VANCOUVER ISLAND VISITOR CENTRE · Presentation Boards Website and Video Link Tri-Council Project Overview Interpretive Schematic Design . ... Mount Washington Alpine Resort, the

VANCOUVER ISLAND VISITOR CENTRE Final Report

December 13, 2011

1. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 2. PROJECT OVERVIEW AND OBJECTIVES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 2.1 History of the Vancouver Island Visitor Centre 2.2 Partnerships 3. ARCHECTURAL SITE AND BUILDING PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9 3.1 Architecture 3.2 Construction 3.3 Donations and Sponsorship 3.4 Project Oversight 4. VISITOR EXPERIENCE WALKTHROUGH . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 4.1 Vancouver Island Exhibit Gallery 4.2 Visitor Services and Sales Centre 4.3 Landscaping and Rest Area 5. CHALLENGES + OPPORTUNITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 5.1 Challenges 5.2 Opportunities 6. ECONOMIC IMPACT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 7. APPENDICES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Capital Donation and Sponsorship Program Presentation Boards Website and Video Link Tri-Council Project Overview Interpretive Schematic Design

I N T R O D U C T I O N 1

INTRODUCTION

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With the hard work of hundreds of companies, volunteers and industry stakeholders, and with the support of Western Economic Diversification and Island Coastal Economic Trust, in partnership with Comox Valley Economic Development, the Vancouver Island Visitor Centre (VIVC) project is now complete. The VIVC has been a priority and vision for the local and regional governments for many years. As stated in the Stage II Application, the funding was to be utilized to support key features of this showcase facility offering dynamic visitors services and central booking services, retail and rest area features, and an Exhibit Gallery. As a strategic gateway, the VIVC fills an existing gap of no formal visitor information and welcoming services on the highway north of Departure Bay, where a significant percentage of the North Island’s visitor traffic originates and departs. In developing the project, Comox Valley Economic Development and the project team, comprised of architects, project managers, construction companies, designers, fabricators and volunteers, endeavored to include and work with local companies and materials, associations and craftsmen to enable the Centre to be a showcase of the unique products and services found in the region, to ensure the most progressive design attributes were integrated. Each component of the Centre was developed with the direct support, input and partnerships of hundreds of volunteers, industry associations and stakeholders. These partnerships ensured this multi-use Centre meets the needs of not only visitors, but acts as a showcase facility for various business, communities and industry sectors of the region. The combination of the above features has positioned the Centre to be a must-stop gateway destination for visitors from the highway, airports, and ferries. It has created a tool for the region to expand its share of the provincial tourism market and effectively package, market and deliver, in a coordinated fashion, a wide variety of new and existing recreational opportunities that will enhance the economic well-being of the North Central Island and coast region. The project has resulted in enhanced economic impacts from what was originally forecasted. The total project value exceeded 4 million dollars to the local economy, resulting in a economic output of $ 7 million. The result of this extensive effort is the completion of one of the most progressive, iconic, sustainable Visitor Centres in Canada. Unlike the majority of Centres, this venue allows for other economic sectors on the Island to be incorporated and presented with the tourism industry which has empowered the region to present a more in-depth experience and awareness around its overall economic generators. Comox Valley Economic Development is pleased to provide this final report presenting the projects methodology in relation to its objectives and economic impacts.

Vancouver Island Visitor Centre Final Report

December 2011

P R O J E C T O V E R V I E W & O B J E C T I V E S

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Discussions regarding the potential for a new regional highway gateway visitor centre in the Comox Valley can be traced back to the 1970s. The construction of the Inland Island Highway 19 resulted in even more focused discussions about opportunities and possibilities. In preparation for a project of this nature the Comox Valley Economic Development Society (CVEDS) produced a Visitor Information Services Strategy and Discovery Centre Feasibility Study (2005), which detailed opportunities and benefits for the Island and Coastal communities if a Visitor Centre was to be built on Highway 19. The Feasibility Study (titled Comox Valley Discovery Centre Business Case Analysis) identified the Comox Valley as a strategic location for the Centre, citing the following:

The Comox Valley is already home to regional facilities and attractions that support the entire Island. The Comox Valley Airport (YQQ) serves almost 300,00 passengers and could climb as high as 344,000 by 2015. Mount Washington Alpine Resort, the Island’s only major ski resort, receives over 400,000 visits each year.

2. 1 History of the Vancouver Island Visitor Centre: PROJECT OVERVIEW + OBJECTIVES

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December 2011

PROJECT OVERVIEW + OBJECTIVES

2. 3 Partnerships:

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Partnerships and stakeholder input was an integral part of every step in the development and implementation of the project. Volunteer project Committees were established to provide input and direction throughout the development of the project to ensure designs, content and features were tested for accuracy, inclusion and progressive functionality. K’omoks First Nation Visitor Centre Committee One of the first Committee’s to be established, this 5 person Committee met with architects, exhibit designers and the Visitor Services consultant to input and oversee the development of exhibits, displays, and architectural features to ensure inclusion of First Nation culture, themes and content. The Committee also established a list of K’omoks First Nation items artwork and cultural items to incorporate into the interior and exterior of the Centre including benches, masks, a prominent welcome arch

and a dug out canoe. This participation will ensure further understanding for locals and visitors alike, of First Nations cultural, tourism and investment opportunities found in the area.

BC Shellfish Growers Association To ensure the presentation of key industry sectors, a the BC Shellfish Growers Association partnered on the project by contributing additional funding to the Oceans Exhibit to expand the exhibit to include a shellfish raft, an oceans touch tank, videos and graphics that speak to the significance of the industry and the tourism and culinary experiences it presents.

Vancouver Island Visitor Centre Final Report December 2011

PROJECT OVERVIEW + OBJECTIVES

Ministry of Francophone Affairs The Ministry contributed funding to allow for exhibits, videos, and displays to include French content, and for the development of an audio tour ensuring francophone visitors and businesses can utilize the Centre. BC Salmon Farmers Association Another important industry to the regions northern communities is the salmon farming sector. As such, the BC Salmon Farmers Association was provided the design development drawings and text for the exhibits and provided direct input into the content and images to be presented in the Oceans Discovery Area to ensure the importance and experiences the industry offers were presented. Vancouver Island Association of Wood Processors The Centre’s construction itself is a demonstration of the depth and variety of wood products available on Vancouver Island. This was achieved by the

architectural team meeting with the Vancouver Island Association of Wood Processors (VIAWP) to garner feedback to ensure the building was designed to incorporate extensive west coast wood features. Wood construction requirements were sent to all the VIAWP members to ensure they were aware of the opportunity to bid and participate in the project. Comox Valley Airport Commission Servicing close to 300,00 customers who utilize the Comox Val-ley Airport each year has been a long established concept on the Centre business plan-ning. CVEDS met with Comox Valley Airport Commission staff to explore further synergies between the new Centre and the visitor info kiosk currently at the Airport and have re-ceived an MOU from CVAC confirming their interest in partnering with the new Centre in some way. School District 71 The carpentry teacher and Principle of Vanier High School coordinated grade 11 and 12 carpentry students to participate in 5 landscaping work parties for skill development and community engagement in the construction of the boardwalk, the fence and kids playground area.

2. 3 Partnerships Continued:

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December 2011

A R C H I T E C T U R A L S I T E & B U I L D I N G P L A N

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ARCHITECTURAL SITE + BUILDING PLAN

3.1 Architecture:

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After an RFP posting and evaluation by a VIVC Selection Committee, Stantec Architecture was the successful proponent to develop the final architectural vision for the Centre, and was tasked with incorporating the business plans and project vision as presented in the 2008 Final Concept Design document and create an iconic, west coast wood infused, modern structure. (See Appendix C). With development permits in place and land ownership documents secured, the un-serviced site underwent extensive transformation to prepare for construction including site clearing, the addition of retaining walls and geotechnical evaluations. Locations for sewage tanks, site access, power, gas, phone and water were determined to ensure all services required for the Centre would be in place. To enhance visibility from the highway and parkway and to ensure adequate drainage, the newly cleared site was raised 2m with fill. With the building now completed and visible from the Inland Island Highway and Comox Valley Parkway, it is obvious how critical this step was to the visibility of the site and its ability to attract visitors.

Sustainability Features: The Vancouver Island Visitor Centre has been successful in including LEED influenced elements by developing a highly sustainable facility and site, using as many regional products as possible. Many of the buildings sustain-able features are clearly visible, demonstrating that it plays an active role in sustainable initiatives and gives visi-tors an experience they can identify with. The following are some examples which demonstrate these features;


December 2011


3.1 Architecture Continued:

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Site / Landscape The raised site fill creates clear boundaries to protected areas with improved visibility and views to riparian zone and surrounding landscape. A reflection pool is used for storm water retention and overflow control, while light colour, permeable paver reduce heat, while increasing daylight reflectance to the building interiors. The stream feature supports passive cooling, ambient noise mitigation and offers visual relaxation for visitors.

Architectural The Centre was constructed using stack ventilations creating natural ventilation for the exhibition space where heat loads from exhibits are greatest. To ensure a year round bright atmosphere, full height, clerestory windows and skylights allow natural light deep into the Centre. Roof overhangs reduce glare and heat-load from direct sunlight during summer months and allow visitors to enjoy landscape and natural zones out of the sun, while in the winter allow heat gain from sunlight. A green roof showcases resistant plant species and is oriented to be highly visible from the Comox Valley Parkway. The roof reduces heat and run-off, while improving insulation and air quality. Mechanical Sustainable features include in-slab radiant heating, high efficiency condensing boiler, low consumption pluming fixtures to reduce domestic water usage, and solar hot water heating systems. Watershed Protection The Roy Creek riparian zone is a sensitive habitat to the west of the building. This added a level of complexity to the project in obtaining appropriate approval from the Department of Fisheries and Oceans, but ensures protocols were met as the site was being developed, and enhanced the projects ability to speak to the importance of environmental protection and local flora and fauna.



3.4 Construction:

3.5 Donations and Sponsorships:

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With the initial schematic design in place, a Quantity Surveyors Services Design Development report was actioned to ensure the proposed design would meet the budget allocated for design and construction. The original estimate exceeded budget and as a result the project was adjusted to ensure the design would meet project budget and was submitted to the Village of Cumberland for review. An RFP was posted on BC Bid, Yellow Sheet Construction Data, and Building Links. During the tender process, the team ensured that the Vancouver Island Association of Wood Processors members were made aware of the opportunity to bid on wood requirements of construction. Construction tender notification was also sent to Island and Coast Chambers of Commerce and Economic Development offices, to ensure construction firms and suppliers in the entire region were aware of the opportunity to bid on the project via BC Bid. (See Appendix E - Construction Drawings)

A multi-tiered Donation and Sponsorship package was developed to enable companies, suppliers and individuals to donate product, services and in-kind time to the project and in turn be provided the opportunity to showcase their services and products to the thousands of expected visitors. This approach enabled enhanced displays, products and features within the project, which may not have otherwise occurred without the donations. (See Appendix F – Capital Donation and Sponsorship Program). The Construction Tender documents indicated the provision of the Donations Program, and companies indicated the donation of in-kind services, time and materials. Some examples of donations included a kayak and chairlifts for the exhibits, 16’ logs to create the forest exhibit and mountain bikes for display. The significant donation of land and the provision of civil design planning, the project was provided with unprecedented parking, landscaping, and provisional boardwalk ensuring a stunning entry to the site and an enhanced visitor experience.


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3.6 Project Oversight

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The Executive and Board of Comox Valley Economic Development Society, and project Committees were provided regular updates on the status of the project development from the Project Manager, key consultants and team members, via numerous site meetings held during the Start-up, Design Concept, Design Development, Construction Documentation, Tender Bid Evaluation and Construction stages. To ensure general awareness of the value and significance of the project, presentations were made to councils and service clubs, information mail outs were sent to all communities and Regional Districts and municipalities in the ICET precinct, and project update meetings and public open houses were also held. All information was posted to the project website and these communications tactics provided the opportunity to refine and enhance concepts, ideas, and partnerships throughout the de-sign and construction phases. (See Appendix—Presentation Boards, Website, Video Link, Tri-Council Project Overview)


4 V I S I T O R E X P E R I E N C E W A L K T H R O U G H

The Centre’s distinctive drum holds a multi-media exhibit gallery, designed by AldrichPears Associates who created the original 2008 VICVC Concept Design. This Gallery boasts stunning graphics and three-dimensional displays that promote the areas tourism, cultural and heritage product and experiences, presented through the regions four environments; alpine, forest, rural and oceans. Laced throughout are stories and displays, key industry sectors facts and information including forestry, farming, salmon farming and aquaculture. Motion sensor activated videos, fun photo ops, a shellfish touch tank, a climb-up tree, a Vancouver Island Marmot den, a forest presenting tree species all surround a multi-user interactive touch table presenting 200 images of the region. To ensure representation of Vancouver Island communities’ tourism product and attractions in the exhibit hall, CVEDS worked extensively with Tourism Vancouver Island and Tourism North Island as well as island wide tourism businesses including whale watching tour operators, fishing charter companies, industry associations, and groups including the Vancouver Island Marmot Foundation. These agencies participated in conference calls and/or meetings on exhibit development, provided design feedback and supplied text and images to ensure the Gallery reflected the diversity and highlights of tourism and industry prod-uct from the entire region. The Exhibit hall teases a visitor about the depth of product available in the region, to learn about the regions industry sectors and opportunities and to drive them to purchase services via the Visitor Centre staff. Through these activities,

the Centre will act as a marketing venue for Central North Island and Coastal communities to enhance their profile by presenting the visitor with information and interpretation on their attractions and events which will drive visitation. It also will allow industry groups to use the Gallery as a showcase centre to present their opportunities to media, VIP and poten-tial investors. (See Appendix – Interpretive Schematic Design, June 2010)

VISITOR EXPERIENCE + WALKTHROUGH

4.1 Vancouver Island Exhibit Gallery

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December 2011

This is the hub for operations and sales for the new Centre; boasting hi definition screens capable of running simultaneous video, television, and on-screen event and advertising promotion. The area contains brochure racks, online booking systems, a complete multi-zone sound system for music and announcements - offering visitors a one-stop shop for trip planning and information gathering. The space has a community screen and display area, allowing communities or operators the opportunity to showcase their upcoming events or activities to visitors. This area of the Centre is instrumental in driving spending and economic impact to the region through increased sales and spending. The Centre also boasts a multi-media room which can be used for tourism training, product development sessions, event hosting, and community or industry meetings and presentations.

After an extended posting on BC Bid of an RFP for Operations, an operator, considered the best in the Province who has a proven record of increasing sales via Centres, has been selected and will train Visitor Services councilors to de-velop the knowledge base, sales and services skills to support guest needs and drive increased revenue through the booking systems and retail areas. This team will actively work with regional adventure operators, tour guides, accommo-dation and food service providers to develop packages and products that will be sold through the Centre, thereby creat-ing greater collaboration between the industry and its ability to market and sell its services. The Visitor Services and Sales Centre area will aggressively market the area to in-region travelers while creating link-ages with a wide array of external and complementary organizations. The business community will be able to stay ap-prised of the latest trends in tourism product development and thus contribute to building the capacity at the Centre, fea-turing what the North Island and Coastal regions have to attract visitors. This section of the Centre will increase per diem spending in the region by extending length of stay and visitor expenditures.

VISITOR EXPERIENCE + WALKTHROUGH

4.2 Visitor Services and Sales Centre:

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Designed to integrate the best of rest area features, inside the bright Centre, visitors will experience a quiet fire-side sitting area, a small café, free Wifi and public access terminals, local K’omoks First Nation artwork and benches, all surrounded by the sounds of water from a bubbling stream that follows the base of the drum. Outside, the Centre offers a boardwalk, benches, a kid’s playground, dog walking area, picnic benches, barbeque area, tables and chairs, heaters, bike racks and more K’omoks First Nation cultural art displays. The K’omoks First Nations Visitor Centre Committee determined that a Welcome Arch and dug out canoe would be ideal external features to present the heritage and culture of the K’omoks First Nation and add to the richness of the visitor experience. Lead by carver Randy Frank, many K’omoks First Nation band members engaged in the development of these items. A group of professional landscape firms, home building supply company volunteers, carpentry students from Vanier Secondary School, members from the CVEDS Board, and community service volunteers contributed their time, and expertise to implement the design plans Centre’s boardwalk and outdoor rest area features including a playground. The rest area provides another reason for visitors to stop in the Comox Valley and take a break from their travels and allows the opportunity for the VIC staff to interact and influence a visitor's length of stay.

VISITOR EXPERIENCE + WALKTHROUGH 4.3 Landscaping And Rest Area:

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December 2011

5 C H A L L E N G E S + O P P O R T U N I T I E S

Despite these challenges, all project objectives were achieved or surpassed, and unique opportunities were presented with numerous companies and industries coming forward eager to support and be engaged in the project.

Enhanced Features Companies enthusiastic to support the project and utilize the Centre as their own mini-profile showcase came forward offering assistance to enhance or add new features to the project. These opportunities have added to the depth of companies and skills that are presented throughout the Centre and will be promoted to visitors for years to come. Although there are many examples, a few which typify this are as follows: Water Features The original design concept called for a minimalist water feature that didn’t speak to the natural rivers and ponds of the region. Island Waterscapes came forward and presented a more authentic and dynamic water feature that creates an impact to all visitors and demonstrates realistic features of water ways found throughout the areas parks, fields and mountains. Rock Work Stone Hunter Studios supported the implementation of a stone work fireplace which depicts the geology of the Island during the last glacial age, creating another ‘exhibit’, and taking what was a standard fireplace setting to a demonstration of local artisan

talents.

CHALLENGES + OPPORTUNITIES

5.1 Challenges

5.2 Opportunities

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A project of this nature, which was brought together by the tremendous opportunity of significant funding support from Island Coastal Economic Trust and Western Economic Diversification, faced challenges due to timing of the funding announcement, establishing legal agreements, dealing with un-serviced land, and getting contractors and suppliers selected through open process on short deadlines. These pressures were compounded by inclement weather and the desire to have a high degree of public and stakeholder input and representation throughout all stages of the project to ensure its success.


December 2011

Cement Work Original design specs called for a standard laminate counter top for the Visitor Services counter; the hub of the Centre. After new design specifications, a local, specialty concrete company, Creative Concrete, devised a unique, cost effective approach to creating a durable, yet distinctive counter top. Sustainability Features Although the Vancouver Island Exhibit Gallery was always intended to present the environments of the region and the activities that occur within them, the importance of developing a sustainable building and site was elevated and achieved through the project.

Green roof Solar panels Car charging Mechanical Structural Electrical Natural stack ventilation Wood/timber construction Roof overhangs Waterless urinals. dual flush toilets Site and landscaping Roy Creek watershead Visitor Services Strategy In conjunction to the building of the new Centre, CVEDS undertook the update of the Comox Valley Visitor Services Strategy, originally complete in 2004. An RFP was posted and Strategex Consulting were contracted to take a stakeholder group, comprised of tourism, transportation, event and attraction service providers, through workshops to develop new tactics that ensured the new Vancouver Island Visitor Centre was being leveraged to its full potential. Although this component was outside of the scope of the funding, the project was the catalyst for the region to establish new tactics and measurements for Visitor Services in the Comox Valley.

CHALLENGES + OPPORTUNITIES

5.2 Opportunities Continued

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6 E C O N O M I C I M P A C T

Due to CVEDS being able to secure additional sources of funds and enhance the project budget, construction costs for the VICVC Project have exceeded $4 million dollars, up substantially from the $2.8 – $3.2 million dollar estimate noted in the original application. As well, government revenues doubled from the original application to total $600k. Below are some of the economic highlights related to the project. Economic Impact Highlights: $4 million + – total project value $3.25 million – other sources of project funding $7 million economic output 86—Companies directly involved in providing materials and/or services to the project 46—Full time jobs related to the building of the Centre Economic Output:; Total economic output generated by the project equaled $7 million which includes all construction and associated indirect and induced spending by local and provincial businesses that received income during the Centre’s construction. Employment; The employment impact of the Centre during the construction phase of the project is estimated at 40 full-time equivalent posi-

tions in the Comox Valley and an additional 6 in the rest of the province. Government Revenue; Additional government revenue generated by the project is esti-mated at $600,000 during the construction phase. Federal $240,000 Provincial $320,000, and Municipal $40,000 Based on the standard economic multipliers produced by BC Stats (British Columbia Provincial Economic Multipliers, April 2007), pre-liminary estimates of economic impact were calculated.

ECONOMIC IMPACT 6.1 Economic Impact

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December 2011

ECONOMIC IMPACT 6.1 Economic Impact Continued

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The project has been located and designed to drive visitors to the facility through its iconic architecture, rest area features and services, and the development of the Exhibit Gallery attraction. The increase in visitors hosted at the Centre will generate on-site revenues in the form of gift sales, concession sales, commercial activities and reservation bookings, which in turn support new jobs and incomes. Evidence from other Visitor Centers in the Province shows that the trip plans of travelers will also be changed as a result of their stop and channel more visitors into Central, North Island and Coastal communities where they will discover tourism, retail and personal business services. The drawing power of the VIVC will give rise to an influx of new invest-ment and the establishment of new business operations in and around the area. Improved Marketing and Tourism : The Centre is a gateway and that enables Central, North Island and Coastal regions to expand its share of tourism revenues and effectively develop new products to be marketed and sold, in a coordinated fashion. It promotes and facilitates greater collaboration among the tourism service providers. As a result, new visitor spending will occur throughout Central, North Island and Coastal regions as the Centre promotes activities, resorts and attractions at places like Mount Washington, Port Hardy and Campbell River. Town centres in Cumberland, Comox and Courtenay should see increased activity as travelers take advantage of shopping, cultural and heritage experiences they might otherwise have been unaware of without the Centre. The Centre completes a missing gap that has existed in servicing

the visitor through the Purchasing Cycle. Regions can undertake destination marketing and sales promotions that drive a call-to-action to the Visitor Centre which, in turn, completes the transaction by supporting the purchase of overnight stays and experiences. This activity not only enhances the revenues to the Centre, it increases the areas ability to sell tourism products versus simply promoting them. This coordination role will foster a more secure tourism base as operators react to new visitation and spending by investing in existing and new products, growing their operations and generally taking better advantage of the awareness created by the VIVC.


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Documents

VANCOUVER ISLAND VISITOR CENTRE · Presentation Boards Website and Video Link Tri-Council Project Overview Interpretive Schematic Design . ... Mount Washington Alpine Resort, the