Final Report Arena/Community Centre Needs and Feasibility Assessment Study Township of Cavan Monaghan Prepared by: The RETHINK GROUP Leisure Services Planning and Management In association with: Lett Architects Inc. and the Tourism Company October, 2014 Table of Contents Page Table of Contents 1 Executive Summary 3 Chapter One: Introduction 11 Chapter Two: Planning Context and Needs Assessment 13 2.1 Introduction 13 2.2 Community Profile 13 2.2.1 The Current Population 13 2.2.2 The Principle Markets that Utilize the Arena 14 2.2.3 Historical Population Growth 14 2.2.4 Income, Education and Ethnicity 15 2.2.5 Population Forecast and Distribution 16 2.3 The Cavan Monaghan Community Centre 16 2.3.1 The Facility 16 2.3.2 Functionality and Appeal 18 2.3.3 Use of the Community Centre 22 2.3.4 Cost to Maintain the Community Centre 24 2.3.5 Cost to Operate the Community Centre 25 2.4 Arenas in the Region 26 2.5 Demand Assessment 27 2.5.1 Expressed Current Demand 27 2.5.2 Leisure Trends and the Potential for Generating Additional Demand 29 2.5.3 Impact of Anticipated Population Growth and Changes in the Age Profile 31 2.5.4 The Requirement for Indoor Leisure Facilities 32 2.6 The Need for Ice Surfaces 33 Arena/Community Centre Needs and Feasibility Assessment Study, Township of Cavan Monaghan, 2014 Prepared by: The RETHINK GROUP, Leisure Services Planning and Management – with Lett Architects Inc. and the Tourism Company Page 1 Chapter Three: Nature of a Replacement Arena/Community Centre 35 3.1 Introduction 35 3.2 The Ideal Facility 35 3.2.1 Description 35 3.2.2 Facility Provision Options 37 3.2.3 Facility Size and Preliminary Estimate of Capital Cost 41 3.2.4 The Management Plan 45 3.3 Options for the Existing Community Centre and Site 57 3.4 Comparison of the Options for a Replacement Facility 57 3.5 Other Recommendations 62 3.5.1 Supplemental Investigations 62 3.5.2 Support to Volunteers 63 3.5.3 Allocation Policy 63 Appendix A: Additional Information Supporting the Planning Context and Needs Assessment 65 A.1 User Group Survey and Workshop 65 A.2 Weekly Ice Schedules, Cavan Monaghan Community Centre, 2009-2010 to 2012-2013 Fall Winter Seasons 68 Appendix B: Background/Resource Documents 75 Arena/Community Centre Needs and Feasibility Assessment Study, Township of Cavan Monaghan, 2014 Prepared by: The RETHINK GROUP, Leisure Services Planning and Management – with Lett Architects Inc. and the Tourism Company Page 2 Executive Summary Purpose The purpose of this Arena/Community Centre Needs and Feasibility 3. Estimate capital and operating costs. Assessment Study was five-fold: 4. Identify and evaluate options for a replacement arena/community 1. Determine the current and future requirements for arena ice and centre. floor time in Cavan Monaghan. 5. Examine options for the existing facility and site. 2. Define facility and site requirements for a replacement facility. Current and Future Demand for Ice and Floor Time - Arena/Community Centre, Cavan Monaghan Township In examining the past and current use of the Cavan Monaghan Due to the very limited supply of adequate multi-purpose space in the Community Centre, consulting with the principle user groups, Township, it is recommended that if a replacement arena is to be examining the potential for future demand as the community grows considered, that it contain one or more components to accommodate and the population profile changes, examining what is anticipated a wide variety of recreation, wellness and social activities for small regarding arena facilities and future demand in the wider market area, and large groups, and to meet the needs of all ages. and applying broader leisure trends – it is concluded that the Township can support one ice surface for the foreseeable future. The rate of in-migration and the age profile of new residents will have to be monitored and the impact on demand for activities that an Although demand may grow a little beyond what one ice surface can arena/community centre can accommodate will need to be accommodate over the next twenty years, there is no indication that determined. If the rate of population growth is considerably higher demand will increase sufficiently to support a second ice surface. than the historic average and many of the in-migrants are young Currently, there is considerable excess supply of prime time ice in families with children and youth, the demand for arenas and nearby arenas, and the City of Peterborough is planning to replace multipurpose activity space may increase beyond what it is today. the aging Northcrest Arena with at least a twin-pad arena in the near Currently, it is anticipated that only the 0-9, 30-44 and 65+ age groups future. Therefore, any excess demand for ice time from Cavan will show much growth to 2031. Monaghan user groups can be accommodated in nearby facilities. Arena/Community Centre Needs and Feasibility Assessment Study, Township of Cavan Monaghan, 2014 Prepared by: The RETHINK GROUP, Leisure Services Planning and Management – with Lett Architects Inc. and the Tourism Company Page 3 Facility and Site Requirements The following describes what should be considered as a replacement  bright and airy – lots of windows for the Cavan Monaghan Community Centre, which is recommended  wide hallways and automatic sliding doors (main entrance and to be closed as soon as possible. In addition to demand for indoor dressing rooms) ice, it is known that there is also demand for multi-purpose space.  the building should be accessible throughout for persons with However, the precise nature and extent of that demand has not been disabilities and be a single storey structure (other than for the as thoroughly researched as the arena portion of the facility - except proposed elevated running/walking track) through the 2013 Parks and Recreation Master Plan, and opinion  adequate parking with a drop-off zone (including sufficient room provided by current user groups and municipal staff. Therefore, it is for bus parking) recommended that the market for the proposed complementary facilities be more fully examined as a follow-up to this study. Associated Components  an assembly hall/gymnasium space – in the order of 5,000 square Proposed Components feet of programmable space; excellent acoustics; dividable; multipurpose floor to support gym sports, social functions, floor- based exercise programs, performances, trade shows/exhibitions, The Arena etc.; natural lighting; accessible from the lobby, but also with a  an NHL size ice surface with 6-8 adult-size dressing rooms separate entrance; portable stage; sound system, commercial or (including at least one room dedicated to female customers and warm-up kitchen; and adequate storage. one room designed for persons with disabilities)  several activity rooms that can support programs, meetings and  heated spectator seating along one side of the ice surface for other activities (arranged to open up into each other to create one 200-300 room); one or more of the rooms to include a counter with a water  ample lobby with a concession and café-style seating, ice viewing source and lockable cupboards; natural lighting; and multipurpose and wheelchair accessible seating, electronic information cushioned or sprung wood floor to support aerobic fitness and display(s), a trophy display case, a water bottle refill station dance programs.  male and female referees rooms, and a first aid room  an elevated running/walking track around the perimeter of the ice  staff office, workshop and ice re-surfacer room surface (could be enclosed for climate control if required); natural  adequate storage with air quality control lighting where appropriate.  public washrooms and space for future outdoor-access washrooms if required  an adequate sound system for all uses and an easy-to-use Site Requirements scoreboard  Wi-Fi throughout the building The facility as proposed will require a site in the order of eight acres,  air conditioning to encourage summer floor use assuming that the site is level and of desirable shape to optimize  an energy-efficient building with a heat exchanger system facility location and parking layout. Arena/Community Centre Needs and Feasibility Assessment Study, Township of Cavan Monaghan, 2014 Prepared by: The RETHINK GROUP, Leisure Services Planning and Management – with Lett Architects Inc. and the Tourism Company Page 4 Preliminary Estimate of Size and Capital Cost The facility is estimated to be in the order of 61,620 square feet in square feet. The estimate of construction cost is in the range of size. At the design stage, the size may be adjusted, based on more $9,326,700 to $12,146,400, and total project cost will be in the range detailed input about program, facility requirements and desired of $11,306,760 to $14,126,400. features, as well as a determination of optimum facility layout, based on site characteristics, components and features. If the multi-purpose spaces without the arena and indoor running/walking track were the focus of a smaller, self-sufficient multi- Construction cost is estimated to be in the range of $13,248,300 to use community centre located within the Millbrook Settlement Area, $17,253,600 – based on 2014 construction costs and depending on the size would be in the order of 14,700 square feet. The estimate of the level of fit, finish and sophistication. When consulting fees, construction cost is in the range of $3,397,500 to $4,042,500, and contingency, equipment, furnishings and site development are total project cost will be in the range of $4,397,500 to $5,132,500. included, the total project cost is estimated to be in the range of $15,898,300 to $19,903,600. See Section 3.2.3 for details. See also below and Section 3.2.2 for a description of the various facility configurations and options for If only the arena is build within the proposed multi-purpose space and provision. indoor running/walking track, the size would be in the order of 43,380 Estimate of Operating Cost A net operating deficit of approximately $189,600 is projected for the hours - Monday to Friday, as well as late evening hours (after 11 PM). proposed new Cavan Monaghan Arena/Community Centre in 2016 Additionally, assumptions in the operating cost projections about (projected earliest opening date), decreasing to approximately utilization of the arena floor, the assembly hall/gymnasium, the multi- $133,300 by 2018, before increasing to approximately $146,800 by purpose activity rooms, as well as the running/walking track are very 2020. The current Community Centre, which is 2.5 times smaller and conservative – with considerable potential to attract much more use has an under-funded operating budget, recorded an operating deficit and revenue. of approximately $88,500 in 2013. The net cost per square foot to operate a modern, energy-efficient community centre, as proposed, is Even with the proposed increases in rental rates, the new approximately 1/3 lower than the current facility, with the potential to arena/community centre would still be charging prices that are improve to over 50% lower, depending on utilization level and rates. substantially below rates for comparable facilities within the greater Peterborough market area. Therefore, higher rates and/or a utilization Although use of prime ice time in the arena is pretty well maxed out, level that is greater than estimated will produce a lower operating there is considerable non-prime ice time available during day-time deficit. Arena/Community Centre Needs and Feasibility Assessment Study, Township of Cavan Monaghan, 2014 Prepared by: The RETHINK GROUP, Leisure Services Planning and Management – with Lett Architects Inc. and the Tourism Company Page 5 Identification and Evaluation of Options for a Replacement Arena/Community Centre The 1952 Cavan Monaghan Community Centre is well past its On the other hand, Option Two which locates all of the proposed replacement date. The building is deficient in every category and will facilities at Fleming College as part of a larger joint venture complex require an additional investment of between $400,000 and $1,000,000 will likely result in 10-15% lower capital cost for Cavan Monaghan (or more) over the next ten years to be maintained in good working compared to Option One – due to sharing common components condition and to meet increasing provincial accessibility standards. among three or four ice pads. Being part of a larger complex may The site is small and in a floodplain which precludes expansion and reduce the Township’s share of net operating costs as well. Also, does not support sufficient parking, even for existing uses. Continued there will be no land cost to the Municipality and the likelihood of investment in this facility is not recommended. senior government grants will be higher. However, the potential for community fundraising will be lowest for this option. Three options to replace the Community Centre have emerged for consideration. Figure 14 details the pros and cons of each. Township users of this facility will have direct access to the other facility components within the complex and tournaments can be From a purely ‘community value’ perspective, Option One that hosted at this facility. However, this option will remove a vital focal locates the proposed arena/community centre in a future Township point of community activity, identity and pride from the community, park adjacent or attached to the municipal office will be the most along with economic stimulus for local businesses. Due to location in beneficial to the community – in terms of: i) best access to greatly the extreme northeast corner of the Municipality, this option will improved recreation, social and wellness facilities and programming in greatly reduce access to most recreation, social and wellness a multi-function facility; ii) retention and enhancement of a vital focal programming for many Township residents, even though the College point of community activity, identity and pride; and iii) contributing to location is on one of the principle and frequent routes of many the economic viability of local commerce, especially downtown Township residents traveling to Peterborough. Millbrook. Another advantage is the potential to be able to add to this facility as demand warrants and to possibly incorporate a new fire hall Option Three, which emerged during the study, represents a and replacement library. The potential for community fundraising will compromise between Options One and Two - with the principle goal be highest for this option, but the opportunity for grants from senior of maintaining a central focal point of community and recreation levels of government will be lowest. The potential for partnerships activity, identity and pride; as well as providing economic stimulus in with community organizations is similar to Option Three and much the Township. This option, which locates the arena and indoor track higher than for Option Two. Considering all recommended at the College and the assembly hall/gymnasium and multi-purpose components, this option will likely cost in the order of 10-15% more rooms in a smaller community centre in a future Township park than Option Two, but less than Option Three. Net operating cost is adjacent or attached to the municipal office will cost more than Option projected to be higher than for Option Two, but lower than for Option Two to build, but about the same as Option One (if the cost of the Three. indoor running/walking track is shared among the partners). Arena/Community Centre Needs and Feasibility Assessment Study, Township of Cavan Monaghan, 2014 Prepared by: The RETHINK GROUP, Leisure Services Planning and Management – with Lett Architects Inc. and the Tourism Company Page 6 To operate this smaller community centre will cost more that if the The Lions Club and others as Potential Partners components were integrated with the arena and running/walking track. The Parks and Recreation Master Plan suggested that the local Lions To be self-sufficient, this facility must be larger, resulting in higher Club may be interested in becoming a partner in this endeavour by operating expenses. Its revenue-generating potential will be reduced incorporating their operation into the community centre portion of the due to being separated from the arena and indoor track which will facility. The uses currently occupying their small facility could be eliminate cross-programming and flow-through business into the multi- accommodated within the municipal facility. The Lions hall has size purpose activity rooms. For example, fitness and wellness programs constraints, is in deteriorating condition and will soon require would utilize various combinations of the indoor track, the gymnasium accessibility upgrades to meet provincial standards. A partnership and the smaller activity rooms; and other types of programming and with the Lions Club would best fit with Options One and Three. events would utilize the arena ice surface and floor, along with the Similar interest may surface from other community organizations. large and small multi-purpose spaces. Possible Outdoor Recreation Facilities Another positive is that this smaller community centre could still If a community-scale park of sufficient size is provided within the become part of a desirable concentration of municipal facilities future residential community in the vicinity of the municipal office, adjacent or attached to the municipal office. Depending on the some or all of the following outdoor recreation facilities - most of which components that are combined and the timing, some size efficiencies were identified in the Parks and Recreation Master Plan - should be could be realized which would reduce capital and operating costs. As considered for this location. with Option One, other advantages include the ability to expand this  a splash pad facility on a Township site to meet future community needs as  a skateboard facility demand warrants, and the potential to partner with community  two outdoor tennis courts and/or a multi-purpose hard-surface organizations. sport court  a playground See Section 3.2.2 for more detail on the options and Section 3.4 for  a picnic area more detail on the evaluation of the options.  walking paths and linkage to the Township-wide trail network Options for the Existing Community Centre and Site Given that this study recommends that the Cavan Monaghan limitations. Site size and location within a floodplain precludes Community Centre be decommissioned as a public use facility as expansion and significant modifications to the facility. soon as possible, other options for use of the building and the site should be considered. Identifying alternative uses for the Community From a ‘community-first’ and aesthetic perspective, the highest and Centre is limited by the age, general condition, purpose-built design best use would be to raise the building and redevelop the site as a and the weak appearance/appeal of the building, as well as parking high profile public open space, as envisioned in the downtown Millbrook revitalization plan. Arena/Community Centre Needs and Feasibility Assessment Study, Township of Cavan Monaghan, 2014 Prepared by: The RETHINK GROUP, Leisure Services Planning and Management – with Lett Architects Inc. and the Tourism Company Page 7 Other options for use of the building and site would see the building parks and open space system, which is already well below the norm retained for alternative civic/non-public uses or leased to a third party in extent and quality. The Municipality does not have a public square for inside storage. Or the building could be raised and the site sold or or other outdoor focal point for community activity, celebration and leased for parking. However, none of these other options contribute identity. to strengthening downtown Millbrook or enhancing the Township’s Other Recommendations Supplemental Investigations Multi-purpose Space Other Facilities Since this study focused on arena requirements, only limited Further research into the market for an equipment-based fitness information is available about the market for multi-purpose facility, an indoor soccer field house and outdoor recreation facilities program/activity space and specific facility/space requirements for that that would be suited to this setting should also be undertaken before type of space - other than the widely held understanding that an the size of the community park is decided, and the design of the assembly hall and additional higher quality smaller activity spaces are facility and the park are initiated. required. Further investigation will be able to confirm if this is the exactly the type of space required and if the recommended size Potential Partnerships with Community Organizations allocation is appropriate. Also, the 2013 Parks and Recreation Master Investigation of the potential interest of service, health, social and Plan identified types of desirable and popular facilities that are other community-based clubs and organizations in being part of the typically provided in communities like Cavan Monaghan and may be proposed arena/community centre should be conducted. The appropriate for the proposed arena/community centre. potential interest of the Lions Club is an example. Other similar entities may be interested in a partnership with the Municipality to Therefore, it is recommended that if the Municipality plans to move provide dedicated space, or to occasionally or regularly rent space for forward with this facility, that further technical research and meetings and/or sponsored programming. consultation with community groups and residents be undertaken to more fully define the requirements and specifications for large and small multi-purpose program/activity spaces. Arena/Community Centre Needs and Feasibility Assessment Study, Township of Cavan Monaghan, 2014 Prepared by: The RETHINK GROUP, Leisure Services Planning and Management – with Lett Architects Inc. and the Tourism Company Page 8 Community Visioning Session imagine what the facility could be like. All of the information that will As the facility and its design is being further envisioned, it is have been researched on market requirements would be presented to recommended that a community-wide visioning session be hosted to provide context and background to inform participants and to focus bring a cross section of the community together to discuss and the discussion. Support to Volunteers The Parks and Recreation Master Plan noted the value of volunteers Given the importance of volunteers and volunteer-based groups to the to the effective delivery of park, recreation and culture facilities and delivery of parks, recreation and culture facilities and programming in services in the Township, as well as the value of volunteering to the Cavan Monaghan, it is recommended that the role of volunteers, the individual and the community. Most municipalities do not fully which in way they are supported by the Municipality and others, and recognize the extent of the role and value of volunteers and their the potential to further develop and strengthen volunteer resources be potential benefit to the community. Typically, the level of support to researched and assessed – and that a comprehensive Cavan existing volunteers and the approach to recruit new volunteers is Monaghan Volunteer Engagement Strategy be prepared and underwhelming, insufficient and ineffective - and most municipalities implemented to better support volunteers and effectively grow this do not have a comprehensive volunteer engagement strategy. resource – as an essential component of the delivery of leisure and other community services in the Township. Allocation Policy With a potential new arena and additional multi-purpose space under allocation policy should be developed to ensure equitable opportunity consideration in the proposed arena/community centre, a space to access new and improved facilities by established and new groups, as well as the potential for Township-sponsored leisure programming. Arena/Community Centre Needs and Feasibility Assessment Study, Township of Cavan Monaghan, 2014 Prepared by: The RETHINK GROUP, Leisure Services Planning and Management – with Lett Architects Inc. and the Tourism Company Page 9