1. sports
2. soccer

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Air-supported Training Facility
Business Plan
North Shore Girls Soccer Club
PO Box 37031
2930 Lonsdale Avenue
North Vancouver, BC V7N 4M4
fax: 604-984-7499
e-mail: [email protected]
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I.
Table of Contents
I.
Table of Contents ……………………………………………………………….... 2
II.
Executive Summary ………………………………………………………………. 3
III. Club Description ………………………………………………………………….. 4
IV. Air-supported Training Facility ……………………………………………………. 8
V.
Marketing Plan …………………………………………………………………….. 9
Market …………………………………………………………………………….. 9
Rental Sales Forecast ……………………………………………………………… 10
VI. Operational Plan …………………………………………………………………... 11
Day-to-day Operations ……………………………………………………………. 11
Personnal ………………………………………………………………………….. 11
Legal Environment ………………………………………………………………... 12
Professional and Advisory Support ………………………………………………... 12
VII. NSGSC Financial History and Analysis ……………………………………………. 13
VIII. Facility Financial Plan ……………………………………………………………..... 13
IX. Appendices ………………………………………………………………………… 13
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II.
Executive Summary
The North Shore Girls Soccer Club (NSGSC or “the Club”), one of the largest youth and senior female
soccer clubs in Canada, proposes the construction of an exciting new 30,000 square feet air-supported heated
artificial turf training facility. To be located on the lower gravel field at Windsor Secondary School and
shared with North Vancouver School District #44 under a 15-year license agreement, the Air Supported
Training Centre is intended to:
•
Provide long-needed training and improved playing surfaces for the approximately 3,600 female
soccer-playing members of the NSGSC;
•
Provide an additional indoor facility for the Windsor Secondary School recreation and athletic
programs;
•
Free up all-weather and artificial turf fields for other community uses;
•
Reduce the chronic over-demand for artificial turf practice time;
•
Make available quality indoor facility for rental by other community sports groups;
Project capital costs of $1.6 million and annual operation of facility will be the sole responsibility of the
NSGSC.
The project, which has a Spring 2010 target date for commencement of construction, is subject to the
following:
•
Approval from North Vancouver District Planning and Building departments
•
Approved financing of the Club’s portion of capital costs
•
50% project funding from the Federal Government Recreation Infrastructure Program
•
Negotiation of a 15-year transferable shared-use license agreement with NVSD44
•
A vote of support from NSGSC members
•
Confirmation of geotechnical feasibility and capital costs
The project has received community support from the North Vancouver Sport and Recreation Committee
and five adult soccer leagues.
See appendix #1; Initial North Shore Indoor Training Facility Presentation
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III. Club Description
NSGSC Mission Statement: To provide each player the opportunity to play soccer in a supportive and
rewarding environment that emphasizes fun, enjoyment and skill learning at a level that fits her interest and
ability, and to create a challenging environment for the best players who aspire to reach their full potential.
The North Shore Girls Soccer Club (NSGSC) is a community soccer club, providing girls and women on the
North Shore with an opportunity to play soccer at many skill levels. The Club also delivers training and
development programs for its players and coaches. It is affiliated, through its member teams, with the North
Shore Youth Soccer Association (NSYSA), the BC Soccer Association (BCSA) and the Canadian Soccer
Association (CSA). Through its women program, the Club is also affiliated with the Metro Women’s Soccer
League, the North Shore Women’s Soccer League and the Pacific Coast Soccer League.
The Club’s primary market for players is North Vancouver and new players typically enter the Club at the U6
and U7 age groups. Membership is increasing due to strengthening take-up rates, which have more than
offset the effect of recent declines in elementary school enrollment, and player retention due to its expanding
adult divisions. Contrary to school enrollment figures, our U7 age group has actually remained stable or
increased over the last 9 years (2000 = 213; 2001 = 247; 2002 = 241; 2003 = 260; 2004 = 282; 2005 = 279;
2006 = 266; 2007; 277; 2008 = 280; 2009 = 267).
The North Shore has the highest participation and retention rates in soccer in BC1 and the largest women’s
program in BC. The increase in women’s participation in soccer is a national phenomenon2 and annually the
1
1
Harold McNeill, Lower Island Soccer Association Ad Hoc Committee on Girls Programs Discussion Paper, 2003
North Shore Player Population Ratios
North Shore Population
240,334/8,023
29.95/1 (population/player ratio)
British Columbia Player Population Ratios
4.095,934/90,449
(population/player ratio)
Canadian Player Population Ratios
45.28/1
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U18 cohorts have a standard youth to senior retention rate. The NSGSC women’s program alone has two
teams or more moving from youth to women’s each year. This program has been in existence for only 6
years and their program currently has 16 teams in both winter and summer seasons. Some very large youth
cohorts will be graduating in the next few years from NSGSC (2010 – 203; 2011 – 196; 2012 – 177 versus
2009 = 148) which will put more pressure on our practice fields and game times.
Goals and Guiding Principles: The Club is committed to the following goals and principles:
•
To administer, develop and encourage female youth/adult participation in the game of soccer.
•
To provide coaching, development and selection programs appropriate for players of all ages and all
levels of competition.
•
To help ensure appropriate training and playing facilities are available for all club members.
•
To be instrumental in growing the game of soccer at all ages and all levels of competition.
•
To be an integral, involved and respected part of the soccer community.
•
To encourage and foster among all players, coaches, officials and Club members the highest level of
sportsmanship, self-discipline and the spirit of good fellowship through playing soccer
Ownership: The Club is a not-for-profit organization, incorporated under the Society’s Act of British
Columbia. Its members include:
•
3,600 registered and fully-paid players youth and adult women players
•
the parents or guardians of registered players under the age of 18
•
board members
•
coaches, assistant coaches and team managers
•
honorary members
Club History: The NSGSC became an entity in 1985 when the girls program broke away from the Lynn
Valley Soccer Association. Founding members believed that girl’s soccer would grow and flourish in a club
32,000,000/664,463
22
The Game of Choice: Girls' and Women's Soccer in Canada.:
48.17 (population/player ratio)
Hall, M. Ann. Soccer & Society, Summer/Autumn 2003, Vol. 4
Issue 2/3, p30-46, “Far more Canadian girls play soccer than ice hockey, and the growth during the 1990s and into the new millennium has been
spectacular”
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dedicated to girl’s soccer and they were right. In 1986, the NSGSC began play and in 1987, the Club had 572
registered players. Today, the Club has 1,481 Peewee players (U11 to U6), 1,526 Divisional players (U12 to
U18) and over 600 women players. We have 228 teams supported by 684 volunteer coaches, managers and
assistants. We have 21 board members and 15 age group coordinators plus many other volunteers supporting
the Club.
Strengths and Core Competencies:
•
Strong leadership in the form of an experienced and dedicated board of directors.
•
Strong support at the North Shore Youth Soccer Association level.
•
A strong tradition of volunteering, which helps keep annual dues affordable for most families.
•
Strong and growing membership due to increased take-up rates for elementary and secondary aged
girls and expanding women’s programs.
o
Between 2002 and 2006, enrollment in North Vancouver public schools decreased by
approximately 8%. Over the same period, however, the number of school-aged players
increased by 28%, from 2,467 to 3,156, primarily due to an increase in the number of
teenage players and the increased popularity of the U6 programs. Since 2006, the ratio of
school-aged players to district public school enrollment has held constant.
o
The NSGSC added the U-6 age group last year because of community demands. We had
72 girls involved this past season and we expect this number to grow to over 200 for this
year’s U6 program.
Threats:
•
Lack of adequate training and playing facilities – the North Shore is falling behind other
municipalities with respect to field sport infrastructure due to limited useable land, high land values,
low rates of industrial development (hence low private funding for recreational infrastructure),
relatively high rainfall and lower than optimal funding from municipal governments. Children
beginning the game must play on uncomfortable gravel fields and train primarily in gymnasiums.
Except for high-level select teams that play and periodically train on artificial turf fields, older age
groups train mainly on gravel and play on grass pitches that are notorious for closures due to heavy
rains between late October and early March. Closed grass pitches force these teams to play on gravel
fields. This all contributes not only to player resignations but also to elite player transfers to other
Clubs or districts.
•
Declining school enrollment on the North Shore – current school board forecasts predict a 20%
decline between 2008 and 2016. Recent downturns in the real estate markets may reduce this trend
and expansion of the housing development plans on aboriginal land in the eastern part of the district,
and calls for increased density in the city and district may counter this trend.
•
The main risk that all clubs face is the formation of a competing club. The boy’s clubs on the North
Shore do not offer a girl’s program; however, they could decide to move in that direction. NSGSC
currently receives support from the NSYSA board and the other member clubs. Our business plan
will strengthen our position in the soccer community and help eliminate these risks.
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Long Term Plans:
•
Club-owned training facility – The NSGSC formed a Field Sub-Committee in 2003 mainly as a
reaction to the critical shortage of lit practice fields in North Vancouver. Its mandate was to
spearhead development of club-owned training and/or playing facilities. The proposed Air
Supported Training Facility will help achieve this goal.
•
Coaching structure changes – The NSGSC is currently exploring the possibility of hiring a Head
Coach who would be responsible for player and coaching development and player selection
processes. Key to this strategy is the establishment of development programs, revenue from which
would offset head coach salary and benefit costs. Development programs require controlled and
dedicated access to good training facilities, and the acquisition of a club-owned facility would be a
cornerstone of this strategy.
•
Clubhouse – North Shore sports community in general, requires a clubhouse facility with washrooms
and changing rooms to serve as a home for meetings, social events, hosting tournaments, trophy
display and equipment storage. NSGSC will continue to promote the building of such a facility with
the City and District.
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IV.
Air-supported Training Facility
The NSGSC is proposing to invest in an air-supported, covered training facility to be located on Windsor
Secondary School’s lower gravel field and shared with North Vancouver School District 44. The facility will
be favorably located, less than 5 minutes from the Ironworkers’ Memorial Second Narrows Bridge.
The structure will measure 30,000 square feet (250 feet long x 120 feet wide x 36 feet high at the centre) and
will include a curtain system to create up to three separate training areas. It will include both heating and airconditioning systems, making for comfortable training conditions year-around. The playing surface will be
high quality, crumb rubber in-filled, artificial field turf similar to the new surface at Sutherland Senior
Secondary. On regular school days, the School District would have sole access to the facility between the
hours of 8:30 AM and 5:30 PM, similar to the School District’s other shared-use agreements. The NSGSC
would use the facility between the hours of 5:30 PM and 10:30 PM, and it would be available for rent by third
parties before 8:30 AM and after 10:30 PM.
On school professional days and holidays, the NSGSC would use the facility for development sessions and
third-party rentals.
On weekends during the school year, between the hours of 8:30 AM and 5:30 PM, the primary use will be
development and pee wee soccer. Third-party rental to private soccer development operations and boys
programs will also be considered. The facility would be available for rent by third parties before 8:30 AM and
from 5:30 PM to close.
During the off-season (July to August), use by the NSGSC will be primarily Monday to Friday, 8:30 AM to
4:30 PM, for soccer school/development programs. The facility will be available for rent by third parties at
all other times.
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V. Marketing Plan
Market:
NVSD44 and the NSGSC will be the primary users of the facility, but rentals to third-party organizations are
an important part of the project’s economics.
Customers
Third party rental customers will include all field sport groups and organizations looking for high-quality lit
training/playing facilities. They will include boy’s soccer clubs, adult soccer clubs, adult soccer leagues, soccer
development academies, field hockey organizations, baseball organizations, fitness boot camps, ultimate
Frisbee groups and others. Customers will reside mainly on the North Shore, but the facility’s location within
5 minutes of the Ironworkers Memorial Second Narrows Bridge would make it desirable for customers from
as far away as Burnaby and Vancouver.
Competition
Currently there are two indoor soccer training facilities in the lower mainland – Total Soccer Systems and
Canlan Indoor Soccer Centre. The proposed NSGSC facility will compare favorably with both of these
operations.
The Canlan Indoor Soccer Centre is a converted ice hockey rink in the Burnaby 8 rinks complex. The playing
surface is approximately half the size of our proposed facility. Canlan rates range from $95 to $110 per hour,
and their facility is very highly utilized.
Total Soccer Systems (TSS) has an air-supported structure, similar in size to our proposed facility but much
older. Located in Richmond, Total Soccer’s rates are $68 per hour/pad. TSS operates soccer development
programs and offers pad rentals. TSS operates at maximum capacity during the soccer season and has a
waiting list of teams to join their league programs.
Due to the high cost of land, low levels of municipal spending, and limited opportunities for government
funding, it is unlikely that competing facilities will be built in the near future.
Rentals and Pricing
Based on comparisons with Canlan and TSS, top rental rates could be as high as $180/hour but should
average no less than $120.00/hour net of credit card transaction fees. Under conservative utilization
assumptions, rental hours should be in the range of 1,440 per year.
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Marketing and Promotion
The soccer and field sports community on the North Shore is small and demand for lit practice facilities,
especially indoor facilities, is very high. It will take very little time before the facility is well known.
The NSGSC will advertise using its own email list with links to its website and market directly to Club
members. The Club will utilize its affiliation with North Vancouver Sports Council and NSYSA to publicize
the facility and market directly to Clubs and teams. No significant budget will be required.
Facility usage during the school year will be approximately 36% Windsor, 34% NSGSC and 30% rental.
During the summer, facility usage will be 32% NSGSC and 68% rental.
Rental Sales Forecast
Using conservative utilization assumptions and “worst case” rate assumptions, we expect the following:
Season
Prime season (September to March)
Available Hours
Utilization
Rate/hr net
Rent
1,350
70%
$180.00
$170,100
Mid season (April to June)
494
60%
$180.00
$53,352
Low season (July to August)
774
25%
$180.00
$34,830
2,618
55%
$180.00
$258,282
Total
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VI. Operational Plan
Day-to-day Operations
Facility scheduled field times and contact information will be available on the NSGSC website.
Rental contracts and scheduling will administered through on-line booking by the Club’s administrative
assistance.
Contracts will be exchanged via email and accounts settled online by credit card only.
Facility opening and closing will be performed by the Club’s Head Coach, contract employees and groups
operating with a sub-lease.
A security system will be installed, allowing off-site monitoring 24 hours per day.
Routine mechanical system maintenance will be done by volunteer members and service companies.
Contractors will carry out periodic inspections and major preventive maintenance. Ongoing facility
cleanliness will be the responsibility of teams using the facility and contract employees.
Personnel
A budget of $40,000 will be allocated for contract employees to assist in the ongoing management of the
facility during rental periods. Club contract employees, volunteers and the Head Coach will manage the
facility during Club use. Their wages will be covered by revenue generated from operating NSGSC
development programs at the facility and by the NSGSC.
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Legal Environment
Permits
The facility committee has met with the following North Vancouver District staff regarding project plans and
permits
•
Richard Boulton – Parks and Environmental Services Manager
•
Susan Rogers – Section Manager Parks and Planning, Construction and Environmental
Services
•
Richard Dohmeier – Commercial Plan Reviewer
•
Donna Corcoran – Permits Supervisior, Planning, Permits and Licenses
•
Jennifer Paton – Section Manager Planning and Development; Planning
•
Al Karimabadi – Section Manager Permits and Licenses
•
Richard Boase – Natural Parkland Operations and Environmental Officer
Zoning or Building Code Requirements
Current zoning allows for public assembly use. No zoning changes are required. Building code requirements
are to be reviewed by a Code Professional employed by RF Binnie and Associates. The structure will meet or
exceed all municipal, provincial and federal building code requirements.
Professional and Advisory Support
•
Board of directors – 20 active directors
•
Attorney – Chris Weafer
•
Accountant – Andrea Agnoloni; Evanic Perrault Robertson
•
Insurance agent – All Sport Insurance
•
Banker – Van City
•
Mentors and key advisors – Mac Nelson, Pat McGuire, Jeff Mulock
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VII. NSGSC Financial History and Analysis
The Club operates on a break-even basis with revenues in excess of $700,000 and matching expenses. The
majority of revenues are generated by registration fees, which will average $200 per player for the 2009/10
season. The facility will allow NSGSC to operate their own development program and generate income for
the Club. NSGSC currently expenses $125,000 per season for player and coach development.
See appendix #2; 2008 Audited NSGSC financial statement.
VIII. Facility Financial Plan
The facility will generate annual revenues in excess of $258,000 based on rental income estimates and will
have expenses of approximately $224,000. We anticipate the facility generating a positive cash flow in excess
of $33,000 per year. NSGSC will use this positive cash flow to off-set NSGSC costs associated with their
head coach and contract coaches.
See appendix #3; Facility Cash Flow Analysis.
IX. Appendices
#1 – Initial North Shore Indoor Training Facility Presentation
#2 – 2008 NSGSC Audited Financial Statement
#3 – Facility Cash Flow Analysis