Town of Smithers Second Arena DATE: 1 May 2012 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
Page 2 CONTENTS EXECUTIVE SUMMARY Page 3 1. INTRODUCTION Page 4 Team Report Organization 2. REVIEW AND ANALYSIS Page 5 Information Gathering Project Initiation Meeting 3. PROGRAM DEVELOPMENT + CONCEPT OPTIONS Page 6 Program Development Phasing Site Development Public Input and Survey 4. THE PROPOSED OPTION Page 11 The Proposed Option Costing Code Compliance Strategies Energy and the Environment 5. CONCLUSIONS Page 16 6. APPENDICES Page 17 Appendix A Schematic Design Drawings Bruce Carscadden Architect Inc Appendix B Survey Results
Page 3 EXECUTIVE SUMMARY In the fall of 2011, the Town of Smithers issued a RFP for DESIGN AND CONSTRUCTION OF Town of Smithers Second Arena. and Bruce Carscadden Architect were pleased to have the opportunity to submit a response to this call for proposals. and Bruce Carscadden Architect are leaders in community ice arena design and construction in British Columbia, with extensive experience in creating safe, accessible, joyful public spaces. Some relevant projects located in northern BC, include the Terrace Sportsplex Arena Twinning (BCA), and the Buick Creek Arena (VPCM). Following the close of the RFP process, the Town of Smithers engaged Venture Pacific Construction Management and Bruce Carscadden Architect to provide schematic design development and cost review of the proposed second arena in the Town of Smithers. This report presents the findings of the study. This report was developed with input from Town of Smithers and the process was guided by a series of meetings with staff and public surveys. The resultant Proposed Option included in this report represents a significant step towards providing the community with a vibrant and exciting second sheet of ice in Smithers. The study and this report recommends a new stand alone ice facility adjacent to the existing arena, and includes new player s change rooms, lobby, public washrooms, and related support spaces.
Page 4 1 INTRODUCTION Introduction The Town of Smithers SCHEMATIC DESIGN represents a substantial effort on the part of the Town of Smithers to lay the important programmatic, design, and technical groundwork for bringing a second ice arena to the community. This document summarizes the findings of the client, BCA, VPCM and the project team. It assembles the Preferred Option schematic design drawings, costing and explorations offers to the Town of Smithers a level of cost certainty for the immediate construction of a new ice area. Team To achieve the project goals, a complimentary and experienced team of professionals was assembled: Construction Management Architecture Structural Engineering Mechanical Design Build Electrical Design Build Mark Van Ek Bruce Carscadden Architect Inc Bruce Carscadden CWMM Consulting Engineers Aqua North Smithers Electric 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 Mark Allen Roye Lovgren Report Organization Director of Recreation, Parks and Culture, Town of Smithers Director of Development Services, Town of Smithers Building Official / License Inspector, Town of Smithers This report is organized to reflect the methodology, and the step by step process taken by BCA and VPCM in their work with the Town of Smithers. The following headings are used to organize the report: Review and Analysis Program Development + Concept Options The Preferred Option Conclusions The project team developed the programmatic data and 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. The concept options and designs developed by BCA grew and changed according to this collaboration, until a preferred option was settled upon. This report collects the drawings and budget information necessary for Smithers to go forward with bringing a second arena to the community.
Page 5 2 REVIEW AND ANALYSIS Information Gathering Project information is based on the already completed studies and information provided as part of the Design Build RFP. Project Initiation Meeting A Project Initiation Meeting was held by telephone conference February 7 th 2012 wherein the consulting project team and Smithers staff reviewed, identified, and prioritized the key issues that affect the project, operations, and functions. At this meeting, the project team endeavored to develop their understanding of the project goals, opportunities and challenges. The concerns emphasized in this meeting included: A Public Survey that would poll the community, users, and non-users for feedback on the project goals and features Siting Options that explore cost and functional relationships between a side-by-side option and an end-to end-option. Consideration would be given to site servicing as well as parking Schedule and Costing concerns that should be explored in detail, including a review of the proposed 9 phases, the costing and schedule implications.
Page 6 3 PROGRAM DEVELOPMENT + CONCEPT OPTIONS Program Development Program development included discussions with staff and review of precedents and related facilities. Through an iterative process, the following program was developed, and used in the conceptual design options. PUBLIC SPACES Public Washroom Lobby and Entry Control Desk and Administration MULTIPURPOSE ARENA Spectator Seating (250 to 350) Event Floor (NHL Size) 540 ft2 810 ft2 0-300 ft2 1,600 ft2 20,300 ft2 1,500 ft2 23,000 ft2 SUPPORT SPACES Referee Change 220 ft2 Figure Skating Change 320 ft2 6 Skate Change Rooms 362 2172 ft2 3,000 ft2 SERVICE SPACES Ice Plant Ice Refinishing Room Storage Space Mechanical and Services Spaces OPTIONS Ice Refinishing Connections Second Floor Viewing Enhance Entrance Connections 620 ft2 420 ft2 200 ft2 500 ft2 1,000 ft2 1,000 to 3,000 ft2 18,000 ft2 2,000 ft2
Page 8 3 PROGRAM DEVELOPMENT + CONCEPT OPTIONS Site Development Concept Explorations Based on this programmatic information, and through steering committee meetings and design workshops a number of critical site related issues where explored. Two concept options were developed. These options were dubbed End to End and Side by Side and are discussed below: END TO END The End to End option would see a new NHL ice sheet constructed directly to the west of the existing arena. This option would provide a future enhancement opportunity to join both the arena facilities with a common entry lobby and viewing area. Future provisions to reclaim heat from the ice plant compressors for use in the pool is also available in this configuration, though is possible in either option. Access to the curling rink would be compromised, and special measures may be required to address proximity to the curling rink, which is regulated by the BC Building Code. The existing parking lot would be renovated and a new parking lot would be added, at an estimated cost of $300,000 to $400,000, and the existing underground services running through the current parking lot would have to be related at an approximate cost of $100,000. Significantly, the End to End option is the more expensive option overall.
Page 9 3 PROGRAM DEVELOPMENT + CONCEPT OPTIONS SIDE BY SIDE The Side by Side option would see the new arena constructed directly to the north of the existing arena. This configuration means that the existing parking lot and underground services would remain unchanged, and does not impede access to the curling rink. A future enhancement opportunity exists to join both arenas with a common entry lobby and viewing area, and the side entrances could be joined at a later date to provide a seamless connection. Like the End to End option, it would be possible to reclaim heat from the ice plant compressors for future use in the pool. This configuration places the Zamboni exit at the back of both buildings, meaning that a single Zamboni and staff member can service both ice surfaces, and future connection with an internal snow melt pit is possible. Significantly, the Side by Side option is the less expensive option overall.
Page 10 3 PROGRAM DEVELOPMENT + CONCEPT OPTIONS PARKING: Although parking and parking lot development is beyond the scope of this project, the accommodation of cars has been discussed in detail in previously completed reports. In this case, parking lot development is shown on the site plan as a future enhancement. Based on this, retention of the ball field is proposed. Public Input A social media survey was developed in consultation with Town staff and the project team. The questions were developed to provide important feedback on a range of issues. Significantly the Side by Side site planning options was strongly favoured with 85% of respondents. The project in general received overwhelming support with a combined total of 89% in favour. The completed survey summary is included in Appendix B.
Page 14 4 THE PROPOSED OPTION Code Compliance Strategies Development of code compliance strategies is an important step in realizing a complex and highly coordinated project like the proposed Smithers Second Arena. To explore this, the project team met and presented schematic code summary and diagrams with the Town of Smithers Building Official. Some of these features and decisions reached include: Setting the proposed arena away from the existing to mitigate upgrades to the existing arena, to address snow management issues, to address access and circulation, and to future proof the project allowing for expansion opportunities. Based on this meeting, the spatial separations between the structures were increased and a general agreement was met that upgrades to the existing area would not be required. The British Columbia Building Code BCBC 2006 The concept is illustrated below: Addition of a new ice arena, BCBC Reference Part 3, Group A, Division 3, Applicable atricale3.2.2.33 Sprinklered, non-combustible construction
Page 15 4 THE PROPOSED OPTION Energy and the Environment The building will be insulated using typical pre-engineered systems and will provide satisfactory service; however, upgrades and enhancements are options that were considered. Future energy and heat recovery options have been addressed for future connections to the curling club, pool and existing arena. While arenas themselves are un-heated buildings, spectator seating is provided with radiant heating and the building provides heated lobby and viewing areas as well as skate change rooms. Of course, there are many environmental choices to lessen a facility s impact on the environment that can be elected. We believe that any project can be a showcase for your community s green aspirations by identifying and implementing sustainable features early and often. The possibilities responsible siting, local materials, natural ventilation, low-flow fixtures, generous day lighting, low-voc paints, solar panels, durable materials, to name but a few. Many can be tailored to fit a project and community s specific needs and desires, and these and other options can be identified in the detailed design phases to ensure that the Smithers Second Arena looks to the future in a cost-effective way.
Page 16 5 CONCLUSIONS The Town of Smithers represents a significant effort on the part of the Town of Smithers, its residents and surrounding communities to bring a second ice arena to Smithers. Through an integrated, iterative process which included a number of meetings with the Steering Committee, stakeholder groups, and included a Public Survey, a preferred Proposed Option was developed, which is based on the Side by Side option. The Proposed Option represents a significant step towards providing the community with a vibrant and exciting second sheet of ice in Smithers. The study and this report recommends a new stand alone ice facility adjacent to the existing arena, and includes new player s change rooms, lobby, public washrooms, and related support spaces.