The Proposed Mega Sports Complex For Douglas County

Artist's rendering from Douglas County via the Denver Post

The Project

The controversial Zebulon Regional Sports Complex in Douglas County is set to break ground this fall. It is a $1.3 billion project planned for a site near Chatfield Reservoir in a brownfield development with "an old dynamite-making plant that operated for decades at the proposed Zebulon site" although it purportedly has been fully remediated. The state signed off on that conclusion in 2022.

The plans for the Zebulon Regional Sports Complex are huge.

On the drawing board are four baseball fields, three ice rinks and a pair of soccer fields. Eight to 10 basketball courts — which can be converted into 20 volleyball courts or 30 pickleball courts — are also in the mix. Add in a 400,000-square-foot, domed indoor sports facility that will house more fields for year-round play. . . .

And that’s just the first phase, which could break ground as soon as this fall on a 50-acre parcel just southeast of the master-planned Sterling Ranch community. Later phases could bring as many as eight additional sports fields, along with restaurants, shops and a hotel[.]

Does It Pencil?

I've worked with clients to help vet a similar proposals on a smaller scale, so I have so familiarity with the economics of these deals. For the life of me, I can't see how this could pencil as a "for profit" private sector venture at this scale in this location.

Sure, there is unmet demand in the area, which has had and continues to have large subdivisions rolled out over the last few decades (like 12,000 homes in Sterling Ranch which will house 35,000 people when completed that is only 20% built out), without sufficient government investment or HOA in community amenities. So, a much smaller private non-profit or public sector recreation center run by Sterling Ranch's metro district might work.

But, the demand just isn't there for something of this scale, and a similar but smaller complex in Centennial isn't thriving.

[A] citizen survey conducted last year by Douglas County ... revealed [that] a “mega-sports complex” was identified by 33% of respondents as the “least appealing option” of a list of potential amenities. The survey also showed that just 22% of respondents were dissatisfied with the number of youth sports facilities in the county.

Another smaller recreation center is already on the drawing board for Highland's Ranch which would be between the South Suburban Recreation Center twenty minutes to the east and the Zebulon complex.

The county investment is about $800K in engineering planning for infrastructure (realistically, a drop in the bucket) and a portion of the about $22 million a year in revenues for the the next 15 years from the county's 0.17% sales tax for its Parks, Trails, Historic Resources and Open Space Fund established in 1994.

But even this investment is controversial, in part, because the county leadership whose home rule county proposal epically crashed and burned in June, and which has a history of infighting and political posturing, isn't popular and doesn't have much public trust.

Moreover, as a "for profit" it probably isn't eligible for municipal bond financing with private activity bonds. This project would probably have, at best, a BBB credit rating implying roughly a 6.1% corporate bond interest rate, while a comparable municipal bond would have roughly a 3.6% interest rate, which is a $32.5 million a year difference for an investment of this size. Municipal bond eligibility, that it could receive as a non-profit, would be worth more than all of the sales tax revenue that could be diverted to the project.

There are a few other sports complexes with a similar (but slightly smaller than the proposed full build out) scale in the metro area, the South Suburban complex further east in Douglas County, one in Arvada, and one in Jefferson County (IIRC). But those are strictly government owned and funded, and the most similar South Suburban Parks and Recreation District facility further east, in Centennial, doesn't seem to be thriving.

Bottom Line Analysis

Philosophically, the fact that it is a brownfield development is a good thing, the fact that it provides amenities in a rapidly growing community with unmet needs is a good thing, and the fact that the risk that it will be an unprofitable money pit will fall mostly on wealthy, private sector, for profit, investors with only modest public subsidies is a good thing. It is also estimated to create 1,800 temporary jobs to build it, which is a good thing in what is mostly a bedroom community, where construction work for its huge sprawling suburban subdivisions is winding down due to factors like a limited supply of water for new taps.

But the fact that the proposal appears to be vastly bigger than the realistic demand for recreational facilities, the fact that the public is subsidizing a for profit company (even if it isn't a professional sports team), and the fact that it doesn't have much public support when the public will be providing significant sales tax funding support to the project, aren't good things.

An independent non-profit project, or metro district, or South Suburban Parks and Recreation District (with annexation of additional territory, if needed) sponsored project, that is less ambitious, with more phases to allow experience to determine if demand justifies something larger, would make more sense, in my opinion.