Planning for the Future

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PLANNING FOR THE FUTURE OF THE REVELSTOKE FORUM & CURLING CLUB

UPDATE:

Did you participate in the recent open houses or online survey about the future of the arena?

Everything that was heard during the recent consultation process about planning for the future of the Revelstoke Forum and Curling Club is being presented to Council Tuesday, July 11th. This information will help inform the next steps in the process to plan for the future.

Here is a link to the agenda: July 11, 2023 Council Agenda

We look forward to confirming the next steps and continuing to work with the community as we proceed.



ABOUT THE PROJECT

Built in the 1960s, the Forum is a community hub for many activities. Since it was built, Revelstoke’s population has doubled, and the community’s recreation needs have changed.

The arena requires significant investment to address structural issues. Your input will inform decisions about the future of the facility.

Opportunities to provide input:

  • Open House and Arena Tour May 4 from 4 p.m. – 7 p.m.
  • Online survey from April 18 - May 31, 2023
  • City staff will also meet with community groups and arena users

THE NEED

The existing roof does not meet current BC Building Code standards for snow loads, and various structural elements supporting the roof continue to deteriorate. Replacement of the arena roof would also trigger additional Building Code upgrades to the facility.

The 42,000 sq ft facility has one ice rink, a concession, seating for 782 and limited storage. The curling club has 4 sheets of ice and viewing area.

A 2017 User Needs Assessment indicates the arena does not fully meet community needs, including lack of accessibility, equipment storage, female change rooms, and safety access.

If a decision is deferred, the City is at risk of a failing roof system and escalating costs to replace or rebuild. If it deteriorates further, or fails, there will be significant impacts to winter sports such as hockey, skating and curling. Planning now will ensure the City is well-positioned for future investment and grant opportunities.

Planning for the future

The City of Revelstoke population is expected to grow by 20% by 2030 and has a younger population overall than the Province of BC, especially in the age ranges from 25 to 39 years. These numbers reflect the relatively large contingent of young families in the community.

Participants within the Parks and Recreation Master Plan consultation process offered low satisfaction rankings for the Revelstoke Forum (28%) and Curling Rink (24%).

Community interest in exploring a multi-use recreation facility that would provide year-round amenities and increased tourism opportunities was expressed in the Parks and Recreation Master Plan and Tourism Revelstoke's, Destinations Strategy.

The recently adopted Parks and Recreation Master Plan - informed by extensive public input - recommends exploring a new multi-sport facility, including an arena and other potential uses including (but not limited to) a fitness centre, gymnasium, climbing wall and curling rink. Respondents indicated it was the top priority for facility improvement.

The 2018 - 2022 Destination Tourism Revelstoke Strategy includes a strategy to "work with parks & recreation to determine the feasibility of a future multi-use recreation facility".

OPTIONS

There are several options. Preliminary financial analysis indicates a new arena would provide greater return on investment in terms of improved amenities, programming, and accessibility, and would offer another 50 years of service to the community.


Options

Order of Magnitude Estimates

1

Replace roof and make required Building Code upgrades

$ 25 - $ 35 million

2

New players arena (seating on one side)

$ 25 - $ 35 million

3

New spectator arena (seating on both sides of the arena)

$ 45 - $ 50 million

4

New multi-sport complex, including an ice arena

$ 50 - $ 70 million


Detailed estimates are not yet developed for any option, however, order of magnitude estimates signal all options would require a multi-million-dollar investment.

Roof replacement will cost several millions and will only extend the life of the arena for a short period of time. On-going capital investments would still be required. Delaying investment will escalate project costs further.

Costs

Funding for any option will require a combination of:

City infrastructure reserves + Borrowing + External grants or partnerships

The annual taxation impacts of borrowing per $ 100,000

2023 Tax Rate

Residential 2.5461

Business / Other 14.0040

Debt Financing

Over 30 years

Taxation Increase (%)

Taxation per $ 100K

Residential

Taxation per $ 100K

Business / Other

$ 20 million

8.94 %

$ 23

$ 125

$ 30 million

13.41 %

$ 34

$ 188

$ 40 million

17.88 %

$ 46

$ 250

$ 50 million

22.34 %

$ 57

$ 313

$ 60 million

26.81 %

$ 68

$ 375


The residential class is assessed based on current market value from BC Assessment. Residential homes are similar in nature and easier to ‘benchmark’ when they are all assessed using recent sales in the community. The business/other class differs from the residential class since they are assessed on an income-based approach from BC Assessment. This means that one restaurant may have a significantly different assessed value than what we would perceive as a comparable restaurant. In addition, it is very difficult to choose a benchmark business that the entire business community can compare to. Retail, food services, and shot-term accommodators are some examples that are all vastly different and depending on the nature and the size of the operations there would be a wide range of assessed values. Therefore, we have provided a percentage increase and a tax dollar amount per $100,000 of assessed value.

Taxation increases would be phased in over multiple years to help make the increase more manageable for taxpayers.

The taxation impacts listed above are based on a 30 year loan.

PLANNING FOR THE FUTURE OF THE REVELSTOKE FORUM & CURLING CLUB

UPDATE:

Did you participate in the recent open houses or online survey about the future of the arena?

Everything that was heard during the recent consultation process about planning for the future of the Revelstoke Forum and Curling Club is being presented to Council Tuesday, July 11th. This information will help inform the next steps in the process to plan for the future.

Here is a link to the agenda: July 11, 2023 Council Agenda

We look forward to confirming the next steps and continuing to work with the community as we proceed.



ABOUT THE PROJECT

Built in the 1960s, the Forum is a community hub for many activities. Since it was built, Revelstoke’s population has doubled, and the community’s recreation needs have changed.

The arena requires significant investment to address structural issues. Your input will inform decisions about the future of the facility.

Opportunities to provide input:

  • Open House and Arena Tour May 4 from 4 p.m. – 7 p.m.
  • Online survey from April 18 - May 31, 2023
  • City staff will also meet with community groups and arena users

THE NEED

The existing roof does not meet current BC Building Code standards for snow loads, and various structural elements supporting the roof continue to deteriorate. Replacement of the arena roof would also trigger additional Building Code upgrades to the facility.

The 42,000 sq ft facility has one ice rink, a concession, seating for 782 and limited storage. The curling club has 4 sheets of ice and viewing area.

A 2017 User Needs Assessment indicates the arena does not fully meet community needs, including lack of accessibility, equipment storage, female change rooms, and safety access.

If a decision is deferred, the City is at risk of a failing roof system and escalating costs to replace or rebuild. If it deteriorates further, or fails, there will be significant impacts to winter sports such as hockey, skating and curling. Planning now will ensure the City is well-positioned for future investment and grant opportunities.

Planning for the future

The City of Revelstoke population is expected to grow by 20% by 2030 and has a younger population overall than the Province of BC, especially in the age ranges from 25 to 39 years. These numbers reflect the relatively large contingent of young families in the community.

Participants within the Parks and Recreation Master Plan consultation process offered low satisfaction rankings for the Revelstoke Forum (28%) and Curling Rink (24%).

Community interest in exploring a multi-use recreation facility that would provide year-round amenities and increased tourism opportunities was expressed in the Parks and Recreation Master Plan and Tourism Revelstoke's, Destinations Strategy.

The recently adopted Parks and Recreation Master Plan - informed by extensive public input - recommends exploring a new multi-sport facility, including an arena and other potential uses including (but not limited to) a fitness centre, gymnasium, climbing wall and curling rink. Respondents indicated it was the top priority for facility improvement.

The 2018 - 2022 Destination Tourism Revelstoke Strategy includes a strategy to "work with parks & recreation to determine the feasibility of a future multi-use recreation facility".

OPTIONS

There are several options. Preliminary financial analysis indicates a new arena would provide greater return on investment in terms of improved amenities, programming, and accessibility, and would offer another 50 years of service to the community.


Options

Order of Magnitude Estimates

1

Replace roof and make required Building Code upgrades

$ 25 - $ 35 million

2

New players arena (seating on one side)

$ 25 - $ 35 million

3

New spectator arena (seating on both sides of the arena)

$ 45 - $ 50 million

4

New multi-sport complex, including an ice arena

$ 50 - $ 70 million


Detailed estimates are not yet developed for any option, however, order of magnitude estimates signal all options would require a multi-million-dollar investment.

Roof replacement will cost several millions and will only extend the life of the arena for a short period of time. On-going capital investments would still be required. Delaying investment will escalate project costs further.

Costs

Funding for any option will require a combination of:

City infrastructure reserves + Borrowing + External grants or partnerships

The annual taxation impacts of borrowing per $ 100,000

2023 Tax Rate

Residential 2.5461

Business / Other 14.0040

Debt Financing

Over 30 years

Taxation Increase (%)

Taxation per $ 100K

Residential

Taxation per $ 100K

Business / Other

$ 20 million

8.94 %

$ 23

$ 125

$ 30 million

13.41 %

$ 34

$ 188

$ 40 million

17.88 %

$ 46

$ 250

$ 50 million

22.34 %

$ 57

$ 313

$ 60 million

26.81 %

$ 68

$ 375


The residential class is assessed based on current market value from BC Assessment. Residential homes are similar in nature and easier to ‘benchmark’ when they are all assessed using recent sales in the community. The business/other class differs from the residential class since they are assessed on an income-based approach from BC Assessment. This means that one restaurant may have a significantly different assessed value than what we would perceive as a comparable restaurant. In addition, it is very difficult to choose a benchmark business that the entire business community can compare to. Retail, food services, and shot-term accommodators are some examples that are all vastly different and depending on the nature and the size of the operations there would be a wide range of assessed values. Therefore, we have provided a percentage increase and a tax dollar amount per $100,000 of assessed value.

Taxation increases would be phased in over multiple years to help make the increase more manageable for taxpayers.

The taxation impacts listed above are based on a 30 year loan.

Submit your questions or comments here

A staff member will provide a response (if required) here so that the entire community has access to the information.

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    Ref:- The annual taxation impacts of borrowing (for an average assessed residential home of $709,000): What is the number of Revelstoke taxable properties that will be taxed to pay for a new proposed arena sports complex. ?

    Andrews asked 5 months ago

    Thank you for your question. All properties in the City will be subject to tax increases to pay for the Arena re-development project. The total number of properties in the City is 4,912.  Of this number 4,191 properties are residential properties including vacant land.  The remaining classes are utilities, supportive housing, major industry, light industry, business and other, rec/non profit, and farm.

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    I attended the planning for the future of the Revelstoke Forum and Curling Club came away disappointed at the vitriol especially from staff members and frankly some councillors with eye rolls and negative body language when anyone suggested repairs to the structure instead of getting on board with a new facility. In fact one particular councilor who was advocating for closure of gravel pits on the Jordan bench is now advocating for a climbing wall attached to new structure. Where do they think concrete comes from and a new structure will use a hell of a lot more concrete than repairing the current arena. Costs of demolition/tipping fees and backfilling the excavation were not disclosed. A live load deflection test on the the trusses has not been done and beefing up the trusses to meet current snow load criteria can be done by placing i-beams alongside of the existing trusses which could be done much cheaper that current estimates according to the engineer. Of course there are additional costs to consider like the elevator and dressing room upgrades which must be done but I felt that the 25 to 35 million dollar figure for upgrades was inflated and not all engineering options have been explored. Explore all options for sure but be cognizant of how much of a tax increase citizens must bear. And by the way taxpayers will not get to vote by way of referendum on whatever this council decides. So they are talking an 8.94% tax increase for a $20 million an a whopping 26.81% increase on $60 million and that’s on $709,000 valued property and yes mister Devlin I’d like to only sped $500.

    Tony Morabito asked 5 months ago

    Thank you sharing your thoughts.  Unfortunately, engineers indicate there is no simple roof repair option and based on the deteriorated state roof replacement is recommended. The City will seek to attract external funding to reduce the borrowing. However, due to the cost of any option a referendum will be required to seek electoral approval for borrowing prior to advancing any option.

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    What is the annual operating cost for the Revelstoke Forum and Curling Club

    Andrews asked 5 months ago

    In 2022, the annual operating cost for the Revelstoke Forum was approximately $ 570,000.  The City does not manage the operation of the Curling Club.  The Curling Club Society will be able to provide you with their annual operating costs.  

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    Ref:- Once a preferred approach is known, the City will require electoral approval to borrow funds for the purpose of upgrading or building a new arena facility. This would be sought through a referendum or alternative approval process. Revelstoke city council on Mar. 28 approved a motion to increase property taxes in 2023 by five per cent, and three per cent in years after that until 2027. The finance director, Sheanna Moore, requested the motion saying two per cent of the taxes collected will be set aside in a fund for a new arena. In the event that electoral approval is not granted, will the 2% property tax be refunded / returned to the tax payers. ????

    Andrews asked 5 months ago

    Thank you for your question.  Council imposed a 2.6% ($353,000) taxation increase in the 2023 budget to be set aside for the re-development of the Arena. The savings set aside year after year will be used to pay for the re-development of the Arena based on the option that the community desires. If the community does not desire to pay for the re-development of the Arena, the funds set aside will be used to maintain the current facility until the end of its lifecycle. There will not be a property tax refund provided to residents, however any taxation increases imposed for the re-development of the Arena, if it does not take place, will be used to lessen the taxation burden in the future.

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    Ref:- This would be sought through a referendum or alternative approval process. As this proposed sports complex is being financed by property tax payers Who gets to vote ??????

    Andrews asked 5 months ago

    Thank you for inquiry.  Yes, a referendum vote will be required prior to advancing this project.  Voting rights are granted to citizens based on residency or property ownership. There is no corporate or business vote in a referendum.

    In order to be eligible to vote in a referendum, a person must be:

    • Be a resident of the municipality or electoral area on the day they register to vote; and
    • Be 18 years of age or older when they register to vote, or 18 years or older on general voting day
    • Not be disqualified under the Local Government Act, or any other enactment from voting in local elections or be otherwise disqualified by law
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    Costs Funding for any option will require a combination of: City infrastructure reserves + Borrowing + External grants or partnerships The annual taxation impacts of borrowing (for an average assessed residential home of $709,000): $20 million $170 (8.94% increase) $30 million $255 (13.41% increase) $40 million $340 (17.88% increase) $50 million $424 (22.34% increase) $60 million $509 (26.81% increase) Taxation increases would be phased in over multiple years to help make the increase more manageable for taxpayers. The taxation impacts listed above are based on a 30 year loan. What is the number of years that an annual taxation increase will be required to pay off the debt ??????

    Andrews asked 5 months ago

    Thank you for your question.  The number of years that an annual taxation increase will be required to pay off the debt will depend on what the community wants and how much debt the community is comfortable paying for. Once the City has a better grasp on how the community would like to proceed with the replacement of the arena, Finance staff will bring forward a funding strategy to Council that will determine the percentage increase required and numbers of years the percentage increase will take effect.

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    If a new facility is chosen after a majority vote I assume and the dust settles on the current Revelstoke Forum analysis. What will happen to the Arena and Curling facility will they be demolished and what will the demolition/hauling waste/ backfilling the excavation and tipping fees cost and will that cost be applied to T property taxes.

    Tony Morabito asked 5 months ago

    Yes, there would be costs associated with demolition and disposal of the existing building. These costs are included in the order of magnitude estimates outlined.

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    Have live load deflection tests been done on the Arena roof trusses ,if so what were the results ?

    Tony Morabito asked 5 months ago

    Thanks for your question.  Watson Engineering, who has led the engineering assessments of the arena over the years, will be in attendance at the open house on Thursday from 4:00 pm to 7:00 pm. Please consider attending to discuss some of these technical questions.  

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    To clarify the existing foundation is sound and capable of supporting current and future gravity loads. Some minor superficial damage to the cement block exterior walls including a crack near double doors.

    Tony Morabito asked 5 months ago

    We understand that the condition of the masonry walls is more advanced than superficial. Watson Engineering, who has led the engineering assessments of the arena over the years, will be in attendance at the open house on Thursday. Please consider attending to discuss some of these technical questions.  

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    Are there any structural issues with the foundation as I see no cracks in concrete such as the recently built Salmon arm and Armstrong Arena’s have ?

    Tony Morabito asked 5 months ago

    Thank you for your question. The existing foundations were found to be constructed in general accordance with the available drawings and suitable for current (and potentially future) gravity loads. However, there are some noted issues with the masonry perimeter walls that would need to be addressed in any roof replacement.  

    Here is a link to the Engineering Assessment if you’d like to review in more detail: 2022 Roof Assessment Report.


Page last updated: 13 Jul 2023, 03:16 PM