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CONCESSION CORNER

CONCESSION TRACK PLANNING & DESIGN – PART 1
By Peter F. Olesen

The concession go-kart industry is growing, not only in terms of stand-alone go-kart tracks, but also in terms of go-kart tracks being key components of many new outdoor family entertainment centers (FECs). The idea of riding go karts appeals to young and old alike. While not as exciting as competition karting, it is far more accessible and a lot less expensive. The casual driver can enjoy the feeling of moving around a road-type course in a low-slung, racy-looking kart. This can be accomplished without the need for the same level of expertise, commitment and investment as a competition karter.

This article is directed to the family-oriented go-kart track and family entertainment center facility. These full-bodied or open concession karts or may include the newer NASKART or sprint car versions that are being introduced at tracks around the country.

There is a very large family entertainment market out there. Not only do the facilities draw licensed drivers of all ages, they also draw from the pre-driving public as well. The penetration of individual age groups may vary with the type of concession karting offered at individual tracks, as well as individual restrictions, regarding height and age. Many facilities are expanding to two or more tracks to maximize the age range of drivers, plus the number of rides generated per visit.

NASKARTS and sprint car replicas are more expensive and require more experience and operating skills. They are larger, heavier and usually travel at faster speeds than conventional concession karts. For these reasons, many track operators require patrons to be licensed automobile drivers. Several facilities are either considering or requiring the issuance of “track driver’s licenses” to permit capable underage drivers to drive. These decisions should be discussed with insurance carriers. Relative kart speeds are another element to consider in terms of size and age restrictions at a given track.

The majority of concession tracks being developed today are designed for conventional single-seat karts and side-by-side two seat karts. Under no circumstances should a track permit tandem seating in concession karts that are designed as single-seat vehicles… the potential for injury and resulting litigation is far too great.

Properly planned, constructed and operated, go-kart facilities can prove to be a major draw for the outdoor family entertainment center. They can serve as a primary draw as well as an “impulse” draw to patrons that are attracted by other elements of the FEC.

As stated earlier, the go-kart industry is experiencing significant growth. However, this does not assure that everyone starting a facility will succeed. Many fall by the wayside because of lack of preparation on the many issues that must be dealt with. If you are seriously contemplating the opening of a facility, this two-part article can help.

The items addressed here are important. We do not pretend to cover every item that need to be dealt with. Our intent is to identify the major elements involved. If they are handled properly, planning will be off to a good start. It is definitely true that “failing to plan” is actually “planning to fail”.

The development of a go-kart track, or an expanded FEC that could also include a miniature golf course, bumper boats, arcade and other attractions, requires the consideration of many issues that may have an impact on the ultimate success of a project.

Resolve to make decisions based on sound judgment, using as much specific information as possible. Wanting to do something is not an assurance of success. In most instances, time and money spent at the start will pay enormous dividends in terms of increasing the potential for success.

KNOW YOUR MARKET
Know your market! Unless you have a million people passing a site annually, have a feasibility study done. If not, at least get advice from people that have expertise in evaluating markets and potential patronage. Be aware that there are a multitude of factors that can influence success or failure. A feasibility study can mean the difference between a successful start and finish or the potential for failure.

LOCATION AND MANAGEMENT
Remember the most important requirements for successful operation are a good site location with easy access and sound management. A good location will aid in the generation of interest and repeat business, and stimulate impulse patronage. Being visible is not enough, and unless new patrons can easily locate and reach a facility, the number of potential customers drops rapidly. Sound management will assure that when patrons reach a site, they will be treated well and enjoy their visit.

PARKING
Before committing to a specific site, be certain that it can accommodate the attractions desired. A concept plan must not only consider planned attractions, but meet parking needs, storage of maintenance equipment needs, and allow space for storage of units (go-karts, bumper boats, etc.) inside overnight. Do not assume that the minimum parking spaces required by local ordinance will be sufficient. Establish a projection of the parking spaces to accommodate the potential attendees to the attractions.

EXPANSION?
Consider the potential for expansion once the operation is established. This may not be possible on many good sites, and is not a prerequisite for establishing a successful business. Lack of sufficient expansion space will limit future potential if the facility is successful. For all locations, be certain that the site has adequate space for all elements to be constructed, including parking space, development of a proper entrance, walkways, maintenance and office space, compliance with codes, access for serving individual attractions and future attractions.

ZONING, ETC,
Research the various local zoning, environmental, noise, traffic, drainage, and related agency regulations, policies, ordinances, etc. to be certain that a project can be developed. Establish whether zoning or other variations can be obtained. This should be done before making the decision to purchase or lease property. If unfamiliar with this process, consider the use of a consultant.

THE SITE
Resolve all questions concerning underlying soils, possible environmental contamination and site drainage considerations before committing to the purchase or development of a site. Also of major concern are the possibilities of wetlands, floodplain encroachments or extensive tree cover that could influence the acceptability of a site.

UTILITIES
It is important to determine the availability of required utilities such as water, sanitary sewers, natural gas and electricity. Where they are not available, determine local requirement for water wells and septic fields or other waste systems. It is also important to be aware of requirements for drainage and storm water detention.

KNOW YOUR NEIGHBORS
Know the neighbors and the neighborhood. Identify possible negative forces in the local and adjacent communities that may delay or block a project. Anticipate problems in advance and have solutions ready before confrontations occur. This is especially important prior to attending planning commission or zoning board meetings.

JANUARY, 2004 – PART 2 – More on Concession Track Planning and Design

ABOUT THE AUTHOR: Peter Olesen is a Licensed Professional Engineer in eight states and President of Peter F. Olesen and Associates, Inc. 500 West Central Road, Suite 205, Mount Prospect, Illinois 60056 USA. The firm provides consulting services to concession go-kart and Family Entertainment Center clients. Project span 35 states, Puerto Rico, Canada, Mexico and Brunei. Services range from preliminary site evaluations, feasibility studies, concept development, master planning, design and construction engineering services for project that include concession go-kart tracks, miniature golf courses, indoor and outdoor family entertainment centers and theme parks. These services apply to new facilities as well as renovation or expansion of existing facilities. Mr. Olesen has written many magazine articles on the industry and has made presentations at numerous industry seminars. For more information, see www.olesen.com or call 847-253-1515.

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