Bracebridge Arena, Recreation and Library Complex. Concept Design, Feasibility Study, and Order of Magnitude Costing

Transcription

1 Bracebridge Arena, Recreation and Library Complex Concept Design, Feasibility Study, and Order of Magnitude Costing Jan 12, 2017

2 2

3 Table of Contents 1.0 Overview Program Concept Design Site Plan Phasing Parking Phasing D massing Perspectives Sketches Internal Planning Precedent Images Costing Appendices MJMA Precedent Review 6.2 Field House Game Lines Layout 6.3 Site Analysis 6.4 Site Exploration of Options 6.5 Stakeholder Consultation Group Workshop 6.6 Refined Site Options and Selected Preferred Options 6.7 Final Agreed Plan Layouts 3

4 4

5 1.0 Overview The Town of Bracebridge is preparing long-term plans for two key civic facilities; the Bracebridge Memorial Arena and the Bracebridge Public Library. This Feasibility Study provides a Concept Design and Order of Magnitude Costing that will assist the Town in making sound decisions related to the Town s most significant pending capital projects. The study test-fits on the Willen Lands Site, the replacement of the existing Bracebridge Memorial Arena with a new Arena / Community Hall, Field House, future Second Pad Arena, Playground, and new Main Library to replace the existing Bracebridge Public Library. This co-location offers the opportunity for a landmark facility providing the community with state-of-the-art recreation and wellness amenities, becoming the beating Social Heart of the community. The program mix would create a true civic hub that would consolidate community activities and library services to respond to increased density and the demographic and cultural realities of the growing community. The feasibility study process was carried forward with continuous consultation with the Town s Working Group and Stakeholder Consultation Committee to shape a space program reflective of sharing opportunities from which a preliminary concept design has been developed. This preliminary concept design was used to assess a Class D costing report which has also been included in this report. In addition several phasing options have been considered and assessed for their feasibility and cost. It should be noted that as a Feasibility Study, the Concept Design represented in this document is not intended as a final design for this process. The plans and renderings shown indicate a `Test Fit`or `Proof of Concept`level of detail only and imagery is intended to show broad intent and possible desirable architectural conditions. The next stage of the project development will engage an Architectural Prime Consultant Team to review and validate all information and decisions made in this study in order to incorporate further stakeholder and community input as well as address detailed issues associated with Funding, Phasing, and Technical site and building conditions. 5

6 6

7 2.0 Program The program schedule in this section lists the required functional spaces and corresponding square footage to ensure it addresses the specific needs of the Bracebridge Community and its stakeholders. The resulting program schedule is the product of a refinement process of two existing program schedules that were provided by the Town of Bracebridge which served as basis of the functional requirements for the purpose of this study. The first schedule corresponds to Appendix H of the Preliminary Feasibility Plan - Arena/Recreation Complex from October 7, 2014 which established the preliminary space provisions for a 1,000 spectator seat Hockey Arena, a Multipurpose Facility, a Field House, a Gymnasium and a future 250 seat Hockey Arena. The second schedule corresponds to Appendix B of the Bracebridge Public Library 2012 Library Needs Assessment from February 21, 2013 which estimates the space requirements for the library based on the Southern Ontario Library Services (SOLS) recommendations. This schedule was divided in three major groups: Collections, Public Service Areas and Staff Service Areas. These existing schedules were reviewed throughout the various meetings and correspondence with the working group. Below is a summary of the most significant changes to the original program schedules: Field House Play Field area updated to include an Ontario Soccer Association recommended U11 & U12 9-a-side and Adult 7-a-side soccer field size with 2m perimeter run-off area. Field House Change room areas updated to accommodate 4x590sf change rooms Meeting / Multipurpose room to be a shared space between Arena and Library Spectator seating areas revised for both Hockey Arena and Field House Outdoor Soccer Field changed to Outdoor Activities Field (car parking provisions allocated to outdoor soccer field deleted) Maker Space, Recording Room, Multimedia Lab, Children Story Area, Children s Washroom and Staff and accessible washrooms added to the Library Program It is important to note that, for the purpose of this schedule, a clear distinction between Net Areas and Gross-up Areas was introduced: The Net Areas reflect the specific functional needs of the Community and have been listed in the Schedule. Gross-up Areas correspond to nondescript functional needs that account for circulation, washrooms, storage, mechanical areas and building systems. Using MJMA s benchmark projects with similar components the Gross-up areas have been calculated applying a 30% to 35% factor to the Net Areas as per the program table. The final Program Schedule was tested and validated to be in alignment with the Gross Floor Area as captured by the Concept Plans (see section 3.7) at a gross floor area total of 129,000 s.f.. This number also reflects the GFA and associated component areas that were cost in the Costing Report. It should also be noted here that the 2012 Library Needs Assessment from February 21, 2013 estimates the space requirements for the library based on two differing projected conditions: 1) Population Growth for years and 2) Population Growth for years with the latter program being 5,000 sf greater. For this study the year growth program was used but additional components were added that have become commonplace for new libraries these include Recording room, Maker space, Multi-media room, and internal accessible washroom. The site is designed to allow for possible future expansion of the library. Please Note: that the Program Schedule used for this purpose would be subject to refinement and review at the time the Town moves into final design and construction phase of the project. 7

8 2.1 - Overall Program Schedule Room Nr. Quantities Program First Pad (1,000 seats) (sm) (sf) (sm) (sf) (sm) (sf) (sm) (sf) (sm) (sf) 1 1 NHL Ice surface 1,545 16,630 1,545 16, Player benches, penalty boxes, timer booth Lobby (Skate Change / Hall of Fame / Vew Gallery) 356 3, , Female Change Room (200 sf each) Hockey Team Rooms (6x590sf) 330 3, , Junior team room / storage / offices 111 1, Referee Locker Rooms (300 sf each) First Aid Room Minor Hockey Office Figure Skating Office Skate Sharpening Facility Offices Staff Lunch Room / Lockers Waste Holdings FOR LIBRARY ROOM Concession BREAKDOWN REFER TO LIBRARY Ticket Booth SPREADSHEET ON Media / Music Suite NEXT PAGE Meeting / Multi-purpose Room (shared w/ Library) Seating 613 6, , , Retail Community Hall (250 table seats; 350 lecture seats) 390 4, Lkitchen K / Serving Bar Serving Bar Community Hall Washroom Field House 2,520 27, m Field Perimeter Run-off 424 4, Field House Team Rooms 219 2, Ministicks Field Multipurpose Facility (Community Hall) Field House Library Second Pad (250 Seats) 29 1 Community Hall Staff Subtotal 3,364 36, ,900 3,307 35,595 2,381 25,625 Storage 30 Storage for Figure Skating and Minor Hockey Storage for (Arena and Programs) , Storage 33 Community Hall Storage Storage for Outdoor Activities 139 1, Ice Resurfacing & Pit Subtotal , Total Net Area 3,448 37, ,420 3,539 38,095 1,593 1,594 17,150 17,157 2,418 26,025 Gross-up Area 36 Washrooms 37 Circulation / Connective Lobby 35% 30% 30% 30% 38 Mechanical Gross Gross Gross Gross 39 Building Systems (Env., Struct., Shafts, Partitions) Total Gorss-Up Area 1,207 12, ,626 1,062 11, ,145 5, ,808 Total Area (Net + Gross) 4,654 50, ,046 4,601 49,524 2,071 2,072 22,295 22,304 11, ,971 3,143 33,833 sm sf 8

9 2.2 - Library Detailed Program Schedule Library Program Schedule 12/21/2016 Program Library Room Nr. (sm) (sf) Collections L01 8 Volumes per sq.f 499 5,375 L02 Periodicals - Displayed L03 Periodicals - Back Issues L04 Non-print Materials (DVD's, Audiobooks, Games, etc) L05 Virtual and Digital Resources L06 Public Access Catalogue (PAC) - Standing L07 Public Access Catalogue (PAC) - Seating L08 Microfilm Reader Print 7 70 L09 Microfilm Cabinet 2 20 L10 Newspapers - Displays 3 35 L11 Newspapers - Back Issues 4 38 L12 Maps 3 35 Collections Net Subtotal 680 7,315 Public Service Areas L13 User Table Seating L14 Study Carrels L15 Lounge / Informal Seating 111 1,200 L16 Self Checkout Station 8 90 L17 Children's craft room w/ cragt craft storage and sink L18 Children Story Area L19 Children's washroom 6 65 L20 Teen Space L21 Board or Conference Room L22 Multi-purpose Room L23 Group Study Room L24 Tutorial Room L25 Photocopiers L26 Bulletin Boards 3 36 L27 Display Case L28 Local History Room - Book Collection L29 Local History Room - Cabinet for Documents 3 36 L30 Local History Room - Study Space (table w/ 6 chairs) L31 Local History Room - Staff Workspace L32 Friend's Shop - Book Collection L33 Friend's Shop - Volunteer Workspace 6 65 L34 Friend's Shop - Lockable Closet 1 8 L35 Maker Space L36 Recording Room L37 Multimedia Lab L38 Universal Washroom 6 65 Public Service Net Subtotal 690 7,430 Staff Service Areas L40 Public Service Counters L41 Staff Workrooms L42 Staff Offices L43 Computer Room - Server Rack 7 75 L44 Computer Room - Staff Work Area L45 Computer Room - System Printer 1 16 L46 Staff Lounge / Break Room L47 Kitchenette 7 80 L48 Staff Lockers 6 60 L49 Book Drop Return Room 2 24 L50 Staff Washrooms 6 65 Staff Service Net Subtotal 223 2,405 Total Net Area 1,593 17,150 30% of Net Gross-up Area (Non -Assignable Space) 478 5,145 Total Area (Net + Gross) 2,071 22,295 Note: Program areas above indicated in Italics specific to needs of this project and not part of the SOLS template. 9

10 10

11 3.0 Concept Design Site A feasibility evaluation was undertaken by the Town of Bracebridge to review the site to ensure it was suitable for the location of the new Recreation Complex. The 8.9 ha Willen site is situated to the Southwest of the commercial development at the crossroads of Muskoka Road 118 West and Wellington Street, 4.9 ha. of this greater site was selected to be developed for the purposes of this Recreation Complex. The site is bordered to the North by a future extension of Salmon Ave. and it is flanked to the West and Southwest by Beaver Creek and to the East and Southeast by a tributary of Beaver Creek. Both watercourses run approximately 6m below the site s relatively flat ground surface. The site has a very pleasing southern aspect dropping away on three sides to a naturalized and highly wooded creek area, this along with open and compelling views to the south and southwest make it a very desirable site for a community amenity of this nature. The developable boundary considered for the purpose of this study followed the Pinestone Engineering Study mentioned below which is the result of a combined 30m set-back line from the margins of the watercourses and a 6m set-back line from the top of bank. To the North a 7.5m set-back was considered for building purposes. In addition, following consultation with the Planning Department, a 1.0m setback from the property line to the North was considered for parking purposes. Further site details regarding drainage conditions, topography, geological and site servicing conditions can be found on the Arena/Recreational Complex Feasibility Study prepared by Pinestone Engineering Ltd. on August 11, It should be noted that in developing the Full Build Program (ie. the entire program of Arena/Community Hall, Field house, and Library all being built in the first Phase) on this site - taking into account the zoning setbacks, the parking, snow clearing, emergency access requirements, the necessary site amenity & landscaping features, accommodation for a future pad, as well as the significant needs for the Storm Water Management requirements - it was determined and agreed early on in the process with the Project Team that a Soccer Field would not fit on the space available for development on this site. A passive playing area has however been provided for as a compatible recreation amenity on the site. Accessibility - It should be noted that the intent is to design the entire site and building to achieve AODA and OBC accessibility guidelines. This level of detail will happen in the next design phase to explore and document all the accessible approaches for the project and meet and receive feedback from the Accessibility Committee. Siting The Building is located on the Southwest portion of the site to take advantage of the beautiful Muskoka landscape views to the Southwest and to allow for a direct, convenient access to the car parking area from Salmon Ave. to the North via any of the three vehicle access points. Given the site s proximity to the Town s centre and the adjacent Monck Public School to the East, the scheme contemplates a long strip of landscape to the East that is envisioned to be populated with a playground, benches, the stormwater management pond and landscape features that would equally support and welcome the pedestrian user to the facility. Transparent surfaces to the North edge of the building would allow the building activities to visually animate the car parking and entrance areas and to provide an inviting and accessible building appearance on the outset. The double height transparent space of the entrance lobby would be intuitively be perceived as the main entry point of the complex. An ample public hardscaped area of colored concrete, benches, and a playground brings pedestrian and bicycle traffic in from the street and also collects those moving from the parking area to the entrance. The proposed L shaped building footprint oriented along a Northwest / Southeast direction provides the scheme s key outdoor landscaped area to the Southwest that connects the Community of Bracebridge with its far reaching landscape in an intimate and meaningful way - visually isolated from the roads, car parking areas or buildings in the near vicinity and a strong close relationship to Beaver Creek s natural features. Transparent openings to the South, designed to address exposure or glare issues to the indoor sports activities, would allow the Muskoka landscape to be the backdrop of the building s activities. This Southwest facing micro-climate will be a significant amenity in warmer weather for outdoor uses associated with the Community Hall, tournaments, passive recreation space, and day to day unstructured active uses. A pedestrian trail is proposed for development along the 11

12 perimeter of the site in a loop out to the street on both sides of the site to take advantage of the embankments natural aspects, to bring pedestrian traffic to the rear of the site, and to also allow occasional vehicle and maintenance access to the perimeter of the building. The resulting car parking area configuration is the result of several factors that were taken into consideration: the space provision for the future hockey arena and its additional 60 car parking spaces to the West, a drop-off area at the main entrance, emergency vehicle access to the building, a direct service access to a back-of-house yard which could also be used for community drop-off for players and finally, landscaped planters with trees to provide shading points and to visually break the extent of the car parking surface with the intent to integrate it with the surrounding landscape. The space allocated for a Future Second Pad will be developed such that it supports use as a casual playing field. Building The Bracebridge Arena, Recreation and Library Complex is programmed to house the new 1,000 spectator capacity Bracebridge Hockey Arena, a Community Hall that accommodates 250 round table seats and 350 lecture seats, the co-location of the Bracebridge Library, and a Field House which would have seating for 100 spectators and could to be used for public gatherings such as civic receptions, media events etc.. The entrance lobby is a North/South oriented double height floor space with a circulation mezzanine above that centrally articulates the distinct entry points to the various functional components of the complex. The lobby is the main social hub of the complex and a space of exchange where different user groups come together and amenities are shared. It is also a space of mediation that enables the co-existence of the different functional components of the complex. Its configuration addresses a wide range of functional requirements. A single entry point is visually controlled by the reception area which is centrally located in the lobby offering oversight of both rink and field house use. This central social space also houses a Cafe, Proshop, a Sports Hall of Fame, all prominently displayed to provide convenience, sustenance, and historical identity and pride. Transparent views from the lobby ground floor provide a clear way of viewing and understanding the internal organization of the complex as a natural form of wayfinding. This transparency also allows staff to monitor activities in different spaces providing the opportunity for a passive flow and security control of the facility. Hockey Arena The Hockey Arena has two seating areas and an informal viewing gallery. The 250 spectator bleacher seating area at ground floor level is accessed via the arena viewing lobby space which is connected to the main lobby area. The 750 spectator bleacher seating area above the change rooms to the North is accessed through a concourse connected to the main stair at the lobby double height space. The viewing lobby of the arena is lined with a skate flooring finish to allow recreational skaters to leave the rink and access the adjacent concession, retail and first aid spaces. Facade openings to the arena would require further studies, however vertical slotted windows with natural light control are proposed to the South to allow natural light to flood into the depth of the arena space and provide landscape views to the bleacher seating users on the upper floor. A continuous high level window to the North (behind the bleacher seating) could also be considered as a means to flood the space with natural light and avoid any glare effects to the rink. The Ice Resurfacer area and Pit is connected to a maintenance yard and will allow for Future Second Pad use. The maintenance yard allows for car parking spaces for staff and can also be used as a Team bus drop-off area for direct use by the Junior Team. Note the first pad refrigeration room should be sized and designed to allow for a future increase in the refrigeration plant to service the future second pad arena. Community Hall The Community Hall is located on the upper floor of the main lobby space and it is accessed via either the main stair on the lobby or the freight elevator and staircase adjacent to the main entrance. This later access point allows for independent access and operation of the Community Hall when in use at off-business hours. The freight elevator also provides the necessary means to transfer large items for specific events such as arts and crafts fairs that are to be held regularly in this space. Numerous events to be held in this space are related to the Hockey Arena activities - tournaments, prize awarding, teams social gatherings, etc. The location of the Community Hall on the second floor with a glazed partition in the West to the Arena allows for the required view to the rink below connecting the event with the activities on the 12

13 Arena. Likewise this visual connection is also possible to the Field House to the East. The Community Hall space opens to an outdoor deck to the South which is connected to the landscaped area at grade level via an outdoor stair. This allows the events held on the Community Hall not to be confined to its interior and to take advantage of this prime landscaped area at ground level. The space is equipped with a movable partition that allows two distinct events to occur simultaneously. For this purpose a dedicated storage space is assigned to serve each divided space. In addition, each of the divided spaces is required to have a serving bar to be able to cater independently for separate events. To address this, a kitchen with a serving bar is allocated to one part of the divided space and an independent serving bar is allocated to the other part. It is assumed that the majority of the events will be catered by an external catering company and therefore this kitchen will be used to support those catering services. The kitchen is not meant to be used as a commercial kitchen and no fire suppression systems will be required. Some required equipment would include: dish washer, Alcohol serving space, fridges, and storage for cutlery and dishes. Field House The Field House field dimension was determined following a combined sports field game line research appended at the end of this document. The selected field dimensions accommodate one U11/U12 9-a-side and Adult 7-a-side soccer field; four indoor recreational Tennis Courts; eight Pickleball Courts and three High school sized basketball courts. The Field House floor would be a multi-sport flooring that suits the programming and allows for greater flexibility and durability of use. A viewing gallery is provided with seating capacity for 100 spectators along the length of the field. This space also serves as access area to the 4 change rooms located behind the seating. This concept design proposes the Field House at a lower elevation from the remaining areas of the complex to address the gentle topographic slope towards the creek. This would improve viewing to the field from the viewing gallery and potentially provide savings on earthworks. The Fieldhouse would have direct access and full visual connection to the Southwest Court. Provisions should be made for loading materials through the Southwest Court to the Field House for trade shows or special events. Library The Library occupies a prominent visual aspect of the complex facing Salmon Ave. to the North. Its entrance is immediately adjacent to the main lobby entry point to create a distinction and provide some distance from busy hub areas related to noisier sports and recreational activities. The conceptual organization of the Library is based on a two storey configuration with a central double height space housing the main Books Collections area and seating areas with vertical double height windows to the North for natural light flooding of the depth of the space. The single storey area is dedicated to smaller spaces related to specific activities that either require some form of enclosure or can be connected to the main double height space but would benefit from spacial distinction. The two floor levels are connected via a stair located at the center of the Library space, visible from the Library entrance which invites users to move between both levels. In addition a dedicated passenger elevator is included to serve users with mobility issues and staff carrying library materials. The ground floor portion of the staff area is located at the entrance of the library, behind the reception desk while the upper floor portion is located at the center of the mezzanine overlooking the double height Collections space. The Children s cluster has a landscape aspect to the East and includes a dedicated staff office and a children s washroom. The Library shares a multipurpose room on the second floor also accessible from the lobby s upper floor area from the Arena side. The lobby washrooms and cafe area also serve the Library users. Second Pad Arena This concept design takes into consideration provisions for a future 250 seat Hockey Arena to be located North from the main arena benefiting from a shared team room circulation along the length of the rink and sharable Ice Resurfacing areas to the West. The future second pad placement is partially shifted westward to take advantage of the current site arrangement to provide for the most convenient parking and drop off space close to the main entrance. In the immediate future this space will be developed such that it supports use as a casual playing field. The upper level spectator seating area would also be utilized and extended such that there would be viewing of both rinks at this upper level. An area for 60 car parking spaces has been reserved on the Northwest corner of the site above the Trans Canada Pipeline corridor. 13

14 3.1 - Site Plan MAINTENANCE YARD OUTDOOR ACTIVITY AREA/ FUTURE SECOND PAD DROP-OFF MAIN ENTRANCE PEDESTRIAN ACCESS STORM WATER MANAGEMENT LANDSCAPED AREA N PERIMETER TRAIL BEAVER CREEK TRIBUTARY 14

15 3.2 - Options for Development Full Build (Recommended Option) Arena & Community Hall + Field House + Library The `Full Build`is the recommended option by the working group committee. If timing of funding for the project dictates a phased strategy, the following three options below provide variations on how that could be achieved. Please note in all scenarios the Arena- Community Hall would need to be built in the first phase. OPTION A Phased Options OPTION B OPTION C PHASE 01 Arena & Community Hall + Field House Arena & Community Hall + Library Arena & Community Hall PHASE 02 SEE PHASE 01 OPTION A OR PHASE 01 OPTION B Arena & Community Hall + Field House + Library Arena & Community Hall + Library + Field House PHASE 03 Notes on Phasing: In developing the siting for the project, it was agreed that while placing the building to the north portion of the site, adjacent to the roadway, would allow for greater flexibility in phasing of the components, this would also greatly limit the opportunity to take advantage of the site`s natural features. It was decided on balance that locating the building to the south, adjacent to the creek, and natural views was the superior approach. In a phased approach then this siting dictates that a different configuration as shown is developed based on the anticipated timing of each component such that construction access from the front portion of the site is provided for the last components. SEE PHASE 02 OPTION A OR PHASE 02 OPTION B 15

16 3.3 - Parking Phasing Phase 3-60 spaces Phase 2-30 spaces Phase spaces MAINTENANCE YARD N - Total 300 car parking spaces for Arena and Community Hall (including maintenance yard parking and perimeter path) - Additional 30 car parking spaces for Field House and Library - Additional 60 car parking spaces for future Second Pad Arena 16

17 17

18 3.4-3D Massing & Interior Planning SALMON AVE. OUTDOOR ACTIVITY AREA MAINTENANCE ACCESS DROP-OFF MAIN ENTRANCE PEDESTRIAN ACCESS SWM HOCKEY ARENA MAIN LOBBY PREIMETER PATH OUTDOOR LANDSCAPED AREA FIELD HOUSE LIBRARY BEAVER CREEK PERIMETER PATH DEVELOPABLE BOUNDARY Ground Floor Level N 18

19 MECHANICAL ROOFTOP ARENA SEATING MAIN LOBBY COMMUNITY HALL LIBRARY MECHANICAL ROOFTOP Upper Floor Level N 19

20 3.5 - Conceptual Perspectives Library & Main Entrance Approach - Artist`s Conception 20

21 View of the Hockey Arena from Upper Bleacher Seating - Artist`s Conception 21

22 3.6 - Sketches Entrance View from Salmon Ave. Arrival & Hockey Arena Team Rooms Corridor South Landscape View - Community Hall Deck Access 22

23 23

24 3.7 - Internal Planning - Ground Floor Plan Refer to next pages for detailed Library Program Legend Hall of Fame N 01 - NHL Ice Surface 02 - Player Benches 03 - Lobby w/ Skate Change Area; Viewing Area 04 - Female Change Rooms 05 - Hockey Team Rooms 06 - Junior Team Rooms / Storage / Offices 07 - Referee Locker Rooms 08 - First Aid 09 - Minor Hockey Office 10 - Figure Skating Office 11 - Skate Sharpening 12 - Facility Offices 13 - Staff Lunch Room / Lockers 14 - Waste Holdings 15 - Concession 16 - Ticket Booth 17 - Media / Music Suite 18 - Meeting / Multipurpose (see Library) 19 - Seating 20 - Retail 21 - Community Hall 22 - Kitchen / Serving Bar 23 - Serving Bar 24 - Community Hall Washroom 25 - Field House 26-2m Field Perimeter Run-off 27 - Field House Team Rooms 28 - Ministicks Rink 29 - Community Hall Staff Room 30 - Storage for Figure Skating & Minor Hockey 31 - Storage for Arena and Programs 32 - Storage 33 - Community Hall Storage 34 - Storage for Outdoor Activities 35 - Ice Resurfacing and Pit 36 - Washrooms 37 - Circulation / Connective Lobby 38 - Mechanical 24

25 3.7 - Internal Planning - Upper Floor Plan Refer to next pages for detailed Library Program Void to below Rooftop Mechanical Void to below 38e b 38c 38d Void to below Void to below Rooftop Mechanical Area External Terrace N Legend 01 - NHL Ice Surface 02 - Player Benches 03 - Lobby w/ Skate Change Area; Viewing Area 04 - Female Change Rooms 05 - Hockey Team Rooms 06 - Junior Team Rooms / Storage / Offices 07 - Referee Locker Rooms 08 - First Aid 09 - Minor Hockey Office 10 - Figure Skating Office 11 - Skate Sharpening 12 - Facility Offices 13 - Staff Lunch Room / Lockers 14 - Waste Holdings 15 - Concession 16 - Ticket Booth 17 - Media / Music Suite 18 - Meeting / Multipurpose (see Library) 19 - Seating 20 - Retail 21 - Community Hall 22 - Kitchen / Serving Bar 23 - Serving Bar 24 - Community Hall Washroom 25 - Field House 26-2m Field Perimeter Run-off 27 - Field House Team Rooms 28 - Ministicks Rink 29 - Community Hall Staff Room 30 - Storage for Figure Skating & Minor Hockey 31 - Storage for Arena and Programs 32 - Storage 33 - Community Hall Storage 34 - Storage for Outdoor Activities 35 - Ice Resurfacing and Pit 36 - Washrooms 37 - Circulation / Connective Lobby 38 - Mechanical 25

26 3.7 - Internal Planning - Library Close-up L23 L01 L13 L15 L25 L26 L27 L05 L09 L08 L17 L18 L19 L13 L15 L21 L42 L06 L24 L38 L14 L05 L46 L47 L48 L42 L14 L04 L05 L07 L02 L03 L37 L32 L33 L34 L41 L42 L43 L44 L45 L49 L50 L14 L40 L10 L11 L12 L35 L20 L36 L22 L01 L13 L15 L28 L29 L30 L31 L16 N Legend L01 - Book Collection L02 - Periodical - Displayed L03 -Periodicals - Back Issues L04 - Non-Print Materials L05 - Virtual and Digital Resources L06 - Public Access Catalogue L07 - Public Access Catalogue L08 - Microfilm Reader Print L09 - Microfilm Cabinet L10 - Newspapers - Display L11 - Newspapers Back Issues L12 - Maps L13 - User Table Seating L14 - Study Carrels L15 - Lounge / Informal Seating L16 - Self Checkout L17 - Children s Craft Room w/ storage L18 - Children Story Area L19 - Children s washroom L20 - Teen Space L21 - Board or Conference Room L22 - Multipurpose Room L23 - Group Study Room L24 - Tutorial Room L25 - Photocopiers L26 - Bulletin Boards L27 - Display Cases L Local History L Friend s Shop L35 - Maker Space L36 - Recording Room L37 - Multimedia Lab L38 - Universal Washroom L40 - Public Service Counters L41 - Staff Workrooms L42 - Staff Offices L Computer Room L46 - Staff Lounge L47 - Kitchenette L48 - Staff Lockers L49 - Book Drop Return L50 - Staff Washrooms 26

27 4.0 Precedent Images 27

28 Hockey Arena Precedents Atlas Tube Centre, Lakeshore 1,000 seat arena upper tiered, 250 lower and opposite Atlas Tube Centre, Lakeshore - High Level Day Light Great Plains Recreation Centre, Calgary - Rink relation to Change Rooms and Elevated lobby viewing 28

29 Field House Precedents Atlas Tube Centre, Lakeshore, Ontario Field House with high level glare reducing glazing Port Colborne Health & Wellness Centre, Port Colborne, Ontario - Field House with Multi-sport flexible flooring Flexibility for Pickle ball and other Court related sports 29

30 Library Precedents Centennial Ashtonbee, Toronto - Digital Resources and controlled daylight Fort York Branch Library, Toronto (KPMB) - Group Study Areas, feature stair, vibrant color and Wood finishes Atlas Tube Centre, Lakeshore, Ontario - Vertical Windows to Library / double height volume 30

31 Lobby Precedents Brampton Soccer Centre, Brampton, Ontario - Lobby Area w/ AODA design and Reception Area Audley Recreation Centre, Ajax, Ontario Great Plains Recreation Centre, Calgary - Lobby Areas with continuous Warm and Cold side Views to rink 31

32 Community Hall Precedents Flexible Multipurpose Space with a view to landscape Regent Park Swimming Pool, Toronto - Multipurpose Party Room Emera Place, Queens County N.S. - Warm Finishes and Comfortable Community space for gatherings 32

33 Landscape Precedents Audley Recreation Centre, Ajax, Ontario Integrated Playground and Site features Regent Park Aquatic Centre, Toronto - Multiple landscape uses Branksome Hall Wellness Centre, Toronto -Integrated top of bank scenic pathway on Ravine site 33

34 34

35 5.0 Costing 35

36 Costing Executive Summary The Costing was undertaken by Altus Group Limited for and in coordination with, MJMA based on the documents within this report and provided by the Town of Bracebridge. For a detailed review of the cost estimate please see the full Cost Report dated Dec 22, The total Project Cost was shown to be approx. 2% or $1M more than the preliminary Order of Magnitude Estimate provided to Town Staff by MJMA in November 2016, aligning with expectations for a development of this nature. This delta is accounted for primarily due to differing site costs as seen in with the Full Build Program (ie. the entire program of Arena/Community Hall, Field house, Library and site amenities all being built in the first Phase). Two Costing Approaches are provided: 1) Full Build Out Costing (all in one Phase): A total cost is provided along with each of the four main components broken out for component specific costs. This assumes a construction start at beginning of This indicates: Total Hard Construction Cost of: $38,785,154 Total Project Cost of : $47,548,054 Note: The term `Hard Cost`or `Construction Cost`- typically refers to the price received for the total services and materials rendered from the General Contractor for delivering the project within their tender bid including their fee. The total `Project Cost`is the summation of all the Construction costs along with all the project `Soft Costs` associated with carrying out the project outside the scope of the General Contractors work. A rule of thumb is that Soft Costs often are estimated to be around 25-30% of the project Hard Costs. Soft cost assumed accounted for in this estimate are listed in the table on page 39. As project soft costs differ significantly for each project based on circumstances, it is advisable the client team thoroughly review anticipated costs associated with the project in order to have an accurate estimate of the TOTAL cost of the project. For both estimates, potential Project Soft Costs provided by MJMA based on typical experience have been added to the Hard Cost Construction numbers but will need to be validated more closely moving forward. 2) Phased Build Out Costing (built in two or more Phases): This provides first a cost to build a Phase 1: Arena / Community Hall component along with the entire Lobby space and the full site development (short of additional parking spaces), then it provides the cost of a second phase for building immediately after substantial completion of the first phase either the Library Component or Field House component. These costs demonstrate the cost premiums to phasing the builds. This includes cost premiums for mobilizing and loss of economies of scale resulting from two separate builds as well as escalation costs during the construction phase of the first phase. Escalation costs should be applied for a Phase 2 start any further beyond anticipated substantial completion. Broadly, this shows that there would be a cost premium in the order of magnitude of: 8.6% of the total project. $4.080,946 to phase the construction Please note that the numbers generated here for the costs of phasing assume consecutive sequence of phasing that would start immediately after completion of the prior phase. If there are lags in the phases a 3% annual cost escalation number should be added to each component cost for each year of lag. 36

37 Bracebridge Arena, Library & Field House Order of Magnitude Estimate Revision 2 Bracebridge, Ontario December 2016 EXECUTIVE SUMMARY The 'Hard' Construction Cost Estimate can be summarized as follows : Job No: Dec-16 HARD CONSTRUCTION - By Component GFA(m²) $/m² GFA(SF) $/SF TOTAL 1 Bracebridge Arena, Lobby + Community Room 5,887 $2,767 63,368 $257 $16,291, Arena (Ground & Second Floors, 1000 seats) Multipurpose/ Community Room Lobby (70% Gross Floor Area allocation to Arena) Public Washrooms (off the Lobby, Ground and Second Floors) Sitework 2 Site Development (full scope) Site Development including: 41,839 $79 450,355 $7.38 $3,324, parking spots On site mechanical and electrical site services Hard and soft landscaping Storm water management pond 3 Bracebridge Field House 3,857 $2,021 41,517 $188 $7,796, Including Lobby (15% of the Lobby Gross Floor Area) Field House (Ground and Second Floor) Sitework (adjustment for Field House footprint on the site) 4 Bracebridge Library 2,128 $2,635 22,906 $245 $5,606, Including Lobby (15% of the Lobby Gross Floor Area) Library Sitework (adjustment for Field House footprint on the site) Sub Total (excluding Contingencies Allowance) 11,872 $2, ,790 $258 $33,018,854 5 Design and Pricing Allowance 10.0% 11,872 $ ,790 $25.79 $3,295,900 Sub Total (including Design Allowance) 11,872 $11 127,790 $284 $36,314,754 6 Contingencies: 6.1 Escalation Contingency 2.5% 11,872 $70 127,789 $6.46 $825, Construction Contingency 5.0% 11,872 $ ,790 $12.87 $1,644,900 TOTAL HARD CONSTRUCTION COST (excluding HST) 11,872 $3, ,790 $304 $38,785,154 7 HST - EXCLUDED 0.0% EXCLUDED TOTAL CONSTRUCTION COST (excluding HST) 11,872 $3, ,790 $304 $38,785,154 SOFT COST ESTIMATE 8.1 External Site Services $1,279, Architectural Fees (7%) $2,420, Other Fees (permits, survey, geot, environmental 3%) $1,383, Fittings Fixtures and Equipment (FFE) 4% $1,383, Testing and Inspections $150, Audio Visual $150, Security $100, Communications $100, Utility Fees $60,000 Subtotal for Soft Costs $7,026,672 9 Soft Cost Contingency (5%) $351,334 Subtotal for Project Costs $46,163, Project Contingency (3%) $1,384,895 TOTAL CONSTRUCTION COST (excluding HST) 11,872 $4, ,790 $372 $47,548,054 37

38 Bracebridge Arena, Library & Field House Order of Magnitude Estimate Revision 2 December 22, 2016 SUMMARY OF THE PHASING PREMIUMS MJMA O of M No. Description Estimate Altus O of M Quant Unit Estimate R 1 Unit Rate SCENARIO 1 (Arena & Community Total (without Premium) Centre) Estimated Premium Total (with Premium) SCENARIO 2 (Field House) SCENARIO 3 (Library) Total (without Premium) Estimated Premium Total (with Premium) Total (without Premium) Estimated Premium Total (with Premium) 1 Scenario 1: Arena, Lobby and Lobby Washrooms and site work for 300 parking spots (design and constructed as Phase 1) Projected Construction Start Date: Q Arena, Lobby, + Lobby Washrooms $19,130,384 6,104 m2 $3,134 $19,130,384 $19,130, Site Development (300 parking spots, M&E Site Services, Hard and Soft Landscaping + SWM $3,906,400 35,653 m2 $110 $3,906,400 $3,906,400 2 Scenario 2: Field House and site work for 30 parking spots Projected Construction Start Date: Q Field House $9,160,572 3,857 m2 $2,375 $9,160,572 $9,160, Site Development (30 parking spots, Hard and Soft Landscaping) 4,733 m2 $0 $0 $0 3 Scenario 3: Library and site work for 30 parking spots Projected Construction Start Date: Q Library $6,587,798 2,128 m2 $3,096 $6,587,798 $6,587, Site Development (30 parking spots, Hard and Soft Landscaping) 2,413 m2 $0 $0 $0 4 Bracebridge Recreation Library Complex (provided by MJMA) Projected Construction Start Date: Q New Single Pad (1000 seats) $8,890,750 3,304 m2 $2, Multi sue Cummunity Hall $1,571, m2 $3, Field House $7,915,950 3,502 m2 $2, Library Space $6,176,520 1,594 m2 $3, Gross up (30%) $7,360,128 2,671 m2 $2, Internal Site Servicing (330 parking spots) $2,166, Landscaping $500, Construction Contingency (5%) $1,729,097 Total Construction Costs (without Premiums) $36,311,045 $38,785,154 $23,036,784 See below $23,036,784 $9,160,572 See below $9,160,572 $6,587,798 See below $6,587,798 59% 24% 17% PAGE 1 OF 2 38

39 Bracebridge Arena, Library & Field House Order of Magnitude Estimate Revision 2 December 22, 2016 SUMMARY OF THE PHASING PREMIUMS MJMA O of M No. Description Estimate Altus O of M Quant Unit Estimate R 1 Unit Rate SCENARIO 1 (Arena & Community Total (without Premium) Centre) Estimated Premium Total (with Premium) SCENARIO 2 (Field House) SCENARIO 3 (Library) Total (without Premium) Estimated Premium Total (with Premium) Total (without Premium) Estimated Premium Total (with Premium) 5 Premiums for Scenarios 5.1 Demolish, Temporary Hoarding and Protection $50,000 $50,000 $75,000 $75, Hard Construction Premiums 5.3 Foundations $50,000 $50,000 $50,000 $50,000 $50, Cladding and parapets $400,000 $350,000 $350,000 $400,000 $400, Site Development (add 30 parking spots) $75,000 $75,000 $75,000 $75, Increase in General Requirements $183,211 $183,211 $131,756 $131, Increase in General Fees $183,211 $183,211 $131,756 $131,756 Subtotal for Hard Construction $23,036,784 $450,000 $23,486,784 $9,160,572 $891,423 $891,423 $6,587,798 $863,512 $7,451,310 Percentage Premium 10% 13% 6 Soft Cost Estimate 6.1 External Site Services $1,279,380 $1,279,380 All in Scenario 1 $1,279, Architectural Fees (7%) 6.7% $2,420,736 $2,420,736 Allocated by % $1,535,785 $610,705 $125,000 $735,705 $439,186 $260,814 $700, Other Fees (permits, survey, geot, environmental 3%) $1,383,278 $1,383,278 Majority to Scenario 1 $1,163,278 $120,000 $15,000 $135,000 $100,000 $25,000 $125, Fittings Fixtures and Equipment (FFE) 4% $1,383,278 $1,383,278 Split to match reqmts. $500,000 $250,000 $250,000 $633,278 $633, Testing and Inspections $150,000 $150,000 Allocated $89,094 $35,428 $35,428 $25,478 $25, Audio Visual $150,000 $150,000 Allocated $75,000 $0 $0 $0 $75,000 $75, Security $100,000 $100,000 Allocated $35,000 $30,000 $30,000 $35,000 $35, Communications $100,000 $100,000 Allocated $35,000 $30,000 $30,000 $35,000 $35, Utility Fees $60,000 $60,000 All in Scenario 1 $60,000 Subtotal for Soft Costs $7,026,672 $7,026,672 $4,772,537 $450,000 $5,222,537 $1,076,133 $140,000 $1,216,133 $1,342,943 $285,814 $1,628, % 17.3% 23.2% 7 Soft Cost Contingency (5%) $351,334 $351,334 $238,627 $22,500 $261,127 $53,807 $7,000 $60,807 $67,147 $14,291 $81,438 Subtotal for Project Costs $43,689,051 $46,163,160 $28,047,948 $472,500 $28,520,448 $10,290,511 $1,038,423 $11,328,934 $7,997,888 $1,163,616 $9,161,504 8 Project Contingency (3%) $1,310,672 $1,384,895 $841,438 $14,175 $855,613 $308,715 $31,153 $339,868 $239,937 $34,908 $274,845 Subtotal for Project Costs $44,999,722 $47,548,054 $28,889,387 $486,675 $29,376,062 $10,599,227 $1,069,576 $11,668,802 $8,237,824 $1,198,525 $9,436,349 9 Escalation Contingency (3.5% per annum) $1,574,990 Inc above Inc above Inc above Inc above $741,946 $74,870 $816,816 $288,324 $41,948 $330,272 Total Project Costs $46,574,712 $47,548,054 $28,889,000 $486,675 $29,376,000 $11,341,000 $1,144,000 $12,486,000 $8,526,000 $1,240,000 $9,767,000 Variance on Budget vs Estimate $973,342 Estimate Total Project Costs = Scenario 1, 2 and 3 $51,629,000 Total Estimated Phasing Premium $4,080,946 Total Estimated Percentage Premium 8.6% PAGE 2 OF 2 39

40 40

41 6.0 Appendices 41

42 6.1 - MJMA Precedent Review MJMA precedent projects that have similar programmatic components in scale and operation that serve as reference schemes for an initial review of programmatic assumptions. 42

43 Team Rooms in MJMA precedent projects A Junior Hockey Locker Room Suite: Locker room, Showers,BRACEBRIDGE WC, Laundry, Storage & Office: (31sm 77 sm (330sf (828sf)) BRACEBRIDGE ARENA & LIBRARY STU Change Room References 16.1 Corrected Area Referee Change Room: Hockey T 31sm (330sf ) Referee Change Room: Hockey Team Locker Room Suite: Entry, Lo Female Dressing Room: 31sm (330sf ) Entry, Locker room, Showers & WC:48 sm (5 18 sm (192sf ) 48 sm (516sf ) Junior Hockey Locker Room Suite: Locker room, Showers, WC, Laundry, Storage & Office: (31sm sm (330sf (828sf)) key Locker Room Suite: Locker room, Showers, WC, 77 orage & Office: 77 (31sm sm (330sf (828sf)) Corrected Area STUDY BRACEBRIDGE ARENA & LIBRARY Corrected Area Change Room References MJMA 6,60 6,600 Team Changeroom Female Dressing Room: 18 sm (192sf ) Female Dressing Room: 18 sm (192sf )Referee Change Room: 31sm (330sf ) Hockey Team Locker Room Suite: Entry, Locker room, Showers & WC: 48 sm (516sf ) Showers Field House Team Room: 53 sm (570sf ) Team Changero 4300 S WC Field House Team 53 sm (570sf ) 43

44 6.2 - Field House - Game Lines Layouts Combined Game Lines Layout Selected Field House Area / Configuration W42mxL60m 44

45 Soccer Field U11 & U12; 9 a side - Ontario Soccer Association Recommended Sizes in comparison with soccer field size from Selected Field House Area / Configuraton + Adult 7 a Side 45

46 Tennis Courts Game Line Layouts Selected Field House Area / Configuration 46

47 Pickleball Game Line Layouts Selected Field House Area / Configuration 47

48 Basketball Game Line Layouts Selected Field House Area / Configuration 48

49 6.3 - Site Analysis Site Boundaries, Setbacks & Developable Area Pipeline Site Boundary 6m Top of Bank Set-back 30m Watercourse Set-back Developable Area No Construction Allowed Developable Boundary Topographic Plan 49

50 6.4 - Site Exploration of Options 22 Site Options 3.0 Site Options BRACEBRIDGE ARENA & LIBRARY STUDY Site Option Analysis Key: Field House Hockey Arena Library Lobby / Circulation Future Arena Extension External Soccer Field Car Parking Site Option Analysis 50 20

51 6.5 Stakeholder Consultation Group Workshop 4.0 Stakeholder Site Option Workshop Library distant from West Landscape views - No Arena/Library adjecency for phasing purposes - Arena Mechanical on prime site area - Library distant from West Landscape views - No Arena/Library adjecency for phasing purposes - Long intenal circulation spaces - Arena Mechanical on prime site area - Library distant from West Landscape views - No Arena/Library adjecency for phasing purposes - Arena Mechanical on prime site space 04 - Library distant from West Landscape views - No Arena/Library adjecency for phasing purposes - Arena Mechanical on prime site space + Library Close to street No Arena/Library adjecency for phasing purposes - Long intenal circulation spaces - Small Green area facing West landscape views - Front / Back of House to be resolved + Library Closer to street + Good car parking allocation - No Arena/Library adjecency for phasing purposes - Long intenal circulation spaces - Front / Back of House to be resolved + Library Closer to street + Good car parking allocation + Good size exterior green space to the West 07 - Front / Back of House to be resolved + Centralized entry point + Dynamic social Hub + Efficient Circulation + Arena/Library adjecency for phasing purposes + Reasonable exterior green space size to the West All Workshop Options overlapped: - Consensus on development along Southwest Edge - Consensus on car parking close to street 51

52 6.6 Refined Site Options & Selected Preferred Option A B 52 C

53 6.7 - Final Agreed Plan Layouts Ground Floor Level Upper Floor Level 53