1100 Patricia Boulevard, Prince George, B.C., V2L 3V9 Hall/Agendas/2011... · 2 PART 1 – Canada Games Council Involvement The letter attached as Appendix 1 outlines the position

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STAFF REPORT TO COUNCIL COMMUNITY SERVICES 1100 Patricia Boulevard, Prince George, B.C., V2L 3V9

DATE: June 7 2011

TO: MAYOR AND COUNCIL FROM: COLLEEN VAN MOOK, DIRECTOR, COMMUNITY SERVICES SUBJECT: Stand Alone Arena Facility Comparison to 2015 Canada Winter Games Capital Plan ATTACHMENT(S): Appendix 1 – Letter – Canada Games Council dated May 24, 2011

Appendix 2 – PBK Consultant Report; “Prince George – 2015 Canada Winter Games Comparison Concepts Options” (June 2, 2011) Appendix 3 – Concept Design Illustrations

PURPOSE: Part 1 of this report provides Council with information about the Canada Games Council involvement in approving changes to the capital program from the 2015 Canada Winter Games Bid, submitted by the City of Prince George on May 28, 2010. Part 2 of this report provides Council with considerations regarding the cost comparison prepared by PBK Architects Inc., for building a stand alone arena facility and Kin Centre upgrades that meet the venue requirements for the 2015 Canada Winter Games. These costs have been compared with the Kin Centre Improvement Project as submitted with the 2015 Canada Winter Games Bid. Part 3 of this report provides Council with information about the timelines required to complete these capital projects that will meet the venue requirements for the 2015 Canada Winter Games. STRATEGIC PRIORITIES: Council’s strategic plan identifies Creating a Better Downtown, Building Strong Neighborhoods, Improving our Health and Safety, Strengthening and Diversifying our Economy, Increasing Civic Pride, Creating an Inclusive Community and Strengthening Intergovernmental Relations as core focus areas. Council’s 2011 priority projects include the preparations for the hosting of the 2015 Canada Winter Games, a major multi-sport event that has the ability to support all of the above focus areas.

RECOMMENDATION(S): 1. THAT the Staff Report, letter from Canada Games Council dated May 24, 2011 and the PBK Architects

Inc. report be received.

CITY OF

PRINCE GEORGE

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PART 1 – Canada Games Council Involvement The letter attached as Appendix 1 outlines the position of the Canada Games Council. The Canada Games Council supports the efforts of the City of Prince George (City) to ensure that the best legacy facilities are built for Prince George and the region and understands the City’s desire to review the major venue capital project for meeting the arena sport standards. The process, however, suggests that requests for new capital projects different from the Bid Proposal would require the Host Society to participate with the Canada Games Council and the National Sporting Organizations in a comprehensive review of the capital program in its entirety. The process for engaging in a comprehensive review of the full capital program would take place over the next 9 months and could conceivably be completed in early 2012. The City has assumed responsibility for any financial deficit related to the hosting of the Games which includes the capital program for all of the sport venues and the operating costs required to execute the Games. A change to the capital program that requires additional funding to City facilities could impact the ability of funds being available for other sport venues. Increasing the cost of any of the projects increases the overall financial risk for the City. The Canada Games Council would want an opportunity to facilitate an assessment of this risk for the City and the 2015 Host Society by undertaking the comprehensive review of all sport venues in cooperation with the 2015 Host Society and subject-matter experts. It is the opinion of Administration that the time necessary to complete that review would jeopardize the ability to advance this additional arena project through the necessary stages to complete an ‘on time’ and ‘on budget’ facility for the Games. PART 2 – 2015 Canada Winter Games Venue Requirements PBK Architects Inc. (PBK) has been working with the City since 2001 to provide a progressive plan for improvement to the Kin Centre complex. The Kin Centre Complex Improvement Program prepared for the bid required that PBK incorporate those improvements with the reconstruction of Kin 1 to meet the hosting standards for the Canada Games. Table 1, following, reflects Option A, summarizing the estimated capital and operating costs for the Kin Centre improvement project that was submitted with the 2015 Canada Winter Games Bid. The capital cost, without taxes, is estimated at $15.8 million. The annual net operating cost would see a slight increase of just under $5,000 for utilities as a result of the increased surface and building area. This capital project involves reconstructing Kin 1 combined with the required venue upgrades in the other Kin arenas that are associated with the Canada Games standards while also addressing long standing deficiencies for the entire Kin Centre complex. Table 1 – COSTS - Canada Games Venue Requirements – Kin Centre Improvement Project – 2015 Bid Proposal Option A – Kin Centre Improvement Project – Reconstruction Kin 1

Venues Estimated Capital Costs 1 (Before Taxes)

Estimated Net Additional Operating Costs (Annual)

Kin 1 Reconstruction $ 10,600,000 $ 4,765

Kin Centre Complex 2 $ 5,200,000 $ 0

TOTAL: $15,800,000 $ 4,765

Considerations Legacy First Class Tournament Complex with reconstructed and upgraded facilities that include Kin 1, Kin 2 and Kin Lounge Benefits Addresses long standing maintenance and functional deficiencies and enhances the arena complex at exhibition grounds Kin 1 becomes NHL size Challenges User groups experience compressed scheduling in 5 other arenas during the re-construction period

Footnotes: 1. As provided in the report by PBK Architects Inc. in Appendix 2 2. See Table 3 for more detail

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In March 2011 Council directed Administration to proceed with a concept design and cost evaluation for a stand alone arena facility as an option to meeting the required venue standards for the 2015 Canada Winter Games. PBK was engaged to complete this evaluation. In order to complete this task it was necessary to identify a potential site location for the building. Input provided from the interested user groups assisted in identifying the site currently used as the Rodeo Grounds at the south end of the CN Centre as a potential site. Further analysis from Administration determined that this could be a feasible location as it is land already owned by the City and does not appear to conflict with any current structures or planned structures in the Exhibition Park Master Plan. The timeframe for this analysis did not allow for consultation with the current user groups. Potential relocation costs for current users of the location have not been determined. Site preparation and servicing for this location will be required and are included in the cost analysis. Table 2 reflects Option B providing an overview of the capital and operating costs associated with the building of a stand alone arena combined with the required venue upgrades in the Kin Centres associated with the Canada Games standards and addressing the urgent deficiencies which exist in the Kin Centres. Table 2 – COSTS - Canada Games Venue Requirements – Stand Alone Arena Facility Option B – Stand Alone Arena Facility

Venues Estimated Capital Costs (Before taxes)*

Estimated Net Additional Operating Costs (Annual)

1000 Seat Arena (200’ X 100”)

$16,100,000 $ 204,765

Required Kin Centre Complex Repair and Improvements

$ 6,099,500 $ 0

TOTAL: $22,199,500 $204, 765

Considerations Legacy

Additional stand alone arena venue for future community use Benefits

Less interruption to current user groups in arena facilities during construction Challenges

Proposed site impacts existing rodeo ground users

Estimated operational costs are net cost to City

Kin 1 deficiencies still unaddressed (outlined below and in Table 3)

Kin 1 not NHL size

*As provided in the report by PBK Architects Inc. in Appendix 2

Option B would provide the City with an additional ice surface for the community. The additional facility would add an estimated net operational cost close to $205,000 annually. In order to accomplish the comparison the architect has removed the costs of repairing deficiencies and upgrading spaces and infrastructure that are not urgent and are not required to meet the Games standard. This means deferring these items to future years’ spending and includes the cost of upgrading and expanding the change rooms in Kin 1 and the repair and upgrade to the Kin 1 floor. Kin 1 would remain at its current size of 185’ X 85’ which does not meet the NHL standard. Table 3 provides an overview of the estimated costs associated with the deferred capital improvement items.

•

•

• • • •

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Table 3 – COSTS – Deferred Capital Improvements with Option B Deferred Capital Improvements

FACILITY DEFICIENCIES

Components Capital Costs (before taxes)

Considerations

Kin 1 Slab Repair $1,200,000 Required

Kin 2 Dressing Rooms Renovation $480,000 Capital Plan Upgrade

Ice Resurfacer Room Renovations $250,000 Capital Plan Upgrade

FACILITY IMPROVEMENTS/UPGRADES

Kin 1 to NHL Size (200 ‘ X 85’) $1,350,000* Capital Plan Upgrade

TOTAL: $3,280,000

*highest cost estimate provided by PBK Architects Inc. for converting to an NHL size surface

PART 3 – Optimum Project Timelines The proposed optimal start date for construction for both options would be the spring of 2012 with planned completion by the beginning of the 2013 ice season in October. Tables 4 and 5 provide an overview of the project timelines for Option A and Option B. In the case of Option A the ice users for the 2012/13 ice season would experience a different, but manageable schedule during that time within the remaining 5 arenas, for one season. Option B would not disrupt the current scheduling of arena space during the ice season but the work in the Kin Centres will need to be planned to ensure minimal disruption to user groups during other seasons. The Canada Games review process could affect the project schedule for Option B by potentially delaying the ability to proceed with the project design immediately. The proposed completion date for Option A accommodates the need to re-commission a re-constructed building properly throughout an entire season and facilitate the many aspects of preparing the venue to host the Games in February 2015. We would observe that a delayed construction start for Option A would result in the interruption of more than one ice season and push facility completion closer to the start of the Games. We are also concerned that delayed construction for Option B would diminish the opportunity to properly commission a new stand alone arena in time to prepare for the hosting the Games. The targeted completion dates of October 2013 will facilitate the ability to operate a new or reconstructed facility for an entire operational year. This allows staff to reasonably deal with operational and commissioning issues. This also facilitates an opportunity to ensure facility capacity and sport delivery capacity through regular use and accommodates the ability to host test events in a new or re-constructed venue. Ensuring the earliest construction completion dates provides the best opportunity for Prince George to provide a standards compliant ‘on time and on budget’ venue for the 2015 Canada Winter Games. It also presents opportunities to host pre-game training and demonstration events that benefit the local economy. Table 4 – Project Timelines – Kin Centre Improvement Project Option A – KIN CENTRE IMPROVEMENT PROJECT

Project Management Phases Time Requirements

Completion Targets

Design Team Selection (RFP) 8 weeks August 2011

Concept Design Development 9 months May 2012

Construction Tender 8 weeks July 2012

Construction 15 months October 2013

• • •

•

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Table 5 – Project Timelines – Stand Alone Arena Facility Option B – STAND ALONE ARENA FACILITY

Project Management Phases Time Requirements

Completion Targets

Canada Games Comprehensive Review 9 months February 2012

Design Team Selection (RFP) 8 weeks May 2012

Concept Design Development 9 months March 2013

Construction Tender 8 weeks May 2013

Construction 17 months September 2014

FINANCIAL CONSIDERATIONS: At the concept design stage the current capital plan for the upgrade of the Kin Centre Complex for the 2015 Canada Winter Games is estimated to cost $15.8 million which includes $180,000 for partial demolition of Kin 1. This value addresses all the Canada Games bid standards and includes the City’s planned upgrades to remedy long standing deficiencies for the Kin Centre complex. The current Kin Centre Complex capital plan and other civic facility upgrades for the Games would be funded by the capital contributions of the Federal and Provincial Governments at $3 million each for a total of $6 million. The balance of the capital cost would be funded by the City. The City’s capital contribution within the 2015 bid also includes $579,000 of committed improvements to other City venues for an estimated total of $11.1miilion. A project that considers a stand alone facility that includes the required upgrades to Kin 1 and Kin 2 as part of the capital plan for the 2015 Canada Winter Games is estimated at $22.2 million in addition to the $579,000 for the other civic facilities for a total of $22.8 million. The capital contributions of the Federal and Provincial Governments would remain at $3 million each for a total of $6 million. The City’s contribution would become approximately $16.8 million. City Council has currently approved the creation of a special tax levy to provide the approximately $11.1 million funding needed for Option A in addition to the improvement to other civic facilities. Option B would require an additional contribution of approximately $5.7 million, plus applicable taxes, to the 2015 Canada Winter Games capital budget in order to meet all the requirements in civic facilities. The net additional operational cost in the reconstructed Kin Centre complex is estimated to increase by less than $5,000 annually. The net operational cost of a stand alone facility would be estimated at $204,765 annually. Based on revenue potential, the city’s debt position, operating costs, depreciation costs and demographic predictions; a solid business case for an additional ice surface in Prince George remains questionable at this time. SUMMARY AND CONCLUSION: PBK has provided its report concerning a stand alone arena facility versus the plan contained in the 2015 bid proposal. Any new concept plan (Class ‘C’ estimate) designed to meet the Canada Games standards would require the approval of the Canada Games Council and the support of the 2015 Host Society. The optimum projected timeline in Table 4 and 5 indicate that the both options require that construction be completed by October 2013. The 2015 Canada Winter Games will be hosted in February 2015 and it is our desire to achieve on time and on budget facilities completion to plan and host pre-game events in 2014. By way of its approval of the Bid Proposal, the current Kin Centre Complex project had been established by Council as the project that will achieve the required standards of the Canada Games and provide good financial leveraging to address long standing deficiencies in the Kin Centre complex and has been approved by the Canada Games Council. A new project, as in Option B, will require further review and approval from the Canada Games Council. Option B would require at least $5.7 million, plus applicable taxes, more than is currently available within the 2015

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Canada Winter Games budget, leaves unattended deficiencies in the Kin Centres valued at $3.3 million, and would create an annual operating deficit of approximately $205,000. A delay in moving forward with the original project would in our view, significantly affect our ability to provide completion and testing of a standards compliant ‘on time and on budget’ venue for the 2015 Canada Winter Games in Prince George. The approval of a new capital project will require further review by the Canada Games Council with the 2015 Host Society and would greatly impact the ultimate timelines for the completion of a venue that is complete and totally commissioned for hosting events of a national standard. In light of the cost analysis that would require additional capital funding for a stand alone arena as outlined in Option B, Administration requests that Council provide direction to continue with the project outline in Option A. With timelines that are already tight we suggest that the next stages of the project begin immediately. Any further delays in this project will affect our ability to deliver a total package for the Games venues impacting the 2015 Host Society and jeopardizing the ability to meet all of the venue requirements to host the 2015 Canada Winter Games. Unless Council directs otherwise, the work program required to deliver the 2015 Canada Winter Games capital projects contained in the City’s bid proposal (previously approved by Council) can proceed immediately. Respectfully submitted:

__________________________ Colleen Van Mook, Director, Community Services

To: Mayor and Council

Conseil des Jeux

du Canada Du rêve au

champion

www.jeuxducanada.ca

Canada Games

Council Inspiring Dreams and

Building Champions

www.canadagames.ca

2011 Canada Winter Games Jeux d’hiver du Canada Halifax, Nova Scotia Halifax, Nouvelle-Écosse 2013 Canada Summer Games Jeux d’été du Canada Sherbrooke, Quebec Sherbrooke, Québec

701-2197 prom. Riverside Dr. | Ottawa, ON K1H 7X3 (613) 526.2320 | Fax: (613) 526.4068

May 24th, 2011 Colleen Van Mook

Director of Community Services City of Prince George Re: Changes to venues after bid award

Dear Colleen,

As requested this letter is a follow-up to our conference calls and discussions related to the Canada Games Council approval process for venue changes after the award of the Games.

The following is our understanding of the current situation and an outline of the

Canada Games Council’s position regarding all venue standards and the commitment made by the City of Prince George to ensure that all venues meet CGC standards.

The following comments are also offered on the basis that the City of Prince

George entered into an Agreement to Undertake (ATU) with the Canada Games Council upon award of the Games, and that within the agreement the municipality provided indemnification against any Games deficit either operational or capital.

Further that the Hosting Agreement and Joinder Agreements will eventually,

when signed in the near future, link the newly incorporated 2015 Host Society to the commitments made at the time of the bid award.

-JEUXDU-

CANADA -GAMES-

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Conseil des Jeux


champion

www.jeuxducanada.ca

Canada Games


Building Champions

www.canadagames.ca



Understanding

An interest group has approached the city to consider increasing the number of

community ice rinks using capital dollars allocated to the Games, and potentially new capital dollars at the responsibility of the city.

The review stemming from the request may lead to a 5th arena in close proximity

to the CN Centre and Kin Complex. The exploration of this request will consider the original bid proposal, Canada Games sport venue standards, as well as the balance of public interest in required sport legacy.

The conclusion of this study may result in a request to downgrade the original Kin

Complex renovation, build a 5th ice rink, and move some of the competitions of Canada Games sport(s) into the newly built facility for the Games.

The study may conclude that a 5th arena meets the host community’s sport legacy

requirements and the venue standards required by the Canada Winter Games. It may also conclude that an increase in capital may be required in order to

complete the revised project. The Canada Games Council understands this envelope of additional money would

be the responsibility of the city and not the Prince George 2015 Canada Winter Games Host Society (2015 HS), and to that end may be viewed as a decision independent from the financial obligations of the 2015 HS. Process

In the past the Canada Games Council has been supportive of any changes that

meet both the venue standards of the Games and increases the legacy to sport within the community.

However, any such requests and subsequent approvals by the Canada Games

Council have normally been considered within the wider context of the total capital needs of all venues and the requirement to meet Games standards.

-JEUXDU-

CANADA -GAMES-



Conseil des Jeux


champion

www.jeuxducanada.ca

Canada Games


Building Champions

www.canadagames.ca



At this stage such a review of the venues by all relevant stakeholders has not been undertaken. As such the Canada Games Council is concerned that this present review will be conducted without considering the implications and needs of the other sports of the Winter Games and the venue standards.

As part of our continued commitment to a Transfer of Knowledge program, the

Canada Games Council will work with the 2015 HS Board and staff to review the venue plan development details with the National Sport Organizations.

Where required, representatives from the appropriate National Sport

Organizations will travel to Prince George and work with design consultants to confirm the needs of the competitions. It is expected that a full capital requirements review will be conducted within the next nine months

Upon completion of the review and after discussions with the funding partners

any request from the Host Society to the Canada Games Council would be reviewed and given full consideration.

We hope this helps to explain the Canada Games Council’s position and the

process used by the Council. The CGC looks forward to working cooperatively with the City of Prince George

and the 2015 Host Society towards the completion of a very memorable and unique Canada Winter Games in 2015. As we suspected at the time of award, it has been a pleasure to work with this “Winter City”. Sincerely, Kelly-Ann Paul Director of Sport Canada Games Council

-JEUXDU-

CANADA -GAMES-



Conseil des Jeux


champion

www.jeuxducanada.ca

Canada Games


Building Champions

www.canadagames.ca



c.c.: Anthony Everett, Chairman, 2015 Jeux du Canada Winter Games Host

Society Sue Hylland, President & CEO, Canada Games Council Bob McMahon, Canada Games Council TOK Greg Mathieu, Sport Committee Chair, Canada Games Council

-JEUXDU-

CANADA -GAMES-



Prince George

2015 Canada Winter Games Comparison of Concept Options

PBK Architects Inc. June 2, 2011

PBK Architects Inc. Prince George 2015 Canada Winter Games Comparison of Concept Options

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1. GENERAL Introduction The City of Prince George hired PBK Architects Inc. in 2009 to produce a concept design and cost estimate for renovating the Kin Centre in order to host the 2015 Canada Winter Games. The Kin Centre Renovation would utilize 2 of the 3 existing ice surfaces as ice venues during the games. The Kin 1 Arena would need to be demolished and replaced by a new structure in this concept and will result in the loss of 1 ice season while demolition and construction takes place. At the request of City Council and as directed by City Staff, PBK were hired in 2011 to produce a new concept design and cost estimate for a Stand Alone Ice Facility. The Stand Alone Facility is to be a new 5th ice surface located on the Exhibition Grounds in close proximity to the Kin Centre Complex. The intent of this approach is to have construction take place without losing the ice for a season in Kin 1 and to gain an additional ice surface for the community. Background to Concepts The Kin Centre Renovation project was originally envisioned in 1994 after an Exhibition Grounds Master Plan Study was undertaken to locate the Aquatic Centre and CN Centre. The vision of that study was to connect the 3 separate Kin Centre buildings to the CN Centre by way of a new lobby to enhance the ability to host major trade shows and tournaments. A subsequent Concept Design Report of the Kin Centre by PBK in 2003/2004 resulted in a phased plan to renovate and upgrade major deficiencies to achieve this goal. The interconnecting lobby was constructed in 2004/2005. Hosting the 2015 Winter Games will result in an immediate need to improve the existing facilities to the game requirements and addresses major deficiencies. Purpose of this Report The purpose of this report is to provide an objective comparison between the costs for the Kin Centre Renovation and the Stand Alone Facility as well as the various features since each project responds slightly differently to site and games requirements. The differences that need to be taken into account when doing comparisons are highlighted in the following text as well as the charts. Cost Estimates The cost comparisons in this report are based on the following “Class C” estimates by Spiegal Skillen & Associates Limited based in Kelowna, BC:

Kin Centre Complex, Option , (Renovations); March 4, 2010

2015 Canada Winter Games Ice Arena (Stand Alone); May 20, 2011 Speigal Skillen are qualified Quantity Surveyors with extensive experience in cost consulting and also performed the costing on the previous Kin Centre Report of 2003/2004.


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2. DESCRIPTION & FEATURES OF CONCEPTS

The design concepts for both the Kin Centre Renovations and the Stand Alone Facility have been produced without detailed input by user groups. The concepts have been developed to produce a realistic project budget and schedule for the work and may change somewhat in the next phase once detailed user input and preliminary design takes place.

Kin Centre Renovation The concept design for this concept are illustrated in drawings A3 to A7, Option 2, dated 04 March 2010 by PBK Architects which were prepared as part of the bid submission to host the 2015 Canada Winter Games. Both Kin 1, 2and 3 arenas are required to host the games and use of the existing mezzanine lounge is required to add spectator capacity and provide space for food services, washrooms and meeting space. Kin 2: Kin2 will have an addition to the north end of the building to add 400 seats. An addition to the west side of the ice surface will provide 5 new dressing rooms and they will all be sized to current Hockey Canada requirements. They will be located next to the existing player’s benches so that spectators and players are completely separated. The dressing rooms will have an outside access door so that they can also serve the existing outdoor ice oval. Mezzanine Upgrade: A new seating area will be added to the Kin 2 side to provide about 40 seats on the cold side of the glazing. All glazing between the mezzanine and Kin 1 & 2 will be upgraded. A new warm side viewing area will added at the south‐east corner of Kin 2. Food service facilities and washrooms will be added to serve the increase in spectator count and all new ceiling, wall and floor finishes will be upgraded. North Lobby Addition: The current exit capacity of the mezzanine level is inadequate for increased spectator capacity, the north existing exit stair does not exit direct to the outside and additional meeting space is needed to host the games. Two separate entrances are required for the Games and at present the existing north entrance would not be large enough to serve Kin 2 increased spectator capacity. An extension of the building northwards accommodates these shortfalls and required features.


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Kin 1: The existing building will be demolished to make way for a new building in its place. The new building will accommodate an Olympic Size ice sheet that is convertible to NHL size. Two Dressing Rooms, a new Ice Cleaning Machine Room and a Mechanical Room will be added to the north end. Three additional Dressing Rooms will be created by renovating the area vacated by the Kin 2 Dressing Rooms/Existing Ice Cleaning Room. New Offices and a First Aid Room will also be created in this area. Seating will be added to accommodate 1000 spectators on the west side of the rink. Aisles from the seating area will feed up into the renovated Mezzanine Lounge area for food and washroom services. The roof structure will be a combination wood and steel truss system to comply with the City’s “Wood First” policy. Services: Sprinklers will be added to Kin 2 and the Mezzanine to comply with building code requirements. The existing Refrigeration Plant will accommodate the new ice surface as there is extra space to add any pumps or features required for the larger ice surface. Since the new Kin 1 Building occupies the same general site area there will be minimal impact on existing site services. Stand Alone Facility The concept design for this concept are illustrated in drawings A3 to A7, dated 20 May 2011 by PBK Architects which were prepared to respond to the request to examine constructing a new building on site to avoid losing one operating ice season. Both a New Stand Alone Ice Facility (5th Ice Surface on the Exhibition Grounds) and renovations to the Kin 1 and 2 arenas are required to host the games. The existing mezzanine lounge is also required to add spectator capacity and provide space for food services, washrooms and meeting space. Kin 2: Kin2 will have an addition to the north end of the building to add 400 seats. An addition to the west side of the ice surface will provide 5 new dressing rooms and they will all be sized to current Hockey Canada requirements. They will be located next to the existing player’s benches so that spectators and players are completely separated. Mezzanine Upgrade: A new seating area will be added to the Kin 2 side to provide about 40 seats on the cold side of the glazing. All glazing between the mezzanine and Kin 1 & 2 will be upgraded. A new warm side viewing area will added at the south‐east corner of Kin 2. Food service facilities and washrooms will be added to serve the


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increase in spectator count and all ceiling, wall and floor finishes will be upgraded. North Lobby Addition: The current exit capacity of the mezzanine level is inadequate for increased spectator capacity, the north existing exit stair does not exit direct to the outside and additional meeting space is needed to host the games. Two separate entrances are required for the Games and at present the existing north entrance would not be large enough to serve Kin 2 increased spectator capacity. An extension of the building northwards accommodates these shortfalls and required features. Kin 1: The existing building will remain with no improvements for the 2015 Games except a new roofing system. The concept drawings indicate some improvements but these are indicated as extra costs in Chart 3 below. New Stand Alone Facility: A few options were explored for siting the new building however due to the short time frame and for the purposes of this study the area south of the existing CN Centre was selected. No site services are available in this area so power needs to come from near the existing livestock barns. Water, storm and sewer connections are just north and east of the existing CN Centre. Parking for 276 cars, roadways and landscaping have all been provided on the new site. The new building will accommodate an Olympic Size ice sheet that is convertible to NHL size. Five Dressing Rooms, a Meeting Room, Referee Change Room and Storage will all be located to the north side of the rink on ground level. Seating to accommodate 1000 spectators and aisles from the seating area will feed up into a spectator lounge area for food and washroom services on the second floor level. A new Refrigeration Room and Ice Resurfacer Room will be located at the west end of the ice surface. The roof structure will be a combination wood and steel truss system to comply with the City’s “Wood First” policy.

3. COST COMPARISON

All costs cited below are inclusive of hard building and site costs, soft costs (16%), design contingency (10%), construction contingency (3%) and escalation (2.5%) to March 2012. Costs do not include HST. All costs have been rounded to the nearest $500. Chart 1

Reflects the cost estimates of the original project that was submitted in the bid proposal


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It reflects the improvements to meet the standards, addresses long standing facility deficiencies and improves the facility functionally.

Chart 2

Reflects the cost estimates of a standalone arena facility along with ensuring that the venues in the Kin Complex are meeting the standards and spaces that we promised in the bid

Chart 3

Outlines the items (deferred costs) that will not be accomplished if the standalone arena Option is chosen to meet the standards of the Games but would still be required at some time in the future to extend the usefulness and life span of the Kin Complex and would have been accomplished with the Option A.

Chart 1 – Kin Centre Complex – Reconstruction

Option A – Kin Centre Improvement Project – Reconstruction Kin 1 Components Capital Costs

(before taxes)

Kin 1 Reconstruction $ 10,600,000

Demolition

1000 Seats

200’ X 100’ Olympic Ice Surface

Roof Replacement

Fire Sprinkler Requirements

Floor/Slab Replacement

Dressing Room Upgrades

New Dressing Rooms

Kin Complex Connectivity Improved

Space Improvements

Kin Centre Complex $ 5,200,000

Kin 2 – 400 new seats

Kin 2 – Change Room Additions (5 total)

Kin Lounge – Major Upgrades

Kin Lounge ‐ Seating


New Lobby Extension

New Kin Lounge Extension Improved Connecting Hallways

Upgraded Storage and Administrative Space for User Groups

TOTAL: $15,800,000


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Chart 2 – Standalone Arena Facility

Option B – Standalone Arena Facility


Standalone Arena $16,100,000

Site Costs

1000 Seats

200’ X 100’ Ice Surface (convertible back to NHL)

5 Dressing Rooms

Lobby Space

Ancillary Spaces

Kin Centre Complex $ 5,470,000

Kin 2‐400 seats added

Kin 2 Dressing Room Additions (5 total)

Kin Lounge ‐ Major Upgrades

Kin Lounge ‐ Seating


New Lobby Extension

New Kin Lounge Extension

Kin 1 Roof Replacement

New Lobby Addition $ 629,500

TOTAL: $22,199,500

In chart 2 above the Stand Alone Arena total cost includes site services, paving, road works and landscaping amount to $1,864,000 which should be deducted out of the total project cost to compare building only costs. The Stand Alone building costs include a new refrigeration system valued at $875,000 The Kin Centre Complex costs above do not include the Kin Centre improvements which are indicated as part of the Stand Alone concept drawings. These costs are included in Chart 3 below. Kin 1 roof replacement is valued at $520,000.


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Chart 3 – Deferred Capital Improvements

Deferred Capital Improvements

FACILITY DEFICIENCIES


Kin 1 Slab & Dasher Board Repair $1,200,000

Renovate old Kin 2 Dressing Rooms for Kin 1 $480,000

Renovate old ice resurfacer room between Kin 1 & 2 $250,000

FACILITY IMPROVEMENTS/UPGRADES

Extend Kin 1 to NHL Size (200 ‘ X 85’) and add 2 dressing rooms, referee room, ice resurfacer room (as per Option A drawings; OR

$1,350,000

Extend Kin 1 to NHL size and add ice resurfacer room only $1,000,000

TOTAL: Includes highest cost for extending Kin 1 to NHL size. $3,280,000

4. CONCLUSION The difference in building costs between Option A, reconstructing Kin 1 at $10.6 million and Option B, building a New Stand Alone facility is $5.5million. The$16.1 million includes site costs of $1,864,000. The above difference in cost is due to more floor area in Option B as a new refrigeration room, mechanical/electrical rooms; extra lounge space, increased wall area and circulation space are all required for the Stand Alone Facility. In Option A, the Re‐construction of Kin 1, these features are existing or renovated only. To explore costs based on floor area: the difference in floor area between of Option A at 3,252 m2 and Option B at 5,209m2 is 1,957 m2. At approximately $3,000/m2 (the unit rates in the cost estimate) this equates to about $4.3 million (very close to the $3.636 million in paragraph one. In conclusion there is a total premium cost of $5.5million to construct the Stand Alone Building which includes the costs to construct site services, parking, roads and landscaping for it. Since Option B costing does not include some desired improvements to Kin 1 and 2, some or all of the costs in Chart 3 above may need to be planned for in the future.

President, Elisa Brandts, Architect, AAA, MAIBC, OAA, NSAA, MRAIC Principal, Ian McKay, Architect, MAIBC, MRAIC, LEEDTM AP

Principal, J. Albert Paquette, Architect, AAA, OAA, OAQ, MAA, NSAA, MRAIC

Vancouver ● Toronto ● Ottawa ● Timmins ● Thunder Bay ● Cornwall ● Sudbury

PBK Architects Inc. #200– 1985 West Broadway, Vancouver, BC, Canada, V6J 4Y3 Telephone: (604) 736-5329 ~ Fax: (604) 736-1519 ~ www.pbkarchitectsinc.com

June 2, 2011 City of Prince George 1100 Patricia Boulevard Prince George, BC V2L 3V9 Attention: Colleen Van Mook, Director, Community Services Dear Ms. Van Mook, Re: Prince George 2015 Canada Winter Games PBK Architects Inc. is very pleased to submit our Report comparing the two different options for constructing a new arena in order to meet the venue requirements of the games. It has been a great pleasure working with you and all of your staff associated with the project. Our firm is one of the most experienced companies in the country designing projects for the sports and recreation sector. Our firm qualifications are outlined below:

PBK Architects Inc. has focused on creating innovative and integrated solutions for a wide range of public and private sector clients across the country and practices as an integrated architectural and engineering company with partner, GENIVAR. PBK is accustomed to leading and partnering successfully with clients and stakeholders, builders, developers, specialist consultants and other architectural and engineering firms on complex projects. The firm has worked within all methods of project delivery including conventional models, construction management, fast-track, design-builds and public-private-partnerships and are a “partner of choice” for many of Canada’s largest construction companies. For over 45 years, PBK has been passionate about sports architecture and is committed to providing innovative sports facility design through a collaborative and open process. Our firm provides insight and expertise to clients well in advance of the design process and have assisted many communities in the visioning process, working with them to determine the most appropriate programs, facilities and funding/operating models to best achieve their goals. PBK has designed projects that range in size from local community centres to the iconic 60,000 seat football and soccer venue, BC Place Stadium. We have completed over 50 recreation facilities, which include ice arenas, aquatic centres, gymnasiums, sports fields, fitness centres and libraries. We have also designed over 30 spectator and entertainment venues (adding up to over 303,500 spectator seats) some of which are home to professional sports teams, featured notable entertainment acts and have even hosted Olympic events. PBK understands the distinct requirements for sports venues, recreation centres and elite athlete facilities and can offer clients a unique resource in the development of their sports facility.

The report writer’s qualifications are outlined below:

Mr McKay is a Principal and Director of Sports and Recreation at PBK with over 30 years of extensive architectural experience. He joined PBK in 1986, and since that time has been a senior project manager for most of the major projects designed by the firm. His experience includes a full range of skills that extend from planning/feasibility studies through to construction administration. As a LEED Accredited Professional he heads up all of the firm’s sustainable design initiatives.

-=-,_,.- PB I( ARCHITECTS

President, Elisa Brandts, Architect, AAA, MAIBC, OAA, NSAA, MRAIC Principal, Ian McKay, Architect, MAIBC, MRAIC, LEEDTM AP

Principal, J. Albert Paquette, Architect, AAA, OAA, OAQ, MAA, NSAA, MRAIC

Vancouver ● Toronto ● Ottawa ● Timmins ● Thunder Bay ● Cornwall ● Sudbury

PBK Architects Inc. #200– 1985 West Broadway, Vancouver, BC, Canada, V6J 4Y3 Telephone: (604) 736-5329 ~ Fax: (604) 736-1519 ~ www.pbkarchitectsinc.com

Ian’s focus is on sports and recreation architecture. He has an international portfolio of recreation and spectator-oriented projects and is an expert on the technical aspects of recreation complexes. Ian is also an expert in designing for the disabled. He attended the Beijing Paralympics and toured all of the Vancouver 2010 facilities conducting research and has lectured at Provincial, National and International conferences. His international portfolio of recreation projects includes Health & Wellness, Gymnasia, Ice Sports, Aquatics, Field & Equestrian Sports and Fitness Centres. Local Prince George experience includes work on the CN Centre, Kin Centre studies and renovations and the City Works Yard studies and projects.

We trust the information in this report satisfies your needs and will allow City Council to make the required decisions to move the project forward. Should you have any questions in the future we would be happy to assist in any way we can. Sincerely, PBK ARCHITECTS INC. Ian McKay, MAIBC, MRAIC, LEED® AP Principal

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Documents

1100 Patricia Boulevard, Prince George, B.C., V2L 3V9 Hall/Agendas/2011... · 2 PART 1 – Canada Games Council Involvement The letter attached as Appendix 1 outlines the position