KANA Child Care Center Feasibility Study - McDowell Group

KANA Child Care Center Feasibility Study

Prepared by

In association with

MRV Architects

Prepared for

Kodiak Area Native Association (KANA)

May 2013

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154 SF

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CRIB ROOM

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WOMEN'S

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STORAGE

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ENTRY FROM CRIB ROOM

KANA Child Care Center

Feasibility Study

DRAFT REPORT

Prepared for:

Kodiak Area Native Association (KANA)

PREPARED BY:

Juneau Anchorage

In association with

MRV Architects

May 2013

Table of Contents

Executive Summary .................................................................................................................. 1 Introduction and Methodology ............................................................................................... 5

Introduction ............................................................................................................................. 5 Methodology ........................................................................................................................... 5

Overview of Child Care Facilities in Alaska .............................................................................. 7 Type of Child Care Facilities ..................................................................................................... 7 Regulations .............................................................................................................................. 8 Kodiak Child Care Providers ..................................................................................................... 9

Demand for Child Care Services in Kodiak ............................................................................ 10 Estimated Current Demand .................................................................................................... 10 KANA Facility Demand Factors ............................................................................................... 12 Summary of Estimated Demand for a KANA Child Care Facility ............................................. 14

Revenue Potential ................................................................................................................... 15 Kodiak Child Care Rates ......................................................................................................... 15 Full-Time vs. Part-Time Ratio .................................................................................................. 16

Expenses and Net Income ...................................................................................................... 18 Payroll and Benefits ................................................................................................................ 18 Total Expenses and Annual Net Income ................................................................................. 20

Facility Size and Cost .............................................................................................................. 22 Stand-Alone Child Care Center .............................................................................................. 22 Child Care Center Plus Other KANA Programs ....................................................................... 24

Appendix ................................................................................................................................. 25 KANA Staff Child Care Survey ................................................................................................ 25

Conceptual Drawings ............................................................................................................. 27

KANA Child Care Center Feasibility Study McDowell Group, Inc. Page 1

Executive Summary

The Kodiak Area Native Association (KANA) contracted with McDowell Group to conduct a preliminary

assessment of the feasibility of constructing, owning, and operating a child care facility in Kodiak. A variety of

sources were used in the analysis: Alaska Department of Health and Social Services (DHSS) for licensing

requirements, interviews with Kodiak child care providers and DHSS staff, MRV Architects for facility

programming and construction cost estimates, Alaska Department of Labor and Workforce Development for

population statistics, and a survey of KANA employees with young children. Following are key findings from

the study.

Kodiak Child Care Facilities

Child care services are available in Kodiak from a variety of licensed and/or approved home or center-based

providers. Larger child care facilities, such as the one being considered by KANA, are “Licensed Centers.”

Currently, there are four State-licensed centers in Kodiak along with one federally licensed center. The four

State-licensed facilities are all operated (and subsidized) by religious organizations. One of the four State-

licensed centers operates seasonally as a day camp. None offer infant care. The largest center serves slightly

less than 100 children. The federally licensed Coast Guard Child Development Center (CDC) serves about

100 children and is the only large facility in Kodak that cares for infants. The CDC is subsidized by the federal

government. There are 36 other child care facilities in Kodiak ranging from in-home and relative care with

five or fewer children to group homes for up to 12 children. There is an estimated total of 390 children from

infant through age 12 in some form of approved or licensed child care in Kodiak.

Kodiak Child Care Providers

# of

providers

Approved Provider 1

Approved Relative* 12

Coast Guard CDC 1

Licensed Center 4

Licensed Group Home 2

Licensed Home 21

Total Providers 41

Source: State of Alaska Dept. of Health and Social Services *Not all are required to be licensed.

Unmet Demand for Child Care Services in Kodiak

Survey research and interviews with child care providers indicates that there is relatively strong unmet

demand in Kodiak for high quality child care, including among KANA staff with young children. Cost of child

care services as well as the actual and perceived quality of care provided at a KANA center would determine

market response. Overall, KANA could readily attract 40 children from waiting lists and by capturing market

share from other providers. Market capture of up to 80 children is possible, though it might take one to two


years for the facility to reach that level, again depending on how the center positions itself in the market

place in terms of cost, quality of care, and quality of the facility.

Revenue Potential

Revenue potential for a KANA child care center is a function of the age groups served, part-time versus full-

time care, and the overall number of children served. Assuming the cost of care at the KANA facility matches

the State of Alaska’s child care reimbursement rates, annual revenues for 40 and 80 child facilities, with and

without infants, would range from $249,000 (40 child capacity, no infants) to $567,000 (80 child capacity,

with infants).

Estimated Annual Revenue*

40 Children 80 Children

With infants $279,000 $567,000

Without infants $249,000 $497,000

*Note: Both scenarios assume a mix of 60 percent of children attending full-time and 40 percent part-time.

Operating Costs

Personnel costs (payroll and benefits) are the most significant expenses in child care center operations. Child

care centers everywhere struggle to provide competitive wages while keeping costs affordable for parents and

within the reimbursement rates established by the State of Alaska. While subsidized non-profit child care

centers can sometimes offer reasonable wage and benefit packages (such as the Kodiak Coast Guard facility),

for-profit centers can typically only afford to pay relatively low wages and few if any benefits. As for most

employers, low wages can result in high staff turnover and reduce the quality of care. However, when labor

costs exceed 50-55 percent of total operating expenses it is difficult to operate at break-even.

Wages and benefits that KANA might pay its child care center employees is a topic that would require more

detailed discussion, should this project be advanced to the next step. For purposes of this analysis, an average

hourly rate of $12 is assumed (with higher rates for workers in supervisory positions), with benefit costs

averaging 20 percent of direct wages.

In addition to wages and benefits, significant expenses required to operate a child care center include: food

and other supplies, insurance, utilities, and building maintenance. This study assumes KANA would provide

human resource administration and some level of senior management-level oversight for a cost of about 10

percent of total child care center wages.

Net Cash Flow

Cash flow analysis indicates that under most scenarios the facility would operate at a deficit, though an 80-

child facility might operate slightly above break-even. A facility licensed for 40 children would have deficits

estimated at $44,000 if infants are served and $11,700 without infants. Doubling the size to 80 children

would likewise result in a deficit ($42,000) if infants were served. Cash flow analysis suggests that a larger

facility without infants would have net income of $14,600. Both models demonstrate that net income is

adversely affected when infant care is included in the mix. Even though this age group generates higher

revenue, higher staffing requirements result is increased labor costs greater than the extra revenue.


Estimated Annual Net Income Scenarios*


With Infants -$44,000 -$42,000

Without infants -$11,700 $14,600

*All scenarios assume a mix of 60 percent of children attending full-time and 40 percent part-time.

It is important to note that these annual cash flow estimates do not include any debt repayment or debt

service (interest) related to construction of the facility. Obviously, the addition of any debt service to the cash

flow analysis would result in significant cash flow deficit operations.

Construction Cost Estimates

A standalone child care center meeting state standards for 40 children would require a facility of about 4,380

square feet, at an estimated cost of $300 sq. ft., facility construction cost would total about $1.3 million, not

including land acquisition, landscaping, or interior furniture and equipment. A larger, 8,000 sq. ft. facility for

80 children, would cost about $2.4 million. These construction cost estimates should be viewed as

preliminary, and are based on prevailing construction costs for public facilities such as schools, libraries, etc.

The estimates are believed to be within 25 percent, plus or minus of actual costs for a KANA facility,

depending on the quality of materials and construction, as well as other site-specific factors.

Mixed Use Facility

The project team’s scope of work included considering the economic implications of adding office space to

the structure housing the child care program. These offices might be used to house various KANA program

staff, especially staff administering children’s services programs. A structure that includes space for both a 40-

child care center and a separate 2,050 sq. ft. wing with eight offices (and related common areas, restrooms,

etc.) would require approximately 7,000 sq. ft. The construction cost of that structure would be

approximately $2.1 million ($800,000 more than the stand alone 40-child care center). Annual operating and

maintenance costs for the additional office space would increase in proportion to the size of the building.

Next Steps

It is evident from this study that operation of a child care center would be a break-even venture at best. In

fact, deficit operations would be likely, therefore requiring on-going subsidy. The decision for KANA would be

to determine how much on-going financial support it might be willing to provide a child care center,

recognizing that there are non-monetary benefits associated with providing quality child care services for the

children of KANA employees.

McDowell Group’s original scope of work included additional tasks that were contingent upon the outcome

of this initial feasibility analysis. Should KANA have interest in further investigation of the child care center

concept, additional tasks would be to identify potential sources of capital funding to support construction of

the child care facility. The purpose of this task would be to assess the likelihood of securing various types of

outside funds to construct the center prior to more detailed capital-campaign planning by KANA. The second

pending task in the study team’s original scope of work is business planning, including development of final

recommendations regarding facility size and programming, with refined estimates of annual operating costs


and revenues. In addition, a more detailed assessment of facility construction costs would also be necessary as

a next step, should KANA see value in further investigation. Finally, KANA will also want to consider the cost

and logistical implications of relocating certain program staff to new offices at the child care center, should

further analysis of that option be warranted.


Introduction and Methodology

Introduction

This report, commissioned by Kodiak Area Native Association, serves as a preliminary assessment of the

financial feasibility of a KANA-owned and operated child care center in Kodiak. The study includes:

• Overview of child care center operating models in Alaska.

• Assessment of child care services available in the Kodiak area.

• Assessment of unmet demand for center-based child care in Kodiak.

• Analysis of facility requirements.

• Development of preliminary construction and annual operating costs.

• Analysis of the implications of combining a child care facility with office space for other KANA

programs.

Methodology

The study team gathered information from a variety of sources through interviews and secondary research.

Construction cost estimates were provided by MRV Architects. Information concerning the various types of

licensed/approved child care facilities in Alaska — including licensing requirements, staffing and training

requirements, indoor and outdoor space requirements, and other operating parameters — was gathered

from the Alaska Department of Health and Social Services (DHSS). Population statistics and trend information

was provided by the Alaska Department of Labor and Workforce Development (DOLWD).

Interviews were conducted with: owners/operators of all four Kodiak child care centers, the Child

Development Center at the Coast Guard Base, and two-thirds of licensed homes and group homes in the

community. (Approved providers and approved relatives were not interviewed as their operating models are

dissimilar to that of the larger facilities, and because there are only 13 of these providers.) The interviews

provided information on staffing issues including turnover, wages, and training. Also discussed were

occupancy rates and unmet demand, financial feasibility, operating expenses (especially those related to

children such as food and supplies), compliance with regulations, and other operational issues. Interviews

were also conducted with others knowledgeable in the child care industry including DHSS Child Care

Program staff, Thread (an organization that helps parents find appropriate child care and early childhood

education), and Kodiak Island Housing Authority.

KANA employees with young children were surveyed to measure internal demand for, and interest in, a

KANA-operated child care facility. The survey was completed by 19 KANA staff with a total of 39 young

children. The analysis also took into account the results of a survey of Providence Kodiak Island Medical

Center parents. The survey was conducted in 2011, with 57 of about 250 staff responding to the survey. The

survey provided information on child care arrangements, frequency of use of child care, interest in a

Providence-run child care facility, and the importance of a variety of factors they consider when making child


care arrangements. At the time, Providence was investigating the development of a child care center. It was

reported that Providence dropped the project due to an inability to find a suitable site.

A three-part model was developed to assess the feasibility of a KANA child care center. First, a demand

estimate was developed based on current unmet demand and the potential to capture additional market

share (especially from KANA staff). Second, estimates were created utilizing different ratios of full-time and

part-time child care, various age mixes of children, and the associated revenue and staffing requirements.

Third, operating expenses were estimated for two different sized facilities (40 children and 80 children). The

final model integrated all of these factors to illustrate potential financial feasibility. Finally, an assessment was

made of the costs and benefits associated with including space in a new facility for other KANA children’s

services program offices. Loan repayment and debt service were not included in financial modeling for this

study.


Overview of Child Care Facilities in Alaska

Type of Child Care Facilities

Licensed or approved child care providers are those facilities that possess a current license to operate a child

care facility in the state of Alaska, issued by DHSS, the Municipality of Anchorage, the Department of

Defense, or a Tribal organization. The State of Alaska approves or licenses six types of providers: Approved

Provider, Approved Relative, Approved In-home, Licensed Center, Licensed Group Homes, and Licensed

Home. The Municipality of Anchorage licenses child care facilities within its boundaries. The Department of

Defense and U.S. Coast Guard certify child care providers serving the military in Alaska. Child care providers

must be approved, licensed, or certified by the Department of Defense or USCG to participate in the state’s

child care assistance program.

State Licensed Child Care Facilities/Providers

There are three types of licensed child care providers/facilities in Alaska: child care centers (13 or more

children), group home (nine to 12 children), and home (up to eight children). Additionally there are

approved child care providers, approved relatives and in-home providers. Approved providers can care for a

maximum of five children including their own, but there are restrictions based on the ages of the children

that can reduce the maximum number of children. These facilities must be licensed by DHSS or the

Municipality of Anchorage.

There are also legally exempt providers that are not required to be licensed by the State as long as they care

for no more than four children unrelated to them. The exempt providers are not eligible to receive child care

assistance payments from the state.

Provider Legal Status

Max. # of Children

Licensed Child Care Center 13 or more children

Licensed Child Care Group Home 9 to 12

Licensed Child Care Home 8

Approved Child Care Providers* Up to 5

Source: DHSS.

Other Child Care Facilities in Alaska

MILITARY REGULATED CARE

Facilities regulated by the Department of Defense or the Coast Guard include child care centers, group

homes, and family child care homes on military installations. These facilities have been inspected by the DOD

or USCG to ensure health and safety compliance, and continue to be monitored by a military agency. The

Child Development Center on the USCG Base Kodiak operates under these federal regulations, which are

stricter than DHSS regulations.


TRIBAL APPROVED OR CERTIFIED FACILITIES

Tribal approved or certified facilities possess a current certificate or other approval from a tribal entity. Native

organizations are regulated by federal statutes. It is up to the organization to interpret the statutes and put

policy and procedures into place. Tribally approved or certified organizations do not operate under one

uniform policy or procedure. According to DHSS, tribal facilities receive Child Care Development Funds

(CCDF) directly from the federal government. In order to be included on the DHSS-approved provider listing

(and to make tribal and non-tribal children eligible to receive CCDF funds from the State) the facility must

also be certified by DHSS.

Regulations

The child care industry in Alaska has a significant level of State-mandated regulation, licensing, and

certification requirements. DHSS Title 7 ACC 10 and ACC 57, describes the myriad of licensing and

certification requirements for child care facilities. Among other things, this chapter describes criminal

background check requirements for staff; health, environment, and safety standards; record keeping;

requirements and standards for heating, water supply, waste, and waste water disposal; caregiver hygiene;

food service; medications; toxic substances; and first aid.1

Operators that seek child care reimbursements from the State must also comply with the Child Care

Assistance Policy & Procedure Manual. This document defines the types of providers that are eligible to

receive reimbursements from the Child Care Assistance Program (CCAP), eligibility and income determination

levels, application requirements, and record keeping, among other issues.2

During the interviews conducted for this study, many facility operators mentioned the time and effort

required complying with all regulations and that it was important to be continuously vigilant in monitoring

their operations.

1 http://dhss.alaska.gov/dpa/Pages/ccare/regs.aspx 2 http://hss.state.ak.us/dpa/programs/ccare


Age Groups

State regulations regarding staffing, facilities, the care provided children, and assistance reimbursement rates

vary by age group. Below are State-defined age groups for facilities in Alaska.

Child Care Age Groups

Age Group Age

Infants 0-18 months

Toddlers 19-36 months

Preschool 3-4 years

Kindergartners 5-6 years

School age 7-12 years

Source: DHSS.


At the time of this study, there were a total of 41 licensed child care providers in Kodiak plus the Coast Guard

Child Development Center. Interviews were conducted with all of the licensed centers, both group homes,

and two-thirds of licensed homes. Interviews were not conducted with approved providers or approved

relatives as the operating models for those types of providers is substantially different than for licensed

centers.


# of

Providers

Approved Provider 1

Approved Relative* 12

Coast Guard CDC 1

Licensed Center 4

Licensed Group Home 2

Licensed Home 21

Total Providers 41

Source: DHSS *Not all are required to be licensed.


Demand for Child Care Services in Kodiak

Estimated Current Demand

There are an estimated 390 children in licensed or approved child care in Kodiak. Interviews with Kodiak child

care providers revealed that current child care occupancy rates range from 80 to 100 percent of capacity.

Professionally managed facilities that provide high-quality care have the highest demand and reported that

they were generally at or near capacity and at times had waiting lists. The Coast Guard CDC reported strong

demand with a waiting list. Combined, operators of licensed homes, and licensed group homes reported

occupancy rates of about 80 percent, with one-third reporting a waiting list.

Paid Child Care in Kodiak

# of Children

Licensed Centers* 140

Licensed Homes and Group Homes 125

US Coast Guard CDC 100

Approved providers and relative** 25

*Does not include Kodiak Baptist summer program. **Estimated at about two children per facility

Licensed Centers

All four licensed child care centers in Kodiak are affiliated with religious organizations. None of the centers

provide infant care.

One of the four centers is a summer camp that is operated seasonally by the Kodiak Baptist Mission. The

Mission also operates the Sonshine Preschool and Daycare which serves about 45 preschool children and

about 50 after-school children. The summer camp has total enrollment of about 100 children in grades 1

through 8. St Paul Lutheran Preschool reported a mix of sixteen 3 to 4-year-olds and about twenty 4 to 5-

year-olds. Kodiak Christian School reported ten children age 4 to 6.

All of the centers are subsidized in one form or another such as paying no rent and/or low or no utility

expenses. Parents also participate in fundraising events and/or pay an annual fee to offset center expenses.

Kodiak Licensed Child Care Centers Children

St. Paul Lutheran Preschool 36

Kodiak Christian School 10

Kodiak Baptist Mission

Sonshine Preschool and Daycare 95

Summer Day Camp program* 100

*About 100 children are registered over the course of the summer but daily participation is much lower.


Licensed Homes and Group Homes

There are 21 licensed homes and two licensed group homes in Kodiak. For purposes of this analysis, the 23

facilities are grouped together. Calls were made to all 23 facilities, and interviews were completed with 16.

The majority of licensed homes have a capacity of eight children. Several were licensed for fewer children.

Although the two group homes could be licensed for up to 12 children, both reported they were licensed for

eight.

The average reported occupancy for the 16 homes interviewed was 80 percent (or about 6.3 children on

average). Three facilities report that even though they were licensed for eight children they were restricting

their maximum to less than that because of medical conditions of the owners or other considerations. Several

of the facilities stated that current occupancy was somewhat lower than it has been over the last couple

years. One-third reported that they were currently at maximum capacity, and three said they were close to

capacity.

One factor that seems to drive demand among many Kodiak licensed homes is the seafood processing

industry. Seafood processing plants employed over 3,200 workers borough-wide in 2011, with a peak

employment of 2,500 (this includes processing facilities in outlying communities). Nearly 1,500 of these

workers are local residents, many of whom work almost all year round. Plants are busiest from July to

September. Workers often put in 12 to 16 hours per day processing salmon, halibut, black cod, and pacific

cod during. Processing employment is also elevated during February through March, though not to the same

extent as during the summer. The need for child care during these months may create spikes in demand,

especially for facilities that provide care seven days a week, 24 hours a day.

Coast Guard Base Kodiak

The Coast Guard Child Development Center (CDC) has the capacity to care for slightly more than 100

children. As of April 2013 they had 101 children (see table below). According to the CDC Director, the facility

is almost always at maximum capacity. In addition to day care services, the center offers after school care and

summer care programs. Because the USGC allows children age 10 to stay alone in base housing after school,

the center’s school-age children are, for the most part, aged 5 to 9. Although not restricted to serving Coast

Guard families, the center has never taken children from outside the Coast Guard. The Director reported a

consistent waiting list and that because of excess demand, especially for infant and preschool age children,

some Coast Guard families become licensed homes under state regulations. Some Coast Guard families live

off-base and utilize child care provided by one of Kodiak’s other state-licensed providers.

Coast Guard Child Development Center

# of Children

Infants 18

Toddlers 20

Preschool 40

School age 23

Total 101

Source: Coast Guard Child Development Center


Current Unmet Demand

Overall, demand for services for Kodiak’s child care providers is strong, with combined occupancy ranging

from 80 to 100 percent. However, there is much greater demand at facilities that are regarded as offering

high-quality care. Demand for these high-quality providers exceeds supply and has for some time.

Information provided by the Coast Guard CDC shows strong and consistent demand beyond their capacity,

especially for full-time infant and toddler care as well as part-time care of preschool age children. In April

2013, the administrator reported a waiting list of six infants, six toddlers, and “a handful” of part-time

preschoolers. One licensed center reported a wait list for preschool and kindergarten age children but would

not provide numbers. About one-third of licensed homes and group homes interviewed said they had a

waiting list. Applying this ratio to one-third of the 23 facilities in this category and conservatively assuming

that each had excess demand of one child would result in excess demand of about eight children.

Overall, demand for infant care is highest among the age groups. The Coast Guard is the only center-based

facility that offers infant care in Kodiak, although some licensed homes also offer infant care.

DEMAND FOR QUALITY CARE

While there is unutilized capacity in Kodiak, the highest quality facilities are in high demand. Comments from

both the KANA staff survey and the Providence staff survey reinforce this observation.

When KANA staff parents were asked “Do you face any of the following challenges finding appropriate child

care?” the most often selected option was “finding high-quality child care” (79 percent). One third of KANA

parents thought “higher-quality child care” would be the most important advantage to a KANA-operated

child care facility.

The most important factors when considering child care arrangements for Providence parents are: reliability

of care (4.8 on a scale of 1 to 5, not important to very important), quality of facility (4.7), and

experience/training of caregivers (4.6). For comparison, cost was rated a 4.1 and convenience to home or

work a 3.9 by Providence parents.

KANA Facility Demand Factors

KANA Staff

A survey of KANA staff with children from infants through age 11 was conducted in order to estimate internal

demand for child care. KANA employs a total staff of about 140, including 36 employees with children infant

to age 11. The survey was completed by 19 KANA staff reporting a total of 39 young children, an average of

about two young children per employee.

Two-thirds (67 percent) of survey respondent’s children attend some type of paid child care. This equates to

roughly 1.4 children per KANA staff member with young children attending paid child care. Extending this

ratio to all KANA staff with children would suggest that about 50 young children of KANA staff are receiving

paid child care.


Survey respondents were asked if they would be very interested, somewhat interested, or not interested in a

KANA-managed child care program. Four-fifths of staff (79 percent) responded that they were very

interested, and an additional 15 percent reported they were somewhat interested. Considering only the ratio

of staff members that stated they were very interested, the internal demand for a KANA facility is estimated at

about 26 children. Demand from KANA staff could be stronger if some subsidy were provided by KANA.

(Complete survey results can be found in the Appendix.)

Factors in KANA Staff Estimated Child Care Demand

Staff with children age 0-11 36

Avg. # of children per staff with children 2

Avg. # of children in child care 1.4

Est. total children in daycare 50

Est. total children in paid daycare (about 2/3) 33

Percent “very interested” in facility 76

Estimated KANA staff demand 26

Future Population-Based Demand

Kodiak Island Borough’s estimated 2011 population of 13,870 was very close to the 2000 estimate of 13,913.

In the interim, the population dipped to a low of 13,220 in 2006 before recovering in 2007 to 2011. The

estimated number of young children (infant to age 11) declined by 13 percent from 3,040 in 2000 to 2,638

in 2011. Annual births are projected to decline by about 14 percent between 2010 and 2035. Annual net

migration is projected to decline by about 36 percent over the same period.

Estimated Kodiak Island Borough Population Trend Total Population and Under Age 12

Age 2000 % of

Total Pop. 2011

% of Total Pop.

Total Population 13,913 13,870

Age 0 – 4 1,245 9% 1,209 9%

Age 5 – 9 1,269 9 993 7

Age 10 – 11 526 4 436 3

Total age 0 – 11 3,040 22% 2,638 19%

Source: Alaska Department of Labor and Workforce Development, Research and Analysis Section


The population of Kodiak resident infants to age 11 is projected to decline by about 10 percent between

2010 and 2035.

Estimated Kodiak Population Infant to Age 11, 2010 - 2035 Year Est. Population % chg.

2010 2,591

2015 2,622 +1%

2020 2,602 -1%

2025 2,486 -4%

2030 2,374 -4%

2035 2,329 -2%

Total % chg. 2010 – 2035 -10%

Source: Alaska Department of Labor and Workforce Development, Research and Analysis Section

Summary of Estimated Demand for a KANA Child Care Facility

Assuming that KANA constructed a high-quality facility and hired well-qualified staff, a conservative estimate

of demand from KANA staff is about 25 children. However, whether to provide infant care is a critical

decision. While there is definitely demand, infant care requires a higher level of staff time, diligence, and

expense, and is not as profitable as providing care for older age groups. An estimated 20 to 25 percent of

KANA staff children are infants (about five or six children).

In general, KANA would capture some portion of current unmet demand for child care services in Kodiak, as

well as a share of the market already being served by other facilities. A high-quality KANA facility could attract

several dozen children from waiting lists and other facilities (and likely more than that over time).

Long term population trends show a slight decrease in the population of children in Kodiak. However,

developing a facility that is desirable should result in maintaining market share.

Overall demand for a KANA operated child care center could be in the range of 40 to has high as 80 children,

if facilities and services are exceptional, and prices competitive. As with most new businesses, there would be

a ramping up period of one to three years for KANA to reach full market penetration. KANA should be able to

attract at least 30 children in Year 1. If KANA were to provide even minimal subsidies for staff, internal

demand would increase.


Revenue Potential

Kodiak Child Care Rates

Child care rates vary according to full-time or part-time care and the age of the child. Rates for infants and

toddlers are significantly higher than for preschool and school age children.

The State of Alaska child care assistance program publishes reimbursement rates for qualified households. The

table below shows full-time rates range from $605 per month for school age children to $775 per month for

infants. The average full-time rate among the four categories is $671. The average full-time rate paid by

KANA staff with children in care is reported at $642. The Coast Guard CDC average full-time rates range from

$650 for the older children to a top rate of $685 for infants. The average of licensed homes interviewed is

around $650. For purposes of estimating annual revenues, DHSS child care assistance rates are used.

State of Alaska Child Care Assistance Rates: Licensed Centers

Age Group F/T Month P/T Month F/T Day P/T Day Hourly

Infants $775 $465 $47 $28 $5.25

Toddlers $700 $420 $42 $25 $5.00

Preschool $605 $363 $36 $22 $4.50

School age $605 $363 $36 $22 $4.00

Average Assistance Rate $671 $403 $40 $24 $4.69

Source: DHSS.


Full-Time vs. Part-Time Ratio

Child care facilities have a mix of full-time and part-time children, and the ratio of age groups changes

frequently as family needs change throughout the year. The table below shows the annual revenue

implications of three enrollment scenarios (100 percent full-time, 60 percent FT/40 percent PT, and 50

percent FT/50 percent PT) for two different mixes of children (one assumes no infants are served). Children in

full-time care provide the highest revenue and the most efficient operations. All facilities would prefer only

full-time children; however, market demand dictates that facilities offer some part-time care. Interviews

revealed that for the most part, Kodiak facilities are able to attract at least half of their business from families

needing full-time care.

Annual revenue in Scenario 1 (with infant care) ranges from $266,000 for an equal mix of full-time and part-

time children, to $322,000 for all full-time children. Annual revenue in Scenario 2 (without infant care) ranges

from $237,000 to $299,000. Scenario 1 yields about 12 percent more revenue primarily because of the

higher revenue generated by infant care.

Potential Revenue Scenarios

SCENARIO 1 (with infants)

# of Children 100%

Full Time 60% FT 40% PT

50%FT 50%PT

Age Group

Infants 15 $11,625 $9,765 $9,300

Toddlers 10 $7,000 $5,880 $5,600

Preschool 5 $3,025 $2,541 $2,420

Kindergartners 5 $3,025 $2,541 $2,420

School age 5 $3,025 $2,541 $2,420

Total # of Children 40

Revenue

Monthly $27,700 $23,268 $22,160

Annual $332,400 $279,216 $265,920

SCENARIO 2 (without infants)

# of Children 100%

Full Time 60% FT 40% PT

50%FT 50%PT

Age Group

Infants 0 $0 $0 $0

Toddlers 5 $3,500 $2,940 $2,800

Preschool 20 $12,100 $10,164 $9,680

Kindergartners 10 $6,050 $5,082 $4,840

School age 5 $3,025 $2,541 $2,420

Total # of Children 40

Revenue

Monthly $24,675 $20,727 $19,740

Annual $296,100 $248,724 $236,880


A model was also developed to look at revenue potential from a facility caring for 80 children. A scenario with

a high mix of infants and toddlers could generate revenue in the range of $540,000 to $675,000 annually. A

scenario with 80 children and no infants could generate between $473,000 and $592,000 annually.


Expenses and Net Income

Payroll and Benefits

The most important factor in the financial performance of a child care center is labor cost management. In

general, the for-profit sector of the child care industry is only marginally profitable, with pressure to keep

payroll and benefits as low as possible. Wages are generally modest (especially for new and/or untrained

workers), and many facilities provide little or no benefits. Low wages and a lack of benefits result in a high

level of staff turnover industry-wide. The tension between providing the high quality care that parents desire

and the need to keep staffing costs as low as possible is a constant battle for most facilities. One facility

manager in Kodiak stated “It is difficult to be successful if payroll exceeds 50 percent [of operating costs].”

Wages

Wage ranges were gathered for 21 Kodiak child care facilities. The lowest reported rate for new employees

was $9.00 per hour. The highest rate reported for experienced staff was $17.50 per hour. This wage is paid

to federally subsidized workers at Coast Guard CDC and accounts for five of 17 fulltime staff at the CDC.

Otherwise, CDC child care workers start at $11 and range to $13.50 per hour (plus benefits for full-time

staff).

In general, child care workers do not need special training when they start work. The CDC requires workers to

eventually acquire some level of Child Development Associate (CDA) Credentials and workers generally earn

higher wages the more credentials they have. While there are 12 levels of CDA training, most hourly staff

would be certified between level 1 and level 5. Most of the centers provide some financial support for

training such as CDA and first aid.

The average starting wage for all facilities combined is about $10 per hour, and the average high rate is

about $15 per hour (including the highest CDC rate). Because the child care industry has a relatively high

rate of turnover, the average wage rate when considering all child care workers in Kodiak is likely somewhere

closer to $11 per hour. KANA may need to pay slightly higher than average to attract and retain qualified

workers. For purposes of estimating cash flow for a KANA center, an average rate of $12 per hour is assumed.

MANAGEMENT

Even smaller child care facilities need some managerial oversight for tasks such as bookkeeping, staff

scheduling, food preparation, and ordering supplies. While front line staff would be expected to monitor

compliance with State regulations, KANA would likely need to provide some senior level oversight regardless

of size. In a 40-child facility it is likely that one staff member would, in addition to normal duties, have some

responsibility for tasks such as staff scheduling, ordering supplies, and food preparation. Likely, this staff

member would be compensated for the higher level of responsibility. A rate of $17 per hour is assumed for

this study. An 80-child facility would require a full-time manager; a rate of $20 per hour is assumed in this

case.


Benefits

Most child care facilities in Kodiak (and industry-wide) provide few if any benefits. Providing benefits could

give KANA some competitive advantage in hiring and retaining quality staff. KANA’s current staff benefits are

estimated at about 35 percent. The Coast Guard CDC provides the highest level of benefits for child care

workers in Kodiak as all staff are considered federal employees. Many of the CDC staff are the spouses of

active duty personnel and are already fully covered. Other CDC staff receives vacation, sick pay, medical,

dental, and vision coverage. In any case, the cost of benefits is an important financial consideration for a

KANA-operated child care center. For estimating cash flow, this study assumes benefit costs equal to 20

percent of payroll.

Child-to-Caregiver Ratio

To a large degree, payroll expense is determined by state law. State of Alaska DHSS Title 7 sets child-to-

caregiver ratios for licensed centers. The table on the following page shows the maximum number of children

one caregiver can be responsible for at one time. The ratio is lowest for infants, allowing five children per

caregiver, and highest for school age children, allowing 18 children per caregiver.

40-CHILD FACILITY

A critical decision in the development of a child care center in Kodiak will be whether to provide infant and

toddler care. These two age groups are more labor-intensive and would have a significant effect on staffing

requirements and payroll. The two scenarios below show staffing requirements for two groups of 40 children.

The first scenario involves more younger children: 15 infants and 10 toddlers. This particular mix of children

would require a staff of about 6 FTE (full-time equivalent). The second table shows a mix of 40 children more

heavily weighted towards preschool and kindergarten age children and no infants. This mix of children would

require a staff of about 4 FTE.

In this example, the addition of infants would require a facility to provide about two more FTE staff. While the

average monthly charge for infants and toddlers care is higher, the extra revenue is not enough to offset the

additional labor costs associated with their care. Further complicating staffing requirements related to

younger children, Title 7 states that centers “may maintain a child-to-caregiver ratio consistent with the age

of the majority of the children, when kindergartners and school age children are in a mixed age group. When

infants, toddlers, and preschoolers are in a mixed age group, the child-to-caregiver ratio for the youngest

child applies.” A scenario with even a few infants could require a higher caregiver ratio and result in higher

payroll expenses with less revenue.

See tables, next page


Required Number of Caregivers

SCENARIO 1 (with infants)

Number of Children

Max. # of Children per

Caregiver

Caregivers Needed

Infants 15 5 3

Toddlers 10 6 1.7

Preschool 5 10 0.5

Kindergartners 5 14 0.4

School age 5 18 0.3

Total 40 5.8

SCENARIO 2 (without infants)

Number of Children

Max. # of Children per

Caregiver

Caregivers Needed

Infants 0 5 0

Toddlers 5 6 0.8

Preschool 20 10 2

Kindergartners 10 14 0.7

School age 5 18 0.3

Total 40 3.8

80-CHILD FACILITY

A model was also developed to examine staffing needs for a facility caring for 80 children. A scenario with a

high mix of infants and toddlers would require a staff of about 12 FTE. A scenario with 80 children and no

infants would require about 7 FTE.

Other Expenses

In addition to wages and benefits, significant expenses required to operate a child care center include: food

and supplies, insurance, maintenance, utilities, and administration, among other things. This study assumes

KANA would provide HR services and some level of senior oversight for a cost of about 10 percent of total

child care center wages. Estimates of other building operating costs in Kodiak have been developed from data

provided by KANA, interviews with other Kodiak child care facilities, the City of Kodiak, and other Kodiak

businesses.

Total Expenses and Annual Net Income

40-Child Center without Infants

The following table is a summary of estimated annual income for a KANA-operated child care center utilizing

the scenarios developed for revenue potential, staffing requirements, and payroll, combined with preliminary

estimates for other facility expenses.

Scenario 1 shows estimated annual income based on a 4,380 square-foot facility serving 40 children, with 60

percent attending care full-time and 40 percent part-time, with no infants. The estimate does not include


mortgage payment expense. This model results in a slight deficit of about $11,700 annually. The most

significant factors that affect cash flow are wages and benefits. Reduced wages and benefits could improve

cash flow in the short-term, though with the likely result of higher staff turnover and a reduction in the

overall quality and continuity of care.

Estimated Annual Net Income Scenario 1 Amount Wages $108,000 Benefits 21,600 KANA HR/admin 10,800 Training 1,500 Heat 13,000 Electric 7,800 Sewer/water/trash 3,200 Telephone 1,900 General/Office supplies 1,800 Childcare supplies 60,000 Insurance 14,000 Dues and subscriptions 250 Advertising 750 Maintenance/repairs 2,500 Janitor 4,300 Equipment 1,000 Miscellaneous 500 Total Expenses $260,400 Estimated Revenue $248,700 Net Income -$11,700

Additional Scenarios

To test the cash flow effect of including infants, Scenario 1 was modified to include 15 infants to the mix of

40 children. The increase in labor cost is greater than the additional revenue generated and results in an

annual net loss of about $44,000.

The model was also extended to a larger facility (doubled to 80 children) to determine if any significant

economies of scale existed. Expenses and revenues were adjusted to reflect a larger facility that is estimated at

about 8,000 sq. ft. A facility with 80 children, but no infants, is estimated to be modestly profitable (annual

net income of about $14,600), while an 80-child facility with infants results in a net loss of about $44,000

annually.

Estimated Annual Net Income Scenarios*


With Infants -$44,000 -$42,000

Without infants -$11,700 $14,600

*All scenarios assume a mix of 60 percent of children attending full-time and 40 percent part-time.


Facility Size and Cost

Stand-Alone Child Care Center

40-Child Facility

The table below shows estimated space requirements for a 40-child center that would total 4,380 sq. ft. Of

the total, 3,440 would be child care space and 940 sq. ft. would be support space.

This estimate is based on State standards for child care facilities and a review of industry standards by MRV

Architects. A primary design requirement detailed in Title 7 is that per child spaces must be at least 35 sq. ft.

indoors and 75 sq. ft. outdoors.3 In the estimate below, the gross motor skills, fine motor skills, and children’s

cubby space combined equals about 38 sq. ft. per child, slightly over the state mandated 35 sq. ft. per child.

Crib/sleeping area space is mandated to be 25 sq. ft. per child. Auxiliary spaces such as teacher’s office,

kitchen, storage, and laundry room are minimal. DHSS regulations state that “rooms do not have to be

assigned exclusively to a single function.”

Stand-Alone Child Care Center Square Footage Child Care Center Spaces Entry/vestibule 80 Gross motor skills space 700 15 sf./child Fine motor skills space 700 16.25 sf./child Children’s cubby/storage 150 5’ aisle, 20 ea. side Crib room 1,000 25 ft/child, includes circ. Kitchen 150 casework, sink, refrig. Teacher’s office 150 General storage 120 Restrooms 310 2 @ 155sf., 2 fixtures ea. Laundry space 80 1 washer, 1 dryer Subtotal 3,440 Support Spaces Mechanical 172 5% of building area Janitor 80 Circulation 585 17% of building area Walls 103 6% of building area Subtotal 940 Total 4,380

3 7 ACC57.620. 35 square feet of usable indoor space per child, exclusive of hallways, bathrooms, storage areas, office space, furnace and laundry rooms, crib space, and any area children are prevented from using. 75 square feet of outdoor recreation space per child for the maximum number of children playing outside at any one time. The facility may use a park or other outdoor location that is easily accessible if a plan for transportation to and from and for use of this alternative outdoor location is approved by the department.


Based on estimated construction cost of $300 per sq. ft. a new facility designed to care for 40 children would

cost about $1.3 million. This does not include land cost, landscaping of an outdoor areas for children, or

interior furniture and equipment. This construction cost estimate is preliminary but likely within 25 percent,

plus or minus, of actual costs, depending on the quality of materials and construction, as well as other site-

specific factors.

80-Child Facility

Assuming some economies of scale, an 80-child facility is estimated to require slightly more than 8,000 sq. ft.

and cost about $2.4 million to construct.


Child Care Center Plus Other KANA Programs

In addition to the stand-alone child care centers described above, MRV Architects investigated preliminary

design and cost for a child care facility combined with some office space that could be utilized by other KANA

programs such as Child Care Development Funds, Infant Learning, Johnson O’Malley, or WIC.

The table below shows the 40-child facility described above combined with space for eight professional

offices including ancillary spaces such as additional restrooms, storage, copy room, reception area, and

meeting space. Total space dedicated to the additional offices is about 2,050 sq. ft. resulting in total facility

square footage of slightly less than 7,000 sq. ft. with construction costs of about $2.1 million.

Child Care Center with Additional Office Space Square Footage Childcare Center Spaces Entry/vestibule 80 Gross motor skills space 700 15 sf./child Fine motor skills space 700 16.25 sf./child Children’s cubby/storage 150 5’ aisle, 20 ea. side Crib room 1,000 25 ft/child, includes circ. Kitchen 150 casework, sink, refrig. Teacher’s office 150 General storage 120 Restrooms 310 2 @ 155 sf., 2 fixtures ea. Laundry space 80 1 washer, 1 dryer Subtotal 3,440 Professional Office Spaces Offices 1,200 8 @ 150 sf. ea. Copy/work room 150 Waiting room 300 Reception area 120 Restroom 160 2 unisex Storage 120 Subtotal 2,050 Support Spaces Mechanical 275 5% of building area Janitor 80 Circulation 933 17% of building area Walls 165 6% of building area Subtotal 1,453 Total 6,943

The cost of operation for this mixed-use facility is estimated to be about $300,000 annually; about $40,000

higher than a standalone 40 child center with no infants. Additional building expenses include heat, electric,

maintenance, and insurance. The additional $40,000 does not include janitorial for the 2,050 sq. ft. of office

space nor any other specific expenses related to those who might use the office space.


Appendix

KANA Staff Child Care Survey

Two-thirds of KANA staff with young children reported they had children in paid care, while 49 percent

reported unpaid care.

Care of Children in Household

% of Total

Children in paid care 67%

Children in unpaid care 49

Note: Respondents may have children in both paid and unpaid care.

Nearly all respondents stated that it is difficult (47 percent) or very difficult (42 percent) to find appropriate

child care in Kodiak. Only 5 percent said it was easy, none said it was very easy.

In your opinion, is finding appropriate child care in Kodiak…?

% of Total

Very easy -%

Easy 5

Difficult 47

Very difficult 42

Don’t know 5

Finding high-quality child care was the most often reported challenge facing four out of five KANA staff.

Roughly three out of five reported that finding affordable care (63 percent) and an opening for their child (58

percent) were challenging. About half reported that finding a convenient location (53 percent) and care at

the time they needed it was difficult. While respondents were offered the option of “I have no challenges

finding suitable child care” none selected that response.

Do you face any of the following challenges finding appropriate care? (Multiple responses were accepted)

% of Total

High-quality child care 79%

Affordable child care 63

Child care with an opening for my child 58

Conveniently located child care 53

Child care at the times I need it 47


When asked how satisfied they were with their current child care provider(s), slightly more than four out of

five KANA staff reported they were either satisfied (74 percent) or very satisfied (11 percent). Only 5 percent

report they were dissatisfied, while one out of ten did not know.

How satisfied are you with your current child care provider(s)?

% of Total

Very satisfied 11%

Satisfied 74

Dissatisfied 5

Very dissatisfied -

Don’t know 11

Four out of five KANA staff with young children reported being very interested in using a KANA-managed

facility. If this ratio is extended to the 50 to 55 KANA staff member children, this would represent potential

demand for about 40 to 45 young children that may utilize a KANA child care facility.

Would your household be very interested, somewhat interested, or not interested in a KANA-managed child care program?

% of Total

Very interested 79%

Somewhat interested 16

Not interested 5

Don’t know -

Convenience (47 percent) and potentially lower cost (42 percent) were reported most often as the most

important advantages of a KANA-operated child care program. About one-third of KANA staff reported high

quality childcare as an advantage and about one-quarter reported being able to find an opening for their

child. While respondents were offered the option of “No advantage for me,” none selected that response.

What would be the most important advantage to you with a KANA-operated child care program?

(Multiple answers allowed)

% of Total

More convenient 47%

Potentially lower cost 42

Higher quality child care 32

Finding child care with an opening for my child 26

No advantage for me -


Conceptual Drawings

The following pages contain preliminary conceptual drawings of a potential 40 child facility with offices for

other KANA programs.

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KITCHEN

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LAUNDRY

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NA

TIV

E A

SSO

CIA

TIO

N

CO

NC

EPTU

AL D

ESIG

N

0' 8' 16'4' 1/8" = 1'-0"1 CHILD CARE LONGITUDINAL SECTION

0' 8' 16'4' 3/16" = 1'-0"2 OFFICES SECTION

0' 8' 16'4' 3/16" = 1'-0"3 SECTION THROUGH FINE MOTOR AREA

0' 8' 16'4' 3/16" = 1'-0"4 SECTION THROUGH WAITING AND CRIB ROOM

CHECKED:

SHEET NO.

SCALE:DRAWN:

DATE:

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PV


JUNEAU, AK 99801907-586-1371


for


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8 P M

G:\

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ldca

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r\RE

VIT

\KA

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ld C

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3D VIEWS

02/22/13

KOD

IAK

AREA

NA

TIV

E A

SSO

CIA

TIO

N

CO

NC

EPTU

AL D

ESIG

N

0' 8' 16'4'1 OFFICE ENTRY FROM OUTDOOR PLAY AREA

0' 8' 16'4'2 ENTRY FROM CRIB ROOM

KANA Child Care Center Feasibility Study - McDowell Group

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