BUILDING REPORT Space + Function - January 9, 2013 | Prepared by: Michael Sasi
Training Flex Space
John MS Lecky UBC Boathouse
Harry Parker Boathouse (Community Rowing Inc.)
VCRC & Burnaby Lake Rowing Club
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PURPOSE The purpose of this report is to build on the vision of the initial planning document, providing a thorough assessment of Hanlan’s needs and the boathouse’s exact minimum spatial requirements and functions so that the committee can move forward with the design process. The conclusions reached herewithin are based on field research conducted primarily at UBC Boathouse (opened in 2006 and considered one of the best in North America), observations of ten to fifteen other clubs, planning documents and discussion provided by UBC’s coaches, and online research of Community Rowing in Boston (Harry Parker Boathouse opened in 2008). The proposed measurements do not include space allocated to hallways/stairways, electrical/mechanical rooms, or any off-grid technologies. - MS
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Since the construction of their boathouse, membership at Community in Boston is up 30%, participation in programs has increased 100%. Maximize Boat Storage Capacity Rowing clubs fill to capacity. On recent visits to over ten boathouses across North America, not one had unused space. This study assumes four school programs and a fifteen-year projection. With waterfront access in Toronto at such a premium, in a worst case scenario, alternative boat classes (ie. kayaks) would easily pick up any slack. Neigbouring clubs have several year waiting lists for kayak storage.
One Phase Construction The ability to raise funds twice is far more difficult than raising more money the first time. UBC as a case study: after six years, programs are desperate for space, and the committee is now struggling to fundraise for two more modules. This is a boathouse that only has one university and one high school program and few private members.
Accessible Design Besides being a requirement, accessible design creates comfortable spaces. Avoid stairs in single level construction.
Segregate Clubs & Programs The loss of marginal storage capacity is worth providing each program with its own space. Distinct program bays minimize boat damage, maintain the integrity of each club, and make for the most efficient operations.
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FUNCTIONS A boathouseâ€™s primary function is to bring the community together. Storage space alone does not accomplish this. Boat Shell & Equipment Storage As stated previously, shell storage and dock access are the finite resources that the club can offer.
Dry Land Training Facility Hanlan has the best and worst water in the country. On a good day, the volume of rowable water is unprecedented, but bad weather can also wipe out a week of training. The competitive and logistical challenges created by inclement weather on Lake Ontario would be resolved with an indoor training facility. Furthermore, rowing is year-round sport. Winter training prepares athletes for the on-water seasons and prevents injuries. This would eliminate the need for a gym pass and add value for members.
Program Administration Room allocated for program admininistration, a conference/meeting space, and an office for each club/ school.
Social Spaces The proposed dry land training space could function as a lounge and internal event hall. Clubs that have forgone social spaces all claim to regret the decision.
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SUMMARY ‘Minimum’ Project Proposal One-level, 20,625 sq ft facilty with 5 Boat Bays for Storage of ~270 Shells, Washrooms, Showers, Change Rooms, 7 Offices, 1 Conference Room, a heated Repair Bay, a Dry Land Training Flex Room, Running Water, and Docks with room for 12-14 Coach Boats and enough space to launch 6-8 eights at once.
Important Considerations: •
Interiors and change room facilities must be easy to clean and maintain.
Boat bays must have drainage and good ventilation due to moisture.
Exterior walls and roof must be durable and virtually maintenance free.
Utilize natural light where possible (Light Harvesting), Be Energy Efficient.
For security, rooms with different functions should be secured separately.
The following sketch simply illustrates that all the vital features of the boathouse would fit within the building’s maximum footprint with only one floor. Any additional space (such as a second floor or second floor over the club area only would be welcome). The rationale for locating the schools in the back half of the boathouse is to allot storage space to each of those programs while keeping club and rec members from entering those spaces.
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Avoid Shell & Oar Sharing Between Programs Shell and equipment sharing works until it doesnâ€™t, generally after an accident or be-
cause of poor relations between coaches. It should be assumed that each stakeholder will outfit its program(s) with their own fleets over time.
Private Singles and Doubles While it is fairly easy to plan for competitive team fleets given that championship banners and athlete development models dictate team size and events, private single and doubles growth is relatively unlimited.
Open Water Rowing As a Growth Segment Many boathouses expand their program offerings with paddling. Open water or marathon rowing (tubbies/T11â€™s/maybe kayaks) provide an alternate activity with cheaper equipment that is safer for rec rowers and easier on coaching resources.
Corporate Rowing League or Regatta There are two formats which may work for a corporate program at Hanlan. Again, a dry land facility will ease the stress of uncooperate weather on coaches working on a timeline. At full capacity, a corporate program could have eight to ten teams in a time slot, which means ten boats that cannot be shared with rec or learn to row programs.
Branksome Hall (or Equivalent) The planning document provided at the beginning of this process looked to bring in an additional high school and university program. With a dry land training facility and new docks and adequate storage, Hanlan could definitely absorb one more club. Branksome would be the natural choice as they are established and well-supported. If we are to bring in another school, they should be included as a partner in the planning process and contribute funding.
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15-Year Projection: 270 The lesson from other clubs: the fleet will fill the space. Maximize boat storage once secondary functions are fulfilled. With storage for 185 boats, Community Rowing has a waiting list. At 100 boats and counting, after 6 years UBC Boathouse is raising funds to double its capacity. Rationale Assume each program is allocated a bay space of 80’ x 22’ (or 1/2 a bay). With a racking capacity of 7-eights high, that is enough space to store about 22 boats given a mix of 8+s, 4+s, 2xs, and 1xs, pretty much the requisitive fleet for a competitive program. With four school programs (UCC, Havergal, UTRC, and Branksome Hall/Other) and four club programs (sr comp, jr/masters comp, rec/community, and open water) that equals 176 boats. Plus, a bay allocated to private singles and doubles at eight-high could rack around 96 boats. Equals: a total of 272 boats. GIven the premium on access to rowable water in Toronto, the growth of the sport of rowing, the growth of Toronto’s population, improved transit access to Hanlan, year-round junior programming, corporate rowing feeding masters and recreational members, and some growth in each school program given a proper facility, this number is more than reasonable.
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Single and Double Racks at UBC Boathouse
Eight and Four Racks at UBC Boathouse
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BOAT RACKS Rack Specs
Rigger and Stretcher Storage:
8-Rack Height: 23” Top to Top, 18” Top to Bottom 4-Rack Height: 23” Top to Top, 18” Top to Bottom Bottom Rack on rollers (not attached). Next three are sliding racks. Top top three are stationery. 2-s/2xs/1xs:
17.5” Top to Bottom
Minimum Ceiling Height for 7 Eights: 16.75’
Riggers and stretchers can be stored on walls,
Minimum Ceiling Height for 6 Eights: 14.3’
on racks between bays, on racks at the front of bays, and high up on the back wall with access
Rack Width: 5’ + Rigger
Rack Dimensions at UBC: Eights: 6-High Total Rack Height (Floor to Top of Top Rack): 10’3” From Floor to Bottom of First Rack: 2’2” Singles/Doubles: 7-High
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30 sq ft
Allocate 10’ x 3’ for every 80’ of boat storage.
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OAR STORAGE Vertical Storage Preferred (Requires Minimum 14’ Ceiling) Maximum Oar Storage Per 30 Sq Ft (10’ x 3’):
SWEEP OAR RACKS
5 sets of sweeps = 40 sweeps 6 sets of sculls = 24 pairs of sculls (48 oars) -----------------------------------------------------------
88 Oars OR
7 sets of sweeps = 56 sweeps
3” Gap for Oar
Sweep Oars: Length = 37” with nib on the end facing out. 3” Space for Sweep Oars (Collar to Rest on Top)
SCULLING OAR RACKS
1.5” Piping Total Width = 6” 1’ Between Shafts
Each Rack is spaced 8-8.5” apart for the brackets (Optimal spacing to keep the blades apart).
2.75” Gap for Oar
8.5” Space Between Racks Oar Space” = 2.5-2 ¾” Total Width = 4.5” Each rack spaced 8” apart (could be tighter)
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5 x 22’ x 160’
Since each program should be allocated its own space, each bay must be 22’ wide except for a private 1xs/2xs bay, which could be 18’ wide. Hanlan Building Report 14
BOAT BAYS Minimum size for a boat bay is 22’ W x 80’ L x 14.25’ H for eights racked six high. 18’ W x 80’ L x 14.25’ H for all other boat classes. Minimum Width for Eights: 22’ | Minimum Width Other: 18’ Open plan, no walls. Boat racks separate the bays. Bays wider than 22’ would be wasteful.
Ceiling Height Minimum Ceiling Height for 7 Eights: 16.75’ Minimum Ceiling Height for 6 Eights: 14.3’
22’ x 85’ = Boat Bay with Oar, Rigger & Stretcher Storage and Cabinets on the Back Wall Back Walls for Storage: While one or two bays might flow through front to back, back wall storage is more significant than two-way flow.
Size of Garage Style Bay Doors: 10’ x 10’ 10’ is the minimum width for any bay door.
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Riggers | Stairs | Hoses Shelves | First Aid | Coaching Gear | Oars Supplies | Hardware Etcetera
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REPAIR BAY Without a repair bay, boats get covered in fiberglass and paint dust while shells under repair take up valuable space. Boats cannot be painted on site nor can they be worked on during the winter. Repair Bay - 10â€™ Width (Minimum) x 70â€™ Length (Minimum) This bay must be heated, well-lit, well-ventilated, and walled off from the boat storage area because of fiberglass repair dust, chemical fumes, paint overspray, and the need to secure tools, epoxy, paint, parts, and supplies. The ability to paint boats on-site avoids the costly and time-consuming process of sending them out. There must be electrical outlits and extension cords.
Parts and Miscellaneous Storage Can provide additional storage space for ropes, chains, buoys, event tables, tents if sealed in cabinets.
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800 sq ft
Offices for Each Program, Club Manager, Admin Office, and a Conference Room, which could be open concept or seperated by walls. Hanlan Building Report 18
OFFICES 7 (8’ x 10’ - 80 sq ft) Offices Adminstrative Office, Facility Manager’s Office, Hanlan Coach Office, UTRC Office, Havergal Office, UCC Office, Branksome Hall Office
1 (8’ x 10’ - 80 sq ft) Conference/Media Room Executive and Team Meeting Area for Video Review or ‘Chalkboard’ Sessions - White Board and Television
Includes Wireless and Wired Internet + Phones + Desks + Tables + Chairs + Outlets
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1760 sq ft
Changing, Washroom, and Shower Facilities at UBC Boathouse Hanlan Building Report 20
CHANGE ROOMS Space Men’s Washrooms, Change Rooms, and Showers:
22’ x 40’
Women’s Washrooms, Change Rooms, and Showers: 22’ x 40’ The locker room facilities at UBC are 1760 sq ft. The bathrooms adequately serve 150 to 190 guests for events and function well during the busiest program hours. This is one of the most optimized aspects of UBC Boathouse.
Changing Area Each contain 3 benches and a series of hooks. The changing area and showers can be locked while keeping the bathroom open. Would be space for small lockers for keys and wallets.
Bathrooms Men’s bathroom has four sinks, two urinals, one standard toilet stall, and a handicapped toilet stall. The women’s bathroom has four sinks, three standard toilet stalls, and a handicapped toilet stall.
Showers There are eight shower stalls (seven standard, one accessible) per change room.
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2688 sq ft
Ideally this space will be well ventilated and/or have the ability to open large doors or windows. Hanlan Building Report 22
TRAINING FLEX SPACE
Dry Land Strength and Conditioning A Necessity The demand for dry land training space on days with poor weather and in the winter season cannot be overestimated. Rowing is a year-round sport - competitive rowers must train year-round. Furthermore, proper weight and cross-training minimizes injuries at all levels; developing as an athlete is not separate from developing as a rower. Finally, a year-round facility increases the value to each member and increases the use of the building. Must be separate from the boat bays.
Rationale for Recommended Square Footage For many years at UBC, dry land training took place in one of the squash courts at the hockey arena. This space proved adequate for one varsity team to train at a time (including ergs and weights). Naturally, some equipment will have overlap between programs. Enough space and equipment for four teams would cover all programs throughout the year on a windy morning. A squash court is 21’ x 32’ = 672 sq ft per team x 4 = 2688 sq ft erg and weights area. This should be considered the minimum. This also happens to coincide with the rental hall at UBC Boathouse, which is a pleasant size. The erg and weight room at Community Boathouse in Boston is 4000 sq ft, but with 2000 members it has proven inadequate for its membership. Hanlan is projected to have closer to 500 members, probably never exceeding 1000.
Flexible Lounge & Event Space With adequate storage for ergs and weights, a small kitchen, and a moveable wall to hide any machines too heavy to move, this space could host 150 people to a seated meal or 190 standing. Internal Events: Fundraising Breakfasts/Dinners, Regattas, AGM’s, Wrap-Up Parties
AUDIO SYSTEM W/ MICROPHONE • WIRELESS INTERNET • TV OR PROJECTION SYSTEM
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10,000 sq ft Hanlan Building Report 24
DOCKS Maximize Launching Space Overall ‘dock’ or outdoor boat handling space is slightly larger than UBC. Hanlan must have the ability to launch a minimum of four eights at a time. Ideally, as many as six to eight. Docks must be 4-6” off the water.
Safety & Supply Shed (10’ x 10’) + Gas Locker Shed holds all safety equipment that would be used in a coach boat - life jackets, whistle, bailers, paddles, kill cords for all programs. Gas locker must hold 12-16 tanks plus 8-10 25 litre jugs.
Challenges & Considerations Winter Removal for freezing - is there a system that would eliminate the need to remove? Fans? Geese | Automatic Dock Lighting (am/pm) | Water Hose
Coach Boats (12 -14) Boat launch and docking space for 12-14 coach boats. One coach should be able to dry dock the boat. We should not assume that the current fleet of coach boats will continue to be the fleet. The deep aluminum hulls are far from ideal vessels as safety boats. Could we accomodate moorage for several wakeless launches? Wakeless launches are more comfortable to drive and are ideal for use in the channel.
Coach Boat Sharing Another area in which UBC, St. George’s and Richmond Community have been able to share resources.
Boat Launch Graded launch for coach boats, open water vessels on trailers, and a dock trailer.
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OUTSIDE Trailer Driveway Upon diagramming a possible driveway loop at the North End of the club, the only viable solution for trailer storage seems to be a 30’ wide driveway as proposed by Satinder in his initial diagram. A loop in place of the ‘club area’ (120’ by 30’ - 40’) would be too tight to make a 360 degree loop. There would be no other reason for the loop as Regatta Road is a dead end, and the trailer would have to be backed up or turned around anyway.
Two Trucks and Two Trailers? UBC and St. Georges make it work with a single truck and trailer. It is rather unnecessary to have three trailers for three to four programs. Much expense could be saved and shared, and Hanlan should explore trailer sharing scenarios. Also, this would provide space for outdoor storage or additional boathouse.
Maximize Outdoor Storage and Space Since boats racked above the fifth or sixth rack are not readily usable, outdoor storage would provide seasonal access. Heavy boats, such as the open water shells, could be located close to the water at peak times.
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IDEAL FEATURES Secure Bike Storage Secure bike storage (lockers/room) would encourage members to cycle to the club and keep bikes out of the bays.
Small Personal Lockers For keys and wallets, possibly half size lockers for clothes.
Kitchen To accommodate small social gatherings and day camps. Meals for large groups would be catered.
Recycling & Garbage Strategy Indoor and Outdoor Bins
Green Technology Explore all possibilities of environmental innovation - plug-in outboards, off-grid power & water & sewage, green roof, heating systems, light harvesting, efficient energy.
Outdoor BBQ & Outdoor Seating A better version of what Hanlan offers now.
Quality Signage, Wall Space Allocated for Safety Literature, Awards, Historical Media & Acknowledgement of Donors Design and printing to be considered in the budget.
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SECONDARY FEATURES Bar/Cafe Members only, licensed bar and cafe (akin to Vancouver Rowing Club).
Community Center Space (Academic/Study Space) Would allow for academic programs (tutoring, exam prep, special programming) to run after school in conjunction with fitness. Would provide university students with a 24-hour study hall. Would serve the business community for corporate meetings built into team building exercises.
Lounge/Foyer Small entrance & reception, room for trophies, plaques, historical items and displays.
Pubilc Training Facility Access Larger, high performance gym that allows for public access during non-peak hours (serving the Portlands community: paddlers, dragon boaters, field hockey, and soccer players).
Physio/First Aid Room Space for rehabilitation, massage, physio.
Rowing Tank Allows for multi-tiered learn to row sessions and winter training.
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