THE PROPOSED NEW
HAWAII MOTORSPORTS CENTER
DEVELOPMENT PLANNING NOTES
JUNE , 2000
1. THE SITE:
a. Size:
The site consists of an irregular shaped parcel of land of about 140 acres located in the southwest corner of the former Barbers Point Naval Air Station (recently closed military base).
b. Shape:
The irregular shape of the site allows for the plotting of a complete quarter-mile drag strip with a three-eighths mile plus shutdown area, a one-mile oval track and complete support facilities necessary to schedule races by major race sanctioning bodies (CART, IRL, NHRA, NASCAR, ALS, AIS, AMA). Additionally, a 2-1/2 mile road track, a go-cart track together with all supporting structures and a motorized theme park will be developed on the site, based on preliminary design studies.
c. Topography:
The site contains portions of existing asphalt taxiways and concrete aircraft staging areas, and is almost dead level. Several existing bunkers and concrete building are located on site.
d. Location:
The site is located on the main populated Island of Oahu, between the James Campbell Industrial Park (JCIP) and the main runways of the former Barbers Point Naval Air Station (now Kalaeloa Airport). The southwest corner of the parcel is about 600 yards from the shoreline of the Pacific Ocean. The surrounding community is known as Kapolei and has been designated as the “ Second City” for all future development and growth on the Island of Oahu by both the City and county of Honolulu and The State of Hawaii. As such, much of the commercial and economic growth has been directed towards Kapolei with its designation as an “enterprise Zone”.
e. Views:
From an elevation of about 20 feet or so above the existing ground elevation are spectacular Makai (toward the ocean) views of the shoreline, the ocean, and Diamond Head in the background. Mauka (toward the mountains) are views of the Waianae and Koolau Mountain ranges.
f. Access:
The primary access to the site is through the H-1 freeway off-ramp at Makakilo/Kapolei, through the former main entry gates and through the former military base to the site. The streets within the former military base are under agreement with the city and county of Honolulu.
The second major access route is again off the H-1 freeway through the Ewa Community, via Fort Weaver Road, then Geiger Road, which proceeds directly through the former secondary entrance to the base, then through the base and to the site.
A third access to the site is available through the JCIP via Exit one off the H-I freeway west, turning onto Kalaeloa Blvd. And then onto Malakole Street.
A single access is probably adequate for entry to almost all activities and events to be held at the facility, but the 3 access points will help enormously in reducing the time for exiting after large events.
Each of the three entry routes utilizes a different freeway off-ramp.
g. Future Access:
A fourth access may be obtained by constructing a crossing over the 100' wide drainage channel separating the site from JCIP at the end of Olai Street.
h. Water, Sewer, Electricity, Telephone, Internet:
Water. Sewer and Electrical services exist and are in place, but the water treatment and transmission facilities are substandard. Adequate utility services meeting current standards are available near the property line at the James Campbell Industrial Park (JCIP).
Internet access can be made readily available via existing Telephone, CATV(?) and DSL services at JCIP.
i. Zoning:
The zoning of the entire site is currently F-1 (Federal). The city will change it when the federal government no longer owns the property. The use as a motorsports facility was mandated by the federal government in the base closure proceedings BRAC 93 signed into law in 1999
The de facto zoning of the property after the federal government conveys it will likely be industrial/commercial because of its permitted uses and its location between JCIP and the aircraft runways.
j. The Purchase:
The purchase results from the settlement of a “friendly” lawsuit filed by HMC. The filing of the lawsuit and its subsequent handling has been completely amicable.
The background of the property purchase situation is that Hawaii Motorsports Center (HMC) made all of the required filings and applications for the acquisition of the property under federal base closure procedures (BRAC) for and Economic Development Convance (EDC). However, after the deadlines for such filings had passed, the Department of Hawaiian Homes Lands (DHHL) under its prior chairman applied for the property under a land exchange agreement it had negotiated with the US Navy.
DHHL has had a change of leadership, and no longer wants the 140-acre parcel. Instead, they want to refocus on their basic mission to develop housing. HMC will close the purchase by way of a property exchange for residential land that DHHL can develop in settlement of the lawsuit. The buy price will be about $_____Mil. or just under a ___________per square foot.
k. Continued Uses of Portions of the Base:
The current runways at the Kalaeloa general aviation reliever airport are designated as the emergency back up to the Honolulu International Airport, so the airport operations cannot be curtailed. There are three (3) runways, 4L (instrument) at 8300 feet, 4R at 4500 feet and the crosswind runway 11/29 at 6250 feet. This is of course very beneficial to HMC, because the airport operations will always be the “more offending use”.
Also, the Coast Guard will continue to use the runways for its search and rescue operations, and the State of Hawaii will transfer small aircraft/general aviation functions from the Honolulu International Airport to the adjoining runways.
There are opportunities to set up and operate a fixed base operations (FBO) for private planes near the HMC site, as the State Airports division has designated sites near runway 11/29 taxiways for this purpose.
2. THE PLANNED MOTORSPORTS CENTER:
a. Race Tracks:
The Master Plan calls for 3 large-scale racing components, a drag strip (1/4-mile plus appropriate shutdown area) and a 1.1-mile tri-oval (relatively flat with a maximum 6% banking at the turns), and an appropriate 2.25+ mile interior road course using a variety of configurations.
Future phases of the Master Plan, call for development of 4 additional facilities, A substantial motorized theme park similar to “Speed Zone”, and a Go-Kart track outside of the oval along the drag strip shut down area and a 3/8th mile dirt short track for a variety of car and motorcycle off road racing.
b. Staging and Pit Areas:
Paddock and Pits, staging areas, winner’s circles, etc. shall be provided for all of the above racing components as they are developed. Some pit areas will be combined with others, and some items such as the stages may be portable, and may be moved to the location needed for the specific event.
c. Structures at the Infield of the Oval and in the Shut down Area:
Initially there will be a garage structure in the infield to accommodate racing in the tri oval. This structure may be extended up to 600’, and a separate 600’ structure may be added later.. This structure will also house the facilities for a racing school and have restrooms and food and beverage services. The roof of these structures will be made to allow viewing and televising of major race events.
A second major structure will be constructed to support the 2 + mile road course and to serve as an auto prep and storage facility for the Motorsports enthusiasts. This structure shall have the supporting offices for road racing, and shall have restrooms and food and beverages services as well.
d. The Start Line Building:
In the first development increment, there will be a “Start Line” Building behind the starting line of the drag strip. It will be the central hub of all management and event activity.
The Start Line Building will be 5 stories high. The ground level will have the ticket booths and turnstiles with the major event spectator entries, loading docks, the security offices, maintenance personnel facilities (employee lockers) and the spectator drag pit access. The second floor will have the primary spectator areas, with the arcade and bleachers and the snack bars, restrooms and retail merchandising. The third and fourth levels will have Sky Boxes and the Fifth floor will have the Club Offices, the press boxes, administrative and club offices, temporary event offices, and other necessary offices.
The Start Line Building will also house the Motorsports Grille and Fitness Center (MGFC), which will have a restaurant and bar and an exercise and fitness center with showers and lockers. This will be the central amenity for the Hawaii Motorsports Center.
e. Bleacher Seating, Spectator Arcades and Supporting Facilities:
The permanent fixed seats used for tri-oval events will be _______, for drag racing events, _____, and for concerts, _____.
The Master Plan calls for an ultimate seating capacities (including temporary seats) of up to 60,000, for a major event on the tri-oval, and 40,000 for a major event on the drag strip.
The facility should also accommodate concerts on the start line, with a seating capacity (including temporary seats) of 18,000.
Events using the ultimate spectator seating capacities will also require temporary restrooms and food and merchandising stands, which are readily available nearby.
Permanent spectator arcades, snack bars, retail souvenir sales areas and restrooms will be developed concurrently with the permanent incremental expansion of seating capacities.
f. Private Suites, Auto Garages and Corporate Suites:
The Master Plan calls for the development of additional building modules extending from the Start Line Building along the west side of the property (herein called the West Building) and along the north side of the property (herein called the North Building). These have been designed in modules, each 250’ long, with a potential of 4 modules along the West side and 8 modules along the North side.
The modules will be 4 stories high. The ground floor will have “Auto garages” along the trackside, and Retail Shops along the opposite side. Each Auto garage will be about 1150 square feet, and each Retail Shop will be about 1100 square feet.
The second level will be a continuation of the arcade and bleachers in the same manner and at the same elevations as the Start Line Building. Modules along the North side will have a wide exit stair at its end, for spectator exits to the drag strip return road. Modules along the West side will have the same type of exits, but into the drag pit areas instead of the return road. Each module will have ____ bleacher seats, and ______ sf of areas suitable for snack bars, restrooms and retail sales.
The third and fourth levels will be developed into Suites. These will each be about ______ square feet, with two dropped tiers for use as a sky box-type viewing. The Suites and the Auto Garages will be available for Rental through a Co-op, and will be available in loft condition with a choice from several vanilla finish packages.
If all of the structures are developed, there will be a total of _______ bays, each 25’ wide. Each bay will have an Auto garage unit on the track side, except for the bay at the end of the 250’ module, which will have an exit stair into the return road or the drag pits. Therefore, there will be a potential of ______Auto garages and _____ Suites.
Future modules of the development may change based on the market acceptance of the components of the earlier phases.
3. Development Phases or Increments:
a. Objectives of the First Development Increment:
The functional objective of the first development increment is to install enough improvements to do major race events on the drag strip, the oval track, Theme Park, small oval and kart track and to do major concert type events at the start line area.
The financial objectives of the first development increment is to: i) sell various club memberships, rent Suites and Auto Garage Units, and ii) and negotiate premiums on leases and licenses to raise enough capital to pay for a substantial portion of the land and the costs to install the drag strip and the one + mile tri-oval, interior road course, other racing surfaces and the first increment of buildings and spectator facilities, and iii) contract by way of leases and licenses, various operations within the property to generate revenue flows that will service any debt to be carried on the costs not recovered with the net proceeds of the Rental of____________, Suites, and Auto garages, and premiums on leases and licenses.
b. The First Development Increment:
The first increment of the development will include construction of the Start Line Building, class rooms the four major race tracks (the drag strip, The one-mile tri oval, the interior road course, theme park, kart track and small oval and two (of the eight) modules of the North Building and one (of the four) modules of the West Building. Construction of the gas station and the Motorized theme park by the lessee’ should also be done in this first increment.
After the First Development Increment is completed, the facility will have a total of ____ fixed seats as follows: i) _____ fixed seats in the arcade area bleachers of the first module of the West Building, ii) ____ fixed seats in the arcade area bleachers of the first two modules of the North Building, iii) ____ fixed seats in the arcade level bleachers of the Start Line Building, plus iv) ____ seats “premium” seats in the rental Sky Boxes in the Start Line Building above the arcade, for a total of ____ fixed seats.
The first development increment will provide 27 Auto Garages and 60 Suites for rental via____________, and 30 Retail Shops for rent.
The plans are to create six modules of portable seating, with each module being easily moveable and containing approximately 2000 seats.
For major drag racing events, the portable modules may be placed on the makai side of the drag strip, increasing spectator capacity by 12000, to ______. For major racing events in the tri-oval, they can be placed in the return road of the drag strip, increasing seating capacity by 12000.
The arcade areas of the Start Line Building and the modules of the North and West Buildings will have large food and beverage services, restrooms and retail stores to service the fixed bleachers. The drag pit area will also have food and beverage services, restrooms and retail stores to service the pits and the pit seating area during drag racing events, and the portable bleachers placed in this area during tri-oval race events.
In the event all 12000 portable bleacher seats are used, portable toilets, snack bars and merchandise concessions will be needed in the areas that the portable bleachers are set up.
b. The Second Development Increment:
The Master Plan for the second development increment consists of developing two additional 250’ modules in the West Building (for a total of three), and four additional 250’modules in the North Building (for a total of six), and building out the balance of the facilities within the oval track.
The addition to the West Building will be 500 feet long and will include 18 additional Auto garages, 40 additional Suites, 20 additional Retail Stores, ____ additional fixed bleacher seats and an additional ______SF of restrooms, food and beverages services and merchandise concessions.
The addition to the North Building will be 1000 feet long and will include 36 additional Auto garages, 80 additional Suites, 40 additional Retail Stores, ____ additional fixed bleacher seats and an additional ______SF of restrooms, food and beverages services and merchandise concessions.
d. The Third Development Increment:
The Master Plan for the third development increment consists of adding one additional 250’ module to the West Building (for a total
Of four), and four additional 250’modules in the North Building (for a total of eight). Any supporting buildings and other improvements not built in prior development increments will be built with this third and final development increment.
The addition to the West Building will be 250” feet long and will include 18 additional Auto Salons, 40 additional Suites, 20 additional Retail Stores, ____ additional fixed bleacher seats and an additional ______SF of restrooms, food and beverage services and merchandise concessions.
The addition to the North Building will be 500’ feet long and will include 38 additional Auto Gaarages, 80 additional Suites, 40 additional Retail Stores, ____ additional fixed bleacher seats and an additional ______SF of restrooms, food and beverage services and merchandise concessions.
c. Gas Station, Retail Stores, and Car Dealers:
The Master Plan calls for the construction of a gas station by its lessee at the entrance to the facility in the first development increment.
The Retail Stores will be developed together with the modular additions to the West and North buildings.
Two car dealers will be selected, who shall be provided with limited dealership facilities at HMC. The primary display will be at the Start Line Building, but the freight elevator will allow cars to be placed anywhere along the arcade.
The Center shall be a Licensor permitting others to operate certain “activities” such as the snack bars and also the weekly racing activities, the special activities (big racing events), and the racing schools under Licensing agreements.
The Center, as Owner/Developer, Lessor and Licensor, shall perform all of the necessary cleaning and janitorial and all security of the common areas of the property. Such costs are to be billed back to the Lessees and Licensees on formulas established in the Lease and License agreements.
d. Board Of Governors:
The _______ members shall elect a 9 member "Board of Governors".
Each shall serve for 3 years, and 3 shall be elected each year, 3 shall be members, 3 shall be leaders in the local community and 3 shall be from the national or international racing community.
The Governors shall be provided with a number of “perks” but no financial compensation. Pictures of the current and past governors will hang in the lounge.
There will be a small staff to do work, which will be mainly to publish a monthly magazine, conduct meetings, and hold events.
Virtually all the required common facilities, equipment and services required to operate The facility will be provided by The Center’s staff.
4. ORGANIZATIONAL PLAN FOR THE CENTER:
a. Corporate Officers (of Hawaii Motorsports Inc. the corporate General Partner of Hawaii Motorsports Partners)
b. General Manager
c. Sales Manager
d. Operations Manager
e. Food and Beverage Manager
f. Safety and Security Manager
g. FT Staff/Salaries and Benefits
h. PT Staff/Wages and Benefits
See Organizational Chart, Work Descriptions and employee Policy Manual.
5. PERSONNEL ACCESS LEVELS:
Each of the various parts of the facilities shall be designated with a specific personnel access level, and each level will be separated by fences and gates, generally with card readers, and with standing personnel during large events.. The levels will be hierarchical and controlled by computers.
a. Level 1:
This level includes spectators arriving at the facility for events and business visitors. They will be allowed access to the general parking areas either by pre-paying an attendant (during events) or by pulling a ticket from a ticket spitter (during non-event times).
The facility will have a system of validation stamps and/or signatures on the tickets and a parking attendant to collect the tickets or parking fees at the parking exit.
b. Level 2:
This level consists of the persons who have purchased an event ticket. They will be given access to the arcade (includes the restrooms, snack bars and souvenir stands) and bleachers.
c. Level 3:
This level consists of the spectators who have purchased pit passes. Level 3 persons will wear a necklace or bracelet and be given access to the pit areas supporting the specific event.
d. Level 4:
This will be reserved for medical emergency personnel and will allow access to all areas of the property.
5. DEVELOPMENT TEAM:
a. Project Manager:
b. Legal Counsel (contracts and conveyances):
c. Project Accountant/CPA:
d. Property Manager:
e. Property Exchange Broker/Agent:
f. Governmental/Regulatory Counsel:
g. Architect/CAD Manager:
h. Soils Engineer:
i. Structural Engineer:
j. Civil Engineer:
k. Mechanical/Electrical Engineer:
l. Graphics Artist:
m. Web Master:
n. Corporate Sales Agent(s)/Broker(s):
o. Project Lender:
p. Project Appraiser:
6. INVESTMENT CAPITAL:
a. Investment Entity:
Hawaii Motorsports Partners, a registered Hawaii Limited Partnership, whose general partner is Hawaii Motorsports Investments, Inc., the owner and operator of the existing racing facility called Hawaii Motorsports Center.
b. Initial Investment Capital (Land and Pre-dev Costs):
The initial capital to take down the land purchase (in fee) will be approximately_______________. This is about $_______psf.
The funding for the project design engineering, permitting and other pre-development and presale costs is an additional $________________ (see development cost schedules- Land, Design, and Predevelopment Costs).
c. Leverage for Development:
Funding for construction and other development costs will be via_______________________________, and premiums on leases and licenses.
ACTIVITIES TO BE HELD AT HMC (see pro-forma Annual Calendar):
a. Basic Activities at the Facility:
Week Day Racing Activities
Week Day Evening Racing Activities
Weekday Auto Testing Activities
Week End Daytime Racing Activities
Week End Evening Racing Activities
Monthly Racing Activities
Annual Racing Activities
Music Concerts
Banquets
Swap Meets
Auto Sales and Demos:
Service Station
Retail Rental Spaces
b. Support Activities
Auto Storage, Service and Retrieval
Food and Beverage
c. Box Office and Ticket Taking/Ushering:
d. Security and Parking Control:
e. Janitorial:
f. Set Ups and R and M:
HAWAII MOTORSPORTS CENTER
DEVELOPMENT PLANNING NOTES
JUNE , 2000
1. THE SITE:
a. Size:
The site consists of an irregular shaped parcel of land of about 140 acres located in the southwest corner of the former Barbers Point Naval Air Station (recently closed military base).
b. Shape:
The irregular shape of the site allows for the plotting of a complete quarter-mile drag strip with a three-eighths mile plus shutdown area, a one-mile oval track and complete support facilities necessary to schedule races by major race sanctioning bodies (CART, IRL, NHRA, NASCAR, ALS, AIS, AMA). Additionally, a 2-1/2 mile road track, a go-cart track together with all supporting structures and a motorized theme park will be developed on the site, based on preliminary design studies.
c. Topography:
The site contains portions of existing asphalt taxiways and concrete aircraft staging areas, and is almost dead level. Several existing bunkers and concrete building are located on site.
d. Location:
The site is located on the main populated Island of Oahu, between the James Campbell Industrial Park (JCIP) and the main runways of the former Barbers Point Naval Air Station (now Kalaeloa Airport). The southwest corner of the parcel is about 600 yards from the shoreline of the Pacific Ocean. The surrounding community is known as Kapolei and has been designated as the “ Second City” for all future development and growth on the Island of Oahu by both the City and county of Honolulu and The State of Hawaii. As such, much of the commercial and economic growth has been directed towards Kapolei with its designation as an “enterprise Zone”.
e. Views:
From an elevation of about 20 feet or so above the existing ground elevation are spectacular Makai (toward the ocean) views of the shoreline, the ocean, and Diamond Head in the background. Mauka (toward the mountains) are views of the Waianae and Koolau Mountain ranges.
f. Access:
The primary access to the site is through the H-1 freeway off-ramp at Makakilo/Kapolei, through the former main entry gates and through the former military base to the site. The streets within the former military base are under agreement with the city and county of Honolulu.
The second major access route is again off the H-1 freeway through the Ewa Community, via Fort Weaver Road, then Geiger Road, which proceeds directly through the former secondary entrance to the base, then through the base and to the site.
A third access to the site is available through the JCIP via Exit one off the H-I freeway west, turning onto Kalaeloa Blvd. And then onto Malakole Street.
A single access is probably adequate for entry to almost all activities and events to be held at the facility, but the 3 access points will help enormously in reducing the time for exiting after large events.
Each of the three entry routes utilizes a different freeway off-ramp.
g. Future Access:
A fourth access may be obtained by constructing a crossing over the 100' wide drainage channel separating the site from JCIP at the end of Olai Street.
h. Water, Sewer, Electricity, Telephone, Internet:
Water. Sewer and Electrical services exist and are in place, but the water treatment and transmission facilities are substandard. Adequate utility services meeting current standards are available near the property line at the James Campbell Industrial Park (JCIP).
Internet access can be made readily available via existing Telephone, CATV(?) and DSL services at JCIP.
i. Zoning:
The zoning of the entire site is currently F-1 (Federal). The city will change it when the federal government no longer owns the property. The use as a motorsports facility was mandated by the federal government in the base closure proceedings BRAC 93 signed into law in 1999
The de facto zoning of the property after the federal government conveys it will likely be industrial/commercial because of its permitted uses and its location between JCIP and the aircraft runways.
j. The Purchase:
The purchase results from the settlement of a “friendly” lawsuit filed by HMC. The filing of the lawsuit and its subsequent handling has been completely amicable.
The background of the property purchase situation is that Hawaii Motorsports Center (HMC) made all of the required filings and applications for the acquisition of the property under federal base closure procedures (BRAC) for and Economic Development Convance (EDC). However, after the deadlines for such filings had passed, the Department of Hawaiian Homes Lands (DHHL) under its prior chairman applied for the property under a land exchange agreement it had negotiated with the US Navy.
DHHL has had a change of leadership, and no longer wants the 140-acre parcel. Instead, they want to refocus on their basic mission to develop housing. HMC will close the purchase by way of a property exchange for residential land that DHHL can develop in settlement of the lawsuit. The buy price will be about $_____Mil. or just under a ___________per square foot.
k. Continued Uses of Portions of the Base:
The current runways at the Kalaeloa general aviation reliever airport are designated as the emergency back up to the Honolulu International Airport, so the airport operations cannot be curtailed. There are three (3) runways, 4L (instrument) at 8300 feet, 4R at 4500 feet and the crosswind runway 11/29 at 6250 feet. This is of course very beneficial to HMC, because the airport operations will always be the “more offending use”.
Also, the Coast Guard will continue to use the runways for its search and rescue operations, and the State of Hawaii will transfer small aircraft/general aviation functions from the Honolulu International Airport to the adjoining runways.
There are opportunities to set up and operate a fixed base operations (FBO) for private planes near the HMC site, as the State Airports division has designated sites near runway 11/29 taxiways for this purpose.
2. THE PLANNED MOTORSPORTS CENTER:
a. Race Tracks:
The Master Plan calls for 3 large-scale racing components, a drag strip (1/4-mile plus appropriate shutdown area) and a 1.1-mile tri-oval (relatively flat with a maximum 6% banking at the turns), and an appropriate 2.25+ mile interior road course using a variety of configurations.
Future phases of the Master Plan, call for development of 4 additional facilities, A substantial motorized theme park similar to “Speed Zone”, and a Go-Kart track outside of the oval along the drag strip shut down area and a 3/8th mile dirt short track for a variety of car and motorcycle off road racing.
b. Staging and Pit Areas:
Paddock and Pits, staging areas, winner’s circles, etc. shall be provided for all of the above racing components as they are developed. Some pit areas will be combined with others, and some items such as the stages may be portable, and may be moved to the location needed for the specific event.
c. Structures at the Infield of the Oval and in the Shut down Area:
Initially there will be a garage structure in the infield to accommodate racing in the tri oval. This structure may be extended up to 600’, and a separate 600’ structure may be added later.. This structure will also house the facilities for a racing school and have restrooms and food and beverage services. The roof of these structures will be made to allow viewing and televising of major race events.
A second major structure will be constructed to support the 2 + mile road course and to serve as an auto prep and storage facility for the Motorsports enthusiasts. This structure shall have the supporting offices for road racing, and shall have restrooms and food and beverages services as well.
d. The Start Line Building:
In the first development increment, there will be a “Start Line” Building behind the starting line of the drag strip. It will be the central hub of all management and event activity.
The Start Line Building will be 5 stories high. The ground level will have the ticket booths and turnstiles with the major event spectator entries, loading docks, the security offices, maintenance personnel facilities (employee lockers) and the spectator drag pit access. The second floor will have the primary spectator areas, with the arcade and bleachers and the snack bars, restrooms and retail merchandising. The third and fourth levels will have Sky Boxes and the Fifth floor will have the Club Offices, the press boxes, administrative and club offices, temporary event offices, and other necessary offices.
The Start Line Building will also house the Motorsports Grille and Fitness Center (MGFC), which will have a restaurant and bar and an exercise and fitness center with showers and lockers. This will be the central amenity for the Hawaii Motorsports Center.
e. Bleacher Seating, Spectator Arcades and Supporting Facilities:
The permanent fixed seats used for tri-oval events will be _______, for drag racing events, _____, and for concerts, _____.
The Master Plan calls for an ultimate seating capacities (including temporary seats) of up to 60,000, for a major event on the tri-oval, and 40,000 for a major event on the drag strip.
The facility should also accommodate concerts on the start line, with a seating capacity (including temporary seats) of 18,000.
Events using the ultimate spectator seating capacities will also require temporary restrooms and food and merchandising stands, which are readily available nearby.
Permanent spectator arcades, snack bars, retail souvenir sales areas and restrooms will be developed concurrently with the permanent incremental expansion of seating capacities.
f. Private Suites, Auto Garages and Corporate Suites:
The Master Plan calls for the development of additional building modules extending from the Start Line Building along the west side of the property (herein called the West Building) and along the north side of the property (herein called the North Building). These have been designed in modules, each 250’ long, with a potential of 4 modules along the West side and 8 modules along the North side.
The modules will be 4 stories high. The ground floor will have “Auto garages” along the trackside, and Retail Shops along the opposite side. Each Auto garage will be about 1150 square feet, and each Retail Shop will be about 1100 square feet.
The second level will be a continuation of the arcade and bleachers in the same manner and at the same elevations as the Start Line Building. Modules along the North side will have a wide exit stair at its end, for spectator exits to the drag strip return road. Modules along the West side will have the same type of exits, but into the drag pit areas instead of the return road. Each module will have ____ bleacher seats, and ______ sf of areas suitable for snack bars, restrooms and retail sales.
The third and fourth levels will be developed into Suites. These will each be about ______ square feet, with two dropped tiers for use as a sky box-type viewing. The Suites and the Auto Garages will be available for Rental through a Co-op, and will be available in loft condition with a choice from several vanilla finish packages.
If all of the structures are developed, there will be a total of _______ bays, each 25’ wide. Each bay will have an Auto garage unit on the track side, except for the bay at the end of the 250’ module, which will have an exit stair into the return road or the drag pits. Therefore, there will be a potential of ______Auto garages and _____ Suites.
Future modules of the development may change based on the market acceptance of the components of the earlier phases.
3. Development Phases or Increments:
a. Objectives of the First Development Increment:
The functional objective of the first development increment is to install enough improvements to do major race events on the drag strip, the oval track, Theme Park, small oval and kart track and to do major concert type events at the start line area.
The financial objectives of the first development increment is to: i) sell various club memberships, rent Suites and Auto Garage Units, and ii) and negotiate premiums on leases and licenses to raise enough capital to pay for a substantial portion of the land and the costs to install the drag strip and the one + mile tri-oval, interior road course, other racing surfaces and the first increment of buildings and spectator facilities, and iii) contract by way of leases and licenses, various operations within the property to generate revenue flows that will service any debt to be carried on the costs not recovered with the net proceeds of the Rental of____________, Suites, and Auto garages, and premiums on leases and licenses.
b. The First Development Increment:
The first increment of the development will include construction of the Start Line Building, class rooms the four major race tracks (the drag strip, The one-mile tri oval, the interior road course, theme park, kart track and small oval and two (of the eight) modules of the North Building and one (of the four) modules of the West Building. Construction of the gas station and the Motorized theme park by the lessee’ should also be done in this first increment.
After the First Development Increment is completed, the facility will have a total of ____ fixed seats as follows: i) _____ fixed seats in the arcade area bleachers of the first module of the West Building, ii) ____ fixed seats in the arcade area bleachers of the first two modules of the North Building, iii) ____ fixed seats in the arcade level bleachers of the Start Line Building, plus iv) ____ seats “premium” seats in the rental Sky Boxes in the Start Line Building above the arcade, for a total of ____ fixed seats.
The first development increment will provide 27 Auto Garages and 60 Suites for rental via____________, and 30 Retail Shops for rent.
The plans are to create six modules of portable seating, with each module being easily moveable and containing approximately 2000 seats.
For major drag racing events, the portable modules may be placed on the makai side of the drag strip, increasing spectator capacity by 12000, to ______. For major racing events in the tri-oval, they can be placed in the return road of the drag strip, increasing seating capacity by 12000.
The arcade areas of the Start Line Building and the modules of the North and West Buildings will have large food and beverage services, restrooms and retail stores to service the fixed bleachers. The drag pit area will also have food and beverage services, restrooms and retail stores to service the pits and the pit seating area during drag racing events, and the portable bleachers placed in this area during tri-oval race events.
In the event all 12000 portable bleacher seats are used, portable toilets, snack bars and merchandise concessions will be needed in the areas that the portable bleachers are set up.
b. The Second Development Increment:
The Master Plan for the second development increment consists of developing two additional 250’ modules in the West Building (for a total of three), and four additional 250’modules in the North Building (for a total of six), and building out the balance of the facilities within the oval track.
The addition to the West Building will be 500 feet long and will include 18 additional Auto garages, 40 additional Suites, 20 additional Retail Stores, ____ additional fixed bleacher seats and an additional ______SF of restrooms, food and beverages services and merchandise concessions.
The addition to the North Building will be 1000 feet long and will include 36 additional Auto garages, 80 additional Suites, 40 additional Retail Stores, ____ additional fixed bleacher seats and an additional ______SF of restrooms, food and beverages services and merchandise concessions.
d. The Third Development Increment:
The Master Plan for the third development increment consists of adding one additional 250’ module to the West Building (for a total
Of four), and four additional 250’modules in the North Building (for a total of eight). Any supporting buildings and other improvements not built in prior development increments will be built with this third and final development increment.
The addition to the West Building will be 250” feet long and will include 18 additional Auto Salons, 40 additional Suites, 20 additional Retail Stores, ____ additional fixed bleacher seats and an additional ______SF of restrooms, food and beverage services and merchandise concessions.
The addition to the North Building will be 500’ feet long and will include 38 additional Auto Gaarages, 80 additional Suites, 40 additional Retail Stores, ____ additional fixed bleacher seats and an additional ______SF of restrooms, food and beverage services and merchandise concessions.
c. Gas Station, Retail Stores, and Car Dealers:
The Master Plan calls for the construction of a gas station by its lessee at the entrance to the facility in the first development increment.
The Retail Stores will be developed together with the modular additions to the West and North buildings.
Two car dealers will be selected, who shall be provided with limited dealership facilities at HMC. The primary display will be at the Start Line Building, but the freight elevator will allow cars to be placed anywhere along the arcade.
The Center shall be a Licensor permitting others to operate certain “activities” such as the snack bars and also the weekly racing activities, the special activities (big racing events), and the racing schools under Licensing agreements.
The Center, as Owner/Developer, Lessor and Licensor, shall perform all of the necessary cleaning and janitorial and all security of the common areas of the property. Such costs are to be billed back to the Lessees and Licensees on formulas established in the Lease and License agreements.
d. Board Of Governors:
The _______ members shall elect a 9 member "Board of Governors".
Each shall serve for 3 years, and 3 shall be elected each year, 3 shall be members, 3 shall be leaders in the local community and 3 shall be from the national or international racing community.
The Governors shall be provided with a number of “perks” but no financial compensation. Pictures of the current and past governors will hang in the lounge.
There will be a small staff to do work, which will be mainly to publish a monthly magazine, conduct meetings, and hold events.
Virtually all the required common facilities, equipment and services required to operate The facility will be provided by The Center’s staff.
4. ORGANIZATIONAL PLAN FOR THE CENTER:
a. Corporate Officers (of Hawaii Motorsports Inc. the corporate General Partner of Hawaii Motorsports Partners)
b. General Manager
c. Sales Manager
d. Operations Manager
e. Food and Beverage Manager
f. Safety and Security Manager
g. FT Staff/Salaries and Benefits
h. PT Staff/Wages and Benefits
See Organizational Chart, Work Descriptions and employee Policy Manual.
5. PERSONNEL ACCESS LEVELS:
Each of the various parts of the facilities shall be designated with a specific personnel access level, and each level will be separated by fences and gates, generally with card readers, and with standing personnel during large events.. The levels will be hierarchical and controlled by computers.
a. Level 1:
This level includes spectators arriving at the facility for events and business visitors. They will be allowed access to the general parking areas either by pre-paying an attendant (during events) or by pulling a ticket from a ticket spitter (during non-event times).
The facility will have a system of validation stamps and/or signatures on the tickets and a parking attendant to collect the tickets or parking fees at the parking exit.
b. Level 2:
This level consists of the persons who have purchased an event ticket. They will be given access to the arcade (includes the restrooms, snack bars and souvenir stands) and bleachers.
c. Level 3:
This level consists of the spectators who have purchased pit passes. Level 3 persons will wear a necklace or bracelet and be given access to the pit areas supporting the specific event.
d. Level 4:
This will be reserved for medical emergency personnel and will allow access to all areas of the property.
5. DEVELOPMENT TEAM:
a. Project Manager:
b. Legal Counsel (contracts and conveyances):
c. Project Accountant/CPA:
d. Property Manager:
e. Property Exchange Broker/Agent:
f. Governmental/Regulatory Counsel:
g. Architect/CAD Manager:
h. Soils Engineer:
i. Structural Engineer:
j. Civil Engineer:
k. Mechanical/Electrical Engineer:
l. Graphics Artist:
m. Web Master:
n. Corporate Sales Agent(s)/Broker(s):
o. Project Lender:
p. Project Appraiser:
6. INVESTMENT CAPITAL:
a. Investment Entity:
Hawaii Motorsports Partners, a registered Hawaii Limited Partnership, whose general partner is Hawaii Motorsports Investments, Inc., the owner and operator of the existing racing facility called Hawaii Motorsports Center.
b. Initial Investment Capital (Land and Pre-dev Costs):
The initial capital to take down the land purchase (in fee) will be approximately_______________. This is about $_______psf.
The funding for the project design engineering, permitting and other pre-development and presale costs is an additional $________________ (see development cost schedules- Land, Design, and Predevelopment Costs).
c. Leverage for Development:
Funding for construction and other development costs will be via_______________________________, and premiums on leases and licenses.
ACTIVITIES TO BE HELD AT HMC (see pro-forma Annual Calendar):
a. Basic Activities at the Facility:
Week Day Racing Activities
Week Day Evening Racing Activities
Weekday Auto Testing Activities
Week End Daytime Racing Activities
Week End Evening Racing Activities
Monthly Racing Activities
Annual Racing Activities
Music Concerts
Banquets
Swap Meets
Auto Sales and Demos:
Service Station
Retail Rental Spaces
b. Support Activities
Auto Storage, Service and Retrieval
Food and Beverage
c. Box Office and Ticket Taking/Ushering:
d. Security and Parking Control:
e. Janitorial:
f. Set Ups and R and M:
