest in becoming a major partner and running multiple events at the facility. Events would be limited in the interviewee’s current form but could fit their expansion plans.
INTEREST LEVEL: POSSIBLY USE
78 INTERVIEW SUMMARIES (CONT.)
79 Source: Victus research
Notes: (1) Sorted by Group/Organization in alphabetical order. (2) This is a representative sample of potential users, and the potential usage shown above is based solely on the interviewees contacted by Victus Advisors.
Victus identified demand for up to 20 annual diamond field events and up to 14 annual rectangular field events.
EVENT ORGANIZERS:
OUTDOOR EVENT DEMAND
Likelihood Number of Ideal Number
Group/Organization Sport of Usage Annual Events of Fields Unrivaled Baseball Network Baseball Definitely Use 10 8 VeloCity Tournaments Baseball Possibly Use 10 8
Total 20
Likelihood Number of Ideal Number
Group/Organization Sport of Usage Annual Events of Fields 5v5 Sports Flag Football Definitely Use 1 4
All Valley Youth Football & Cheer Football Definitely Use 5 7 NorCal Rugby Rugby Possibly Use 1 7
1852 Visalia Soccer Would Not Use - -
CalNorth Soccer Soccer Possibly Use 4 10
NorCal Premier Soccer Possibly Use 1 10
Central Valley Ultimate Ultimate Frisbee Likely Use 2 3 Total 14
DIAMOND FIELDS
RECTANGULAR FIELDS
CONCLUSION
Tulare is an attractive market for event organizers, but existing facilities lack the scale needed to accommodate most regional tournaments. In order to attract tournaments away from larger population centers, Tulare’s facility will need to be seen as a destination location. • Strong Tournament-Oriented Sports Participation: Many interviewed organizations focus on large, multi-field tournament formats, noting that Tulare does not currently have a proper facility for such events.
• Importance of Facility Quality: Organizers noted that facility quality is a key factor in attracting teams to events, and a high-quality facility would be necessary to draw teams to travel to Tulare. • Interest in Tulare as a Geographic Location: Organizers largely view Tulare’s centralized location as a positive, allowing events to draw from both Northern and Southern California. • Interest in Tulare Expansion: Event organizers largely have not hosted events in Tulare previously, but expressed interest should a facility meet their needs for large-scale events, indicating incremental events and economic impact.
EVENT ORGANIZERS:
KEY TAKEAWAYS & CONCLUSION
80 81
4. INTERVIEW SUMMARIES
D. COMMUNITY SURVEY
COMMUNITY SURVEY:
OVERVIEW
82 To gather additional feedback for this study, the City of Tulare also conducted online surveys with 652 Tulare residents.
Key high-level findings include:
• Broad Approval: Approximately 75% of participants support the development of a regional sports complex.
• Preferred Location: The East side is the top choice for 33% of residents, while 23% have no specific preference.
• Hospitality Integration: 58% of respondents favor including an on-site restaurant or bar and grill.
COMMUNITY SURVEY:
RANKINGS FOR SPORTS FIELDS & COURTS
83 The survey participants ranked the importance of various sports facilities in the following order:
• Sand Volleyball (Ranked 1st): It should also be noted that the write-in portion featured a high volume of comments specifically requesting grass courts instead. • Pickleball (Ranked 2nd): Pickleball appeared with moderate frequency in the middle third of the open-ended write-in comments.
• Basketball (Ranked 3rd): Respondents ranked basketball third in overall importance for the complex. However, it appeared in the bottom third of the write-in portion of the survey. • Football (Ranked 4th): Football fields were highly represented in the top third of the openended write-in comments. • Baseball (Ranked 5th): Like football, baseball was also in the top third of the write-in requests from residents.
• Soccer (Ranked 6th): Soccer appeared in the bottom third of the open-ended write-in comments.
• Softball (Ranked 7th/Last): Softball fields were ranked as the least important sports facility by the survey participants.
COMMUNITY SURVEY:
RANKINGS FOR RECREATIONAL AMENITIES
84 Residents identified their preferred non-sporting amenities in the following order of importance:
• Picnic Pavilions: This was the most important recreational amenity according to respondents. • Splash Pads: Residents ranked splash pads as the second most desirable amenity for the park. • Batting Cages: These were ranked third in importance for general recreational amenities. • Playgrounds: Respondents ranked playgrounds fourth in the order of importance. • Walking Track: This amenity ranked fifth in the structured ranking.
COMMUNITY SURVEY:
KEY WRITE-IN FEEDBACK TRENDS
85 The 242 open-ended responses highlighted several critical requirements for the facility:
• Shade and Cooling: This was among the top write-in concerns, with residents requesting shaded bleachers, playgrounds, benches, and picnic areas.
• Lighting and Safety: Residents strongly requested lighted fields and courts, citing both the need for safety and the ability to play during cooler evening hours in the summer. • Cleanliness and Infrastructure: Significant feedback was provided regarding the need for "ample, clean, and well-maintained" restrooms and parking lots with sufficient lighting. • Additional Interests: Residents also used the write-in section to express interest in a disc golf course, outdoor roller-skating/hockey facilities, and a dedicated area for food trucks.
CONCLUSION
The survey results demonstrate a high level of community engagement and a clear desire for a multi-functional facility. Respondents prioritize a balance of competitive sports infrastructure— particularly football, baseball, and soccer—with high-quality recreational amenities like shade, walking tracks, and clean, well-lit public spaces.
• Top Ranked Sports Courts & Fields: Residents identified volleyball, pickleball, and basketball as the most important facilities.
• Desired Recreational Amenities: Picnic pavilions and splash pads were ranked as the highestpriority non-sporting amenities for the site. • Emphasis on Accessibility: 55% of respondents ranked adaptive sports fields as “Very Important,” signaling strong support for inclusive design. • On-Site Hospitality: 58% of participants support the inclusion of an on-site restaurant or bar and grill to serve visitors and families.
• Preferred Geographic Location: The East side of Tulare was the most preferred location (33%), followed by respondents with no specific preference (23%).
COMMUNITY SURVEY:
KEY TAKEAWAYS & CONCLUSION
86 87
5. OUTDOOR SPORTS MARKET DEMAND &
OPPORTUNITY ANALYSIS
SWOT ANALYSIS:
STRENGTHS
88 KEY STRENGTHS OF TULARE AS A SPORTS TOURISM DESTINATION:
LOCATION & REGIONAL ACCESS
• Tulare benefits from a highly strategic location along route 99, positioned between Fresno and Bakersfield, allowing event organizers to draw participants from Northern California and Southern California, the Central Valley, and even Las Vegas within competitive drive times.
EXPOSURE TO NATURE TOURISM
• Tulare’s proximity to the nearby Sequoia National Park offers a built-in connection to a major regional tourist destination. The park attracts over 1.3 million annual visitors and can serve as an anchor to turn tournament traffic into multi-day hotel stays and increased economic impact.
TRACK RECORD OF EVENT HOSTING
• Tulare has demonstrated an ability to host large scale tourism events through the World Ag Expo held each year which attracts over 100,000 attendees each year.
SWOT ANALYSIS:
WEAKNESSES
89 KEY WEAKNESSES OF TULARE AS A SPORTS TOURISM DESTINATION:
LACK OF SPORTS TOURISM-CALIBER FACILITIES
• Tulare lacks a tournament-quality outdoor sports complex, limiting its ability to host mid-to-large scale tournaments that require multiple fields and amenities to support tournament operations. • Existing facilities are over-utilized by local groups, leading to sub-par playing conditions and creating conflict with local programming.
DISTANCE FROM MAJOR POPULATION CENTERS
• Stakeholders noted that the distance from both Northern and Southern California may be too far to expect teams to travel for tournaments when adequate facilities exist closer to the major population centers.
• A facility in Tulare would have to be of a high enough quality to justify the extended travel time for teams further than an hour’s drive.
WEATHER CONSTRAINTS FOR YEAR-ROUND PROGRAMMING
• The intense heat of the summer months in Tulare could limit the facility’s ability to attract tournaments and events at its peak, limiting the demand for the facility during a peak season for regional tournaments.
• Several interviewees also noted that the intense heat can make field care more expensive and can degrade both turf and grass much faster.
SWOT ANALYSIS:
OPPORTUNITIES
90 KEY OPPORTUNITIES OF TULARE AS A SPORTS TOURISM DESTINATION:
SERVE AS AN INTER-REGIONAL HUB LOCATION
• Tulare is geographically positioned to take advantage of its relative proximity to both Northern and Southern California to cultivate a reputation as the meeting grounds for competitive play between two generally isolated geographic areas.
INTENTIONALLY DESIGN A SPORTS-ANCHORED ENTERTAINMENT DISTRICT • Rather than retrofitting preexisting facilities, research presented in this report shows that Tulare has the opportunity to meet demand through the development of a new sports tourism-caliber facility. • More recently, Victus has seen the integration of sports tourism-caliber facilities into larger mixeduse districts, which can enhance potential economic impacts through additional ancillary spending at hotels, restaurants, and other retail businesses.
DEMONSTRATED LOCAL & REGIONAL DEMAND
• Local groups showed ample appetite for a regional sports complex, noting that the current facility inventory is not sufficient for their current operations. • Regional groups also indicated significant interest in a sports tourism-caliber facility and several groups confirmed that they would utilize the facility in the form of tournaments and events. • Both local user group adoption and regional tournament/event organizer utilization are critical for the success of such a facility as local weekday usage would supplement weekend tournament events to maximize facility activation throughout the year.
SWOT ANALYSIS:
THREATS
91 KEY THREATS OF TULARE AS A SPORTS TOURISM DESTINATION:
LARGE-SCALE REGIONAL COMPETITION
• Tulare is smaller than Visalia within its own county and is much smaller than nearby Fresno. Larger nearby cities may offer the amenities to be viewed as preferable destinations even if Tulare’s sports facilities are on par with or surpassing those in Fresno and Visalia. • Both Visalia and Fresno currently have sports facilities capable of operating regional tournaments, indicating some level of regional competition for sports tourism dollars in the Central Valley area.
ADEQUATE SPORTS FACILITIES NEAR POPULATION CENTERS
• Larger population centers in Northern and Southern California are well supplied with sports tourism level facilities and teams may be unwilling to travel outside their immediate geographic area, which could limit the potential number of events hosted at a new facility in Tulare. • Tulare may be viewed by teams and organizations in Northern and Southern California as too far to consistently travel for events, limiting the potential scope of events and subsequent number of visitors to Tulare.
INADEQUATE HOTEL FACILITIES IN TULARE
• Tulare may not currently have substantial enough hotel facilities to immediately support large scale regional tournament events. This could lead to the City losing incremental tax dollars to neighboring cities who have the necessary hotel rooms when Tulare hosts events. • Event organizers may be hesitant to bring events to Tulare until the hotel infrastructure is sufficient to support teams and visitors entirely in the City.
SWOT ANALYSIS:
SUMMARY
92 Strengths
1. Location & Regional Access
2. Exposure to Nature Tourism
3. Track Record of Event Hosting
Weaknesses
1. Lack of Sports Tourism-Caliber Facilities
2. Distance from Major Population Centers
3. Weather Constraints on Year-round
Programming
Opportunities
1. Serve as an Inter-Regional Hub Location
2. Development of a Sports-Centered
Entertainment District
3. Demonstrated Local Demand
Threats
1. Large Scale Regional Competition
2. Existing Sports Facilities in Larger Nearby
Centers
3. Insufficient Hotel Facilities in Tulare
OPTION 1: ADJUSTABLE-SIZE DIAMOND FIELDS
93 RECOMMENDED FACILITY CONCEPT
Victus Advisors has identified the following two (2) facility concepts for further evaluation during Phase 2.
OPTION 1: Eight (8) lit rectangular & eight (8) lit adjustable-size diamond fields
CORE CHARACTERISTICS OF RECOMMENDED FACILITY
• Adjustable fence capability for all diamond fields to support varying age ranges of both softball and baseball play
• Eight (8) adjustable hybrid diamond fields
- Turf infields and grass outfields
• Four (4) turf rectangular fields & four (4) grass rectangular fields • Recommended ancillary amenities:
- Shaded pavilions or food truck area
- Splash pad, playground, or other family entertainment area - Sand or grass volleyball courts
- Pickleball courts
• Tournament support infrastructure:
- Permanent concessions
- Lighted fields to maximize facility utilization
- Batting cages and team warm-up area
- Centralized operations building
- Parking capacity for large tournaments
94 Rationale:
• Tulare Softball Association and Tulare Baseball Association indicated a need for five (5) and six (6) fields respectively.
• TYSL and Tulare AYSO indicated demand for up to 12 rectangular fields. • Diamond sport tournaments see varying levels of participation across age groups and need adjustable field sizes to ensure adequate space regardless of which ages demand the most fields. • Mixed opinions on turf or natural surfaces indicates a demand for both types of playing surface. • Lighted fields allow for more hours of usage per day, thus lowering the number of fields needed to support practices, league play, and tournament programming.
Pros:
• Dedicated facilities to both field types is more attractive to tournament organizers than convertible fields.
• 16 total fields allows for simultaneous tournament programming for each field type. • Facility can adjust size to accommodate any age range for tournaments.
Cons
• Larger footprint needed to accommodate more fields.
• Staffing requirements to adjust field sizes increase operating cost in addition to field maintenance. • Higher capital requirements for construction of the larger complex.
OPTION 1: ADJUSTABLE-SIZE DIAMOND FIELDS (CONT.)
CASE STUDY:
USSSA SPACE COAST COMPLEX
95 Victus has identified the following facility as a comparable facility to Option 1 that showcases fields with adjustable-sized fences:
Viera, FL
• Opened: 1994; Renovated: 2017
• Renovation Cost: $73.2M in Q1 2026 dollars*
• Owner/Operator: USSSA
• Footprint: 85 acres
• Features:
- 13 total youth baseball softball fields
o with synthetic turf and lights
o 2 additional professional stadiums (not for youth use) - Indoor training facility
• Programming:
- Baseball and softball leagues and tournaments
- In 2022 the Space Coast Complex hosted over 200,000 total attendees, generating more than 91,000 room nights.
* Estimated according to the Turner Building Cost Index Q1 2026
RENTAL RATES
• Quad Fields: $70 per hour per field
• Fast Pitch Stadium: $75 per hour
• Space Coast Stadium: $125 hour
OPTION 2: CONVERTIBLE DIAMOND FIELDS
96 OPTION 2: Four (4) lit rectangular fields & eight (8) lit diamond fields, four (4) of which convertible to rectangular fields
CORE CHARACTERISTICS OF RECOMMENDED FACILITY
• Four (4) adjustable turf diamond fields convertible to rectangular fields to support tournament play of both sport types
• Four (4) adjustable grass diamond fields
• Four (4) turf rectangular fields
• All fields should be lighted to support tournament play and maximize usage • Potential Recreational amenities:
- Shaded pavilions or food truck area
- Splash pad, playground, or other family entertainment area - Sand or grass volleyball courts
- Pickleball courts
• Tournament support infrastructure:
- Permanent concessions
- Lighted fields to maximize facility utilization
- Batting cages and team warm-up area
- Centralized operations building
- Parking capacity for large tournaments
OPTION 2: CONVERTIBLE FIELDS (CONT.)
97 Rationale:
• Tulare Softball Association and Tulare Baseball Association indicated a need for five (5) and six (6) fields respectively.
• TYSL and Tulare AYSO indicated demand for up to 12 rectangular fields. • Convertible fields allow the facility to support multiple sports and efficiently convert fields to accommodate practices, games, and events.
• Mixed opinions on turf or natural surfaces indicates a demand for both types of playing surface. • Lighted fields allow for more hours of usage per day, thus lowering the number of fields needed to support practices, league play, and tournament programming.
Pros:
• Convertible fields require a smaller footprint while offering the ability to scale to meet the needs of different event sizes and types.
• Lower initial capital investment due to lower number of fields built.
Cons
• Only four (4) permanent rectangular fields does not allow for simultaneous rectangular and diamond field tournament programming.
• Increased usage from dual sport programming may lead to heightened wear and tear on the turf.
Victus has identified the following facility as a comparable facility to option 2 which showcases diamond fields convertible to rectangular fields:
Sanford, FL
• Opened: 2016
• Construction Cost: $41.8M in Q1 2026 dollars*
• Owner/Operator: Seminole County
• Footprint: 102 acres
• Features:
- 15 total diamond fields
o Nine (9) turf fields convertible to rectangular fields o Six (6) grass fields
- Portable fencing
- Batting cages
- Three (3) concession/hospitality stands
• Additional Information:
- In 2025 the facility hosted 46 events, drawing over 99,000 visitors and leading to over 14,000 hotel bookings.
CASE STUDY:
BOOMBAH SPORTS COMPLEX
* Estimated according to the Turner Building Cost Index Q1 2026
RENTAL RATES
• $30 per hour before 5:00 PM
• $40 per hour after 5:00 PM
98 CASE STUDY:
BOOMBAH SPORTS COMPLEX (CONT.)
Site Map
99 CONSTRUCTION COST ESTIMATE
100
In order to estimate construction costs for the potential facility in Tulare, Victus has prepared the following table as a summary of per-field construction costs for comparable facilities to the potential complex in Tulare:
Year Number of Actual 2026 Adjusted Adjusted Cost
Facility Location Opened Acreage Total Fields Construction Cost Construction Cost Per Field USSSA Space Coast Complex Viera, FL 2017 85 13 $50,000,000 $73,275,862 $5,636,605 Publix Sports Park Panama City Beach, FL 2019 160 13 $41,000,000 $55,268,722 $4,251,440 Round Rock Multipurpose Complex Round Rock, TX 2017 60 10 $27,000,000 $39,568,966 $3,956,897 Broussard Sports Complex Broussard, LA 2017 122 17 $37,000,000 $54,224,138 $3,189,655 DE Turf Sports Complex Frederica, DE 2017 84 12 $24,000,000 $35,172,414 $2,931,035 Boombah Sports Complex Sanford, FL 2016 102 15 $27,000,000 $41,769,464 $2,784,631 Cornerstone Park Starkville, MS 2023 124 12 $23,000,000 $25,225,806 $2,102,151 Rantoul Family Sports Complex Rantoul, IL 2021 60 18 $24,800,000 $30,848,780 $1,713,821 HIGH 160 18 $50,000,000 $73,275,862 $5,636,605
AVERAGE 99.625 13.75 $31,725,000 $44,419,269 $3,320,779 MEDIAN 93.5 13 $27,000,000 $40,669,215 $3,060,345
As shown above, comparable sports complexes see the following median, average, and high construction costs when adjusted to 2026 dollars:
• Median: $3.06 million per field
• Average: $3.32 million per field
• High: $5.64 million per field
Note: Construction costs estimated according to the Turner Building Cost Index Q1 2026
CONSTRUCTION COST ESTIMATE
101
Using the approximate median, average, and high per-field costs on the previous slide, Victus has estimated the following total construction costs for both suggested facility options:
Option 1 Option 2
(16 Fields) (12 Fields)
Based on High $90,186,000 $67,639,000
Based on Average $53,132,000 $39,849,000
Based on Median $48,966,000 $36,724,000
As shown above, comparable sports complexes see the following range of per-field construction costs:
• Option 1: $48.97-$90.19 million
• Option 2: $36.72-$67.64 million
ANCILLARY ASSETS
102
PICKLEBALL & TENNIS STRATEGY
While pickleball and tennis are high-growth recreational activities, they are classified as ancillary community assets rather than primary drivers of regional sports tourism for the following reasons:
• Private Sector Dominance: The majority of high-capacity tennis and pickleball tournament facilities are developed and operated by private entities that monetize through intensive in-house programming, development camps, and memberships.
• Shift to Local Recreation: Current national trends show that recent pickleball initiatives have shifted away from massive youth/amateur tournament models toward local community-based recreational assets.
• High Local Priority: Despite lower tourism impact, residents ranked pickleball as the #2 most important sports facility in the community survey.
• Limited Public Sector Demand: There is currently a lack of sustained demand for large-scale, public-sector-owned outdoor tennis or pickleball complexes specifically for national youth sports tourism.
ANCILLARY ASSETS (CONT.)
103
COMMUNITY QUALITY-OF-LIFE AMENITIES
To bolster local buy-in and enhance the "family vacation" appeal of the venue, the project should incorporate non-competitive, high-utility amenities:
• Trail Systems & Walking Tracks: Integrating a robust trail network provides a "quality of life" benefit for residents and offers a scenic amenity for visiting families between tournament matches.
While ranked 5th in structured survey questions, walking tracks and trails were the #1 most requested feature in open-ended comments.
• Sand Volleyball: These courts serve as versatile recreational spaces that appeal to a broad demographic and supplement the core competitive infrastructure. • General Recreation: Amenities like horseshoe pits, BBQ areas, and picnic shelters create a "destination" feel, encouraging longer stays and increased on-site concessions revenue. • Safety & Operational Lighting: To ensure a feeling of safety and allow for use during cooler evening hours, residents strongly requested that all general recreation areas and paths feature adequate lighting.
ANCILLARY ASSETS (CONT.)
104
CULTURAL SIGNIFICANCE: THE WEST SIDE PLAYGROUND
A key differentiator for this facility will be the development of a culturally significant playground and recreation zone, specifically tailored to the demographics of Tulare’s west side:
• Demographic Alignment: Given that 65% of Tulare's population is Hispanic—concentrated largely on the west side—it is essential that the site reflects the community it serves. • Culturally Appropriate Sports: The facility should consider including infrastructure for sports with deep regional cultural roots, such as handball, to increase local engagement and excitement. • Inclusive Design: The goal is to move beyond standard playground equipment toward a space that acts as a "community anchor," fostering a sense of ownership and pride among local residents.
6. OPERATING MODEL & REVENUE/EXPENSE
PROJECTIONS
105
OVERVIEW
In this section, Victus projected both sustainable daily usage (local groups) and the number of special events and attendance (regional events) at a potential new outdoor sports facility in Tulare. We created the following model for analysis:
Convertible Diamond Fields:
• Features: Eight (8) turf diamond fields, four (4) of which convertible to rectangular fields, and four (4) permanent turf rectangular fields. This enables the facility to have up to eight (8) diamonds or up to eight (8) rectangular fields at any given time, based upon demand. • Usage: Local and tournament usage for sports such as baseball, softball, soccer, football, and other sports programming.
106
KEY ASSUMPTIONS
The following key assumptions were utilized by Victus Advisors in developing usage, operating, and financial projections for the outdoor sports complex:
• It is assumed the complex will be a rental-only facility (no in-house programming), with a primary focus on community rentals throughout the week. Weekends may be reserved for tournaments or events that provide sports tourism benefits to Tulare.
• Revenues and expenses are based upon the recommended building programs and estimated annual utilizations presented for each option later in this section. • The facility will offer affordable rental rates (while still within market-rate ranges) and market to both local teams and regional tournaments. Additionally, the facilities will be designed to compete against other regional complexes in attracting sports tournament usage. • These projections are based on current market circumstances and therefore assume that there will be no major changes to the Tulare sports event market or available regional facilities. • Our utilization estimates and revenue model estimates are primarily based on metrics related to footprint and annual event activity.
• The financial projections displayed on the following pages utilize a variety of additional assumptions, including data gathered from third-party sources, information provided by the City of Tulare, and Victus Advisors’ industry experience. There will be differences between these projections and actual events, and these differences may be material. 107
KEY ASSUMPTIONS (CONT.)
Regarding potential property taxes:
• It is assumed the facility will be publicly owned and therefore exempt from property taxes.
However, there are some ways the facility could lose its exemption:
o If the facility is used primarily for private, for-profit purposes, the facility could be deemed not used for a public purpose and become taxable.
o If the agreement between the City and the operator gives the operator exclusive use that resembles a lease, assessors could reclassify it as possessory interest, which would entail property taxes.
o If the agreement heavily incentivizes profit-sharing or resembles a joint venture, tax-exempt status is called into question.
108
Note: Sorted by Facility Hours in descending order
Estimated Annual Diamond & Rectangular Tournaments: 40
Total Estimated Annual Visits: 487,000*
_________________________________________________________________________ Notes: (*) Includes estimated athletes, officials, coaches, parents/family, spectators, etc. (*) Represents unique daily visits. For example, if an athlete participated in practices on a Tuesday and a Thursday one week, that would count as two (2) unique visits that week.
It is estimated that a new outdoor sports complex could host approximately 40 annual tournaments/competitions of varying sizes (one to two days). It should be noted that local use (practices/leagues) would primarily be local residents (typically Monday through Thursday), while tournaments would draw athletes and spectators from outside of Tulare (Friday through Sunday).
ESTIMATED ANNUAL UTILIZATION
Local Rectangular,
45%
Local Diamond,
38%
Diamond
Tournament,
9%
Rectangular
Tournament, 8% Facility
Event Hours
Local Rectangular 8,608
Local Diamond 7,344
Diamond Tournament 1,720
Rectangular Tournament 1,640
TOTAL 19,312
109
Facility
Hours:
Victus Advisors estimates that there would be largely consistent levels of usage of the proposed outdoor sports complex in Tulare throughout the calendar year, with a likely peak in activity from February through May. Usage of the facility is expected to dip during June, July, and August due to the summer heat in Tulare.
ESTIMATED ANNUAL UTILIZATION BY MONTH
0 250
500
750
1,000
1,250
1,500
1,750
2,000
January February March April May June July August September October November December 110
TOTAL ESTIMATED OUT-OF-TOWN VISITATION
It is estimated that visitors from outside of the City of Tulare could account for about 36% of annual attendance at the proposed outdoor sports complex.
It is assumed that weekday usage would primarily be regional programming, including youth and adult sports. Weekend use would primarily be dedicated to youth/amateur sports tournaments.
Weekday Weekend
Notes: (1) “Out-of-Town” refers to visitors from
outside the City of Tulare. (2) Visitors include
estimated athletes, officials, coaches,
parents/family, spectators, etc. Visitors also
represent unique daily visits. For example, if an
athlete participated in practices on a Tuesday
and a Thursday one week, that would count as
two (2) unique visits that week.
Weekday Weekend TOTAL
In-Town Visits 287,000 25,000 312,000
Out-of-Town Visits 32,000 143,000 175,000
TOTAL VISITORS 319,000 168,000 487,000
In-Town Visits,
90%
Out-ofTown
Visits,
10%
In-Town
Visits, 15%
Out-of-Town
Visits, 85% 111
Combined
Operating Revenues: Operations
Rental Income (Local Use) $478,000
Rental Income (Tournaments) $133,000
Concessions (Net) $199,000
Advertising & Sponsorship $112,000
Parking Fees -
Other $15,000
Total Revenues: $937,000
Operating Expenses:
Salaries, Wages, & Benefits $495,000
Utilities $170,000
Advertising, Marketing, & Promotion $60,000
General & Administrative Incl. Insurance $88,000
Management Fees $120,000
Maintenance/Repair $137,000
Materials/Supplies $137,000
Total Expenses: $1,207,000
NET OPERATING MARGIN (LOSS) ($270,000)
BASELINE YEAR
FINANCIAL PRO FORMA
Notes: (1) Presented in 2026 dollars, prior to consideration of debt service. (2) Baseline year of operations typically occurs by Year 3. (3) Utilities estimate assumes artificial turf fields.
Victus estimates that (in a
baseline year of
operations) the
combined operations of
the eight (8) tournamentcaliber baseball/softball
complex and four (4)
rectangular fields could
operate with a net
operating loss (prior to
debt service) of
approximately $270,000
per year, before
accounting for revenue
generated from parking
fees or naming rights
sponsorships.
112
As mentioned on the previous slide, by Year 3 (assumed to be the first baseline year of operations), it is estimated that the operations of the new outdoor sports facility could operate at an approximately $270,000 annual operating deficit, adjusted annually for inflation going forward, as shown below.
FINANCIAL PRO FORMA (CONT.)
Year:
Operating Revenues: 1 2 3 4 5
Rental Income (Local Use) $334,600 $406,300 $478,000 $492,340 $507,110 Rental Income (Tournaments) $93,100 $113,050 $133,000 $136,990 $141,100 Concessions (Net) $139,300 $169,150 $199,000 $204,970 $211,119 Advertising & Sponsorship $78,400 $95,200 $112,000 $115,360 $118,821 Other $10,500 $12,750 $15,000 $15,450 $15,914
Total Revenues $655,900 $796,450 $937,000 $965,110 $994,063 Operating Expenses:
Salaries, Wages, & Benefits $495,000 $495,000 $495,000 $509,850 $525,146 Utilities $170,000 $170,000 $170,000 $175,100 $180,353
Advertising, Marketing, & Promotion $60,000 $60,000 $60,000 $61,800 $63,654 General & Administrative Incl. Insurance $88,000 $88,000 $88,000 $90,640 $93,359 Management Fees $120,000 $120,000 $120,000 $123,600 $127,308 Maintenance/Repair $68,500 $102,750 $137,000 $141,110 $145,343 Materials/Supplies $137,000 $137,000 $137,000 $141,110 $145,343 Total Expenses $1,138,500 $1,172,750 $1,207,000 $1,243,210 $1,280,506 NET OPERATING MARGIN (LOSS) ($482,600) ($376,300) ($270,000) ($278,100) ($286,443) COST RECOVERY 58% 68% 78% 78% 78%
113
Note: Values are inflated at 3% for each subsequent year following the first year of baseline operations (year 3) Revenue generated by the proposed new outdoor sports complex is expected to consist primarily of rental income, program revenue, concessions, and advertising. A brief description of each potential revenue source is provided below.
Rental Income
Facility rent is typically one of the largest revenue sources for an outdoor sports facility. Rentals typically occur for practices and league play (primarily local-use within the City and the surrounding area) and tournaments (regional/national usage). We have conservatively assumed, based on competitive rental rates within the market, that average rental rates would be approximately $30 per hour per field. Lastly, we have assumed a daily tournament rate of $2,000.
Concessions (Net of COGS)
Concessions revenue consists of sales of various food/beverage items at various points-of-sale throughout the complex. Revenue assumptions are based on estimated usage and attendance and comparable per capita spending from facilities across the country (approximately $2 to $4 per visitor per day) and is shown after cost of goods sold (COGS) of approximately 70%.
OPERATING REVENUES
114
Sponsorship & Advertising
We have assumed that sponsorship/advertising revenues are derived from the sale of wall and fence banners ($500 per banner), permanent signage ($200 per sign), scoreboard signage ($300 per scoreboard), and presenting/founding level partnerships ($8,000 per founding partner), with 75-100% sold.
Other Revenue
Primarily consisting of any equipment rental fees or other special service charges. We have conservatively projected $15,000 in annual other revenue.
OPERATING REVENUES (CONT.)
115
POTENTIAL ADDITIONAL REVENUE
OPPORTUNITIES: NAMING RIGHTS
The following table presents a summary of naming rights sponsorship deals for outdoor youth and amateur sports complexes throughout the country:
To be conservative, we have not included a facility naming rights sponsor in our revenue model.
That said, naming rights partnerships are becoming more common in youth/amateur sports venues.
Deals for outdoor sports complexes are primarily in the range of $50,000 to $125,000 per year, for 5 to 15 years, as shown above.
Source: Victus Research
Notes: (1) Sorted by Annual Average in descending order. (2) For naming rights agreements with a lifetime term, we have assumed 20 years is the primary period over which most of the naming rights benefits will be earned.
116
Facility Location Naming Rights Buyer Total Price Term Annual Average Scheels Overland Park Sports Complex Overland Park, KS Scheels Sporting Goods $1,250,000 10 $125,000 Kaiser Permanente Sports Village Bakersfield, CA Kaiser Permanente $500,000 5 $100,000 Midwest Health Aquatic Center Topeka, KS Midwest Health $1,000,000 Life $100,000 Stanford Medicine Sports Complex Pleasanton, CA Stanford Medicine $630,000 7 $90,000 Boombah Sports Complex Sanford, FL Boombah $750,000 10 $75,000 Commerce Bank Field at Foley Stadium Worcester, MA Commerce Bank $500,000 10 $50,000 Bryan Multi-Sports Complex Goldsboro, NC Bryan Foundation $300,000 15 $20,000 AVERAGE $704,286 9.5 $80,000
MEDIAN $630,000 10 $90,000
117
POTENTIAL ADDITIONAL REVENUE
OPPORTUNITIES (CONT.): PARKING
Sports facilities can typically charge upwards of
$5 to $10 per car for parking on-site during
weekend tournaments. These revenues can
represent a significant percentage of the
overall operating revenue of a facility.
As shown to the left, it is estimated that if a
parking fee is assessed at the proposed
outdoor sports complex in Tulare, annual
operating margins could significantly increase.
Please note that it is assumed that Tulare
residents would not be charged a parking fee.
*Please note that some youth/amateur sports
venues choose to administer these parking fees
via a ticketing fee that is assessed on every
tournament/event ticket purchased at the
venue, rather than having to staff the venue for
on-site parking fee collections.
Estimated Facility Operating Revenue $937,000
Less: Estimated Facility Operating Expenses ($1,207,000) Net Operating Income (Loss): ($270,000)
Projected Operating Margin: -29%
Annual Tournament/Special Event Attendance 143,000
Total Parked Cars (3.5 people per car) 40,857
Event Days 1.5
Parking Fee $5
Profit Margin 70%
Parking Revenue $215,000
Estimated NEW Facility Operating Revenue $1,152,000
Less: Estimated Facility Operating Expenses ($1,207,000) Net Operating Income: ($55,000)
Projected Operating Margin with Parking Fees: -5%
Annual Tournament/Special Event Attendance 143,000
Total Parked Cars (3.5 people per car) 40,857
Event Days 1.5
Parking Fee $10
Profit Margin 70%
Parking Revenue $429,000
Estimated NEW Facility Operating Revenue $1,366,000
Less: Estimated Facility Operating Expenses ($1,207,000) Net Operating Income: $159,000
Projected Operating Margin with Parking Fees: 12%
BASE MODEL - STABILIZED YEAR
Scenario 1: $5 Parking Fee (Per Day)
Scenario 2: $10 Parking Fee (Per Day)
Operating expenses expected to be generated by the proposed outdoor sports complex include salaries, wages, and benefits, operations/programming costs, utilities, and other expenses. A brief description of each potential major source of expense is provided below.
Salaries, Wages & Benefits
Based upon comparable venues, we have assumed that the new outdoor sports facility would have at least four (4) full-time equivalent employees, including general management, event management, sales/marketing, accounting, facility maintenance, and custodial staff. In addition, we have assumed approximately $225,000 a year in part-time/seasonal hours.
Utilities
Utilities often represent one of the largest expenses incurred by facility operators. Cost estimates for utilities include use of electricity, gas, water, and steam, and are based upon comparable utility costs per square foot at similar facilities.
Management Fee
The City of Tulare will pay a management fee to a professional operator, estimated at $10,000 per month or $120,000 annually. Victus estimates that engaging one management company for both the new outdoor sports complex and the new indoor sports facility would create cost savings on management fees compared to engaging separate management companies. This fixed-fee structure would cover day-to-day operations, programming, and facility oversight while maintaining full public ownership of the venue.
OPERATING EXPENSES
118
Other Expenses
Other expenses expected to be incurred by the proposed new outdoor sports complex include general and administrative expenses, repairs and maintenance, materials and supplies, marketing/advertising costs, insurance, and other such expenses, as described below:
• Maintenance and repairs for structures, equipment, grounds, etc. • Materials and supplies for administration and operations of the complex such as office supplies, sports equipment, janitorial supplies, etc.
• General liability insurance to cover the grounds, restrooms, and other such areas (Note: events and users are typically required to carry their own liability insurance specific to their activities at the facility)
• Office and administrative expenses, including but not limited to: marketing and advertising, telecommunications, travel costs, permits, bad debt, bank service charges, licenses, dues/subscriptions service fees, and other such operating expenses.
These expenses have been estimated based upon expenses at comparable venues.
OPERATING EXPENSES (CONT.)
119
7. ECONOMIC & FISCAL
IMPACT PROJECTIONS
120
ESTIMATED NET NEW ANNUAL ECONOMIC &
FISCAL IMPACTS OF ONGOING OPERATIONS
Notes: (1) Only includes direct spending by weekend visitors from outside of the City of Tulare (2) Assumes 1.5 nights per out-of-town visitor, and average daily room rate of $131. (3) Presented in 2026 dollars.
It is estimated that the new outdoor sports complex could generate the following incremental (or “net new”) impacts within the City of Tulare on an annual basis:
• $22.8 million in annual economic output
• 290 sustainable annual jobs (includes both full- and part-time jobs) • $21 million in annual labor income
• 39,000 annual hotel nights
• Over $750,000 in annual City of Tulare sales/use and hotel taxes ($252K sales, $506K TOT)
HOTEL IMPACTS
Estimated
Annual Out-ofTown Visitors
Estimated
Net New
Direct
Spending (1)
Total
Output Employment Labor Income Estimated Annual Hotel Nights City Sales
Tax (1%)
District
Tax
(0.5%)
TOT Tax
(10%)
175,000 $13,108,000 $22,830,000 290 $21,002,000 39,000 $252,000 $126,000 $506,000
VISITATION & SPENDING ANNUAL ECONOMIC IMPACTS ANNUAL FISCAL IMPACTS 121
Over a 30-year period, it is estimated that a new outdoor sports complex could generate incremental long-term impacts within the City of Tulare with a net present value (NPV) of:
• Over $530 million in total economic output
• 290 sustainable annual jobs
• Over $487 million in total labor income
• Over $20 million in City of Tulare sales and hotel taxes Notes: (1) Assumptions include 3.0% annual inflation and 4.5% discount rate. (2) Employment represents new full- and part-time jobs sustained on an annual basis. (3) Presented in 2026 dollars.
SUMMARY OF NET IMPACT OVER TIME (30 YEAR NPV)
Total Output Employment Labor Income Sales Tax (1%) District Tax (0.5%) TOT Tax (10%)
$530,366,000 290 $487,900,000 $5,854,000 $2,927,000 $11,755,000 NET PRESENT VALUE (NPV) OF INCREMENTAL IMPACTS OVER 30 YEARS (1)
ECONOMIC IMPACTS FISCAL IMPACTS
122
CONTACT INFORMATION
VICTUS ADVISORS LLC
2700 Homestead Road
Suite 220
Park City, Utah 84098
(435) 776-5728
www.victusadvisors.com
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123
Item #: 9.2
General Business
Staff Report
City Council
Date: October 6, 2026
Department: Economic Development & Redevelopment
Submitted by: Jennifer Gomez, Exec. Director of Economic Development & Redevelopment Agenda Title: Implementation Roadmap of the Economic Development Strategic Plan
RECOMMENDED ACTION
Approve the Implementation Roadmap of the Economic Development Strategic Plan and authorize staff to proceed subject to adopted budgets and applicable City approval requirements.
ALIGNMENT WITH STRATEGIC PRIORITIES
Economic Development
SUMMARY
The recently adopted Economic Development Strategic Plan establishes the framework for the City’s economic development efforts. The proposed Implementation Roadmap incorporates recommendations from the Strategic Plan, Includus Labs, and the Economic Development Department and establishes a multi-year framework of goals, action items, target timelines, and ongoing activities organized around ten strategic priorities.
Implementation is anticipated to occur in phases beginning in late 2026, with near-term efforts focused on establishing baseline performance measures, strengthening business support and attraction efforts, coordinating economic development and marketing activities, and advancing planning for key economic development initiatives. Subsequent phases include evaluation of regulatory and financing tools, Downtown and Inyo Corridor revitalization efforts, business park development, sports facilities, and tourism initiatives.
The attached Implementation Roadmap provides details regarding the goals, action items, target timelines, and ongoing activities associated with each strategic priority. The Roadmap is intended to guide implementation while individual initiatives remain subject to applicable budget, procurement, land use, legal, and City Council approval requirements. A summary of the anticipated implementation phases is provided below.
Phase 1: Foundational Anchors & System Setup (Late 2026 – Early 2027) • Fall 2026: Coordinate planning efforts for an Indoor Sports Facility and Adventure Park as a potential anchor for the Entertainment District.
• Winter 2026–27: Establish baseline economic performance measures to support annual tracking and public reporting.
• Winter 2026–27: Coordinate regional marketing, downtown revitalization, and economic development efforts to support consistent messaging.
Phase 2: Regulatory Agility & Funding Architecture (Mid 2027 – Late 2027) • Summer 2027: Advance online tools to assist applicants with site selection, zoning, and permitting processes.
• Summer 2027: Evaluate potential Enhanced Infrastructure Financing District (EIFD) and Community Facilities District (CFD) opportunities.
• Fall 2027: Review potential modifications to downtown zoning regulations to increase development opportunities.
• Winter 2027–28: Identify and prioritize action items for the Inyo Avenue Corridor.
Phase 3: Long-Term Economic Development Initiatives (2028 – 2030) • Summer 2028: Advance development of a downtown Food Incubator or Indoor Market connecting Downtown Tulare with the region’s agricultural identity. • Fall 2028: Advance development of a Specific Plan for the proposed Business Park and identified value-capture financing opportunities, as appropriate.
• Fall 2029: Advance efforts to establish a designated food truck and farmers market on City-owned property on the west side.
• Fall 2030: Implement identified tourism and agritourism strategies.
FISCAL IMPACT & FUNDING SOURCES
Implementation of the Roadmap is expected to require approximately $33,000 in FY 2027 for programs and services supporting the City’s business assistance and economic development efforts. Funding is available within the Economic Development Department’s adopted budget in account 100-100-101-102- 5267 through the reallocation of funding previously associated with the Tulare County Economic Development Corporation.
Certain programs and initiatives identified in the Roadmap may require additional funding in future fiscal years. Those expenditures will be incorporated into future budget requests or presented separately to the City Council for consideration, as applicable.
A proposed partnership with the Tulare Chamber of Commerce to support implementation of the BEAR Program will be presented separately to the City Council for consideration.
ENVIRONMENTAL REVIEW
This action does not constitute a “project” pursuant to the California Environmental Quality Act (CEQA).
POTENTIAL CONFLICT OF INTEREST
Staff is not aware of any conflicts of interest.
LEGAL REVIEW
This item does not require legal review.
PUBLIC NOTICE
This item does not require a public hearing and was noticed as a part of the agenda.
ALTERNATIVE ACTION
1. Approve with changes
2. Deny
3. Table
ATTACHMENTS
1. Implementation Roadmap of the Economic Development Strategic Plan Reviewed/Approved: MM
IMPLEMENTATION ROADMAP OF THE
ECONOMIC DEVELOPMENT STRATEGIC PLAN
This Roadmap supports ten strategic priorities:
Economic Development Strategies
1. Business Expansion, Attraction & Retention (“BEAR”) Program
2. Economic Performance Metrics
3. Business Incentive Programs
4. Downtown Placemaking
5. Utilize Value Capture Tools
6. Federal Opportunity Zones
7. Business Park Development
8. Sports Facilities as Economic Catalysts
9. Inyo Corridor
10. Tourism
Strategy 1: Business Expansion, Attraction & Retention (“BEAR”) Goal: Launch Business Expansion, Attraction and Retention (“BEAR”) Program to proactively support current employers, encourage local job growth, attract new development, and strengthen overall efforts to meet the Council’s goals for economic development.
Actions
Action Item 1: Consolidate efforts pertaining to downtown revitalization, citywide economic development, and regional marketing through strategic partnerships to create cohesive messaging. (Target: Winter 2026/27)
Action Item 2: Develop technical assistance programs to support emerging businesses/entrepreneurs. (Target: Spring 2027)
Action Item 3: Make Tulare “business friendly” by offering intuitive online tools to assist applicants with site selection, zoning and permitting processes. (Target:
Summer 2027)
Action Item 4: Consider adding business concierge or ombudsman to Economic Development or Community Development to assist with new business or development applications. (Target: Spring 2027)
Ongoing Tasks
Conduct outreach to property owners and businesses to understand challenges and opportunities.
Target employers that will support Tulare’s industry clusters and other growing sectors.
Customize development agreements/incentive packages to facilitate major tenants.
Regularly contact the top 25 sales tax generators / employers. Leverage a database as an economic development touchpoint to provide outreach to businesses.
Attend ICSC and other conventions to meet with major retailers, restaurants, hotels, developers, and brokers.
Strategy 2: Economic Performance Metrics
Goal: Gather Performance Metrics to effectively monitor economic development progress, by maintaining annual business and development data analytics to track emerging economic and market trends.
Actions
Action Item 1: Gather Performance Metrics for baseline measurements. (Target:
Winter 2026/27)
Ongoing Tasks
Track annually for the purpose of measuring growth, guide decisions on budget, identify strengths and weaknesses, and share transparent reports with the public.
Strategy 3: Business Incentive Programs
Goal: Identify potential incentives for ongoing or one-time programs and related funding.
Actions
Action Item 1: Identify potential incentives and programs for targeted development specifying goals, implementation feasibility, and measurable outcomes for each initiative. (Target: Spring 2027)
Action Item 2: Prepare policies and identify funding needs for proposed programs. (Target: Summer 2027)
Ongoing Tasks
Implement incentives and programs based on Council approved budget.
Strategy 4: Downtown Placemaking
Goal: Establish a vibrant downtown to serve as a critical economic mechanism for attracting residents and visitors through distinctive signage, murals, public improvements, and public investment.
Actions
Action Item 1: Identify programs that can assist businesses and property owners. (Target: Summer 2027)
Action Item 2: Review and modify zoning regulations to increase opportunities for development. (Target: Fall 2027)
Action Item 3: Evaluate publicly-owned sites in the downtown area to determine potential reuse strategies that aim to add gathering places, activities, and other amenities. (Target: Winter 2027/28)
Action Item 4: Invest in physical improvements that can create sense of place and further activate the downtown area—through gateway signage and wayfinding, public art, streetscaping, and pedestrian-oriented improvements such as plazas and outdoor spaces. (Target: Spring 2028)
Action Item 5: Develop a Food Incubator or Indoor Market that links Downtown Tulare to the region’s agricultural identity. (Target: Summer 2028) Ongoing Tasks
Grow social media engagement channels, social medial influencer/engagement channels, as well as marketing/trade publications to promote Downtown businesses and events.
Encourage a blend of uses including housing, office, retail, restaurants, and entertainment to activate Downtown at different times of the day. Implement programs based on Council approved budget.
Strategy 5: Utilize Value Capture Tools
Goal: Utilize Value Capture opportunities to fund infrastructure and amenities.
Actions
Action Item 1: Review potential opportunities and explore feasibility of Enhanced Infrastructure Financing Districts (“EIFD”) and Community Facility Districts (“CFD”) such as the Business Park & Inland Port, and the Indoor Sports Complex & Entertainment District as potential districts. (Target: Summer 2027) Action Item 2: Establish EIFD and CFD Districts as identified for major development projects such as the Business Park & Inland Port, and the Indoor Sports Complex & Entertainment District. (Target: Fall 2028) Ongoing Tasks
Identify public-private partnership opportunities to further economic development.
Strategy 6: Federal Opportunity Zones
Goal: Utilize Opportunity Zones to attract long-term private investment in economically disadvantaged areas.
Actions
Action Item 1: Identify areas that have been designated and consider potential development/redevelopment opportunities within these zones. (Target: Fall 2027) Action Item 2: Develop a master plan to enhance redevelopment opportunities through site identification, assessing environmental issues, appropriate zoning, and investment in public infrastructure. (Target: Spring 2028) Action Item 3: Develop and implement a marketing strategy specifically for opportunity zones. (Target: Winter 2028/29)
Strategy 7: Business Park Development
Goal: Establish a Business Park which will offer logistical proximity to suppliers and clients, provide employment opportunities, expand the city’s tax base, and support the region as having a specialized industry.
Actions
Action Item 1: With an emphasis on industry clusters, develop a Specific Plan to increase regional specialization. (Target: Fall 2028)
Ongoing Tasks
Economic Development Staff to participate in NAIOP and other industrial organizations to promote the Business Park.
Strategy 8: Sports Facilities as Economic Catalysts
Goal: Establish sports facilities as economic catalysts by driving sports tourism, creating hospitality jobs, and anchoring mixed-use developments.
Actions
Action Item 1: Coordinate efforts to establish an Indoor Sports Facility & Adventure Park as an anchor to the Entertainment District. (Target: Fall 2026) Action Item 2: Reinforce efforts to establish a Regional Sports Park. (Target: Fall 2028)
Ongoing Tasks
Collaborate with operators on continual programming at these facilities during planning stage and after opening to ensure overall economic benefits to community and minimize cannibalization from other local amenities.
Strategy 9: Inyo Corridor
Goal: Revitalize the West Side through targeted investment in local businesses and infrastructure.
Actions
Action Item 1: Identify and prioritize action items based on the Inyo Avenue Corridor Streetscape, Placemaking, and Revitalization Plan. (Target: Winter 2027/28)
Action Item 2: Establish a designated food truck and farmers market on the west side on City-owned property. (Target: Fall 2029)
Strategy 10: Tourism
Goal: Establish agritourism as an economic driver linking agricultural production with tourism, inviting visitors to a working farm or ranch for recreation, education, or retail purchases and other farm to table experiential opportunities.
Actions
Action Item 1: Develop an agritourism strategy, identify potential partnerships, and proposed actions. (Target: Fall 2029)
Action Item 2: Implement tourism strategies. (Target: Fall 2030)
COUNCIL ITEM REQUEST FORM
The Council Item Request Form is for members of the City Council to submit written requests to the City Clerk’s Office for inclusion of an item on a future City Council meeting agenda. At the meeting where the initial written request is heard, discussion shall be limited to whether the item should be added to an agenda and a date, not the merit of the item. A majority vote of the City Council is required for the item to be added to a future Council meeting agenda for action. No more than 10 items may be submitted collectively for consideration by all councilmembers at any regular meeting of the Council, and in that regard, no individual councilmember may submit more than three items for consideration at any regular meeting of the Council. In the event more than 10 items are submitted collectively, no more than two items shall be accepted for consideration from any one councilmember.
NAME OF REQUESTING COUNCILMEMBER TODAY’S DATE AGENDA DATE
ITEM TITLE
BRIEF DESCRIPTION/BACKGROUND INFORMATION OF ITEM
Item #: 10.1
Future Agenda Item