Sunday, August 27th, 2017
Environmental impact study update
Right there, within our business plan is written the vision statement for the business. Yes I know most companies have them but I would suggest not all companies live by them….we do!
In there it is written “…….and at the same time to positively co-exist with the local communities and the environment”.
These are not just words to appease the township (I would never expect that the township would ever see the business plan anyway); and they weren’t written to secure the funding or score a brownie point with some other key role person of interest in the business. The words were written because we believe them and want to live by them.
Of course, this takes on its own life when it comes to the township and conservation authorities and how we connect with those folks as we get closer to the zoning application period.
As you can expect environmental concerns are absolutely paramount in a project like this and there are a whole host as scary aspects that any township would leap on, not least the conservation depts. and associations. Such things as lead, noise factors, interruptions with animal life, soil and water flow and quality are all on the table for discussions; then there are seasonal affects and migratory effect as well as even ‘historical’ – as far as first nation and early settler evidence. The environmental considerations are wide sweeping and all come into an expansive action of data and research called the ‘Environmental Impact Study” (EIS)
For sure this has been a learning experience for us. There are the obvious aspects that you would expect to work with such as not encroaching on wetland or marsh areas but did you know there is something called the Lake Simcoe Watershed and the Mitchell Lake Watershed boundaries. This is an area that the townships have agreed to minimize construction and commercial affects as a way to minimize the contamination potential to Lake Simcoe and Mitchell Lake. Considering that this boundary cuts across the lower end of the land area, we have to understand that and make sure to locate any construction outside of that region.
As it happens our build proposal doesn’t involve construction within that area but again we still have to provide data and mapping to show that detail.
Plant & animal
As part of the EIS data research we needed to gather up, prior to being able to submit to the township for our zoning allowance (changing the area from Rural general to zoning appropriate for our needs), we were required to performed what’s called a 3-season review. It is what it sounds like – we had to take various on-site reviews for various aspects throughout 3 seasons…..from March through September.
There is no short cut you have do the appraisals on site at very specific windows of opportunity
Being a data driven individual myself its hard to understand why we would base many key decisions on the single data point discovered on a specific day and not judge data over a series of years.
I understand and agree that we need to be as complimentary to the area as we can but I still struggle where we may have to move the club house location 100 meters south to accommodate bird nesting when the nest in question is basically seen on one day – who knows where the birds will nest the following year; if at all. Meanwhile, we may have accommodated for the bird or animal for the year that they were actually located in an odd location to their norm for some reason.
In my world I cannot take just one data point and project a statistical norm and base multimillion dollar budgets on such things.
Nevertheless, this is why we engage with subject matter experts whom we leverage their skills and knowledge.
For the EIS, there are a whole raft of skills to cover the zoning required data; and thank goodness we have those key role people. As for the plant and animal studies, we have one such expert who is guiding us through the minefield and with Skelton Brumwell are developing a map and plan of action which we will be presenting to the MNR in the next step forward very soon.
As any insurance actuary will tell you, the function and activity of a shooting range is not the giant killer; in fact its one of the safest activities – it’s the noise!
The acoustic trials are key to demonstrate to the local area residents that we can and will achieve the stringent sound limitations that a range is held to.
Now, for the uninitiated the sound levels for a new range is 45d. To me that doesn’t really mean anything until you make some various everyday comparisons. I recently measured thunder (all be it right over head) on the shooting range site while I was there at 72db; a conversation in a car could easily go beyond 45db if you still have your snow tires on; or if you are in my house when the internet goes out…100db for the kids crying they cant play Minecraft!
Seriously thought, this is the key reason we have 1350 acres ear marked for the range – simply to offer as much sound barrier to the neighbors as we could. Even though the current nearest neighbor is 4km away we can’t relay on that for the future. Again, we all must know a range that has had to spend an awful lot of money on re-soundproofing their ranges for new housing areas that encroach onto their area and complain about the noise.
We want to make this site future proofed and we have a very stringent build for the shooting ports and berms so that we will not be seeing any red letters from the township or CFO of course.
Our acoustic trials are planned on happening probably late September before it gets too cool and the weather starts to change. There are strict local area environmental circumstances that have to exist to allow for accurate readings of the sound so the longer we leave that it gets out of range of the metrics
We have secured the acoustic consultants and are looking forward to their results.
Archaeological and Roads
Our work with MHBC, that represent our interface with the key role people in the township, helps us keep on top of the next steps.
In a recent discussion, while we have succeeded in being able to deliver a lot of the required information, we still need to gather more. Most of this is either desk top data gathering such as the archaeological review of the area where they will review records to understand if there are areas of significant importance for history; or site plan drawings now that we have the layout to accommodate the various aspects of the EIS and beyond.
Everyday, it is on our minds of when we can get the zoning application into the township. Its getting closer with every data point but we cant shortcut the process. A missed study here or there could mean we would have to wait a complete year to be able to gain insight of a particular plant, animal or bird of interest.
Methodical is the name of the game right now – sadly patience is not my middle name and that leads me to frustration.
It seems I am learning more than just wildlife studies on the path forward; although I am not sure I will ever learn to be as patient as I need to be.
The big news will come soon enough and you will hear us singing loud and proud that we have submitted zoning to the township….so keep your ears open!
Sunday, August 27th, 2017
Webinar Fail !…..
How can you turn a Fail into a SUCCESS…….learn from it!
A short time ago we posted that we would like to host a Live Webinar; a live feed session where we would put ourselves on the podium so to speak and be there to answer your questions directly.
We wanted to allow ourselves to be ‘roasted’ live by searing questions that have been on your minds for a while; not in some masochistic manner but more to show that we are real, committed and not least, open and honest. We were prepared to bust open the play book and share anything you needed to know and were looking forward to hearing your feedback and sensing your engagement and enthusiasm in how this development is coming along.
Its not quite clear yet where we went wrong but the end result was that there was no real engagement in that idea. With such a large newsletter signup group, the fail, we think, it less to do with your collective interest in how we are doing and more to do with the medium that we were thinking of offering….a sign up and almost make an appointment to be there at a specific time just doesn’t work with many – certainly in our family its hard. Plus probably the amount of media promotion we put out there to let yourself and the folks know what we were thinking of presenting was no doubtably weak.
It did feel like someone burst our bubble or perhaps a better comparative; the house party where nobody turned up! The end result was that with such a low turnout it would have been better to just host a google hangout to be honest – which would have been interesting anyway; certainly more intimate but less effective overall in answering the general questions.
The Win – Video bullet points
So what did we do…firstly recognize that we failed to offer something that worked for the average Joe and probably failed in the way that we advertised that it was coming soon too. The next thing was to realize that we should try an alternative because the information that we wanted to share is still relevant and important.
It was literally while out on the golf course that we chatted and thought we would put out a series of videos to share small bite sized information bullet points.
To be honest the initial idea was to put someone professional in front of a camera; someone who can deliver a script and project themselves; someone who can come across as believable and sincere; and finally to come complete with an appropriate green screen background and wardrobe no doubt. I’m sure that would have been excellent as to me the main point of the effort was to get information over to people in a clear and concise manner and surely a paid professional was the way to go.
However, the rest of the team suggested that if it was that clean cut and polished it may not always come across as “local guy making this happen” or “have believable passion and knowledge” or just “straight forward, no BS info”
We talked about it as we progressed around the course and we decided there and then that as soon as we found a quiet background and we were out of the way of the other golfers we’d try something.
We split up the series of bullet points into casual 3 or 4 minutes slice topics; connected the camera to the golf cart with the wife’s hair tie and had fun with it….well as much as you can while being serious about finance
They came out as you would expect – non-professional; no script; impromptu; one take and no post editing other than including a header title…….so no Oscar nominations coming our way but in the end we felt it achieved our goals – to deliver information as clearly as we can in an everyday manner and as openly and sincerely as we can
The first set of bullet points was focused on the Founders Club Share based membership as there had already been a few questions bounced our way about key topics such as:
- How safe is my money
- How do I get my money back
- Who gets the money
- How is the money used
- What’s in it for me
Our next bullet points will hopefully be centered around follow up questions that have been prompted by this initial bullet point presentation.
For the moment though we welcome you to check out the current selection to answer any thoughts you may have had about the Founders Club share and look out for any upcoming topics
Feel free to email us your questions that could be featured in the next bullet point presentation; so far we have:
- Key milestones of the next steps
- Time line to completion
- When will the regular memberships be available
Wednesday, July 5th, 2017
Having a plan of action that works towards the end goal…and employing a focused efforts in that plan are the keys to success.
If you haven’t read this book you are missing out on some serious self directed focus of energy that emphasizes having a plan of action and employing a dedicated execution of that plan!
These are two ex Navy SEALS that have redeployed the leadership skills they learned in training and in battlefield conditions to the business world to amplify the efforts being employed by the leadership to see faster more productive end goals.
The reason I mention this is not because I think I am some super hero, special forces guy…quite the opposite – I am more the data driven geek…. But I am a leader. A leader is someone who continually adapts and adopts techniques and information to move forward to the end goal; who gains the confidences and support of the team through action; who maintains the direction of the team and clearly and concisely shares what the end goal is and why, so that they can confidently impart leadership to the team members themselves knowing they are all working in the same direction. Continue reading “Prioritize and Execute towards the end goal” »
Monday, July 3rd, 2017
Membership has its privilege.
We have always said that The Founders Club is a select, limited, inspired team of front leaders that understand that being a member of the Premier Shooting Center facility has its privileges but having the foresight to step up and be one of the elite Founders’ Club, within that discerning group, garners its own special recognition and rewards that only we can offer
To highlight the type of privilege you will receive and to show we stand by what we say in recognizing early adopters, we have identified with two key players that are well known in their own rights and in their own worlds, to bring you a chance to win something extra special and in step with the quality and cache we want to offer: Continue reading “The only $10,000 gun give away!” »
Sunday, June 18th, 2017
The Founders’ Club Membership Level
This month’s newsletter is basically just one topic :
The major milestone we have achieved – being able to officially offer the Founders’ Club pre-memberships investment Continue reading “Premier Shooting Center – Founders’ Club Pre-Registration Open !” »
Sunday, May 7th, 2017
PSC – News and Updates
The buzz words for this month are: Founders’ Club !
There is always a lot going on below the water line here but we are pleased to share about a huge topic that has gained enough background work that we can now share some detail.
In this case its all about the Founders’ Club preferred level membership Continue reading “Special Report – The Founders’ Club Membership” »
Sunday, May 7th, 2017
There are two common questions we get inquiries or questions about all the time….
“Where are we located in Ontario?”….and….”how much is a membership?”
The former question has been fully answered here and gives the full GPS location and even a description of what your drive to the facility will be like when we open. If you don’t already know where in Ontario we will be then call on over to the website now and come back to read more about the membership costs.
(I’m thinking you will be straight back when you see all that you can do at the facility) Continue reading “Special Report – Membership Fees” »
Friday, March 10th, 2017
Generally I find life that much more rewarding when others are engaged …
Stating that we are open and honest is one thing….putting yourself out there under the spotlight so to speak is another…
This month we had the chance to chat with both sides of the fence in the arena and talk with the Andrew and Gavin over at the “Canadian Patriot Podcast” show where the whole truth and nothing less was put out there; also after working through dueling calendars we finally managed to meet up with the three lead project developers over at SRF Gun and Archery Range who are in the same stage as ourselves in establishing an indoor range over towards Orangeville/ Innesville area in Ontario
The co hosts of the Canadian Patriot Podcast were quite gentle on me actually; I am pretty sure I had a slightly more conservative edge to me compared to their normal sharp wit, edged political commentary, quick fire banter from the rest of the panel but it was a solid time and they made me welcome for sure. To me I regarded it as just a conversation about our hopes for the shooting facility…warts and all. I think it came across as interesting and informative and certainly real and honest. Personally, hearing myself on a less than ideal mic with the remains of a cold was a bit painful but I hope you are able to look past that to the projects information; I would suggest at least to take particular note of the support the troops aspect at the latter half – it is close to our hearts
Catch up with these guys anyway. You will always get an animated exchange of information, great guests and at the very least you’ll likely have a good laugh too.
Canadian Patriots Podcast
Audio: Episode 62
On a tangent was our meeting with “SRF Gun and Archery Range”. A great team of guys who are looking to set up an indoor facility to cater to handgun, small bore rifle and 3D archery.
We met in the obligatory office away from the office …Tim Hortons and spent a very animated hour or more chatting about some of the issues we have both experienced and overcome. There was a good exchange of information from issues of finding ideal buildings or rural locations; of funding to local municipal interactions; of lease issues to cost of backstops. We respected our boundaries and of course we didn’t go into each other’s business plans but one thing that did come across was that we were each there as a support for each other’s’ development efforts – and we both wanted the other to be as successful as ourselves. In our cases the location and business plan over view didn’t offer any complications or conflict so it certainly made things more comfortable but in reality even if we were both within the same vicinity the market is large enough that if we both opened on the same day we’d both be at capacity by end of year anyway.
Since our chat the guys at SRF Gun and Archery Range unfortunately lost their preferred indoor location due to timing issues where, even though the building owner was certainly in their corner, it just meant that they had to go a different direction.
Which means then there is an opportunity out there for any lease holder who is on the west side of Lake Simcoe that has a decent sized indoor location within an area zoned for discharge of firearms to connect with them and talk to see if you can connect the dots on that one.
Reach out to them here :
Finally, if you haven’t heard, Firearms of Canada have made some great headway in being able to establish their own indoor shooting range adjacent to their store in Ajax. Absolutely super news and certainly needed for that area. The best thing about this story is certainly the end result – obtaining zoning to allow them to operate; but a close second to that was the huge outpouring and support from the community. As reported there were in the order of 200 people or more at the chambers to support the motion.
Well done to FOC but also a respectful nod to those that attended this important meeting. It is always easy to make a noise and say that we need more ranges and cry when there is push back from municipalities – it’s all too easy to sit on the couch and complain – to actually take a moment and be part of the action is important.
Take a second and catch up with their success here
Keep up with the regular casual news bites of what we are up to then follow me on twitter here or www.facebook.com/1KmRange/
Friday, March 10th, 2017
….But where the hell are we?….
When faced with a mountain of simultaneous actions and trying to present a level of interest and continuity in the development story we living and are sharing, it is easy to forget to share the obvious message – where the hell are we?
I had received a message from a newly subscribed reader that prompted the fact that I hadn’t actually specified where the shooting facility will be located in Ontario. With some level of embarrassment, it dawned on me that I have maintained a forward look when reporting the latest events for the early subscribers have seen this story unfolding. For those people who may follow us on Twitter @1km_rifle_range and keep up to speed with newsletters they probably have a very close approximate of where this range will be located. However, I realized that I wasn’t feeding into the needs of the new reader or for those who maybe don’t follow both avenues of updates.
Sometimes I just have to take a moment to capture the basics
Are you an interested reader who is intrigued as to where this journey will take us; or a potential range member who is wondering if you are getting your hopes up or in case it may be out of your travel distance.
It’s not unreasonable to know this basic detail so that you can consider whether the travel distance would be equitable to the selection of shooting disciplines, competitions, courses, activities and quality of service. For some 30 minutes travel time to use their handgun on the 25m range is too much; for the next person, travelling 5hrs to shoot a match coming from US because of the quality of competition, is quite acceptable. It’s about value perception.
I am looking forward and excited to be able offer the exact location, down to the GPS coordinates; together with Google maps views and satellite views. Right now I am being somewhat coy about the exact position for one key and very important reason:
We know we have full municipal support for this but the wild card is the public opinion – not that it will stop the range build but more that it could delay or have a cost association. So for the local public to hear third hand and have only half of the information to base some level of reasoning (pro and con) does present a chink in our game plan.
We all want this succeed so we have a fully mapped out public awareness program for the local area public well before the requirements for public address as part of the planning/zoning process. We want the chance to give all the key information and to be able to answer collective and individual concerns they may have. I even intend to go door to door and give them my personal cell number so they know they have a voice and that we care about what they have to say.
In short then, the exact location is being kept quiet for now simply to give us the best opportunity for success and in respect to the local area residents. Hopefully you can understand
However……in fairness to you all …
The location is north east of Beaverton Ontario about 15 – 18 mins or about 20-25 mins south east of Orillia. To give a loose form of triangulation it is north-north west of Lindsay in the order of 30mins. The land just crosses over the border into Kawartha Lakes by about 2km which makes it a lot easier for zoning.
Best access routes would be:
- Hwy #11 / #12 from Barrie and north area corridor
- Hwy 404 / #48 from the GTA/Markham and Newmarket area
- Hwy 401 – #35 – #7 from the Port Hope region
- Hwy #7 – #12 from the Peterborough – Lindsay region
- Hwy 401/407 – #12 from the Scarborough /Markham area
If you are hurriedly signing in and bringing up google maps I would suggest you use the “Western Trent Golf Club” as your point of reference for a guide of time from your current location
As always it is our mantra to be open and honest and share what we can share or give reasoning for the items we can’t be as specific about.
After you have worked out the travel to get to your new club, take another tour of the web site and redefine what you expect from a shooting club and look forward to the drive
Keep up with the regular casual news bites of what we are up to then follow me on twitter here or www.facebook.com/1KmRange/
Friday, March 10th, 2017
Roads – The last words on this topic:
If you have been playing along with this game show you will know we have mentioned several times that there are township by-laws that dictate the quality of an access road condition to any commercial location. Not unreasonably, as we would all expect for us to be able to gain access; that we would expect to be safe; and as a business owner I would expect emergency vehicles to be able to navigate the access road to be able to do what they need to do in the event.
However, from a business owner’s perspective the questions have to be asked of if the road construction requirements are reasonable; cost restrictive; equitable across all situations.
As you will have read previously we have suggested that the existing road construction requirements are cost prohibitive to our progress and this was the key issue we needed to flush out before moving forward.
We have been working with the help of MNBC urban planners who are fluent with the regional by-laws and regulations as well as prior options that have been employed under other circumstances and also with Skelton Brumwell Associates who bring years of experience in their understanding of road construction engineering requirements as well as geological and topographic understandings and how they all marry together.
Since the road issue is a hard stop in some ways, we have been waiting to release this month’s news update because of a scheduled meeting which took place on March 6th as we wanted to share the latest position.
I am able to share now that MHBC is “comfortable there is a way forward”, which is political speak for ‘we have a way forward that can meet everyone’s needs but we have to get final assurances and signatures’.
The last meeting, which the saw Mayor Andrew Letham call in at the end and ask if we had sorted things out, was productive.
The outcome was in deed very productive. The Kawartha Lakes township will be presenting to council an update of their policy of Limited Service Agreements which is in essence what we are proposing for the access road we are looking at. The LSA, although in draft form until they have presented to Council at the end of this month, will suggest that for un-assumed roads the council will be looking for a commitment of maintenance; a minimum standard of construction which would be less than assumed roads; a level of liability assumption for the un-assumed road; and full access for any road user and would not be classed as private. Naturally there will be some serious input from the township legal support to finalize but this in its raw form does offer us a way forward.
Yes, there is some level of risk; not that the shooting facility would not be allowed but that the risk is the level of Limited Service Agreement could be watered down which ultimately changes cost potentials. If that were the case the fallback position is that there is the conversation of building in trigger points in our development to move to higher levels of construction ie 30 cars a day could allow for an initial step of construction and when we get to 100 cars or 300 cars a day then it triggers the next level of build for the roads. This way the cost impact is aligned with our own growth development
The short version from our point of view is that if we are going to present a polished, elevated experience at the shooting range we feel, and have mentioned in the council meeting, that our members experience should begin when they turn onto the road to the facility and no just when they enter the gates. The last thing we want is to have vehicles negotiating pot holes….or suffering a paint chip.
Rest assured though that when we open, you will be able to drive safely and comfortably either in your jacked-up F-150 or your low ride R8
Keep up with the regular casual news bites of what we are up to then follow me on twitter here