Fitness Facility Feasibility Study

Fitness Facility Feasibility Study prepared for:

Prepared by:

PO Box 223, Invermere, BC V0A 1K0 E: [email protected] T: 250-342-1227

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Table of Contents 1.0 Introduction ............................................................................................................................................................. 2 2.0 Scope of Feasibility Study ...................................................................................................................................... 3 3.0 Partner Organizations ........................................................................................................................................... 3 4.0 Facility Program ...................................................................................................................................................... 4 Valley Fitness Society ............................................................................................................................................. 4 Possible Partners ..................................................................................................................................................... 5 5.0 Site Evaluation ......................................................................................................................................................... 14 Site A - Community Hall ....................................................................................................................................... 15 Site B - 13th Street .................................................................................................................................................... 16 Site C - Rotary Ball Diamond ................................................................................................................................ 17 Site D - Existing Facility / 14th Avenue ................................................................................................................ 18 6.0 Preliminary Budget ................................................................................................................................................ 21 7.0 Conclusion and Next Steps ................................................................................................................................... 23 Appendix A – Photos of Existing Facilities ................................................................................................................ 24 Appendix B – Fitness & Recreation Facility Class “D” Budget .............................................................................. 30 Appendix C – Fitness & Recreation Facility Preliminary Operational Budget .................................................. 31

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1.0 Introduction

Valley Fitness Society (“VFS”) is a non-profit society established in 1987. The Society’s vision is that people in the community are fit, healthy and happy. VFS’s mission is to provide engaging and inspiring fitness and wellness opportunities for all people in the community.

VFS currently (April 2019) has a membership exceeding 1000 people of which over 40% are annual members using a facility located at 722 – 14th Street in Invermere. As a result of the society’s success, there is a need to expand beyond this current facility as it has significant limitations regarding the number and type of programs that can be offered. The building currently housing Valley Fitness Centre is owned by the Valley Fitness Society and occupies approximately 6,400 sq.ft. (595 sq.m). The current facilities include a weight room, cardio room, studio (shared for spin classes and other classes), family fitness room and other common and administration spaces over two floors. The current facility is limited due to space constraints, poor layout and accessibility issues (most important of which is the lack of an elevator to access the second-floor spaces). The space limitations at the facility restrict the society’s ability to expand or to partner with other similar groups. There is no off-street parking for the current facility and on-street parking is limited.

Existing Valley Fitness Society Facility - Site Context

Existing Valley Fitness Society Facility - Weight Room (above) and Cardio Room (below)

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2.0 Scope of Feasibility Study

VFS engaged Define Consulting and Haworth Development Consulting to undertake a feasibility assessment for development of a new facility for VFS.

The work and this report include: Confirmation of the potential needs, uses and space requirements for Valley Fitness Society; Confirmation of the potential needs, uses and space requirements for potential partners; Preliminary program for facility based on needs, uses and space requirements identified above; Identification and discussion of potential sites; Class D budget (capital and operational) for new facility based on new construction; and, Class D budget (capital and operational) for new facility based on renovation and expansion of existing

facility. This work is intended to assist VFS to determine the best future direction for Valley Fitness Society and potential partner groups to move forward.

3.0 Partner Organizations Valley Fitness Society is seeking to partner with similar fitness-oriented organizations for the development

of this new fitness facility. By partnering with other similar organizations, VFS will create efficiencies throughout the design, construction and operational life of the facility.

The consultant team met with five potential partner groups to discuss how a partnership could be developed. Following these meetings, all five groups confirmed their interest and ability to partner with VFS to build and operate a new facility. These groups are:

Invermere Kyokushin Karate Invermere Judo Club Lizard BJJ Invermere Sport Jiu Jitsu

Glacier Peaks Gymnastics

Columbia Valley Climbing Wall

This feasibility study does not address the legal mechanisms which would need to be put in place for the various groups to partner with VFS on the construction and operation of a joint-use facility. Several potential mechanisms were reviewed (ie. joint-venture, landlord-tenant, fee for service, etc.) but the final legal agreement will need to be determined between the various groups at a later date.

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4.0 Facility Program A program for a new facility has been developed that responds to the needs of both Valley Fitness Society’s clientele and potential partners.

While both VFS and its potential partners have identified many “wants”, this program is based solely on “needs”. Essential program elements are identified that are necessary to ensure that the new facility is programmatically and financially successful.

4.1 Valley Fitness Society | The program for Valley Fitness Society’s needs was developed based on an assessment of the current facility and identification of this facility’s strengths and weaknesses in consideration of the current and proposed needs of VFS’s clientele. Program Elements – Valley Fitness Society

Item Description Size (sq.ft) Size (sq.m)

Active Fitness Spaces

▫ Studio (active classroom space) 1600 150

▫ Spin Studio (stationary cycle classes) 800 75

▫ Weight Room (weight lifting machines / free weights) 3200 300

▫ Cardio Room (cardio equipment) 1600 150

▫ Family Fitness Room (fitness equipment) 800 75

Administrative Spaces

▫ Facility Office 100 10

▫ Personal Training Office 100 10

▫ Staff Room 150 14

Retails Spaces

▫ Juice / Coffee Bar 300 28

▫ Retail Sales 150 14

Common Areas

▫ Lobby / Shoe & Coat Area 300 28

▫ Reception / Front Desk 150 14

▫ Classroom / Meeting Room 400 38

▫ Children’s Play Area 300 28

▫ Washrooms / Changerooms / Lockers 915 85

▫ Maintenance Room 80 7

▫ Storage 100 10

▫ Laundry Room 100 10

▫ Mechanical Room 150 14

▫ Circulation (10% of total area) 980 91

TOTAL PROGRAM REQUIREMENT 12375 1150

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4.2 Partner Organizations | Valley Fitness Society identified five partner organizations that are interested in partnering toward the development of a new joint use fitness facility. The needs of these partners are listed below. Where program requirements overlap with the needs of VFS or another group, only the additional space requirements are shown, so as to not duplicate uses.

4.2.1 Invermere Kyokushin Karate | Invermere Kyokushin Karate currently operates from a space on Athalmer Road that is shared with Lizard BJJ Invermere Sport Jiu Jitsu. Invermere Kyokushin Karate currently offers adult karate classes two evenings per week. There is a desire to expand to offer children’s classes. Partnership with VFS in a new facility would offer numerous benefits, including, the opportunity to increase kids classes; cross promotion with other martials arts; expanded class offerings (such as women’s self defense and bar security training); increased school programs; ability to offer more than one class as a time; increased number of participants; potential for independent practice during non-class time; and one-on-one training. Specific requirements for karate include a room with wood floor, preferably with mats, and durable walls suitable for kicking. A ceiling height of not less than 10ft (3.0m) is required. (Photos of the existing facilities utilized by each group are included as Appendix A). Program Elements – Invermere Kyokushin Karate

Item Description Size (sq.ft) Size (sq.m) Notes


▫ Martial Arts Studio #1 1150 107 Shared with Judo / Jiu Jitsu

▫ Martial Arts Studio #2 1500 139 Shared with Judo / Jiu Jitsu

▫ Studio Shared with VFS

▫ Spin Studio Shared with VFS

▫ Weight Room Shared with VFS

▫ Cardio Room Shared with VFS

▫ Family Fitness Room Shared with VFS


▫ Shared Office (Ancillary Users) 150 14 Shared with Judo / Jiu Jitsu

▫ Staff Room Shared with VFS

Common Areas

▫ Lobby / Shoe & Coat Area Shared with VFS

▫ Reception / Front Desk Shared with VFS

▫ Classroom / Meeting Room Shared with VFS

▫ Children’s Play Area Shared with VFS

▫ Washrooms / Changerooms / Lockers Shared with VFS

▫ Storage 35 3 Karate Storage

▫ Circulation (10% of total area) 280 26 TOTAL PROGRAM REQUIREMENT 3115 289

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4.2.2 Invermere Judo Club | Invermere Judo Club currently operates from the Invermere Community Centre. The club offers programs from September to May with junior and senior classes offered two nights per week. Additional training occurs at other times as required for special events and competitions. A new facility would permit the judo club to expand with more education and information, better class content with the ability to use visual aids.

Partnership with VFS in a new facility would offer numerous benefits, including, the opportunity to increase kids classes; cross promotion with other martials arts; expanded class offerings (such as women’s self defense and bar security training); increased school programs; ability to offer more than one class as a time; increased number of participants; potential for independent practice during non-class time; and one-on-one training. A new facility would preferably include a minimum 10ft (3.0m) ceiling in a room size of 25ft by 52ft (8m x 16m). A viewing area for spectators/parents to watch could be considered. Program Elements – Invermere Judo Club



▫ Martial Arts Studio #1 1150 107 Shared with Karate / Jiu Jitsu

▫ Martial Arts Studio #2 1500 139 Shared with Karate / Jiu Jitsu







▫ Shared Office (Ancillary Users) 150 14 Shared Office Space


Common Areas






▫ Storage 35 3 Judo Storage

▫ Circulation (10% of total area) 4 0.4 Circulation for non-shared space TOTAL PROGRAM REQUIREMENT 39 3.4 Total non-shared space

4.2.3 Lizard BJJ Invermere Sport Jiu Jitsu | Lizard BJJ Invermere Sport Jiu Jitsu currently operates from a space

on Athalmer Road that is shared with Invermere Kyokushin Karate. Lizard BJJ Invermere Sport Jiu Jitsu

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offers adult karate classes three evenings per week and two different children’s classes (ages 5 to 8 and ages 9 to 15) once per week. The club also hosts seminars and other events. Partnership with VFS in a new facility would offer numerous benefits, including, the opportunity to increase kids classes; cross promotion with other martials arts; expanded class offerings (such as women’s self defense and bar security training); increased school programs (Brett Wilson Grant); ability to offer more than one class as a time; increased number of participants; potential for independent practice during non-class time; and, one-on-one training. The preferred space in a new facility would encompass 2700 – 3000 sq. ft in two separate mat spaces (1500 sq. ft & 1000 sq. ft) along with space for seating and storage. Minimum 10ft (3.0m) ceiling height). Program Elements – Lizard BJJ Invermere Sport Jiu Jitsu



▫ Martial Arts Studio #1 1150 107 Shared with Karate / Judo

▫ Martial Arts Studio #2 1500 139 Shared with Karate / Judo









Common Areas






▫ Storage 35 3 Jiu Jitsu Storage

▫ Circulation (10% of total area) 4 0.4 Circulation for non-shared space TOTAL PROGRAM REQUIREMENT 39 3.4 Total non-shared space

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4.2.4 Glacier Peaks Gymnastics | Glacier Peaks Gymnastics currently operates from a large industrial space in Wilmer. The club has approximately 300 members that are comprised of parent & tot programs, children (age 6 to 12), teens (age 13+) and adults. The club offers recreational gym; competitive gymnastics; parkour; birthday parties; summer camps; tumbling & trampoline; and, coaches training.

Partnership with VFS in a new facility would offer numerous benefits, including, the opportunity to increase the number of classes and number of participants in each class; increase programming; make facility accessible to people with mobility issues; potential for independent practice during non-class time; and, increased opportunities for one-on-one training. The preferred space in a new facility would encompass two separate spaces (each space 42ft by 42ft) with a minimum 20ft (6.0m) ceiling height. Program Elements – Glacier Peaks Gymnastics



▫ Gymnastics Studio #1 3528 328 Requires 20’ ceiling









Common Areas






▫ Storage 126 12 Gymnastics Storage

▫ Circulation (10% of total area) 366 34 Circulation for non-shared space TOTAL PROGRAM REQUIREMENT 4022 374 Total non-shared space

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4.2.5 Columbia Valley Climbing Wall | Columbia Valley Climbing Wall has recently organized as a non-profit society with the aim of developing a climbing wall in Invermere. The group does not have an existing facility.

A new climbing facility would allow for top rope/lead climbing and bouldering in one space and a separate space for children’s climbing that could be used for birthday parties and other events. A minimum 35 ft (10.7m) height ceiling is required.

Program Elements – Columbia Valley Climbing Wall



▫ Climbing Wall / Bouldering Wall 1700 158 Requires 35’ ceiling

▫ Kid’s Climbing Wall / Event Space 660 61 Requires 35’ ceiling









Common Areas






▫ Washroom (Climbing – Kid’s Room) 56 5

▫ Storage 35 3 Climbing Wall Storage

▫ Circulation (10% of total area) 260 24 Circulation for non-shared space TOTAL PROGRAM REQUIREMENT 2860 265 Total non-shared space

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4.3 Facility Summary | The needs of VFS and each potential partner have been assessed to determine where efficiencies could be realized by providing shared uses. Based on this assessment, the following building program has been developed: Program Elements

Item Description Size (sq.ft) Size (sq.m)


▫ Studio (active classroom space) 1600 150

▫ Spin Studio (stationary cycle classes) 800 75

▫ Weight Room (weight lifting machines / free weights) 3200 300

▫ Cardio Room (cardio equipment) 1600 150

▫ Family Fitness Room (fitness equipment) 800 75

▫ Martial Arts Studio #1 1150 107

▫ Martial Arts Studio #2 1500 139

▫ Gymnastics Studio 3528 328

▫ Climbing Wall / Bouldering Wall 1700 158

▫ Kids Climbing Wall / Event Space 660 61


▫ Facility Office 100 10

▫ Shared Office 150 14

▫ Personal Training Office 100 10

▫ Staff Room 150 14

Retails Spaces

▫ Juice / Coffee Bar 300 28

▫ Retail Sales 100 10

Common Areas

▫ Lobby / Shoe & Coat Area 300 28

▫ Reception / Front Desk 150 14

▫ Classroom / Meeting Room 400 38

▫ Children’s Play Area 150 14

▫ Washrooms / Changerooms / Lockers 915 85

▫ Washroom (Climbing Kid’s Room) 56 5

▫ Maintenance Room 80 7

▫ Storage 100 10

▫ Storage (Judo) 35 3

▫ Storage (Karate) 35 3

▫ Storage (Jiu Jitsu) 35 3

▫ Gymnastics 126 12

▫ Climbing Wall 35 3

▫ Laundry 100 10

▫ Mechanical Room 300 28

▫ Circulation (10% of total area) 2026 189

TOTAL PROGRAM REQUIREMENT 22281 2081

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Based on the program identified above, a conceptual floorplan has been developed to determine construction costs and to assist with review of potential sites. This floorplan is intended only for determining spatial suitability of the subject sites and to determine a preliminary budget for the project. The floorplan developed has assumed all uses are located on one level to ensure maximum accessibility. The final floorplan will be developed in the future specific to the final needs assessment, requirements of the selected site and other considerations. Each program element outlined is shown graphically (and to relative scale) in Figure 4.1 and Figure 4.2. In addition to the interior space requirements identified in the program above, consideration must also be given to exterior spaces, particularly parking. District of Invermere Zoning Bylaw No.1145 sets out the following parking requirements for recreational uses:

Other sport and recreation club not specified elsewhere:

1 per 10m2 (107.6 ft2) of gross floor area or ice area plus 4 spaces per court plus 1 space per 4 player/person capacity for other sports or amusements.

Based on the District of Invermere zoning bylaw requirements above, a total of 220 parking stalls will be required for the proposed building. This parking requirement appears onerous and does not accurately represent the needs of this facility. VFS has estimated that fifty (50) parking spaces would be suitable for the new facility plus additional parking as required for other user groups. This could be achieved through use of on-street parking (depending on the selected site) and existing off-street parking. When determining parking, time of use for the facility must be considered. Many user groups will use the facility in the evenings. This coincides with more available on-street parking being available. Other outdoor spaces that would be beneficial to the facility include a small courtyard for use during summer months and possibly a rooftop deck. The needs assessment completed to date demonstrates that Valley Fitness Society requires 12,375 square feet (1,150 sq.m) of space for their operations. The five additional user groups require an additional 9.905 square feet (920 sq.m) of space for their operations: ▫ Karate / Judo / Jiu Jitsu requires approximately 3,195 sq.ft (297 sq.m) ▫ Gymnastics requires 4,022 sq.ft (374 sq.m) ▫ Climbing Wall requires 2,860 sq.ft. (265 sq.m)

These total building area with all user groups comprises approximately 22,280 square feet (2,080 sq.m) of indoor space.

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Figure 4.1 – Program Elements

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Figure 4.2 – Program Elements

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5.0 Site Evaluation A specific site for development of a new fitness and recreation facility has not been determined to date and is not within the scope of this feasibility study. This study will assist with site selection by determining the prerequisites and considerations for a new site by determining programming elements and building requirements. The consultant team has reviewed potential site selection criteria with Valley Fitness Society and the District of Invermere to understand each parties considerations for locating a new facility. Based on this consultation, we have identified four sites that represent the various factors for consideration. There have been no discussions with the current landowners about acquisition of any of these sites and they should be considered as demonstration sites only when assessing an actual future site for Valley Fitness Society and its partners. All of the sites selected are within the downtown area of Invermere as directed by Valley Fitness Society. The sites assessed are: ▫ Site “A” – Community Hall ▫ Site “B” – 13th Street ▫ Site “C” – Rotary Ball Diamond ▫ Site “D” – Existing Facility / 14th Avenue

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5.1 Community Hall – Site “A” The Community Hall Site has been identified by Valley Fitness Society due to its location in downtown Invermere and the ability to create a community focussed use on this brownfield site. The site is owned by the District of Invermere. The site comprises approximately 1.5 acres (0.61 ha) and is bound by 12th Street to the south, 10th Street to the north, 8th Avenue to the west and the lane to the east. The site is generally flat although it drops off steeply along the east property line to the lane. There is no vegetation on the property. The downtown location ensures that surrounding uses are compatible with the use as a fitness facility. The site includes area available for off-street parking as well as additional parking on the surrounding streets and is within walking distance from many residential areas as well as from David Thompson Secondary School and J.A. Laird School. The conceptual building outline shown at right (approx. 22,280 square feet (2,080 sq.m) of indoor space) is easily situated on the site and allows for space for off-street parking and outdoor seating and activity areas.

Site "A" - Context Plan

Site "A" – Development Plan

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5.2 13th Street – Site “B” This brownfield site is currently for sale as part of a larger land offering. This site is included here to represent other potential sites in the downtown area that are smaller in size than Site “A” (Community Centre Site).

The site comprises approximately 1.15 acres (0.46ha) and is bound by 13th Street to the north, 4th Avenue to the east, the curling rink to the west and commercial properties to the south. The site is flat with no existing vegetation. The downtown location provides easy access while ensuring that surrounding land uses are compatible with the use as a fitness facility. The site is within walking distance from many residential areas. This 1.15 acre site will accommodate the proposed facility but has limited area available for off-street parking. Stacking of some uses on a second floor of the building would create more usable site area and permit additional parking. However, the need for off-street parking should be assessed with sites proximate the arena as ample parking is available behind the arena in the public parking lot.

Site “B” – Context Plan

Site "B" – Development Plan

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5.3 Rotary Ball Diamond – Site “C” This site is owned by the District of Invermere and currently utilized for baseball diamonds and parking. This site is included here to represent a larger site out of the downtown core (but still proximate to downtown). The site irregularly shaped site comprises approximately 3.8 acres (1.54 ha) and is bound by 4th Avenue to the east and north, the CP railway tracks to the west and the existing tennis courts to the south. The site is essentially flat with limited vegetation. There is an existing baseball diamond on the site. This location provides a large site with considerable room for parking and other outdoor facilities. The location next to the existing tennis court and baseball diamond provide opportunities for increased outdoor facilities, including the potential to develop an outdoor running track as part of the facility. The conceptual building outline shown at right (22,280 square feet (2,080 sq.m) of indoor space) is easily situated on the site and allows for space for off-street parking and outdoor seating and activity areas. In consideration of a site such as this – outside of the downtown core – consideration must be given to the impact on neighbouring residential homes. Suitable parking must be available to alleviate any on-street parking concerns and building massing must be sensitive to the residential scale of the adjacent neighbourhood.

Site "C" - Context Plan

Site "C" – Development Plan

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5.4 Existing Facility / 14th Avenue – Site D This site includes the current VFS facility and the land immediately adjacent to that site. This site presents the opportunity for expansion of the existing facility. The site of the current facility is owned by Valley Fitness Society. The neighbouring properties are privately held and VFS has had no discussions with the owners about acquisition of these properties. The current VFS site is approximately 0.10 acre (406 sq.m). The adjoining properties represent approximately 0.39 acre (1572 sq.m) for a total site area of approximately 0.49 acre (1975 sq.m). The site is bound to the south by 14th Street, to the west by 8th Avenue, to the north by the lane and to the east by the existing fitness facility. There is an existing home on the neighbouring lands. The site area of approximately 21,290 sq.ft. is not sufficient for the spatial requirements established (requiring 22,280 square feet (2,080 sq.m)), however, by locating some elements on a second floor the site could be suitable. The more significant limitation of this site is the lack of off-street parking and limited on-street parking available. The site also bounds a residential district where overflow parking would be problematic.

Site "D" – Development Plan

Site "D" - Context Plan

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5.5 Site Considerations

The sites presented in this feasibility study have been selected to demonstrate a range of potential opportunities for a new facility for VFS and its partner organizations. After consideration of the development program it is apparent that there are several factors that must be considered when determining a potential site: 1. Building Layout | The development of a facility that is universally accessible and that contains all

program elements on one floor would be preferable. The total area of the facility on one level would be approximately 22,280 square feet (2,080 sq.m). This total floor area includes all the program elements identified in Section 4.3 of this feasibility study.

2. Parking | The parking requirements for this facility require refinement once the final development program is determined as certain user groups appear to have higher parking requirements than others. Consideration should be given to the timing of various activities within the facility to limit parking requirements and to ensure availability of on-street parking where available.

District of Invermere zoning bylaw requirements state that 210 parking stalls will be required for the proposed building (based on 2100 sq.m of gross floor area). As stated previously, this parking requirement appears onerous and does not accurately represent the needs of this facility. VFS has estimated that fifty (50) parking spaces would be suitable for the new facility plus additional parking as required for other user groups. At this time, we estimate that a total of 100 parking stalls should be available for the facility through a combination of off-street and on-street parking depending on the location of the facility. On-street parking stalls utilized for the facility should be located within approximately a 150m radius of the facility. We do not anticipate that a dedicated loading bay will be required for the facility. Large deliveries to the facility will not be common.

3. Site Area | The total site area required will be dependant on the location of the site and the on-street parking available within approximately 150m of the facility. Locations that require less off-street parking will require a smaller site. The minimum site area required for a single storey facility would be approximately 26,500 square feet (2460 sq.m) (0.60 acres) if all parking were provided on-street. The additional area required is due to inefficiencies in the building layout and provision of outdoor public spaces. Additional area may be required if the selected site has larger setback requirements (which is generally not a consideration in C1 zoned lands within the downtown core). Sites “A”, “B”, and “C” all meet the size requirements for the minimum site area. The maximum site area required for a single storey facility would be approximately 83,525 square feet (7760 sq.m) (1.9 acres) with 100 parking stalls provided off-street. Only Site “C” meets the size requirements for maximum site area.

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4. Location | Site location is critical when planning a new facility. Location will determine many facets of the potential success of the new facility. Proximity to downtown provides numerous advantages – walkability to the facility, the ability for parents to stroll the downtown area while their kids are in a class, providing vibrancy and activity to the downtown core, etc. A central location (not necessarily downtown) will also ensure use by residents and visitors to the Columbia Valley. The facility must be easily accessible with suitable parking to ensure residents utilize the facility on a regular and ongoing basis. A higher visibility location will ensure use by visitors to the area.

Consideration should be given to where the majority of current VFS members live and ensuring ready access to a facility for them. However, this must also be balanced against expansion of the membership base that could be attracted to a new facility based on a location easily accessible by those other residents. A location out of the downtown core could be considered if it was readily accessible by residents and guests. This would expand the boundary of possible locations to Athalmer. However, the trade-off being that the connection to downtown Invermere would be lost.

5. Topography and Site Condition | The nature of a fitness and recreation facility requires large areas of flat ground for efficient construction and operation of the facility. When considering a site, preference should be given to flat sites that have suitable soils with no geotechnical constraints. Consideration should also be given to a brownfield site to eliminate the need to major tree clearing. However, site selection should avoid any potentially contaminated sites that would create a financial burden on VFS. All of the sample sites assessed within this study appear to meet the topographic and site condition requirements outlined above. They are generally flat with no apparent geotechnical constraints. Sites “A”, “B” and “C” are brownfield sites with previous development or disturbance which would not require any significant vegetation clearing.

6. Zoning | Within the District of Invermere a fitness and recreation facility is permitted in the C1

(Downtown Commercial Zone). Sites “A” and “B” are currently zoned as C1. Consideration should be given to the issues that could arise if rezoning of a property is required to permit development of a fitness facility.

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6.0 Preliminary Budget A Class “D” budget has been developed for the program elements identified in this feasibility study. The budget is based on the following parameters: 1. Site Acquisition – It is assumed that the site for a community fitness and recreation facility will be made

available to VFS and its partner organizations by the District of Invermere through a long-term lease or other terms agreeable to the parties for a nominal amount. An amount has been attributed to site acquisition to address legal costs which may be borne by VFS related to development of a lease agreement with the District of Invermere.

2. Development Cost Charges – The District of Invermere collects Development Cost Charges for new development. The fees are based on gross area of the proposed building. A waiver of these charges should be requested from the District. The cost for DCCs based on commercial use has been included in the budget.

3. General Conditions – This category includes all of the direct project overhead costs that are required for the work, but which are not incorporated into the final building. General conditions include project management, warranty, bonding, insurance, temporary utilities, first aid, site office and other similar costs.

4. Site Servicing (Off-Site) – Off-site servicing may be required based on the proposed location.

Development Cost Charges will be payable based on current DCC bylaw requirements. 5. Site Servicing (On-Site) – On-site servicing includes water and sewer on the site, tree clearing, bulk

grading and similar works. 6. Foundation Works – The building is assumed to be slab-on-grade with sprung wood floors in certain

facilities. 7. Structural Steel and Partitions – The building is assumed as steel construction. This section also

includes all interior walls and other partitions. 8. Building Envelope – Building is assumed as steel construction, single storey with exterior finishes

suitable to the downtown Invermere area (ie. architectural finishes). Insulation and moisture protection would be provided to meet BC Building Code requirements and ensure energy efficiency.

9. Doors and Windows – Many of the large studio areas will have high clerestory windows to provide

daylight while maintaining lower walls for functional uses. Skylights may be considered in the climbing gym to provide daylight into this space while allowing for maximum climbing area on walls. Large expanses of windows are assumed in exercise rooms (spin studio, cardio room, weight room) to allow for natural daylight and views from machines.

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10. Interior Finishes – All interior finishes are assumed to be commercial grade and suitable for use within a fitness / recreation facility.

11. Fixtures, Furniture and Equipment – This section includes allowances for kitchen equipment in staff

room, common area built-in furniture and other built-in office furniture. 12. Specialty Equipment – Built-in specialty equipment is included in this budget. This would include items

that are specific to the use of the building as a fitness and recreation facility. Items which could be considered as tenant improvements (such as climbing wall, climbing wall anchors, fitness equipment, moveable floor mats and other similar works are not included).

13. Mechanical – Mechanical systems such as HVAC are included here. 14. Electrical – Electrical for the building is included in this section. An allowance for light fixtures is also

included. All light fixtures are assumed to be LED. 15. Landscaping - Landscaping has been assumed to be minimal with concrete walkways, sodded lawn and

tree planting. Active outdoor areas, tot-lots, and courtyards are not included in this budget. 16. Parking - For budget purposes a total of 50 parking stalls have been included in the budget. Additional

parking or less parking may be required depending on the location selected. 17. Professional Fees – Fees for professional services (ie, Architect and Civil, Structural, Mechanical,

Electrical, Building Envelope Engineers) are assumed at 15% of total construction budget. 18. Permits and Approvals – Allowance for building permit fees and other approval fees. 19. Exclusions – This budget is for the building only and does not include costs for what would be considered

tenant improvements. Excluded from this budget are: fitness equipment; moveable mats; climbing wall and associated anchors, ropes, harnesses and other equipment; computers and other electronics; moveable office equipment; office supplies; retail area fixtures; café furniture; and, other similar furniture, fixtures and equipment. Some of this excluded furniture, fixtures and equipment is already owned by VFS or the partner organizations while other elements require additional detail and budgeting for acquisition. An allowance should be determined for these elements and added to the base budget provided herein.

Based on the assumptions outlined above (and as detailed in Appendix B – Fitness & Recreation Facility Class D Budget) and based on a building area of approximately 22,280 square feet (2,080 sq.m) a preliminary budget of approximately $8,920,000 should be assumed for the facility. This amount equates to approximately $400 per square foot ($4,290/sq.m). Operational costs for the facility are difficult to budget at this early stage as staffing is difficult to determine until a day-by-day program and operating hours can be established. However, a preliminary budget of $364,000 per year in operational costs should be assumed as a minimum (see Appendix C – Fitness & Recreation Facility Preliminary Operational Budget)

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7.0 Conclusion and Next Steps Through the course of this feasibility study, the consultant team has seen a strong desire by VFS and the potential partner organizations to create working relationship that will result in the development of a new joint-use fitness and recreation facility. With limited indoor recreation options currently available in the Columbia Valley, a facility as outlined herein could be strongly valued by full-time residents, part-time residents and visitors alike. The scope of the facility and a working program has been established for a 22,280 square feet (2,080 sq.m) building. Potential sites have been assessed to understand basic requirements and what must be considered when a site is being considered in the future. A preliminary (Class “D”) budget has been established at $8,920,000 for this facility. Annual preliminary operational costs have been established at $364,000. Moving forward, Valley Fitness Society must determine the functional requirements and organizational model for the various groups identified to work together, including an assessment of whether the facility should include all of the identified user groups or whether certain user groups are not ultimately compatible within this facility. Valley Fitness Society must also determine available fundraising opportunities to establish the viability of a facility of this magnitude. This will include a more detailed analysis of potential partner groups abilities to contribute to the capital and operational budgets in a meaningful manner. Additionally, an assessment of available lands in the Invermere area should be undertaken to determine if a suitable site exists for this facility that is available to VFS under terms that are reasonable and realistic.

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Appendix A – Photos of Existing Facilities

Valley Fitness Society

Weight room

Cardio Room

Studio (spin bikes stacked to side and not visible in photos)

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Family Fitness Room

Storage Room

Front desk (blue counter) and personal trainers desk (right photo at rear of room)

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Invermere Kyokushin Karate / Lizard BJJ Invermere Sport Jiu Jitsu

Existing Dojo

Existing change area and washroom door Storage room and laundry

Invermere Kyokushin Karate and Lizard BJJ Invermere Sport Jiu Jitsu currently share a utilize a facility on Athalmer Road.

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Invermere Judo Club

Invermere Judo Club currently utilize the new community centre.

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Glacier Peaks Gymnastics

Exterior of existing facility Interior of existing facility

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Storage area Office area

Washroom area

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Appendix B – Fitness & Recreation Facility Class “D” Budget

Description Quantity Unit Unit Price TOTAL

Site Acquisition 1 allowance 50,000.00 50,000.00 Development Cost Charges 2080 allowance 45.39 94,411.20 General Conditions 1 allowance 897,000.00 897,000.00 Site Servicing (Off-Site) 1 allowance 250,000.00 250,000.00 Site Servicing (On-Site) 1 allowance 50,000.00 50,000.00 Foundation Works 2080 sq.m. 350.00 728,000.00 Structural Steel and Interior Partitions 2080 sq.m. 400.00 832,000.00 Building Envelope 2080 sq.m. 500.00 1,040,000.00 Doors and Windows 2080 sq.m. 300.00 624,000.00 Interior Finishes Flooring (Standard) 760 sq.m. 140.00 106,400.00 Flooring (Specialty) 1320 sq.m. 350.00 462,000.00 Walls / Ceilings 2080 sq.m. 170.00 353,600.00 Painting 2080 sq.m. 35.00 72,800.00

Fixtures, Furniture and Equipment 2080 sq.m. 50.00 104,000.00 Specialty Equipment 2080 sq.m. 50.00 104,000.00 Mechanical 2080 sq.m. 350.00 728,000.00 Electrical 2080 sq.m. 150.00 312,000.00 Landscaping 1 allowance 100,000.00 100,000.00 Parking 1 allowance 100,000.00 100,000.00 Professional Fees 15% percentage 1,051,231.68 1,051,231.68 Permits and Approvals 1 allowance 47,000.00 47,000.00 Contingency 10% percentage 810,644.29 810,644.29 TOTAL CONSTRUCTION BUDGET 8,917,087.17

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Appendix C – Fitness & Recreation Facility Preliminary Operational Budget Description Monthly Cost Annual Cost Advertising, Promotion and Fundraising 400.00 4,800.00 Janitorial / Cleaning Supplies 1,083.00 13,000.00 Grounds Maintenance 200.00 2,400.00 Building Maintenance 1,250.00 15,000.00 Equipment Maintenance 300.00 3,600.00 Insurance 650.00 7,800.00 Licenses and Dues 200.00 2,400.00 Utilities 3,000.00 36,000.00 Bank Charges 50.00 600.00 Accounting and Bookkeeping 200.00 2,400.00 Payroll and Benefits 20,000.00 240,000.00 Office Expenses 400.00 4,800.00 Property Taxes - - Telephone 100.00 1,200.00 Replacement Reserve 2,500.00 30,000.00

TOTAL CONSTRUCTION BUDGET 30,333.00 364,000.00

Documents

Fitness Facility Feasibility Study