Town of Smithers

Transcription

Town of Smithers

Town of Smithers
SMITHERS RECREATION MULTIPLEX FACILITY PROJECT
FEASIBILITY STUDY & BUSINESS PLAN
FINAL REPORT
DATE:
July 6th, 2010
PRESENTED TO:
Town of Smithers
Box 879
1027 Aldous Street
Smithers BC V0J 2N0
Mr. Andrew Hillaby, Director of Recreation, Parks and Culture
ahillaby@smithers.ca
bruce carscadden ARCHITECT inc
Professional Environmental Recreation Consultants Ltd.
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contents
EXECUTIVE SUMMARY
Page 3
1.
Page 4
INTRODUCTION
Team
Report Organization
Methodology
2.
REVIEW AND ANALYSIS
Page 5
Information Gathering
Review and Analysis
3.
COMMUNITY NEEDS ASSESSMENT AND SERVICE PRIORITIZATION
Page 7
Stakeholder Meetings
Open House
Program Development
4.
CONCEPT OPTIONS
Page 13
5.
THE PREFERRED OPTION and COST ANALYSIS
Page 16
The Preferred Option
Preliminary Costing
6.
BUSINESS PLAN
Page 15
7.
CONCLUSIONS
Page 36
8.
APPENDICES
Page 37
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Project Directory and Meeting Notes
User Group Meeting Notes
Professional Environmental Recreation Consultants
Open House Survey Results
Presentation Panels
Bruce Carscadden Architect Inc
Life Expectancy and Maintenance Review
Bruce Carscadden Architect Inc.
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executive summary
In the fall of 2009, the Town of Smithers retained the services of Bruce Carscadden Architect
Inc. and Professional Environmental Recreation Consultants (PERC) to provide a feasibility
study and business plan for the development of a recreation multiplex facility in the Town of
Smithers. This report presents the findings of the study.
It was the goal of this study to provide a snap-shot view of the current condition of the buildings,
to review opportunities presented by the existing facilities, and to assist in imagining future
options for maintaining and improving these valuable community assets.
This report was developed from observations gathered during site visits, and through a review of
existing drawings and documentation provided by the owner. The process was guided by a
series of meetings with the Town Council, user groups and the public that were critical in
identifying community needs and service priorities for the region. An iterative process of
preparing and discussing concept options with Council was informed by feedback received
through a public open house.
The resultant preferred option and business plan included in this report represents a significant
step towards providing the community with a vibrant and exciting addition to the Smithers
Recreation Multiplex Facility. The study and this report recommends additions to the existing ice
facility in Smithers to provide a second sheet of ice and new player’s change rooms in the near
future, but also provides a longer term view for future upgrades.
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1 introduction
1.1
Introduction
The Town of Smithers – SMITHERS RECREATION MULTIPLEX FACILITY PROJECT FEASIBILITY
STUDY & BUSINESS PLAN represents a substantial effort on the part of the Town of Smithers to
diversify and expand recreation, community and leisure offerings.
This document summarizes the findings of the client, BCA, PERC and the project team. It assembles
information on the Preferred Option, design drawings and business plan to provide the Town of
Smithers with a comprehensive study, suitable for presentation to senior levels of government. Armed
with this information and report, the Town of Smithers can make informed choices on the way to
address the recreation needs of the residents of Smithers and surrounding communities.
1.2
Team
To achieve the project goals, a complimentary and experienced team of professionals was assembled:
Architecture & Planning
Recreation & Public Consulting
Bruce Carscadden, Matt Halverson
William Webster, Monty Holding, James Pammenter
The consulting team was greatly assisted by the contributions of the staff members who gave their time,
energy and guidance in this process and in the preparation of this report. Key participants included:
Andrew Hillaby
Cress Farrow
Lorne Benson
Joanne Groves
Deborah Sargent
Mark Allen
Leslie Ford
Wilf Takeima
1.3
Director of Recreation, Parks and Culture, Town of Smithers
Mayor, Town of Smithers
Councilor, Town of Smithers
Councilor, Town of Smithers
Chief Administrative Officer, Town of Smithers
Director of Development Services, Town of Smithers
Director of Finance, Town of Smithers
Director of Works and Operations, Town of Smithers
Report Organization
This report is organized to reflect the methodology and step by step process taken by BCA and PERC
in their work with the Town of Smithers. The following headings are used to organize the report:
Review and Analysis
Community Needs Assessment and Service Prioritization
Concept Options
The Preferred Option and Cost Analysis
Business Plan
Draft and Final Report
BCA developed the concept options based upon the review and analysis of the site, existing facilities
and information provided through consultation with the public, user groups, and staff, guided by PERC.
The concept options developed by BCA changed according to this collaboration, until a preferred option
was settled upon. With the program, budget and design for the Preferred Option and the Business
Plan now finalized, the report can now be brought forward to official presentation.
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2 review and analysis
2.1
An iterative process was undertaken to gather information through the sharing of existing
documentation and a series of meetings to collect and discuss observations. Documentation
was made available for review from the existing Smithers Recreation Multiplex and from Bruce
Carscadden Architect’s records. See Appendix B for a complete listing of the contents of the
drawings listed below:
Drawings:
1.
2.
3.
4.
5.
6.
7.
Heritage Park Utilities (August 2008)
Heritage Park Proposed Concept (no date)
Steel Building Community Arena Layout (no date)
Steel Building Drawings (Olympia Steel Building Systems, May 26th, 2009)
Second Sheet of Ice and Expanded Civic Centre (Dan Condon, Architect, November
2004)
Curling Facility Drawings (McElhanney Surveying and Engineering Ltd, no date)
Buick Ice Arena Plans (M. Milligan and Associates, November 2007; made available by
Venture Pacific Construction Management)
Reports:
1. Town of Smithers Official Community Plan (draft) section 4.Demographic Information
and Projections
2. Smithers Outdoor Recreation Master Plan (Grant Copeland and Associates, November
2nd, 1988)
3. Town of Smithers Recreational Master Plan 1998-2002 (Professional Environmental
Recreation Consultants, December 15th, 1997)
4. Condition Assessment of Arena Building, Smithers, B.C. (Dan Condon, Architect,
Terrace, B.C., May 1998)
5. Smithers Arena Energy Study (The Maricor Group and Prism Engineering, December
2006)
6. Heritage Park Aerial Photo (2003)
7. Steel Building Quote (Olympia Steel Buildings Systems, May 26th, 2009)
8. Steel Building Insulation Price Proposal (Guardian Building Products, May 26th, 2009)
9. Community Arena Supply Quote (Charles “Chic” Tyson, no date)
10. Steel Building Insulation Price Proposal (Guardian Building Products, June 16th, 2009)
11. Pacific Energy Solutions Price Quote (May 26th, 2009)
12. Ice Rink Construction Budget Quotation – Multi-purpose (Roustan United, no date)
13. Potential Focus Groups List from Owner (Town of Smithers)
14. Community Directory excerpt (Town of Smithers)
15. Buick Ice Arena Budget (M. Milligan and Associates, November 2007, made available
by Venture Pacific Construction Management)
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2 review and analysis
In addition to the review of source material, meetings with Town of Smithers officials and arena
maintenance staff were organized to tour the facilities and discuss known issues and collect firsthand observations.
The Project Initiation Meeting between Bruce Carscadden Architect, Professional Environmental
Recreation Consultants, and the Town of Smithers Recreation, Parks and Culture Department
provided the opportunity to discuss goals and share documentation. The Smithers RPCD
shared a list of maintenance concerns, and guided BCA on a preliminary tour of the facilities
under review.
To this end, a Life Cycle Analysis and Maintenance Review of the existing facilities was
completed, as seen below. This can be viewed in more detail in the appendices of this
document.
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3 community needs assessment and service
prioritization
3.1 Stakeholder Meetings
With support and input from BCA, Bill Webster and Monty Holding of Professional Environmental
Recreation Consultants conducted a comprehensive Community Needs Assessment and
Service Prioritization for the proposed Smithers Recreation Multiplex, which centered on a
number of stakeholder focus group meetings over November 30th and December 1st, 2009.
These meetings were conducted to gauge support for the proposed Multiplex and solicit
suggestions for desired programming elements.
Meetings were held with representatives from the Town of Smithers Council and Mayor,
Smithers Senior Secondary, the Smithers Second Sheet of Ice Committee, Myriad Dance
Projects, the Smithers Gallery Association, Adult Art Classes, the Old Timers Hockey League,
Smithers Merchants, the Phase One Committee, Smithers Minor Hockey, Christian Kids Hockey,
Northwest Community College, Bulkley Valley Cross Country Ski Club, Figure Skating, High
Road Services, Smithers Slo Pitch & Minor Hockey Officials, the Bulkley Valley Pool &
Recreation Centre, the Smithers District Chamber of Commerce, the Bulkley Valley Otters Swim
Club, the Smithers Judo Club, and Smithers Junior Softball.
Attendees from each of these stakeholder groups were invited to provide their input into needed
or desired programming elements, and three architectural panels on site context, proposed
program and local precedents were made available to augment discussion. Detailed results
from these discussions can be found in the appendices to this report.
Discussions included lists of desired program elements, as well as ideas and concerns regarding
the suitability and economic viability of the proposed multiplex. The latter information was used
by PERC in the development of the Business Plan, and both sets of information were used later
in the four concept options developed by BCA.
From these meetings, a “Wish List” of program elements was developed, which included:
•Multipurpose space/studio for Adult Art
•Large multipurpose space/studio for Dance
•Second NHL sized ice sheet
•8 ice change rooms
•Multipurpose, dry-floor uses for arena – seating a priority
•Double Gym
•Larger concession
•Youth multipurpose space
•Commercial kitchen
•Expanded aquatic facilities
An exhaustive summary of wish list items and focus group comments is included in the
appendices of this document.
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3 community needs assessment and service
prioritization
3.2 Program Development
Program development included discussions of both local and international precedents and
related facilities. Through an iterative process, a preferred program was developed, and used in
the conceptual design options. Following is the preferred program, including expected space
requirements:
PUBLIC SPACES
Public Washroom
Lobby and Entry
Control Desk and Administration
510 m2 (5,500 ft2)
MULTIPURPOSE ARENA
Spectator Seating
Event Floor
Change Rooms
Mechanical and Services Spaces
18,000 to 22,000 ft2
18,300 ft2
3,500 ft2
1,700 ft2
4,650 m2 (50,000 ft2)
GYM and ACTIVITY SPACES
Gymnasium
Indoor Track
Multipurpose Spaces
Youth Centre
Fitness Centre
4,800 to 16,000 ft2
2,400 to 3,600 ft2
3,000 to 6,000 ft2
1,000 to 3,000 ft2
2,000 to 3,000 ft2
OPTIONS
Leasable Space
Seniors Centre
Enhance Existing Arena
1,000 ft2
1,000 to 3,000 ft2
18,000 ft2
3,250m2 (35,000 ft2)
3.3 Open House
Following the development of four concept options (summary of these to follow in Section 4),
BCA and PERC conducted two public Open Houses at Smithers Town Hall on Thursday,
February 4th. Attendees were invited to view the concept options, as well as a study of the site
and precedents and speak with the consultants about their wishes or concerns for the Smithers
Multiplex. Attendees were also encouraged to fill out a survey prepared by PERC.
Of the estimated 35 attendees of the Open House, 28 surveys were completed. The detailed
results of the surveys are included in the appendices of this document, but the majority of
respondents expressed support for the Multiplex, identifying Concept Option 3 as their preferred
option, and singling out the gymnasium as the most important program feature.
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4 concept options
4.1
Concept Options
Through steering committee meetings and design workshops, a number of concept options were
developed, with elements of each being combined with new features, ideas and scopes in order
to move towards a Preferred Option. Four options were presented initially, and following the
Open House and further discussion with the steering committee, three more options were
developed.
4.2
The First Iteration
The following four options were presented at the initial meeting with the Town of Smithers.
Subsequent options were based on the input given on the following designs.
1 2
3 4
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4 concept options
4.2
The First Iteration (continued)
Concept Option One
The first concept option proposed the addition of a single gymnasium to the existing campus of
recreation facilities in Smithers, as well as new multipurpose space. This plan featured
connections to the aquatic centre and curling club, and was estimated at $9.2 million.
Concept Option Two
The $13.9 million Option Two features a second, NHL-sized ice sheet added to the existing
arena. In includes new change rooms to be shared between both ice sheets, and modest
seating, but no other program features or connections.
Concept Option Three
Concept Option Three proposed a significant, $25.4 million addition to the existing arena that
includes a second ice sheet with spectator seating for up to 1,200 people, along with a
gymnasium and multipurpose space. The arena addition imagines a new arena lobby on the
opposite side of the facility from the aquatic centre.
This option was identified by the most people in the Open House Survey as their favoured option
for the Smithers Recreation Multiplex.
Concept Option Four
Concept Option four proposes a two-storey, $44.7 million, expansion to create a state-of-the-art
recreation facility for the Town of Smithers. Featuring a second ice sheet with spectator viewing,
a double gymnasium, multipurpose space, fitness room, and youth and senior spaces, the
design also provides the opportunity for an indoor walking track.
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4 concept options
4.3
The Second Iteration
Following the Open House, the steering committee engaged the consultants to create two more
concept options for review. Specifically, these concepts explored future phasing options.
Concept Option Five
Building on Option Three and its popularity from the
Open House, Option Five proposed the addition of a
gymnasium, multipurpose room and a second ice sheet
with spectator seating for 400, each added to the
existing facility over the course of four phases.
Concept Option Six
Also presented over four phases, Concept
Option Six proposes a second ice sheet
with spectator seating for up to 1,200,
multipurpose space and repurposes the
existing but under-used curling facility as a
double gymnasium.
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4 concept options
4.4
The Third Iteration
Concept Option Seven
Following review of Concept Options Five and Six, and the increased desire to focus on the
addition of a second ice sheet, the consultant’s developed Concept Option Seven, which
proposes a budget-conscious $8.3 million twinning of the existing arena. The 30,000 square foot
addition would feature an NHL-sized ice sheet, four skate change rooms and movable seating
for 300.
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5 the preferred option and cost analysis
5.1 The Preferred Option Overview
Program Summary
NHL-sized ice surface
4 change rooms (2,700 ft2)
Mechanical and service spaces
Portable seating for 300
or up to 800
Administrative Offices (300 ft2)
Shared access to the new change
rooms for the existing arena
Future Enhancements including:
Multipurpose spaces
Viewing into the existing arena
Links to the curling club
Through a series of meetings with the Town of Smithers and the steering committee, Concept
Option Seven was eventually identified as the Preferred Option. The basic concept was refined
over a series of further designs, eventually leading to the concept illustrated below.
The Preferred Option proposes an addition to the existing arena at Smithers’ campus of
recreation facilities to significantly provide a second NHL sized ice sheet, and four new players
change rooms. These spaces will add the programming space and functionality needed to
improve the user experience at the arena in the short term. The plan also includes portable
seating, upgrades to mechanical spaces and new administrative offices, and aims to address the
immediate needs and desires of the Town of Smithers.
The plan also includes the flexibility necessary to further build upon and expand the improved
facility in future phases. These enhancements could include the addition of multipurpose spaces,
a lobby with views into the existing arena, and connections to the curling club.
5.2
Preliminary Cost Analysis
COST ESTIMATE
Bruce Carscadden Architect produced an architectural cost estimate for the Preferred Option as
follows:
CAPITAL COSTS
Program and budget are key components of a successful concept and project. A typical project
budget includes both construction and non-construction costs. Construction costs, at this
concept phase, are based on per square foot costs developed from comparable recent projects.
Non-construction costs are based on a percentage of the construction cost and include other
client expenses such as development cost charges, professional fees and move-in costs.
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5 the preferred option and cost analysis
5.3 The Preferred Option
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6 business plan
This part of our report deals with the business aspects of the proposed development.
Introduction
Residents of Smithers have been working towards adding a second sheet of ice since 1996
when the Smithers Second Sheet of Ice Committee (the Committee) raised funds to prepare a
conceptual plan for Council, and Council agreed in principle with the need for a second sheet.
In 1998 the “Smithers Arena Conceptual Site Study” was prepared and Council set up a Reserve
Bylaw for the future second sheet. In 2004 the Committee funded the Lions Gate Business Case
Analysis which Council endorsed. In 2009 Council authorized a feasibility study to review several
possible options.
To date, Committee fundraising, a government grant and Council Reserve contributions have
generated funds of $2.078 million. Together with the “Second Sheet of Ice Loan Authorization
Bylaw 1508”, and deducting the cost of the feasibility study, a total of $2.699 million is currently
available for the project.
Relevant Demographic Data
The service area of Smithers’ recreation facilities is considered to be the Town itself plus Telkwa
and Area A of the Bulkley-Nechako Regional District (BNRD). For several years the population
of the BNRD has declined. The following table summarizes relevant census data.
Population Changes, 1996 to 2006
Area
Smithers
Telkwa
Area A
Service area
BNRD
BC
5,625
1,200
5,573
12,398
5,414
1,371
5,696
12,481
2001 on
1996
-3.8%
14.3%
2.2%
0.7%
41,655
3,724,505
40,856
3,907,738
-1.9%
4.9%
1996
2001
Source: BC Stats and Statistics Canada census profiles.
5,217
1,295
5,290
11,802
2006 on
2001
-3.6%
-5.5%
-7.1%
-5.4%
2006 on
1996
-7.3%
7.9%
-5.1%
-4.8%
38,243
4,113,487
-6.4%
5.3%
-8.2%
10.4%
2006
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6 business plan
The service area population fell by 802 or 4.8% between the 1996 and 2006 census, although
this was less than the 8.2% loss in the BNRD as a whole. However the decline in Smithers was
steeper than in the service area combined, while the population of Telkwa actually increased.
The proportion of Smithers in the total service area remained constant (45% in 1996 and 44% in
2006). The decline has been halted, and BC Stats estimates the 2009 population to be 5,321 in
Smithers, 1,357 in Telkwa and 38,860 in the BNRD. The numbers for Area A are not available.
The population changes were not consistent in the different age groups as the following census
data shows in detail.
Age Distribution of Census Populations
0-19
20-44
45-64
65+
1996 Census
Smithers
Telkwa
Area A
Service area
32.7%
38.0%
34.4%
34.0%
42.1%
42.6%
36.2%
39.2%
17.1%
12.4%
22.1%
19.2%
8.1%
7.0%
7.3%
7.6%
BNRD
BC
34.9%
26.3%
39.3%
39.2%
18.8%
21.8%
7.0%
12.8%
2001 Census
Smithers
Telkwa
Area A
Service area
32.4%
36.2%
34.4%
33.7%
37.1%
39.1%
34.5%
36.2%
20.7%
19.9%
25.2%
22.7%
9.7%
4.8%
5.9%
7.4%
BNRD
BC
32.9%
25.0%
36.1%
36.3%
22.9%
25.1%
8.2%
13.6%
2006 Census
Smithers
Telkwa
Area A
Service area
30.3%
34.6%
30.4%
30.8%
33.6%
33.1%
29.2%
31.5%
25.0%
25.8%
32.4%
28.4%
11.1%
6.5%
8.1%
9.3%
BNRD
BC
29.9%
23.2%
31.4%
33.8%
28.3%
28.4%
10.4%
14.6%
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6 business plan
The population aged in all of the jurisdictions in the table. Persons 45 and older comprised 35%
of the BC population in 1996 and 43% on 2006. For the BNRD the increase was from 26% to
39%. In the service area the over-44 population jumped from 27% to 38%, about the same as in
the Regional District. The increase of around 11% was consistent in Smithers (25% to 36%)
and Area A (29% to 40%). The aging was slightly faster in Telkwa (19% to 32%), but the small
population does not influence the service area results very much. The following chart
graphically illustrates the decline, and aging, of the population in the service area.
Changes in Population and Age Distribution in the Service Area
16,000
14,000
Population
12,000
10,000
8,000
6,000
4,000
2,000
0
1996
2001
0-19
20-44
45-64
2006
65+
The feasibility of the project depends to a large extent on the expectation of future population
changes. BC Stats prepares population projections at the School District, Regional District and
Provincial levels, but not for municipalities. The following chart summarizes historical and
projected population, by age group, for School District 54 – Bulkley Valley. The projections were
prepared in 2009. Figures are estimated to 2008 and projected thereafter.
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6 business plan
Changes in Population and Age Distribution in School District 54, 1996 to 2036
20,000
18,000
16,000
Population
14,000
12,000
10,000
8,000
6,000
4,000
2,000
0-18
19-44
45-64
2036
2034
2032
2030
2028
2026
2024
2022
2020
2018
2016
2014
2012
2010
2008
2006
2004
2002
2000
1998
1996
0
65+
Source: BC Stats population projections
The pattern from 1996 to 2006 follows that illustrated for the service area. However, from 2010
onwards BC Stats projects population growth and a slowing in the growth of the two older age
groups combined. In fact, as the chart illustrates, the 65+ group is projected to grow over the
period, but the 45-64 group will decline, in both percentage and absolute terms. The result is
that the 0-18 and 20-45 age groups combined are projected to remain relatively stable from
2008 to 2036:
Year
2008
2036
0 - 18
4,439
4,180
19 - 44
5,289
5,577
Combined
9,728
9,757
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6 business plan
These projections may seem counter-intuitive, given recent history, so it is worthwhile quoting
BC Stats’ comments on the projections:
Growth in Bulkley Valley has been quite slow over the last two decades, except for
the period between 1992 and 1997. The population has aged at a slightly faster rate
than the province as a whole, adding over ten years to its median age since the mid
1980s, compare with a provincial gain of 7.7. Despite this ageing, this is a young
population, with a 2008 median age about three years younger than the provincial
median. Fertility rates are very high, around or above replacement level (TFR of
2100) in most years. This higher fertility contributes to the higher ratio of children
(aged 17 and under) to working age population (aged 18 to 64) compared to British
Columbia as a whole. Conversely, the ratio of elderly (aged 65 and over) to working
age population is on the rise, but remains much lower than the provincial ratio.
Overall dependency is somewhat higher than provincial levels, at 5.6 dependents
for every 10 people of working age. Although sex ratios have been on the decline,
males continue to outnumber females by a wide margin, likely due to the
dependence on resource industries for employment. In combination with higher
fertility, the young age structure of the area's population ensures that births exceed
deaths by a substantial margin. In the last ten years, this region has seen negative
net migration and in most of these years, the magnitude of natural increase has
been too small to compensate, leading to an overall loss of population between
1998 and 2007.
Net migration starts out negative, but by 2027 inflows will exceed outflows, causing
the average annual net migration to rise from -61 in the first five years, to 56 in the
last five. Births are expected to continue to exceed deaths, but by a narrowing
margin, reducing the average annual natural increase from 130 in the first five years,
to 22 in the last five. Consequently, the population in this region is expected to grow
by about 2,000 over the projection period. The population is expected to continue to
age1 and, by the end of the projection period, overall dependency is expected to
reach 9 for every 10 people of working age. This dependency ratio is similar to the
provincial average of 7:10.
There is no reason to believe that the age distribution in the service area will differ much from
the distribution in the School District. A stable active population means that demand for
recreational facilities are unlikely to fall, and that growth is possible from any existing unsatisfied
demand.
1
However, the under-45 age groups will remain stable from 2008 to 2036.
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6 business plan
Changes in Average Income
Between 1998 and 2007 (the latest year available) average incomes in Smithers and Telkwa
have grown at rates similar to those in the BNRD and BC (incomes for Area A are not available),
although incomes in Smithers and Telkwa tend to lie between those of BC and the BNRD. The
chart below tracks average incomes as reported on all tax returns in the jurisdictions.
The following were averages in 1998 and 2007:
Year
1998
2007
Smithers
$29,071
$40,187
Telkwa
$27,156
$38,970
BNRD
$26,930
$37,379
BC
$28,358
$40,802
In 1998 average income in Smithers was $29,071 in 1998, slightly above BC’s $28,358.
Subsequently Smithers’ averages were lower than BC’s but higher than those in Telkwa and the
BNRD. By 2007 Smithers’ average had increased to $40,187, 1.5% below BC’s $40,802. The
anomalous temporary jump in Telkwa’s average in 2003 is not explained by Canada Revenue
Agency.
Average Incomes – 1998 to 2007
$41,000
$39,000
Average Income
$37,000
$35,000
$33,000
$31,000
$29,000
$27,000
$25,000
1998
1999
2000
2001
Smithers
2002
2003
Telkwa
2004
BNRD
2005
2006
2007
BC
Source: BC Stats and Canada Revenue Agency
The implication of these figures is that incomes in the service are have not deteriorated over the
period, compared with incomes in the BNRD and the Province as a whole.
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6 business plan
Usage of the Present Arena
The existing arena ice serves a large number of groups. The following table lists the number of
regular users during the past five seasons, using data extracted from the Recreation, Parks and
Culture Department. Records are kept of the number of tickets sold for public skating and
shinny games, but the number of regular users has been estimated by management. Total
users increased by 600 over the last two seasons, due entirely to an increase in the number of
schools using the facility.
Number of regular Users – 2005/6 to 2009/10 Seasons
User Group
Minor Hockey
Commercial Groups
Oldtimers' Hockey
Road Warriors
Prowlers
Rubber Puckers
Recreation League
Steelheads Hockey
Private Ice Rental
BVHA Juniors Hockey
St Joseph's School
Vandenberg Youth
Ebenezer School
Joint Use Schools2
School District 54
BV Christian School
Public Skating & Shinny
Public
Children/Youth Shinny
Adult Shinny
Figure Skating
Total
2005/6
2006/7
2007/8
2008/9
2009/10
248
242
227
223
258
110
24
26
110
25
23
120
26
26
75
20
255
107
20
285
124
20
316
120
25
29
46
121
20
361
120
28
26
50
133
20
377
40
40
40
40
198
40
40
40
141
379
40
184
20
148
392
811
747
760
811
747
760
766
132
898
736
120
856
125
125
125
18
143
18
143
18
143
125
45
18
188
125
45
18
188
64
1,561
77
1,534
77
1,563
62
2,111
62
2,133
The costs for these schools are covered by a contribution under a Joint Use Agreement with
the Regional District.
2
Page 22
Town of Smithers
6 July 2010
6 business plan
The chart below illustrates usage patterns. The 2008/9 jump in school use appears in the lines
for private Ice rentals (St. Joseph’s School and Ebenezer School), and Joint Use Schools (for
the Bulkley Valley Christian School).
Growth in Number of Users by User Group
1,000
900
800
700
No. of Users
In order of no. of users
600
Joint Use Schools
Private Ice Rental
Commercial Groups
Minor Hockey
Pub. Skate & Shinny
Figure Skating
500
400
300
200
100
0
2005-06
2006/7
2007/8
2008/9
2009/10
Season
The total hours used per season has changed little in total over the past ten years (2,631 hours
in 1999/2000 and 2,518 hours in 2009/10), because the arena is used to capacity, particularly
during prime hours. The following chart summarizes use by major user groups. Detailed
records are not kept of public skating and shinny hours, so earlier usage has been estimated
from current usage adjusted by changes in scheduling over the past five years.
Page 23
Town of Smithers
6 July 2010
6 business plan
Hours Used by Major User Groups
1,200
1,000
Hours
800
In Rough Order of Use
Smithers Minor Hockey
Commercial Groups
Public Skating & Shinny
Smithers Figure Skating
Joint Use Schools
Private Ice Rental
600
400
200
0
1999- 2000-01 2001-02 2002-03 2003-04 2004-05 2005-06 2006-07 2007-08 2008-09 2009-10
2000
Season
Most user groups have had fairly stable usage trending up in many cases over the last two
seasons. Figure skating usage which averaged 500 hours until 2005/6 has dropped to an
average of 200 hours over the last three seasons. With current pressures it would be very
difficult for find 400 hours, should the sport try to regain its former stature.
According to the arena schedules utilization of total ice time (5:45 am to midnight) averaged 85%
between the beginning of September 2009 and the end of March 2010, as the following chart
illustrates.
Utilization of Total Ice Time (including required flooding between sessions)
100.0%
90.0%
80.0%
Utilazation
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
Mar 21
Mar 7
Feb21
Feb7
Jan24
Jan10
Dec27
Dec13
Nov29
Nov15
Nov1
Oct 18
Oct 4
Sep20
0.0%
Sep6
10.0%
Week Ending
When prime ice time is considered (weekdays 3:30 pm to 10:30 pm, weekends 8:00 am to 10:30
pm), utilization is almost 100%.
Page 24
Town of Smithers
6 July 2010
6 business plan
Utilization of Prime Ice Time (including required flooding between sessions)
100.0%
90.0%
80.0%
Utilization
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
7
21
M
ar
M
ar
7
21
F
eb
F
eb
10
27
13
29
15
1
24
Ja
n
Ja
n
D
ec
D
ec
N
ov
N
ov
N
ov
O
ct
18
O
ct
4
20
S
ep
S
ep
6
0.0%
Week Ending
The data summarized in preceding charts show that the arena ice currently serves over 2,000
persons of all age groups, making available a variety of sports and recreation activities. The
facility operates at capacity and it is impossible to satisfy additional potential demand.
During summer, ice is put in for the month of August, and is used by hockey schools. According
to management there does not appear to be additional demand for this service.
In the past the dry floor has not been promoted to recreation users. In 2009 it was used for the
annual high school graduation and the annual Chamber of Commerce Trade Show. The
grounds were used for an auto dealers’ show and a circus.
Page 25
Town of Smithers
6 July 2010
6 business plan
Financial Performance of Smithers’ Arena
Assuming that the 2010 budget is achieved, revenues will have grown 6% over the past five
years, from $184,000 to $195,000. Expenses grew by 11% from $395,000 to $437,000. Large
contributors to the increase were staff costs and maintenance. Utility costs were stable. The net
deficit was up 15%, from $211,000 to $243,000. However, this is reduced by the notional
allocation of $60,000 to the arena from the $140,000 per year contributed by the Regional
District under a Joint Use Agreement. Among others, this agreement covers the cost of ice
usage by School District 54 and the Bulkley Valley Christian School.
Arena Income Statements, 2006 to 2010
2009
Budget
2010
$ 187
2
2
3
$ 184
2
3
3
$ 186
2
4
3
$ 183
$ 194
$ 192
$ 195
200
26
41
25
40
42
20
223
25
28
25
46
43
18
208
28
37
24
51
39
28
225
29
34
23
57
30
24
238
28
40
25
52
30
24
Total Expenses
$ 395
$ 409
$ 415
$ 422
$ 437
Net Operating Deficit
Less notional share of Joint Use
Agreement Payment
$ 211
$ 226
$ 221
$ 230
$ 243
60
60
60
60
60
Net Deficit
$ 151
$ 166
$ 161
$ 170
$ 183
2006
Actual
2007
2008
Revenue
Total Ice Rental
Dry Floor rental
Grounds rental
Advertizing/Concessions
$ 177
2
3
2
$ 177
2
1
3
Total Revenue
$ 184
Expenditure
Labour & Benefits
Hydro
Natural Gas
Water/Sewer/Garbage
Maintenance
Rental - Own Equipment
Other Costs
Totals may not balance due to rounding
In addition to user fees, a reserve fee of $10 per hour is charged to adult users ($5 per hour for
juniors). This fee was agreed to by users and is contributed to a “Second Sheet of Ice Future
Operating Reserve Fund”. Since 2006 $47,000 has been collected with a further $13,000
budgeted for 2010 and 2011, when the agreement with users expires.
Page 26
Town of Smithers
6 July 2010
6 business plan
The Terrace Example
In order to learn about the potential impact of a new arena on users the consultants contacted
the Town of Terrace which has recently expanded its Sportsplex. The old facility contained an
arena, four small dressing rooms and a banquet room. The expansion added a second arena,
five large dressing rooms, a conference room and two multi-purpose rooms. The cost was $8.9
million (including $1 million for parking and landscaping) for 37,284 square feet.
The last full season for the old arena was 2005/6 and the first full year for the expanded facility
was 2009/2010. The following table compares the old and new facilities:
Impact of the Terrace Sportsplex Expansion
% Increase
Old Facility
New Facility
104
2,614
573
151
4,168
911
45 %
59 %
59 %
$ 156,600
6,400
5,700
$168,700
121,500
$ 290,200
$ 271,800
8,600
21,000
$ 301,400
151,300
$ 456,700
74 %
34 %
268 %
79 %
25 %
57 %
Admin cost allocation
Other Sportsplex expenses
$ 100,000
586,400
$ 686,400
$ 137,500
836,000
$ 973,500
37 %
43 %
42 %
Net deficit
$ 396,200
$ 516,800
30 %
1
4
15 hr/wk
1
1
1
6
28 hr/wk
1
-
Usage
Average weekly ice hours
Regular users - ice
Regular users – dry floor
Summary Income Statements
Ice revenue
Dry floor- lacrosse revenue
Dry floor – events revenue
Banquet, conference, meetings revenue
Total Sportsplex revenues
Staffing
Management
Maintenance – full time
Maintenance – part time (ice time only)
Programs staff – full time
Program staff – part time
50 %
87 %
Page 27
Town of Smithers
6 July 2010
6 business plan
Arena revenues grew 79% after the expansion. Although some of this would be due to price
increases the improvement is very significant. Overall, expenses for the Sportsplex increased
42%, some of which were the result of inflation. Although revenues for the arenas are separated
from revenues for the rooms, the expenses are not split in this way.
The expansion added two full time maintenance staff, and increased a part-timer from 15 hours
to 28 hours per week, for ice time only. One part time program position was lost, but this
occurred independently of the expansion.
The service area of the Terrace Sportsplex is larger than that for Smithers as the 2006 census
figures shows:
City of Terrace
RD Area C
New Aiyansh
11,320
2,822
806
14,948
The service area population is 27% higher than for the Smithers arena (11,802). In addition
76% of Terrace’s service area population lives in the City, compared with only 44% for Smithers
(Town population of 5,217). It follows that usage increases in Smithers are likely to be smaller
than Terrace’s in both absolute and relative terms.
Summary of Proposed Expansion
The proposed expansion adds 30,000 square feet of space for a total project cost of $8.3 million.
The space includes the NHL-sized ice surface, four change rooms, administrative offices and
portable seating for 300. An option to expand the arena size by 3,400 square feet to add 550
seats would cost $800,000.
Page 28
Town of Smithers
6 July 2010
6 business plan
Capital and Funding Required
Bruce Carscadden Architect Inc. has estimated that the total cost of a second sheet of ice and
supporting infrastructure in Smithers will be $ 8.3 million including construction, site development
allowances, soft costs and contingencies. This differs from costs that have been mentioned in
the community, and it has been suggested that discussions with other communities in British
Columbia, as well as in other provinces may be appropriate. For the purpose of this discussion,
the consultants have used the BCA estimates.
Over the years, the Town has successfully applied for Provincial Government funding for a
second sheet of ice, and there has also been a number of other sources of revenue that could
be applied to the project in order to reduce the capital costs. This information is summarized
below.
Present Secured Funding
Second Sheet of Ice Committee
Provincial Government grant (2006)
Town of Smithers Capital Reserve
Town of Smithers Loan Authorization Bylaw 1508
Total secured funding
Less cost of current study
Balance of secured funding
$ 188,075
1,700,000
189,967
650,000
$ 2,728,042
29,000
$ 2, 699,042
Assuming that the cost of construction will be the amount estimated by BCA, an additional
$5.6 million will be necessary to complete the project. This is summarized below.
BCA Construction Estimate
Less Balance of Secured Funding
Balance Required to Finance Construction
$ 8,300,000
2,699,042
$ 5,600,058
Page 29
Town of Smithers
6 July 2010
6 business plan
Sources of Additional Funding
The $5.6 million that is still required is a substantial amount of money, particularly when the
secured funding already includes a $1.7 million grant from the Province.
We suggest that there are four potential sources of funds that could be explored, including
(1) an additional grant from senior levels of government
(2) additional fund raising by the community, and in particular, the Second Sheet of Ice
Committee
(3) a second loan authorization bylaw
(4) the reserve funded by the surcharge on ice rentals, as agreed with users, which is
expected to amount to $73,000 at the end of 2011.
With reference to each of the above, it should be noted that:
•
•
•
•
The consultants are aware that a meeting involving local elected officials and the
Province is being contemplated in order to discuss the possibility of Provincial
assistance. We are, however, not aware of any substantial funding opportunities at
the present time.
Additional fund raising by the community is not likely to generate significant funds in
comparison with the overall cost of the facility. However, specific initiatives to raise
money for items such as seating, timing equipment, ice cleaning equipment and the
like would certainly be encouraged.
A loan authorization bylaw/referendum would provide the community with the best
indication of support for a new facility. While relatively expensive, the results would
suggest that it is time to proceed with this long anticipated amenity, or that interest in
the proposal is premature. Assuming that this approach is necessary, the local
Finance Department would have to provide details related to financial impacts on local
residents and the business community.
The reserve fund was established in an agreement between the Town and users who
pay $10 per hour ($5 for juniors). Under the agreement the reserve is to be used to
finance operating costs of the second sheet of ice. However, it is possible that users
would be prepared to continue to contribute the funds to capital.
Page 30
Town of Smithers
6 July 2010
6 business plan
Recreation Impacts of the Expansion
Because the ice is fully utilized, particularly during prime time, additional use may be expected
from a second sheet of ice. Town Senior Management surveyed user groups asking whether
they had enough ice time, and if not, to explain. Summarized responses are:
•
•
•
•
•
•
•
•
•
Minor Hockey (16 teams) reports inadequate time to run an effective coaching
program, and SMHA had to live with what is available i.e. REP teams were given
1 practice a week because of these limitations.
Women’s Hockey (2 teams) would definitely pick up one more ice time a week
between 7:00 pm and 11:00 pm.
Figure Skating (64 skaters) was not aware of skaters lost because of shortage of
time.
Rubber Puckers (50 players) expect they would use an extra daytime hour in the
first two years, and 2 hours in the third. They can see an older age group, 65
plus, forming in the future for an additional hour of fun.
Oldtimers (8 teams) in recent years have lost the equivalent of one team (15-20
players) because of the late (10:45 pm) game time, and having to work the next
day. “There is little doubt we would be able to attract additional players if the ice
time were earlier in the season”.
St. Joseph’s School (184 skaters) have had years when they did not skate
because of lack of ice time. “More of our classes would skate if the times were
available”.
BVHA Juniors (40 players) has had a very stable membership. “Obviously our
numbers could be higher, because of our early morning ice time. …. the time is
very unattractive”
Recreation League cannot say how many people do not play because of the time.
School District 54 (736 skaters), Ebenezer School (148 skaters) and Bulkley
Valley Christian School (120 skaters) did not respond. However, it is possible, as
for St. Joseph’s School that more ice time would be used if it were available at
times convenient for the schools.
The 2004 Lions Gate study conducted a thorough survey of users and found that non-minor
hockey players were interested in a 32% increase in use. Minor hockey players indicated a 38%
increase in use. At the same time, the survey indicated a willingness to pay between 15% and
29% higher fees to get more ice time. The economy is in worse shape currently than it was in
2004, so willingness to pay higher fees may be lower now than it was in 2004. However, users
are already paying a reserve fee (8% of the rental charge) in anticipation of a second sheet of
ice, so it is reasonable to expect that this willingness would at least continue, and possibly
increase if a second sheet is actually available.
Page 31
Town of Smithers
6 July 2010
6 business plan
In Terrace ice hours usage increased by 45%, the number of users was 59% up and ice
revenues were 74% up. We would not expect the same level of increase in Smithers. The new
ice would be more attractive to residents who live in the town, rather than out of town, and the
Terrace service area has a higher percentage of town dwellers than does Smithers (76% vs.
44%).
Combining additional use with the willingness to pay more, the 2004 study assumed revenue
increases from 2003 levels of 43% (conservative case) and 72% (optimistic case). The
optimistic case is similar to the experience in Terrace. Taking the economy and the Terrace
experience into account, we assume 30% (conservative) and 50% (optimistic) ice revenue
increases from budgeted 2010 levels.
For dry floor revenues we assume lower growth. However, two arenas will permit the Town to
host and to earn revenue from minor hockey tournaments (bantam, midgets and juniors) and
figure skating competitions. Provincial sports governing bodies require that host communities
provide at least two arenas for such events.
Page 32
Town of Smithers
6 July 2010
6 business plan
Financial Impacts
The following table summarizes the financial impacts of adding the second sheet if ice.
A second sheet of ice is projected to increase the net cost to the Town by $98,000 to $122,000
per year. Total expenses are expected to increase by 46% (conservative case) or 49%
(optimistic case). In Terrace costs grew 42% between 2006 and 2009. The Terrace increase in
usage was for a greater increase than projected for Smithers. In addition, some of the Terrace
growth was related to inflation, and the costs included conference and meeting rooms that
Smithers does not have.
Arenas Operating Estimates – 2010 $’000
Budget 2010
Projections
Conservative
Optimistic
Revenue
Total Ice Rental
Dry Floor rental
Grounds rental
Advertizing/Concessions
Total Revenue
$ 186
2
4
3
$ 195
$ 242
4
4
3
$ 253
$ 279
6
4
4
$ 293
Expenditure
Labour & Benefits
Hydro
Natural Gas
Water/Sewer/Garbage
Maintenance
Rental - Own Equipment
Other Costs
Total Expenses
238
28
40
25
52
30
24
$ 437
333
56
80
30
78
30
30
$ 637
343
56
80
35
78
30
30
$ 652
Net Operating Deficit
Less notional share of Joint Use
Agreement Payment
$ 243
$ 384
$ 359
60
60
60
Net Deficit
Increased Tax Burden
$ 183
$ 324
$ 141
$ 299
$ 116
Totals may not balance due to rounding
Page 33
Town of Smithers
6 July 2010
6 business plan
Based on the experience of Terrace, the above projections are reasonable. They are based on
the following assumptions:
•
•
•
•
•
•
•
•
•
•
Ice Revenues increase 30% in the conservative case and 50% in the optimistic
case. At least 8% of these could come from rolling in revenue the present reserve
fee that users are already accustomed to paying. The additional 20% to 40%
would come from increased usage and higher rates.
Dry Floor Rentals assume that the facility keeps the high school graduation and
Chamber of Commerce events. It also expects that the Town attract other
recreational uses, such as lacrosse (which last year contributed $8,000 to the
Terrace Sportsplex). The Town would also qualify to host minor hockey
tournaments and figure skating competitions. The facility would not attract
concerts or conferences because the seating configuration would not be suitable.
We assume that under the conservative case revenues would increase by $2,000
per year. Under the optimistic case the increase is $4,000.
Grounds Rentals assume that events such as the Auto Show and Circus, or
similar, will continue to be attracted to the grounds, or inside.
Advertizing/Concessions are assumed to continue, at least at current levels, with
a possible small increase in the optimistic case.
Labour and Benefits. In Terrace, direct operating staffing during ice time
increased from 4 to 6 FTEs. In addition part time hours were increased from 15 to
28 per week. This is an effective increase of 53% which we consider to be a
reasonable increase for Smithers. Of the $238,000 labour and benefit costs in
2010, $182,000 is budgeted for regular hours of 4 FTEs during the winter season
(the remainder is allocated administration, supervision and summer ice). For the
conservative case we assume the regular hour cost to increase by 53%. In the
optimistic case we add $10,000 to account for higher janitorial costs from more
users.
Hydro and Natural gas costs are assumed to double because of the doubled
space and ice-making requirements.
Water, Sewer and Garbage costs vary with ice flooding and the number of users.
Because higher fees are expected, the increase in ice time and users would be
less than the assumed increase in ice revenue. We assume that these utilities
will increase by 20% and 40% in the two cases projected.
Maintenance costs will increase, but the new facility will be much cheaper to
maintain. We assume a 50% increase in each case.
Rental – Own Equipment is an internal charge for the two Zambonis. One is
being replaced and it is considered that the two machines could service two
sheets of ice. We are advised that the internal charge will not increase.
Other costs include advertising, insurance, skate patrol, travel and telephone.
They are relatively fixed, except for skate patrol, and are assumed to increase by
25% for each case.
Page 34
Town of Smithers
6 July 2010
6 business plan
Tax Impacts
Total 2010 general purpose tax revenues are $3,182,722. Additional revenue requirements of
$141,000 (conservative case) would increase this by 4.430%. Additional revenue requirements
of $116,000 (optimistic case) would increase tax requirements by 3.645%. The impact on 2010
tax rates would be the following:
Current Tax
Mil Rate
Conservative Case
Residential
Business
%
Increase
3.264747
4.430 %
11.160321
4.430 %
3.264747
3.645 %
11.160321
3.645 %
Rate
Increase
0.14462
8
0.49440
2
Average
Property
Value - $
Average
Tax
Increase
$ 209,265 1
$ 30
$ 283,066
$ 140
$ 209,265
$ 25
$ 283,066
$ 115
Optimistic case
Residential
Business
1
0.11900
0
0.40679
4
Single Family Dwelling
The projections indicate that the projected increased arena deficits can be covered by a tax
increase on the average single family dwelling of $30 (conservative case) or $25 (optimistic
case). The required increase for the average business would be $140 and $115.
Page 35
Town of Smithers
6 July 2010
6 business plan
Longer Term Replacement Costs
In addition to routine maintenance costs, the Town will be faced with major replacement
expenditures as building systems reach the end of their useful life. The timing of these depends
on the age of the building system, the initial quality, its expected life and on maintenance
standards. The following table summarizes projected system replacement costs for the existing
arena, in 5-year time periods. Replacement expenditures for the new arena will start in 20 to 25
years after construction. Please note that these are rough estimates. Appendix E contains
charts illustrating the life cycles of the building systems in the new and proposed arenas.
Projected Replacement Costs for Major Building Systems – 2010 $’000
System
Architectural
Doors
Roof
Concrete partitions
Wood partitions
Stairs, guards, rails
Skate floor
Dasher boards
Partitions/accessories
Structural
Concrete foundations
Concrete slab-on grade
Concrete floor slab
Refrigeration slab
Ext concrete walls
Superstructure wood
Mechanical
HVAC
Refrigeration general
Refrigeration chiller
Sprinklers
Plumbing
Electrical (all systems)
Now
2015
60
100
10
60
Totals
2020
10
50
100
150
50
20
200
100
50
101
36
8
771
276
58
2025
Page 36
Town of Smithers
6 July 2010
7 conclusions
7.1 Business Plan Conclusions
There is no doubt that a second sheet of ice would be well used, and the higher operating
deficits could be covered by tax increases of pennies a day for the average single family
dwelling taxpayer.
Nevertheless, it is evident that a significant amount of money will have to be generated in order
to construct the facility. Only 33% of the capital cost is available, including funds from the
proceeds of the current Reserve Fee. Other sources, including local taxpayers, must be
approached in order to generate the balance of funds required to build the facility. The Province
has already made a grant to Smithers as a contribution to financing the project. The Province
has subsequently turned down a subsequent request for additional funding, but there is certainly
no problem in making a further request. However, the likelihood of success is certainly not
guaranteed.
It should also be noted that during the research component of the study, several organizations
raised valid points regarding the need for other amenities in the community, such as multipurpose and gymnasium space, and an indoor walking area. These amenities were not the
subjects of this report.
7.2 Report Conclusions
The Town of Smithers – SMITHERS RECREATION MULTIPLEX FACILITY PROJECT
FEASIBLIITY STUDY & BUSINESS PLAN represents a significant effort on the part of the Town
of Smithers, its residents and surrounding communities to realize their desire for improved
recreation offerings and facilities in Smithers by creating a multiuse recreation multiplex.
Through an integrated, iterative process which included a number of meetings with the Steering
Committee, stakeholder and user groups and two public Open Houses, a Preferred Option was
developed that would see the twinning of the existing ice arena with an NHL-sized ice sheet,
new change rooms and portable seating for 300 spectators. This cost-effective addition to the
Smithers Arena would address the Town’s desire for increased ice time now, while allowing for
future addtions of multipurpose and gymnasium space.
A detailed business plan, completed by Professional Environmental Recreation Consultants put
this plan in persepective for the Smithers’ community. This comprhensive report arms the Town
of Smithers with the information necessary to pursue future funding opportunities and make a
reality its desire for a refreshed, rejuvinated campus of recreation faclities in Smithers.
Page 37
Town of Smithers
6 July 2010
8 appendices
The following appendices provide supplementary information and record documents for the
project.
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Project Directory and Meeting Notes
User Group Meeting Notes
Open House Survey Results
Presentation Panels
Life Expectancy and Maintenance Review
Bruce Carscadden Architect Inc.
APPENDIX
A
project directory and meeting notes
Town of Smithers
www.carscadden.ca
MEETING RECORD No. 1
604.633.1830 phone
604.633.1809 fax
715 East Hastings St.,
Vancouver BC V6A 1R3
COURIER
POST
EMAIL
TO
PAGE(S) INCLUDING THIS PAGE
Town of Smithers
Attn: Andrew Hillaby, Director of Recreation, Parks and Culture
Box 879, 1027 Aldous Street
Smithers BC
V0J 2N0
CC
Bill Webster PERC
FROM
Bruce Carscadden
PROJECT
SMITHERS RECREATION MULTIPLEX FACILITY PROJECT – Feasibility Study &
Business Plan
DATE
25 September 2009
MAIBC
REMARKS
TELEPHONE AGENDA Friday 2:00pm
ITEM
ACTION BY
1.0
Introductions
1.1
INTRODUCTIONS - Project Directory will be circulated.
INFO
1.2
CONTRACT – has been executed and returned.
closed
2.0
Methodology
2.1
METHODOLGY: The following steps will be reviewed:
1. Information Gathering
2. Review and Analysis
3. Community Needs Assessment and Service Prioritization
program development, focus groups, facilty summit, open house events
4. Concept Options
5. Identification of the Preferred Option
6. Capital and Operating Estimates for preferred option
the business plan, project delivery considerations
7. Draft and Final Report
3.0
3.1
EXISTING DRAWINGS, PHOTOS, REPORTS
1. Existing reports, recommendations, assumptions
2. Demographic information
3. Mapping, site information for each possible site
4. Precedents
5. Arena plans
INFO
INFO
DATE: 25 September, 2009
PAGE: 2 of 2
3.2
TOUR OF SITE – a tour of the site and arena.
INFO
3.3
PUBLIC INPUT - Gauging local interest in an multiplex facility (open house)
4.0
Schedule
4.1
TIME-LINE – project time line, mile stones, important dates
INFO
4.2
NEXT MEETING – October 13th 2009 afternoon.
INFO
BRUCE CARSCADDEN ARCHITECT INC
PERC
Bruce Carscadden, MAIBC
Bill Webster
www.carscadden.ca
604.633.1830 phone
604.633.1809 fax
715 East Hastings St.,
COURIER
POST
EMAIL
TO
Town of Smithers
Smithers BC
V0J 2N0
CC
Bill Webster PERC
FROM
Bruce Carscadden
PROJECT
Business Plan
DATE
13 October 2009
MAIBC
REMARKS
AGENDA Tuesday 1:00pm
ITEM
ACTION BY
1.0
Introductions
1.1
INTRODUCTIONS
INFO
1.2
CONTRACT – has been executed and returned.
closed
2.0
Methodology
2.1
METHODOLGY: The following steps will be reviewed:
1. Information Gathering
2. Review and Analysis
3. Community Needs Assessment and Service Prioritization
program development, focus groups, facility summit, open house events
list of local groups,
4. Concept Options
5. Identification of the Preferred Option
6. Capital and Operating Estimates for preferred option
the business plan, project delivery considerations
7. Draft and Final Report
3.0
INFO
DATE: 13 October, 2009
PAGE: 2 of 3
3.1
EXISTING DRAWINGS, PHOTOS, REPORTS
1)
2)
3)
4)
5)
3.2
INFO
Existing reports received include:
Recreation master Plan 1998-2002
outdoor recreation master plan 1988
arena building condition assessment 1998
Arena Energy Review - Prism Report
Demographic information received:
Demographics Excerpt OCP DRAFT.pdf
Mapping and site information received:
Heritage Park In-house concept 2008
Utilities plan
air photo
Precedents
Bedford, Halifax Captain William Spry
Arena plans
PROGRAM – a preliminary program based on the RFP and our conversations 25 Sept 09
INFO
1. Ice Arena
Second ice sheet, as close as possible to the existing facility, unsure about seating
capacity; is a higher level of hockey coming to town
2. Gymnasium:
volley ball, basket ball, single perhaps a double gym,
3. Youth Centre:
dedicated youth space
4. Large Concession - 13,600 sq.ft.?Food services, but the community doesn't want to
compete with local hotels
5. Multipurpose Rooms:
Additional mulit-purpose space, perhaps 3 additional rooms, with approximately 800 sq.ft
each
6. Indoor Track:
An indoor walking area, but not necessarily an "oval", interconnected hallways
7. Lobby:
Connection to the existing arena, curling rink and pool, circulation and storage space
Notes:
Seniors space - might have this type of space already, walking
No fitness centre
3.3
SITE OBJECTIVES – interconnect pool, arena and multipurpose recreation space
INFO
3.4
TOUR OF SITE – a tour of the site and arena.
INFO
DATE: 13 October, 2009
PAGE: 3 of 3
3.5
PUBLIC INPUT - Gauging local interest in an multiplex facility
1. Five to ten focus groups: individual facility users (not necessarily part of a group);
Smithers staff; local agencies (seniors, youth, health); Chamber of commerce; social
service agencies; user groups (one or more meetings with user groups)
2. Facility summit – leaders and staff from up to 6 other communities that have designed
and built a similar facility in recent years.
3. Open House Events (one or two): all concept drawings and project information, including
suggested features and costs, as well as a preferred option; consultants present to
respond to questions and explain concepts; event(s) to include a questionnaire that the
public would be asked to respond to.
4.0
Schedule
4.1
September
Review and Analysis
October
Community Needs Assessment and Service Prioritization October to March
Concept Options
November and January
Identification of the Preferred Option
January to March
Capital and Operating Estimates for preferred option
February to March
End of March, Early April
INFO
4.2
NEXT MEETING – tbc.
INFO
PERC
Bill Webster
www.carscadden.ca
604.633.1830 phone
604.633.1809 fax
# 715 East Hastings St.,
COURIER
POST
EMAIL
Town of Smithers
Smithers BC
V0J 2N0
TO
CC
Bill Webster PERC
FROM
Bruce Carscadden
PROJECT
Business Plan
DATE
7 December 2009
MAIBC
REMARKS
The following is a brief record of our meeting Monday 20 February 2006 at the Winfield Town Hall.
PRESENT
Andrew Hillaby
Bill Webster
Monty Holding
Bruce Carscadden,
Director of Recreation, Parks and Culture Town of Smithers (ToS),
Professional Environmental Recreation Consultants Ltd (PERC)
Professional Environmental Recreation Consultants Ltd (PERC)
Bruce Carscadden Architect Inc (BCA)
ITEM
ACTION BY
1.0
Introductions
1.1
INTRODUCTIONS :
introductions where made as noted above
1.2
MEETINGS:
The following schedule of users group meeting is proposed to occur over the next two
days:
Nov 30
lunch meeting with Council
1145-1245
focus group
2-3 pm
focus group
330-430
dinner
430-530
focus group
530-630
focus group
730-830
Dec 1
focus group
10:30-11:30
Senior Management
1130 to 12:30
focus group
2:00 – 3:00 pm
focus group
3:30-4:30
focus group
5:30-6:30
debrief
6:30-7:30
INFO
DATE: 7 December, 2009
PAGE: 2 of 2
2.0
Methodology
2.1
ARCHITECTURAL:
BCA presented three panels dated 30 November 2009, Site Analysis, Program and
Precedents prefacing them with the comments that the purpose of the meetings was to
solicit feedback and that the material was intended as a starting point for discussion.
INFO
2.2
RECREATION:
PERC with Andrew’s assistance table a list of questions to be explored with the focus
group participants.
INFO
3.0
3.1
PUBLIC INPUT - Gauging local interest in a multiplex facility:
A summary of comments and input are appended, Discussions with Community
Organizations (November 30 and December 1st) are appended.
INFO
3.2
TOUR OF SITE – a tour of the site and arena was undertaken by the consultants
independently.
INFO
4.0
Schedule
4.1
NEXT MEETING and PUBLIC OPEN HOUSE:
ToS
ToS suggested that the concepts options would be presented to the public in January 2011
prior to the Olympics. Suggested date 25 January 2001. ToS to confirm.
4.1
September (completed)
Review and Analysis
October (completed)
Community Needs Assessment and Service Prioritization October to March (current)
Concept Options
November and January
January to March
February to March
INFO
4.2
NEXT MEETING – Concepts Options would be presented to the public in January 2011
prior to the Olympics. Suggested date 25 January 2001. ToS to confirm.
INFO
PERC
Bill Webster
www.carscadden.ca
604.633.1830 phone
604.633.1809 fax
715 East Hastings
COURIER
POST
FAX
Town of Smithers
TO
CC
Smithers BC V0J 2N0
Bill Webster PERC
FROM
Bruce Carscadden MAIBC
PROJECT
Feasibility Study & Business Plan
9 February, 2010
DATE
REMARKS
The following is a brief record of our meeting Thursday 4 February 2010 at the Smithers Town Hall.
PRESENT
Cress Farrow
Lorne Benson
Joanne Groves
Deborah Sargent
Mark Allen
Andrew Hillaby
Leslie Ford
Wilf Takeima
Mayor
Councilor
Councilor
Chief Administrative Officer
Director of Development Services
Director of Parks, Recreation and Culture
Director of Finance
Director of Works and Operations
Bruce Carscadden
Matt Halverson
Bill Webster
Bruce Carscadden Architect (BCA)
Bruce Carscadden Architect (BCA)
PERC
ITEM
ACTION BY
1.0
INTRODUCTIONS
1.1
Introductions were made as noted above.
info
bruce Carscadden ARCHITECT inc
DATE: 9 February, 2010
PAGE: 2 of 3
2.0
DISCUSSION
2.1
BCA presented an analysis of the existing arena, curling rink and aquatic centre site, along
with a number of precedents from other communities, and an overview of some of the
features and technical requirements of a recreation multiplex.
info
Each of four Concept Options were then presented and Council was advised that they
would be reviewed with members of the public during the evening Public Open House.
These included the following:
Option One - A single gymnasium, multi-purpose space, and connections to the
aquatic centre and curling rink.
Option Two - The addition of a second sheet of NHL ice, with shared change
rooms and modest seating.
Option Three - An addition that includes a gymnasium, multi-purpose rooms and
second sheet of ice with spectator seating for approximately 1,000 to 1,200 people.
Option Four - A two storey footprint including a second sheet or ice, double gym,
multi-purpose rooms, expanded lobby/reception area, fitness room and connections to the
curling rink and aquatic centre.
2.2
Councilors asked a number of questions regarding each of the options and it was indicated
that the maximum amount of money that might be available was likely in the range of
$10,000,000. It was also mentioned that the project would undoubtedly have to go to
referendum, and that Electoral Area A and the Town of Smithers would have to part of the
referendum.
info
It was also noted that the Town has other capital projects that are currently under
consideration, including a new Library and Art Gallery, as well as other infrastructure
requirements. Each of these could compete with the expansion and improvements to the
community complex.
It was suggested that the most important community needs should be addressed, and if
necessary, the project could be developed in more than one phase.
2.3
The consultants explained that they would make a similar presentation to the Open House
participants, and utilize a questionnaire to gather further information from those who attend
the afternoon and evening meetings. (A summary of the questionnaire responses attached)
Following the Open House, the consultants will prepare two additional options for
discussion with the Director of Parks, Recreation and Culture, and ultimately with Council.
These discussions should take place within the next month, and result in a preferred
option, detailed costs and the development of a Business Plan.
info
bruce Carscadden ARCHITECT inc
DATE: 9 February, 2010
PAGE: 3 of 3
3.0
SCHEDULE
3.1
September (completed)
Review and Analysis
October (completed)
Community Needs Assessment and Service Prioritization
October to March (current)
Concept Options
November and January (completed)
January to March (current)
February to March
NEXT MEETING – Preferred Options may be presented in March; date to be determined.
3.2
info
info
These notes are considered an accurate account of subjects discussed and decisions reached during the meeting. Please
advise the writer in writing of any errors or omissions.
PERC
Bill Webster
APPENDIX
B
user group meeting notes
Town of Smithers
SMITHERS COMMUNITY GROUP MEETING NOTES
Monday November 30, 2009 at 12:00 pm.
In attendance:
Smithers Council Members
Andrew Hillaby – Director of Recreation, Parks and Culture
Comments:
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Very, very careful on maintenance costs (ie. Pool Study)
Sport minimum requirements need to be met at the beginning of any forecasts
Leisure versus competitive
Economic benefits – need to be aware of opportunities
What are the possible returns in terms of revenue
Business case – rate of return
Information for Council (past studies)
Impact of library study/library
Referendum?
Lacrosse
Other groups do not want to lose their members
Is there capacity for volunteers, tournaments, instructors
Impact of present multitude of program choices
Remember we are 5,000 people
Present arena is getting older
Outdoor arena idea (past)
Connecting facilities difficult
School Board and College support is needed
Partner pays share
SD 54 needs a facility
Design should include pool heat recovery
Ideas to save costs
Construction Costs huge concern
Local should be able to be more reasonable cost
Concern about Government process
Concern about Architect “flagship design”
Dawson Creek facility concerns / risk
Present facility – beams are great but washrooms & showers not adequate
Repair and maintenance plan needs to include deferred maintenance & operating maintenance
Concerns about what is put into the Ranger Park Building
Design Build a good process (ie. Town Hall)
User group access to additional funds (Wetsuwetin)
Can additional user groups afford rent?
Any options for the Curling rink
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Need good acoustics and seating for at least 300 for concerts.
Trade show possibilities
Speed skating
Dawson creek complex walking track & Prince George University
Concession location needs to avoid congestion
Commercial kitchen and possible revenue opportunities?
Arts and Culture REM Theatre example
Need to seat 750 to 1,000
Curtain down to change size
Seating on one side
Pack Granisle to Smithers for arena
Demographics of age groups
o School down
o Seniors up
o Upcoming growth???
Mackenzie facility
In attendance:
Bruce Carscadden – Bruce Carscadden Architect Inc
Bill Webster – PERC
Monty Holding – PERC
Jim Cameron – Smithers Senior Secondary
John Wreggitt – Smithers Second Sheet of Ice Committee
Marium Colvin – Myriad Dance Projects
Kathy Spiro – Smithers Gallery Association
Jess Huddleston – Adult Art Classes
Comments:
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Adult art would like a large room with counter and sink with adequate storage (1,000 sq. ft.)
Art Gallery does not anticipate using facilities in a new recreation complex. They would like more
space, kitchen in their current location.
Like the idea of integrated recreation facilities including library and museum.
Smithers does need new additional facilities.
Dance group would make use of space in a new community centre.
Dance needs a large open rectangular space (2,000 sq. ft.) with appropriate flooring, natural light,
welcoming atmosphere, no mirrors, no “off gas” materials, no box buildings and a small kitchen to
provide some food.
The Smithers Second Ice Sheet Committee is particularly interested in the second ice sheet
including improved change rooms, continued use of the old arena, NHL size, viewing area and
seating for about 200.
Hockey would make use of dry floor spaces for dry land training.
The High School is like a community centre but unable to serve all requests or needs. Bus students
to other community facilities to fulfill their PE requirements.
The community is short of sports fields, gym space and an all weather field? Some sports are not
currently accommodated such as rugby, storage is limited, some current fields are inadequate, all
but the high school gym are inadequate for the major of requested uses.
Bleachers are important in a full size gym for spectators at games.
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General concerns within the community include:
o Increased taxes
o It will not benefit me
o Operating costs
o The second sheet will serve a small interest group
o There should be no compromises
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General positive comments:
o Hang out ability of a community centre
o Gathering place
o Arena – multipurpose use such as grad, music, performance and theatre
o Indoor play ground ( winter community)
o Cultural space
o Beautiful space, no ugly buildings
In attendance:
Ian Grieve – Old timers Hockey League
John Wreggitt – Smithers Second Sheet of Ice Committee
Kelly Ehalt – Smithers Merchants
Mike Bundock – Men’s Old Timers Hockey League
Erin Rowsell – Secretary of Phase I Committee
Scott Rowsell – Smithers Minor Hockey
Sylvia Ripmeester – Christian Kids Hockey
Comments:
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Christian Kids Hockey needs more ice time.
Ice time is needed by all ice users but would like the gym as well.
The merchants would like the long term benefits of a multiplex facility for conventions and large
scale events.
The Old Timers Hockey would like the added ice sheet, the gym and the indoor walking option.
Women’s hockey is growing and all teams would like better ice times. Not so early and not so late.
Sport tourism opportunities are attractive.
Minor Hockey has 200 to 250 kids playing currently and need more ice time.
Second sheet allows opportunity to host more and bigger tournaments which are important for
small communities to provide new competition.
Girl’s hockey is also growing but is limited due to lack of available ice time.
Other ice activities looking for more ice or in some cases ice to start their programs including speed
skating, ringette, rep teams.
The current ice sheet is used from 6:00 am until 12:00 am daily.
A second rink with concession, foyer, change rooms, 250 seats.
The existing arena is structurally sound and seats 800 plus spectators.
Question the low use of the curling rink and how to justify its subsidy.
Should be building for the future.
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In addition the facilities should include the following amenities:
o Washrooms
o Concession
o Change rooms
o 8 dressing rooms in total
o Dry land training space
o Teaching rooms for clinics, warm up
o Summer and/or spring ice for hockey and figure skating schools
o Over ice dry floor opportunities.
o Be aware of operating costs.
o Dedicated office space.
o First aid room.
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Other features mentioned:
o Theatre
o Double gym for basketball, volleyball, badminton
o User fees are very reasonable currently
o Commercial kitchen
o Viewing area
o Larger concession, pub food service, beer garden
o Youth space
o Racquets sports
o Boxing
Tuesday December 1, 2009 at 10:30 am.
In Attendance:
Regina Saimoto – Northwest Community College
Lisa Perry – Bulkley Valley Cross Country Ski Club
Comments:
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The cross country ski club would like dry land training in a gym like setting of about 1,000 sq. ft.
They would require a space where a couple of pieces of exercise equipment could be wall
mounted and be available to the general public as well.
They currently have 700 members of all ages providing excellent fitness opportunity.
They are using the Long Term Athlete Development Guide as a program philosophy. It promotes
activity for life, a sustainable activity.
The College has over 200 students aged 18 and up.
They provide outreach programs.
Would like to see reduced fees for their students.
Their new development at the College will include a gathering place to accommodate 100 to 150
people in the spring of 2010.
They would like to see a young adult / youth centre near the College for young people to gather.
Feel that a transportation system to bring Smithers and close neighbours to the recreation facilities
would be good.
General feeling for more ice times and more suitable ice times (no early mornings and no late
evenings).
Lack of facilities makes meeting school mandate for daily physical activity challenging.
Need for convenient and organized storage space to save set up time.
Programming of recreation spaces lead to social group gatherings.
No new recreation space anticipated at the College.
Need for inventory of existing gyms to avoid unnecessary facility duplication.
The pool does not present a fun atmosphere to attract participants.
The High School facilities are being used to capacity.
Suggest a recreation website that links all the recreation providers and programs.
Ensure that all residents are ensured affordable opportunity.
Recreation provides great health benefits for the entire community.
Tuesday December 1, 2009 at 2:00 pm.
In Attendance:
Tyler Dykens – Figure Skating
Jeanien Carmody-Fallows – Figure Skating
Charlie Northrup – Smithers Council
Dana Gorbath – High Road Services
Cathy L’Orsa
- Smithers Senior Secondary PE
Comments:
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High Road Services for people with disabilities use the pool and curling rink extensively.
A bigger pool would be much better.
Pool change rooms and fitness room are too small.
Gym space for kids and women.
After school sports.
Large gym, perhaps double gym, with wood floor would be a great addition.
Elementary School gyms are too small and have inappropriate flooring for many activities.
Many facilities lack lobby or mezzanine space, storage and washrooms.
Skate Canada wants 2 sheets of ice to hold figure skating competitions.
Figure skating changing and warm up area.
Improved sound system.
Figure skating participation is down from 130 – 150 to a current registration of 48.
Gaming grants have been reduced and will be further reduced next season resulting in higher user
fees.
New facilities should not erode existing facilities.
Collaborate with schools for financial support:
o Evening social life
o Subsidies
o Existing joint use agreements with schools
o Youth versus adult subsidies
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Who should operate youth space:
o Public
o Recreation department
o Service group
Concern for the structure of youth program
Provides option for youth without interest in sports
Organized sports need spectator bleachers.
Kelowna’s H2O facility.
Hockey and arenas are to Canada as gyms might be to America.
Food and beverage service for banquets, beer gardens for adult hockey tournaments, minor
hockey concession can generate revenue.
Indoor children play facility.
Discussion about fees and charges, costs of operations and the value of facilities to the community
as a whole.
Gym should provide multipurpose/universal space to ensure facility is well used by the largest
number of people.
Commercial kitchen for banquets, catering which are available elsewhere in town. A kitchen server
may be an alternative thought.
Limitations in arena area with fire suppression requirements for kitchen equipment.
Overlooking viewing area.
Tuesday December 1, 2009 at 3:30 pm.
In Attendance:
Tyler Ferster – Smithers Slo Pitch & Minor Hockey Officials
John Wreggitt – Smithers Second Ice Sheet
Ryan Coltura – BV Pool & Recreation Centre
Heather Gallagher – Smithers District Chamber of Commerce
David McKenzie – Smithers District Chamber of Commerce
Len Dohler – BV Otters Swim Club
Corrane Dohler – BV Otters Swim Club
Amelia Mattson – BV Pool & Recreation Centre
Bernard Mattie – Smithers Judo Club
Bill Jex – Smithers Junior Softball
Jason Kennedy – Smithers Junior Softball
Comments:
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Swim club
o Limited lane space
o No expansion options
o Limited dry land space
o Limited space in the fitness room
o Limited hours of operation
Chamber of Commerce
o Limited access to the pool
o Curling rink disjointed from other functions
o Need adequate space for drama and music with appropriate acoustics
o Recreation is important to business
o Convention facilities with large space, breakout rooms, midsized meeting rooms and
commercial kitchen
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Bulkley Valley Pool
o Consolidate functions
o Pool is at capacity
o Fitness studio is inappropriately located and is too small
o Class room space is needed
o Multipurpose space
o Day care space
Slo Pitch
o Loss of Heritage Park field is a 20% loss of facility
o Indoor training area skill development in winter
o Need to develop new ball fields
o Lighting on 2 fields
o 180 -220 participants in each of adult and junior softball/slo pitch (360 – 440 total)
o Improvements to other fields
o All weather field with cover
o Elks location to develop a complex idea
Judo Club
o Special mats
o Sprung floor (12 mtr X 10 mtr)
o Kids and adult programs
o Need mats, space and change rooms
o Need 2 areas 13 mtr X 13 mtr for tournaments
o Need better program times
o Currently 2 days in Smithers and 2 days in Hazelton
o Operate September through June
General
o Walking track / mall walking
o Top notch facility but affordable
o Smart space
o Indoor recreation space
APPENDIX
C
open house survey results
Town of Smithers
TOWN OF SMITHERS
MULTIPLEX RECREATION FACILITY
FEASIBILITY STUDY
PUBLIC OPEN HOUSE – THURSDAY, FEBRUARY 4, 2010
This document provides a summary of the results of an Open House Survey that was conducted on
Thursday, February 4th at Smithers City Hall.
In total, there were 28 completed surveys, and it is estimated that a total of 35 people attended the event.
1.
Would you like to see a new multiplex facility built in Smithers?
1. YES
2. NO
3. UNSURE
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2
4
2. What type of information would help you make a decision regarding a new
multiplex?
1.
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6.
7.
CONSTRUCTION COSTS
OPERATING COSTS
LOCATION
POSSIBLE PARTNERSHIPS
REGIONAL DISTRICT PARTICIPATION
IMPACT ON LOCAL TAXATION
OTHER
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TOWN OF SMITHERS
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Impact on other user groups (i.e. softball) and potential for tournaments
Don’t care – we need it
What facilities will the complex have?
If we have the community behind us we can do it
Consider partnerships with School District and First Nations
This is not a Smithers’ project; I will pay more taxes to get it
User fees; cost per square foot
Partnerships with user groups
Regional District participation is expected; possible partnerships would be important
Whatever is built should have the ability to generate revenue directly or indirectly
Page 1/4
3.
Which of the Concept Options, if any, do you prefer?
1.
2.
3.
4.
5.
6.
OPTION ONE
OPTION TWO
OPTION THREE
OPTION FOUR
NONE OF THE ABOVE
OTHER
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TOWN OF SMITHERS
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1
Make south wall of new arena one surface – re-align gym and lobby
Re-alignment would installation of a glass wall next to the walking fro viewing from
the new rink to the old one
Include curling club along with Option 4
Spread seating into the gym area
Option 1 is the cheapest and has a gymnasium
Start with a 4 court gym and public event room
Only need one sheet of ice – the new one
Option 3 is beautiful, but expensive; too costly unless facility becomes a conference
centre
Need to have space for pre-schoolers/play groups
A hybrid of Option 3 or 4 would work, with second ice sheet
Consider constructing a sheet of ice with a building large enough to add seating at a
later date when there are grants available
Page 2/4
4. Which, if any, of the following amenities, would you like to see in a multiplex
recreation complex in Smithers?
1. NONE – DON’T NEED ADDITIONAL FACILITIES
2.
3.
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5.
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FITNESS CENTRE
GYMNASIUM (basketball, volleyball, badminton, etc.)
MULTI-PURPOSE MEETING ACTIVITY SPACE
YOUTH CENTRE
SENIORS CENTRE
INDOOR RUNNING/WALKING TRACK
SECOND ICE SHEET
IMPROVED ENTRANCE LOBBY
IMPROVEMENTS TO THE EXISTING ICE SHEET
IMPROVED DRESSING ROOMS
ACCESS TO THE AQUATIC CENTRE
ACCESS TO THE CURLING RINK
OTHER
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Gym should be double-wide
Track should be above gymnasium
Improve viewing as well
Better heating system for spectators; day care area
Turn the lobby into a public living room
Include the library – build the new one where more clients will visit it
We should go for Option 4, but we also need better access to the curling rink and
aquatic centre
Gym for ultimate frisbee during the winter
A new sheet of ice – just one sheet is needed
Indoor pre-school space – accessible throughout the day
Commercial kitchen to cater to small events
Prefer Option 3; it is very important to look to the future needs of a community – that
is why it makes sense; it would allow the community to generate revenue from the
new ice surface with seating; concerts and many other revenue generating events
would be possible
5. Do you have any other comments regarding a new multiplex in Smithers?
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TOWN OF SMITHERS
By re-aligning the gym and lobby, you reduce the impact to the existing ball
diamonds; minor ball needs these fields
Consider features that would allow the entire community to come together for events
Encourage the whole community and different cultures to participate in activities
We may only have one opportunity in our “user time” to build and improve an
important infrastructure that will have positive impacts in our town, northern BC and
all who visit. If we are going to do this, then do it well
Project costs have to be affordable
A grand idea – makes sense to include all activities in the same complex to offset
operating costs
Page 3/4
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•
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•
•
•
•
•
•
5.
Can we afford this at this time? Isn’t the town’s infrastructure more important?
Think about pool improvements
Gym is a must; build it cheap; build it fast
Good job; realistic costing
It has to be accessible
Positive; economic benefits related to events and health, especially with a rubberized
walking track for seniors and strollers; engagement of youth in activity and an
environment that will be positive for their development, and particularly for youth who
cannot afford activities like hockey, gymnastics, etc.
Do it right the first time
Good ideas – we have to pay for them
Economically enhance the existing facility and add youth centre, indoor track and
access to pool
Thanks for the effort and information
Option 3 best serves the community; difficult to exclude a second ice sheet
Many entrepreneurs and health care professionals work out of existing small spaces,
gyms or homes; multi-purpose rooms are less of a priority than play space for kids on
weekends and after school
Pretty expensive
Currently, the only place indoors for tots is McDonalds; for low income families and
mothers whose children are in care of Ministry, there is no accessible, healthy place
to recreate in town
The curling sheet is an under-used asset; with a concrete floor, it could be used 12
months of the year
We need an inventory of facilities, and need to consider the age of the population;
alternate energy needs to be considered
Need some ideas for “heat” for arena spectators; sustainability has to be considered,
as well as revenue, the importance of community connections, programs and
services, including School District needs
Where do you live? (Please circle one number)
1.
2.
3.
4.
TOWN OF SMITHERS
REGIONAL DISTRICT
TELKWA
OTHER
TOWN OF SMITHERS
21
6
1
1
Page 4/4
APPENDIX
D
presentation panels
Town of Smithers
APPENDIX
E
life expectancy and maintenance review
Town of Smithers
Life Expectancy & Maintenance Budget Assessment 2010
Smithers Arena
1943 hanger relocated in 1954, erected 1957
1943 hanger relocated in 1954
75
50
25
60
50
100%
100%
100%
100%
100%
75
50
25
60
50
1957
1957
1963
1957
1957
2032
2007
1988
2017
2007
22
0
0
7
0
$114,400
$0
$0
$34,125
$0
$148,525
MECHANICAL
HVAC
*Refrigeration - General
*Refrigeration - Chiller
Sprinklers
Plumbing
Sub Total
not reviewed
upgrades in 1999 - Code upgrades required
upgrades in 2004
install in 1985
not reviewed
20
20
20
25
25
100%
75%
100%
100%
100%
20
15
20
25
25
1957
1999
2004
1985
1957
1977
2014
2024
2010
1982
0
4
14
0
0
$0
$117,000
$136,500
$0
$0
$253,500
ELECTRICAL
Power
Lighting
Fire Alarm / Security / Emergency Lighting
Sub Total
not reviewed
replaced piece meal
not reviewed
25 100%
20 100%
15 100%
25 1956 1976
20 1956 1976
15 1956 1971
0
0
0
$0
$0
$0
$0
Remaining Value
$470,275
Remaining Value Score
5%
4.0%
5.0%
13.0%
3.0%
25.0%
50.0%
$390,000
$487,500
$1,267,500
$292,500
$2,437,500
$4,875,000
STRUCTURAL
*Refrigeration slab
Exterior concrete block walls
Superstructure (wood)
Sub Total
8.0%
6.0%
2.0%
1.0%
3.0%
20.0%
$780,000
$585,000
$195,000
$97,500
$292,500
$1,950,000
4.0%
5.0%
1.0%
10.0%
$390,000
$487,500
$97,500
$975,000
100%
added in 1963
$9,750,000 Replacement Value = 30,000 square feet x $325/sf
Years Left
1960
1-5
1965
6-10
1970
11-15
1975
16-20
1980
21-25
1985
26-30
1990
31-35
1995
36-40
2000
41-45
1-5 Years Maintenance
$0
$0
$68,250
$0
$0
$0
$0
$0
$68,250
1955
Year of review: 2010
0
0
7
0
0
0
0
0
Value remaining
Expiration Year
1997
1987
2017
1982
1987
1977
1977
1982
annual maintenance
Adjusted Life
Expectancy
1957
1957
1957
1957
1957
1957
1957
1957
ARCHITECTURAL
Doors
Roof finish - steel
Concrete block partitions
Wood partitions
Stairs, guards and rails
*Skate Flooring
Dasher boards
Partitions and accessories
Sub Total
Wear Factor ††
40
30
60
25
30
20
20
25
$195,000
$487,500
$585,000
$195,000
$97,500
$97,500
$195,000
$97,500
$1,950,000
Life Expectancy †
100%
100%
100%
100%
100%
100%
100%
100%
Comments
Construction Year
Replacement Value
% of Total
Replacement Cost
40
30
60
25
30
20
20
25
2.0%
5.0%
6.0%
2.0%
1.0%
1.0%
2.0%
1.0%
20.0%
Date
Life
Beyond 25 Years Maintenance
Maintenance Budget Estimates ($1,000)
Construction: 1957
Building Component Life Expectancy
Building:
Construction Year:
General Notes:
2005
46-50
2010
51-55
2015
56-60
60
100
10
60
2020
61-65
2025
66-70
2030
71-75
2035
76-80
100
10
50
100
150
50
50
20
200
400
100
50
Estimated maintenance budget subtotals (1,000)
+15% Mech & Elec Maintenance (1,000)
$670
$101
$290
$44
$550
$83
Estimated maintenance budget totals (1,000) $771
$334
$633
notes:
*Life Expectancy Values for items marked with an asterisk based on manufacturer's recommendation and professional recommendation
†Life Expectancy Values obtained from "Life Cycle Costing for Design Professionals"; Kirk, Dell'Isola
††Wear Factor Value is used to adjust life expectancy and is based on environment (moisture, chlorine), maintenance (based on Kirk, Dell'Isola maintenance descriptions), installation or component defects, and usage intensity
2040
81-85
2045
86-90
2050 2055
91-95 96-100
Life Expectancy & Maintenance Budget Assessment 2010
Building:
Construction Year:
General Notes:
Smithers Arena
2010
ARCHITECTURAL
Doors & Windows
Roof finish - steel
Concrete block partitions
Stairs, guards and rails
*Skate Flooring
Dasher boards
Partitions and accessories
Sub Total
2012
2012
2012
2012
2012
2012
2012
2052
2042
2072
2042
2032
2032
2037
40
30
60
30
20
20
25
$144,000
$360,000
$504,000
$72,000
$72,000
$180,000
$72,000
$1,404,000
4.0%
5.0%
17.0%
5.0%
17.0%
48.0%
$288,000
$360,000
$1,224,000
$360,000
$1,224,000
$3,456,000
STRUCTURAL
*Refrigeration slab
Exterior concrete block walls
Superstructure (metal)
Sub Total
observe / paint / repair
observe / paint
75
50
25
60
75
100%
100%
100%
100%
100%
75
50
25
60
75
2012
2012
2012
2012
2012
2087
2062
2037
2072
2087
75
50
25
60
75
$288,000
$360,000
$1,224,000
$360,000
$1,224,000
$3,456,000
8.0%
7.5%
3.0%
1.0%
3.0%
22.5%
$576,000
$540,000
$216,000
$72,000
$216,000
$1,620,000
MECHANICAL
HVAC
*Refrigeration - General
*Refrigeration - Chiller
Sprinklers
Plumbing
Sub Total
inspect and repair
repair
20
20
20
25
25
100%
100%
100%
100%
100%
20
20
20
25
25
2012
2012
2012
2012
2012
2032
2032
2032
2037
2037
20
20
20
25
25
$576,000
$540,000
$216,000
$72,000
$216,000
$1,620,000
4.0%
5.0%
1.0%
10.0%
$288,000
$360,000
$72,000
$720,000
ELECTRICAL
Power
Lighting
Fire Alarm / Security / Emergency Lighting
Sub Total
repair
replace ballasts / lighting
inspect and repair
25 100%
20 100%
15 100%
25 2012 2037
20 2012 2032
15 2012 2027
25
20
15
$288,000
$360,000
$72,000
$720,000
Remaining Value
$7,200,000
Remaining Value Score
100%
$7,200,000 Replacement Value = 30,000 square feet x $240/sf
Value remaining
40
30
60
30
20
20
25
Years Left
100%
100%
100%
100%
100%
100%
100%
Adjusted Life
Expectancy
40
30
60
30
20
20
25
Wear Factor ††
Expiration Year
$144,000
$360,000
$504,000
$72,000
$72,000
$180,000
$72,000
$1,404,000
Life Expectancy †
clean / paint / repair hardware
observe and repair
observe / paint / repair
paint / repair
repair
replace
paint / repair
Comments
2.0%
5.0%
7.0%
1.0%
1.0%
2.5%
1.0%
19.5%
100%
Construction Year
Replacement Value
% of Total
Replacement Cost
Date
Life
2010
2015
1-5
Beyond 25 Years Maintenance
Construction: 2012
Building Component Life Expectancy
2020
6-10
2025
11-15
2030
16-20
2035
21-25
notes:
*Life Expectancy Values for items marked with an asterisk based on manufacturer's recommendation and professional recommendation
†Life Expectancy Values obtained from "Life Cycle Costing for Design Professionals"; Kirk, Dell'Isola
††Wear Factor Value is used to adjust life expectancy and is based on environment (moisture, chlorine), maintenance (based on Kirk, Dell'Isola maintenance descriptions), installation or component defects, and usage intensity
2040
26-30
2045
31-35
2050
36-40
2055
41-45
2060
46-50
2065
51-55
2070
56-60
2075
61-65
2080
66-70
2085
71-75
2090
76-80
2095
81-85

Town of Smithers

Transcription

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