RECREATION FACILITY FEASIBILITY STUDY FINAL … · month feasibility study process as prepared by HMC and aodbt. Recreation Facility Feasibility Study October 2016 3 Carberry’s

Prepared for: The Town of Carberry and the

Municipality of North Cypress-Langford

Prepared by: HMC Management Inc. and

aodbt architecture + interior design

October 18, 2016

RECREATION FACILITY FEASIBILITY STUDY FINAL REPORT

Town of Carberry & Municipality of North Cypress-Langford

ii HMC Management Inc. & aodbt architecture + interior design

Executive Summary 1

Introduction 2

Opinion on Existing Recreation Facilities 3

Facility Program Requirements 7

Site Analysis/Preferred Conceptual Design 10Site Analysis 10Conceptual Design 10

Site Circulation and Parking 10Main Indoor Facility 11Facility Construction Options 11Criteria for Building Type Comparison 12Outdoor Facilities 14Campground 14Maintenance 14Phasing 14

Cost Analysis 15Building Costs 15Site Costs (Future) 15Qualifications 15Summary 15

Appendix A – Preferred Conceptual Design 17

Appendix B – Summary Carberry/Langford/North Cypress Growth Analysis 19

Appendix C – CPCCB l Members (2015/2016) 22

Appendix D – Project Team 23Team Organization 23HMC Management Inc. 24aodbt architecture + interior design 24

Contents

Recreation Facility Feasibility Study

1October 2016

Generally speaking, the purpose of feasibility studies are to objectively determine the feasibility, considering the overall situation including cost, of a concept and evaluate the project’s potential for success.

In this case, HMC Management Inc (HMC) and aodbt architecture + interior design (aodbt) were retained by the Carberry Plains Community Centre Board (CPCCB) to determine the feasibility of developing identified recreation and community facilities on a specific parcel of land.

After reviewing all the information contained in this report, we have concluded that:

• This report should be accepted as a “directional report” for the development of the site, structures and uses as defined and envisioned;

• If the overall project cannot be undertaken all at once then a phased approach to building structures and other defined uses will need to be undertaken by the CPCCB;

• Formal Master Planning and final design should be undertaken before aspects of the site development. Infrastructure and possibly the campground should occur first in a planned and orderly manner and in compliance with the approved site/concept plan for the project;

• More discussion by the municipality needs to occur regarding its willingness and ability to pay in terms of how many tax dollars can be contributed to the overall project, considering all the other capital projects that may occur over the next several years;

• Partnerships with primary users, adjacent municipalities, private sector and First Nation entities should be considered since this could reduce the capital and operating costs of the overall project or components of it since it is expected that the overall project will operate at a deficit; and

• The CPCCB needs to undertake an operating cost/revenue projection study for the proposed recreation project as envisioned, net of what it is paying now for the same recreation uses, in order to understand the true cost of developing and operating the site and its identified uses.

HMC and aodbt would like to acknowledge and thank the CPCCB and in particular, Mr. Grady Stephenson, Operations Manager for the Town of Carberry/Municipality of North Cypress-Langford for their support and assistance in preparing this report.

We wish the CPCCB the best of success in its future deliberations on this matter and should the need arise, both HMC and aodbt would be pleased to offer their services moving forward.

Sincerely,

Dean Yaremchuk, Project LeadOn behalf of HMC and aodbt.

Executive Summary


2 HMC Management Inc. & aodbt architecture + interior design

Introduction

The Town of Carberry and RM of North Cypress-Langford were looking to develop a new multi-use recreation facility at the approximately 43 acre site purchased (in 2012) for that purpose located directly across from the existing Carberry Plains Community Centre.

There are currently a number of recreation facilities located in the Town of Carberry serving the residents of the Town of Carberry and RM of North Cypress-Langford, and these facilities are generally in a stable and functional condition. However, looking ahead, the Carberry Plains Community Centre Board felt that these aging facilities will not meet the future needs apparent within the community, and replacement and/or expansion of many facilities would be ultimately required to better support programming needs of the residents of all ages in the municipality.

The Carberry Plains Community Centre Board (CPCCB) requested proposals from qualified professionals in late 2015 to explore and determine a preferred conceptual site design and estimated costs for the development of a new recreation facility in Carberry on the property they had purchased.

The CPCCB determined (based on previously gathered community based information ) that the new recreation development will need to include a number of multi-use components that would provide multi-use recreation elements in one area and be easily accessible to the residents of the municipality:

• An ice arena;• Four-sheet curling facility; • Indoor rifle range; • Bowling alley;• Classroom space and a canteen; • Soccer pitches; • Baseball/softball diamonds; • Campground spaces; and • An outdoor pool facility.

To this end, the CPCCB awarded the recreation facility feasibility study contract to the Project Team comprised of HMC Management Inc. (HMC) and aodbt architecture + interior design (aodbt) in early February 2016.

HMC and aodbt provided the project with practical experience in designing building and operating major recreation facilities over the past thirty plus years and brought a desirable level of expertise for the CPCCB to utilize in this project.

The initial project start up occurred on February 19th, 2016 with the gathering of project related material with the final report being provided to the CPCCB on October 17, 2016.

The following information represents the results of the eight month feasibility study process as prepared by HMC and aodbt.


3October 2016

Carberry’s existing recreation facility, The Carberry Plains Community Centre (the facility), is a large complex, undertaken in phases and various renovations and upgrades over a period of years.

A general overview of the facilities was undertaken by aodbt and HMC on separate occasions with the following observations. The facility currently contains, an Ice Rink with seating for approximately 500 spectators, 5 recently added hockey dressing rooms, a curling rink with 4 sheets of ice and a small lobby viewing area, an outdoor leisure/4 lane pool and covered deck areas, pool change rooms, administration areas and a main lobby that houses a kitchen/servery and various areas of casual seating. There is also a lower level in the facility that houses a gun range and a bowling alley (4 lanes) plus various mechanical areas. The rink change rooms were housed in the basement until the addition of the newer change rooms in 2006.

The site development surrounding the existing facility consists of a partially paved parking lot, service access to the rink, an outdoor rink facility and a skateboard park that utilizes some simple custom fabricated ramps and obstacles.

ARENA

Originally constructed in approximately 1970, the arena portion utilized an ammonia plant. It was updated in 2010 with a geothermal “Ice-Kube” refrigeration system which has presented operational problems and has not been the cost saving system that was hoped for. There are plans to revise the system to a traditional ammonia-based ice plant system. The rink board system was updated in 2013. There does not appear to be provision for accessible spectators. The roof of the rink has had an arena shield reflective surface added to enhance energy savings. Public access areas at the lobby end of the rink present some safety concerns due to the slab freezing and the resultant ice buildup. The Senior Hockey Team and other dressing rooms are located in the existing basement and are dated and in need of significant updating. The floor structure above is low and is coated with a spray-on fire protective coating which is prone to damage from sticks etc. The location of the dressing rooms is not ideal as the access is via stairs, which can be unsafe.

The main lobby area is dated, but very clean and in good condition. General facility storage, as is usually the case is limited, with much being allocated within mechanical rooms in the basement.

Opinion on Existing Recreation Facilities

Existing Carberry Plains Community Centre - Ice RinkExisting Carberry Plains Community Centre



POOL The pool was redesigned and renovated in 1999 and the pool tank has had recent repairs in 2001/2002. The pool deck itself is in fair condition with a large amount of pool deck area being covered, but not fully utilized. The pool change rooms function well, but are in need of upgrading. No structural review of the facility was undertaken at the time of viewing, but there did not appear to be any issues of a structural nature. The structural roof columns and beams for the roof over the outdoor deck area are an extension of the main building curling roof structure. These outdoor elements are showing their age with some surface rusting becoming prevalent. These elements should be reviewed/monitored over time by a structural engineer to ensure that the building structural components are still within acceptable limits. The pool has a sand filter filtration system and appears to be functioning at an acceptable level and is considered to be user friendly for pool staff. Pool change rooms are also functional but dated and most finishes would not stand up to modern day pool change room finish requirements. SHOOTING RANGE Located in the basement area and accessed by stairs, the shooting range provides a space to practise gun safety and shooting accuracy.

The space consists of a classroom, general entrance area and an approximate 13 feet x 72 feet shooting space that is separated from the general area by a partially glassed wall and door.

The space is reasonably maintained and secure from the public by a door lock.

While functional and in place right now in the facility, this feature is an odd use and not one that is traditionally part of a public recreation complex.

Having said that, there have no safety or access related issues reported.

Outdoor Pool

Shooting Range located in the basement area


5October 2016

BALL DIAMONDS Currently within the Town of Carberry there are four (4) sole purpose diamonds serving both baseball and softball uses.

In reviewing these facilities, it was observed that for the most part, they are functional and are serving today’s needs however are isolated from the major existing recreation complex. Ball diamonds are accessed from Third Avenue on the South side, as well as access from Anson Street on the North side. There is no designated parking; parking is available outside of the park.

ExistingRec

Complex

Ball Diamond

SOCCER PITCH

While generally emerging as an active recreation pursuit, the soccer facilities in the community appear to have taken less permanence and priority in terms of development over the years.

Four (4) non- regulation sized and temporary soccer pitches are erected at the exhibition grounds by the Town and there is a desire to build something more permanent given the current and emerging interest in this sport.

Soccer Pitch



CAMPGROUND The existing campground is located adjacent to the ball diamond facility located at Third Ave and Highway 5 and provides five (5) serviced (electric, water and sewer) campground spaces.

The area for the most part is partially developed at best and provides little to no foliage or generally accepted campground services. OVERALL

There have been various upgrades to the main facility complex for maintenance and fire safety and in general, although dated, the facility functions fairly well.

Overall and in general, it is felt that the existing facilities that were reviewed, while dated in some of the finishes and amenities that they offer, and are likely in need of on-going maintenance, typical of facilities of this vintage, currently function for their intended purposes and could do so for possibly another ten (10) years before replacement would likely become more required.

Future determinations on the amount of capital and major maintenance based investment that the CPCCB puts into the above noted facilities will have to be balanced with need and ability to pay given the future facility development direction the CPCCB is considering.

Campground


7October 2016

PROGRAM REQUIREMENTS/DEVELOPMENT

Section 3.0 “Project Objective” of the “Request For Proposals - Consulting Services - Preparation of a Feasibility Study – A new Multi-Use Recreation Facility for the Town of Carberry and RM of North Cypress-Langford” (RFP) indicated that this project was intended to focus specifically on the recommendation put forward by the CPCCB to determine the feasibility of constructing a multi-use recreation facility that includes the facilities determined by the needs assessments.

The document indicated that “currently there would be a need to include in the new complex a multi-use facility housing a skating arena, 4 sheet curling ice, rifle range, bowling alley, classroom space and a canteen, as well as 2 soccer pitches, 4 baseball/softball diamonds, campground spaces and an outdoor pool facility.”

According to the RFP document, one of the primary objectives of the planning process was to: “Part 1, Complete a feasibility study to include: a. A needs assessment meeting with the Carberry Plains Community Centre Recreation Board.”

In accordance with the RFP and as the initial critical step in the facility development process, on April 13, 2016 HMC met with CPCCB to reaffirm and further develop additional detail for the site/recreation facilities program which would form the basis of the site design/layout moving forward. These facility program elements would guide the overall development of the project.

Facility Program Requirements

At a Glance

Desired major components: • Skating Arena• Curling Arena• Shooting Range• Bowling Alley• Meeting Space/

Classrooms• Community Hall/

Performing Arts Facility• Soccer Pitches• Ball Diamonds • Campgrounds• Outdoor Pool• Food Services• General Major Structure

Systems• Other Potential Program

Components



Following are the desired major component summary results of that process:

Skating Arena • North American (85’ x 200’)• 6 Dressing Rooms - sized as existing• Seating Capacity (400 to 500)• Upper deck lounge (Skating and Curling)• Inside Seating (wheelchair accessible)• Seating area heating• Glass - 6 foot all the way around• Concrete floor insulated• Ample storage• Building Structure and envelope system attractive and

cost effective• LED Lighting• Press Box Curling Arena • 4 sheets• Arena heating• Seating capacity (50 to 80)• Male and female locker area and change rooms Shooting Range• Ability to shoot pistols and 22 calibre guns• Ensure design follows federal, provincial or generally

accepted regulations Bowling Alley • 4 lanes (synthetic)• Intent is to use existing lanes and equipment in a new

facility• Auto Pin setting• Auto scoring • Foul detecting devise• Small locker system and general storage• Side area lounge with seating• Meeting room for 25

Meeting Space/Classrooms• Throughout the facility where practical

Community Hall/Performing Arts Facility• Seating capacity 400• Hardwood floor• Elevated stage• Backstage storage and washrooms• Full kitchen service (stand-alone)• Walk-in coolers• Multiple bar areas• Typical light and sound Soccer Pitches • 1 Full pitch• Movable seating for 50 Ball Diamonds • 2 Fastball (1 to be lighted) • 2 Baseball (1 to be lighted) • Complete fencing all diamonds• Shale Infield - Fastball• Grass/shale infield - baseball• Irrigation• Infield weeping tile• Fenced dugouts with roof• Bleacher seating• Electric and water serviced• Public Announcing area• Storage area Campgrounds • Full service pull through (6 spaces)• Back In Full Service (12spaces)• Tent sites (10 spaces)• Dedicated Washrooms• Dedicated Showers• Sewer dump station• Playground• Group cook shack• Firewood storage• Landscaped


9October 2016

Pool • Outdoor• Leisure aspect (0 depth)• 4 swim lanes (25m)• For competitive meets• Diving (1 metre board)• Change rooms combined with Curling Arena• Cashier and office area• Spray Features (minimum)• Spray Pad• Concrete tank• Sand Filter• Gas Chlorination• Pool area sized similar to existing• Partial covering as per existing pool Food Services • Should service as many areas as possible

General Major Structure Systems• Refrigeration (ammonia, separate chillers for each arena)• Waste Heat recovery (as much as possible)• Automation where possible• Water system (Reverse Osmosis)• Dehumidification• Street lighting and Linkage pathway lighting• Camera and general security• Air-conditioning for Hall, kitchen areas, bowling alley

and shooting rage

Other Potential Program Components• Skateboard area• Dog Park (off leash) Large fenced area• Linked pathways• Media (TV) Camera electrical• Adequate parking (by bylaw)• Reception area• 3 offices Manager, Director and staff

With the initial site/facility development program information secured from the Committee as noted above, HMC and aodbt commenced the process of developing a number of internal conceptual layout designs to functionally incorporate the desired CPCCB program elements. In addition to this, consideration was given to the concept of phasing in infrastructure and landscape elements depending upon project initiation timing and funding as well as future housing developments adjacent to the development area.

Following several internal design meetings and considerations between HMC and aodbt, HMC and aodbt met with the CPCCB on June 23, 2016 for the purpose of receiving input from the members regarding their proposed site design and layout. There was little detailed design of the primary arena/community hall/shooting range/aquatic facilities as this was not the purpose of the meeting at this stage. Feedback was required to confirm or alter the “foot print” of the entire development.

With the feedback from the CPCCB, the concept moved to not being just structures placed on an open field, but to trying to weave a more park-like theme over the site considering off-site accesses and including walking trails, public spaces and landscaping woven into the area in addition to required facilities identified by the CPCCB.



Site Analysis/Preferred Conceptual Design

SITE ANALYSIS

The new site, approximately 43 acres in size, has excellent access and visibility as it is on the main town road northbound to Highway 5 and the Trans-Canada Highway. The parcel lies directly west across Wellwood Road from the existing Carberry Plains Community Centre. As part of the town’s future residential expansion plans, an extension of Stickle Avenue west of Wellwood Road was recently constructed that runs along the south property line of the new site. The property is currently flanked to the north and west by agricultural land and residential to the south and east.

The site is relatively flat with little to no trees due to its previous use for agricultural purposes. A geotechnical investigation has yet to be conducted on-site however it has been noted by observation to have a sandy soil base and a relatively high water table.

A Manitoba Telecom Service easement runs the entire north/south length of site roughly 12 meters wide located approximately 50 meters to centre offset of the east property line. Existing water and sewer service stubs are located near the centre of the south property line.

As of 2010, the property is zoned within the ‘Open Space’ district (OS), a zone intended to provide sufficient land in suitable locations to accommodate variety of uses including public recreational uses. Outright permitted uses relevant to the proposal include Arenas and Halls, Accessory Uses, Parks, Playgrounds (owned or approved by Council), Swimming Pools, and Travel Trailer Parks. For a site of this size, the modest setback, site coverage and maximum height requirements will have little to no impact on the development potential for the proposed uses.

According to Part VIII - 8.(6) of the current zoning bylaw, parking requirements in the OS district are noted as follows:

“For each permitted or approved use there shall be adequate parking spaces provided for employees and visitors to the satisfaction of Council…”

Therefore, desired parking on-site should no present a problem for development. CONCEPTUAL DESIGN

The primary concept of the site is to establish a park amenity for the community that interconnects specific programmatic components in a comfortable, efficient and pragmatic layout.Utilizing the robust and visionary program, components are organized into five categories within the park concept: Site Circulation + Parking, Main Indoor Facility, Outdoor Facilities, Campground and Maintenance.

Site Circulation and Parking

Organizing vehicle access and pedestrian routes throughout the site is critical to the primary ‘park’ concept. In contrast to the natural tendency of providing convenient vehicle access to all amenities, creating a safe and enjoyable park experience requires limiting car access.

Extensions to Calvert Avenue and Wheatland Drive west of Wellwood Road will provide access to the main parking lot and campground respectively.

Parking for the entire site lies between the east property line and the MTS service easement starting in the southeast corner of the site. Approximately 500 stalls complete with internal circulation loops and drop-off points are proposed. This location provides sufficient room to expand parking northward as needed while also ensuring no major park amenity components lie within the utility easement. This location is also relatively close to the majority of indoor and outdoor amenities with the exception of a couple ball diamonds and the campground. A service road with limited access will swing behind the main facility for service/shipping/receiving purposes.


11October 2016

The remainder of the site incorporates an extensive web of walking paths that will connect all corners of the site to the various sports fields, dog park, outdoor rink, skate park, campground, outdoor concession and main facility. Shelter belt planting along the west and north property lines will help shield park goers from the elements and encourage year-round usage of the paths. Access to paths will also be provided from residential areas to encourage use from surrounding neighbourhoods.

Main Indoor Facility

The main indoor facility is placed centrally on the site to maximize its amenity role to the outdoor fields by minimizing the travel distances to and from. The main entry faces Wellwood Road aligning at Calvert Avenue for intuitive wayfinding to the facility. It is fronted by the main parking lot and drop off spaces are provided on the right-hand side to minimize pedestrian crossings.

The main facility itself brings together a variety of recreational and community-oriented facilities. Access to all indoor facilities is through the main entrance foyer where concession and washroom facilities serve the majority of facility users. This foyer acts as a gathering space and orientation feature for all facilities within. On-site facility administration offices will also be located adjacent to a counter in the main foyer as a means of monitoring facility access.

The largest components at the back of the building are a full size skating rink with tiered seating and a 4-sheet curling rink. Access to seating is up one storey via a viewing mezzanine while change rooms are placed below the tiered seating. Also at this upper level is a walking track that circumnavigates around the rink perimeter.

Towards the front of the building, a community hall and bowling alley flank the entrance adjacent the parking lot, allowing each to be accessed and used independently of the main facility if desired. The outdoor pool is accessed through the main entrance via administration counter and pool change rooms which can be used for curling in the winter. The pool itself is located on the south side of the facility for maximum sun exposure. Opposite of the pool entrance is the gun range, also accessed in the main foyer to the north.

Service access is from the west side (back) of the building, with a main east/west corridor running between the skating and curling rinks below the viewing mezzanine.

Facility Construction Options

Recreation facilities have typically been constructed using a combination of traditional construction and pre-engineered structures. These building types would be used in different applications that respond to their strengths. Traditional construction provides a solid foundation, flexibility in design, and the ability to withstand corrosion, which makes it the preferred method of construction for swimming pools. Pre-engineered structures provide large spanned open spaces with high floor to ceiling heights. This type of construction is a cost-effective solution to provide the large open spaces required for recreational activities such as hockey, curling, or indoor soccer.

The Carberry facility generally comprises five main components:

1. Rink,2. Curling Rink,3. Ancillary Functions (such as Hall, Bowling Alley and

Shooting Range), 4. Lobby, and 5. Pool.

From a construction standpoint each of these components are likely most suitably constructed in the following manner:

• Rink and Curling Rink are most likely best constructed as a Pre-Engineered facilities. These buildings require larger spans, open spaces with the requirement for economical wall and roof structures. Pre-engineered facilities can deliver that economically.

• Lobby and Pool are likely best constructed as traditional construction, which allows for more varied forms and in the case of the pool, to handle the corrosive and humid environment. The Lobby can also be seen as a unifying link to the other facilities, and therefore more flexibility in design form.

• Ancillary functions such as Hall, Bowling Alley and Shooting Range could be either pre-engineered or traditional construction depending on the phasing of construction and environments within.



With all building types there are positives and negatives associated with each. The question to be asked is which method of construction is best for the recreational complex in Carberry ?

To better understand this, the pros and cons of each building type will be compared so an informed decision can be made.

Criteria for Building Type Comparison

The following criteria can be used to compare the construction types identified above.

• Capital Cost ä This will compare the costs to initially construct the

facility

• Energy Efficiency – Building Envelope ä Looking at the energy efficiency of the different

construction types based on similar building systems. The analysis is based solely on the building envelope and not the systems used within the structure. Traditional construction envelope is based on a baseline of R20 walls and R30 roof, which is reflected in the capital cost.

• Maintenance Costs ä An analysis of the costs required on an on-going

basis to maintain the facility.

• Life Expectancy ä The expected lifespan of each facility type.

• Flexibility/Expandability ä The ability of each building type to be used in a

number of different manners, either in its current configuration or as a part of a renovation/expansion project.

• Image ä The positive and negative impacts of how the

building can be designed to look.

• Timeline to Construct ä The length of time required to build the proposed

facility.• Partnership Opportunity

ä How a facility lends itself to being a part of a larger development and what is the potential of a partner to assist in the development.


13October 2016

The following table outlines a comparison of each building type based on the above noted factors:

Traditional Building Shell

Pre-Engineered Building Shell

Capital Costs* Baseline Approximately 30% less expensive

Energy Efficiency - Building Envelope Baseline 5-10% more due to lesser levels of insulation

Maintenance Costs Minimal with good exterior cladding, some maintenance at windows

Potential for increased maintenance through corrosion and roof drainage

Life Expectancy 50 years with a building envelope as priced. Roof replacement at 25 years

Building will require ongoing maintenance after 25 years

Flexibility/Expandability Easy to make changes or renovate in the future. Can link to other building types

Limitations to make changes as the building comes “pre-engineered” to function as initially designed

Image Very good building image. Can be purpose-built for community

Best if conventional construction portrays the image and structure is secondary view

Timeline to Construct + 2 years + 18 months

Partnership Opportunity Easy to attach future components. Building can be designed with partnerships in mind.

Less flexible to attach future components. Partners can be attracted, but the building will not be a driving factor

*Capital costs will vary significantly within each building type depending on factors such as building heights, quality of finishes on the exterior, and the amount of windows and glazing walls included in the project. For the purposes of this comparison, the “building shell” in both cases is considered to be raw space with no foundation, building systems, windows, or interior fit-ups on the assumption that regardless of the building shell, it will be a similar cost to add these elements. Order of magnitude costs provided later in this report better represent the full costs of the above noted options.



Outdoor Facilities

The outdoor pool is placed immediately adjacent the south face of the main facility and accessed through the main indoor foyer. A grassed area around the pool will be provided to give pool users soft areas for leisure and play adjacent the pool.

A small accessory structure is proposed northwest of the main facility to provide a satellite concession, public announcer’s booth and maintenance equipment for the two baseball and two softball diamonds. The shared soccer pitch / football field with bleacher seating is south of the main facility within convenient proximity to site parking and pathways.

The outdoor rink is placed on the north side of the building to provide simple wind-break and lighting opportunities plus proximity to parking. The rink location as well as the skate park north of the parking lot is placed in visual proximity to the road to provide informal monitoring of user activity. The off-leash dog park is placed close to the parking lot and campground for convenient access and is intended to continue the park theme out to the road.

Campground

Placing the campground at the north end of the property is a natural fit to the site and surrounding context. Access to and from Highway #1 is north of the site and keeps the camping setting further from the town centre and residences. Developing mature tree growth and proper site servicing will ensure the user enjoyment of this amenity.

The campground itself will supply 12 typical back-in RV sites, 6 pull-through RV sites and 10 tenting sites with parking. Amenities for all campground users include a washroom/shower facility, a covered outdoor cooking/gathering structure, playground and day parking for those visiting or just passing through. Access to the remainder of site amenities is primarily on foot or bicycle, either through the ball diamond hub or via the dog park.

Maintenance

A maintenance building and compound is proposed in the northwest corner of the site and the main access is through the campground road. Much of the field and site maintenance is likely done by smaller utility sized vehicles appropriately equipped to drive on paths and turf and can access the site directly south out of the compound. Further service and maintenance storage rooms are located at the ball diamond accessory structure and the main facility building. The intention would be to screen this maintenance area from both the campground and the future surrounding residential.

Phasing

The facility has been designed to provide an efficient arrangement of the required spaces in an appropriate adjacency. The current design accommodates the potential to construct the facility in phases. Potential phasing would, with further detailed refinement, be undertaken as follows:

Phase 1: Site Work• Services and infrastructure• Campground development• Cut and fill rough site grading• Long-term tree planting

Phase 2: Initial Facility Development• Based on community or facility replacement priority• Assume Rink and Curling Rink with Servery and

partial Lobby and Administration Areas• Pre-engineered construction• Field/Site Development as afforded/prioritized

Phase 3: Expanded Facility Development• Based on community or facility replacement priority• Assume Pool Areas, developed as part of pre-

engineered construction as well as the outdoor pool• Further site development as afforded/prioritized

Phase 4: Complete Facility Development• Based on community or facility replacement priority• Assume community hall, bowling, gun range and

expanded lobby• Traditional or pre-engineered construction• Remaining finished site features including pathways


15October 2016

BUILDING COSTS

The proposed concept is approximately 7,350m2. The order of magnitude construction costs for this concept would be:

Phase 1: Pre-Engineered building housing Arena and Curling Rink:

$13,300,000

Phase 2: Traditional building housing Entry/Commons, Outdoor Swimming Pool, and Change Rooms

$3,335,000

Phase 3: Pre-Engineered Community Hall, Gun Range and Bowling Alley

$2,785,000

Total Construction Costs $19,420,000

Project cost/m2 $2,640

SITE COSTS (FUTURE)

1.0 Hardscape/Outdoor Features $950,000

2.0 Planting $1,800,000

3.0 Site Furnishings $75,000

4.0 Hard Surface Parking, RV Site and Service Roads, sidewalks

$600,000

5.0 Community Building/Concession Building/Picnic Buildings/Service Building

$700,000

6.0 Street Lighting, Sports Fields Lighting, outdoor rink lighting and Parking Lot Lighting

$250,000

Total $4,375,000

Notes: The following items are not included in the cost estimate.1. Storm, sanitary sewer work2. Backfilling and rough grading3. Irrigation. Contractor to manually water plants for initial

establishment during warranty period.

QUALIFICATIONS

All costs provided are order of magnitude Opinions of Probable Cost at this point. This Opinion is not a detailed estimate of construction costs but an estimate based on costs of recently delivered projects of similar scope. Costs can vary based on final building area, types of finishes selected, building systems, and the volume of work in the construction market during tender. Costs are in 2016 dollars. No allowances have been made for escalation of construction values in the future.

Numbers are based on construction only, and do not include other soft costs such as servicing, design fees, contingencies, or FF&E (Furnishings, Fit-outs and Equipment). FF&E are items defined as not fixed to the building. For example, in an arena the stands would be included in the base construction cost, but the Zamboni would be considered equipment. SUMMARY

As the CPCCB further contemplates how to construct the recreation facility, the information provided above can serve as a guide to help confirm the type of construction. Further refinements to the cost of the project would be made through the design phase of the job.

Cost Analysis



aodbtarchitecture + interior design

CARBERRY RECREATION FACILITY AND SITE MASTER PLAN

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315 STALLS 185 STALLS

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SOFTBALLw/ LIGHTING

OFF-LEASHDOG PARK

FRONT YARD SETBACK 30ft) SIDE

YAR

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TBAC

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REAR YARD SETBACK (25ft)

EAST PROPERTY LINE

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SERVICE COMPOUND

TENT SITES (10)

WASHROOM +SHOWER FACILITY

CAMPGROUNDPLAY AREA +EQUIPMENT

DAY-USE PARKING

OUTDOORCOOKING SHELTER

RV DRIVE-THRUSITES (6)

RV BACK-INSITE (12)

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17October 2016

Appendix A – Preferred Conceptual Design

N SCALE 1:750CARBERRY RECREATION FACILITY AND SITE MASTER PLAN


19October 2016

CONCLUSION

Based on our findings (using the annual population growth average of 0.71%/year), it is expected that over the next 10 to 30 years, area population growth will be very minimal, subject to increased economic activity in the area which could escalate these projections.

Future recreation facility development and investment will need to be balanced between ability to pay and community/area driven needs since population growth does not appear to be a trigger looking ahead in our view.

SOURCING DATA

We conducted an extensive Internet search as well as direct telephone contact with the School Division Office for sources of population statistics and population projections to obtain estimated population projections that were conducted by a credible source by which to estimate population growth for Carberry/Langford/North Cypress.

The Prairie Mountain Health Community Health Assessment 2015 - Allan J, McPherson N, Williams C, McTavish P, Ostash A, Campbell M, Gowans M, Baily J. Prairie Mountain Health Community Health Assessment 2015, March 2015 was utilized as it appears to be the most relevant and specific data to the area.

Appendix B – Summary Carberry/Langford/North Cypress Growth Analysis

MANITOBA HEATH REGIONS PRAIRIE MOUNTAIN HEALTH REGION



Only Carberry/Langford/North Cypress growth estimates were considered as the Carberry Plains Community Centre Board (CPCCB) determined that at this point in time, they would not consider wider regional involvement in this project.

1 “Population ProjectionsPopulation projections are an estimate of a future population. The assumptions relating to projections are based on recent trends such as births, deaths, life expectancy and migration in the region and reflect the impact that these factors would have on the population if these trends were to continue.

The following population projections are based on a medium growth projection scenario. This accounts for a medium rate of change in fertility, mortality and migration over the next 30 years. Assuming that the trends identified remain consistent, it is estimated that Prairie Mountains Health’s population will increase by 21.3% over the next 30 years bringing the total region population to 201,000 residents. This growth is relatively low compared to Manitoba’s projected increase of 43.3% by 2042.(Yee G et al., 2014).”

Based on the projection data from the Community Assessment 2015, the average annual growth rate for Prairie Mountain is 21.3% growth / 30 years = .71% average annual growth rate.

Using this calculation results in the following estimated projections in 5 year increments from 2012 to 2040 for Carberry/Langford/North Cypress:

All 2011 2015 2020 2025 2030 2035 2040Annual Increase 0.71%Total - All persons 4295 4412 4571 4735 4906 5082 5265

Age 0-4 280 288 298 309 320 331 343

Age 5-14 625 642 665 689 714 740 766

Age 15-19 300 308 319 331 343 355 368

Age 20-24 220 226 234 243 251 260 270

Age 25-44 970 996 1032 1069 1108 1148 1189

Age 45-54 660 678 702 728 754 781 809

Age 55-64 575 591 612 634 657 680 705

Age 65-74 355 365 378 391 405 420 435

Age 75-84 235 241 250 259 268 278 288

Age 85 and over 90 92 96 99 103 107 110 Note that the “All 2011” population is a combination North Cypress, Langford and Carberry 2011 Census Canada Population figures.

1 Prairie Mountain Health Community Health Assessment 2015


21October 2016

RECREATION USER MARKET ACCESS/OVERLAP

While only Carberry/Langford/North Cypress area were considered for this report, the CPCCB should also be cognisant of the significant 50km recreation user market overlaps in the area as illustrated below.

At least 4 municipalities could be vying for a similar market, which looking forward with respect to this overall project, may be of concern .

50KM RADIUS ILLUSTRATION



Appendix C – CPCCB l Members (2015/2016)

• Jamie Smart, Chairperson• Colin Knox, Vice Chairperson• Richard Manns, School Board• Brianna Renwick, School Board• Tracy Deveau• Clyde McCallum• Fred Jackson, RM Council• Barry Anderson, Town Council• Bob Adriaansen, Reeve• Stuart Olmstead, Mayor


23October 2016

TEAM ORGANIZATION

Appendix D – Project Team

TOWN OF CARBERRY

RM OF NORTH CYPRESS-LANGFORD

CARBERRY PLAINS COMMUNITY CENTRE RECREATION BOARD

DEAN YAREMCHUKPrincipal/Project Lead

HMC

LARRY LANGFacility Operations

HMC

BOB BURNYEATPrincipal Architect

aodbt

LEIF FRIGGSTADProject Architect

aodbt



HMC Management Inc.

DEAN YAREMCHUK, CMMA Principal/Project Lead

Dean’s role involved overseeing the entire project and acting as the point of first contact for the Carberry Plains Community Centre Recreation Board, the local Councils, and staff. As a former municipal administrator, Dean has managed and operated large recreation facilities and projects in his 30 year career. His experience seeing projects through from the conceptual to commissioning stage assisted to guide this process, ensuring the needs of the Carberry Plains Community Centre Recreation Board were met from a practical and operational perspective. Dean also understands the area and region well from living in Portage la Prairie and Baldur Manitoba.

LARRY LANG Facility Operations and Costing

Having managed and operated major recreation facilities for the Cities of Weyburn and Yorkton in Saskatchewan and as the former Executive Director of the Saskatchewan Recreation Facilities Association, Larry provided a practical and realistic operational and capital building development perspective to the project. Larry was also be involved with client meetings and facilitation. Larry’s past experience as the General Manager of the Mainline Regional Economic Development Authority brings the experience of working closely with rural based municipalities and organizations and an understanding of the significant economic impact a project like this can have on the area.

aodbt architecture + interior design

BOB BURNYEAT, MAA, SAA, FRAIC, LEED AP Principal Architect

As the Principal Architect, Bob’s role involved overseeing the project from a high-level design perspective. He worked closely with HMC and aodbt’s resources to review program requirements, prepare initial schematic design concepts, and provide building envelope and costing expertise. Bob’s years of experience in the design and development of recreation projects, particularly aquatic and arena facilities made him a valuable asset to this team.

LEIF FRIGGSTAD, SAA, MAIBC, MRAICProject Architect

Leif is the Project Architect and has been working closely with Bob to prepare initial schematic design concepts and detailed design for the Facility Feasibility Study. Leif’s attention to detail, clear communication, and thoughtful designs has made him a valuable member of the team.

Documents

RECREATION FACILITY FEASIBILITY STUDY FINAL … · month feasibility study process as prepared by HMC and aodbt. Recreation Facility Feasibility Study October 2016 3 Carberry’s