Hanlan building report jan 9 2013

BUILDING REPORT

HANLAN

Space + Function - January 9, 2013 | Prepared by: Michael Sasi

CONTENTSPurpose

Guiding Principles

Functions

Summary

Fleet Projections

Boat Racks

Oar Storage

Boat Bays

Bay Storage

Repair Bay

Offices

Change Rooms

Training Flex Space

Docks

Trailer Storage

Ideal Features

Secondary Features

John MS Lecky UBC Boathouse

Harry Parker Boathouse (Community Rowing Inc.)

VCRC & Burnaby Lake Rowing Club

3

4

5

6-7

8-9

10-11

12-13

14-15

16

17

18-19

20-21

22-23

24-25

26

27

28

Appendix A

Appendix B

Appendix C

Hanlan Building Report 2

PURPOSEThe 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, elec-

trical/mechanical rooms, or any off-grid technologies. - MS


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.GUID

ING

PRIN

CIPL

ES


Since the construction of their boathouse, membership at Community in Boston is up 30%, participation in programs has increased 100%.

FUNCTIONS

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 unprec-

edented, 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. Further-

more, 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.


A boathouse’s primary function is to bring the community together. Storage space alone does not accomplish this.


‘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 build-

ing’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.

SUMMARY


Avoid Shell & Oar Sharing Between Programs

Shell and equipment sharing works until it doesn’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 ban-

ners 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 mara-

thon rowing (tubbies/T11’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. Brank-

some 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.FLEE

T PR

OJEC

TION

S


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 facil-

ity, this number is more than reasonable.


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.

15-Year Projection: 270


Eight and Four Racks at UBC Boathouse

Single and Double Racks at UBC Boathouse

BOAT RACKSRack Specs

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’


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

Rigger and Stretcher Storage:

Riggers and stretchers can be stored on walls,

on racks between bays, on racks at the front of

bays, and high up on the back wall with access

by ladder.


30 sq ft Hanlan Building Report 12

Allocate 10’ x 3’ for every 80’ of boat storage.

OAR STORAGEVertical Storage Preferred (Requires Minimum 14’ Ceiling)

Maximum Oar Storage Per 30 Sq Ft (10’ x 3’):

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

Sweep Oars:

Length = 37” with nib on the end facing out.

3” Space for Sweep Oars (Collar to Rest on Top)

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).

Sculling Oars:

1” Piping

8.5” Space Between Racks

Oar Space” = 2.5-2 ¾”

Total Width = 4.5”

Each rack spaced 8” apart (could be tighter)


}3” Gap for Oar

1.5” piping1.5” piping

ll BracketNib

SWEEP OAR RACKS

} ll BracketNib

SCULLING OAR RACKS

2.75” Gap for Oar

1” piping1” piping

Length: 31”

Length: 37”


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.5 x 22’ x 160’

BOAT BAYS

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



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.


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.

BAY STORAGE


Riggers | Stairs | HosesShelves | First Aid |

Coaching Gear | OarsSupplies | Hardware

Etcetera

REPAIR BAY

Repair Bay - 10’ Width (Minimum) x 70’ 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.


700 sq ft

Without a repair bay, boats get covered in fiber-glass 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.


Offices for Each Program, Club Manager, Admin Office, and a Conference Room, which could be open concept or seperated by walls.800 sq ft

OFFICES7 (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



Changing, Washroom, and Shower Facilities at UBC Boathouse1760 sq ft

CHANGE ROOMSSpace

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 keep-

ing 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.



Ideally this space will be well ventilated and/or havethe ability to open large doors or windows.2688 sq ft

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 inju-

ries 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 PartiesTRAI

NING

FLE

X SP

ACE


AUDIO SYSTEM W/ MICROPHONE • WIRELESS INTERNET • TV OR PROJECTION SYSTEM


10,000 sq ft

DOCKSMaximize 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 alumi-

num 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.


OUTSIDETrailer 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.


IDEAL FEATURESSecure 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.


SECONDARY FEATURESBar/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 con-

junction 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.


Appendix A

LECKY (UBC) BOATHOUSE, RICHMOND

Appendix A


Appendix A


Appendix B

HARRY PARKER BOATHOUSE, BOSTON

Appendix B

HARRY PARKER BOATHOUSE, BOSTON

Appendix C

VICTORIA CITY ROWING CLUB

BURNABY LAKE ROWING PAVILLION

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