Report to: General Committee Report
Date:
SUBJECT: O Options for a Revised Building Strategy for the
PREPARED BY: Alan Wolfe, Project Consultant
RECOMMENDATION:
THAT the report entitled “Options
for a Revised Building Strategy for the Museum Ward Building Reconstruction
Project” be received;
AND THAT Council approve
allocating $242,750 from the Life Cycle Replacement Reserve to make up the
shortfall from the Federal Cultural Spaces Grant;
AND
THAT Council select an option, in principle, for a
Building Strategy for the Museum Ward Building Reconstruction project;
AND
THAT this option be referred back to the Building
and Parks Committee to develop a funding strategy;
AND FURTHER
THAT a meeting be arranged with Caroline Di Cocco, Minister
of Culture, to determine if a provincial contribution for this project is
available.
EXECUTIVE SUMMARY:
This report is to present Council options for a revised building strategy for the Ward Building Reconstruction.
The Ventin Group Ltd. Architects was hired
to complete the schematic design for the project. A design charette to determine the best
location for the new
The architect also conducted a business
case analysis to determine if the existing
The Technical Advisory Committee, Museum Board and Building and Parks Construction Committee endorse a revised building strategy including locating the new Ward Building at the front of the site on the north side of Reception Centre and the renovation of the existing Ward Building. Unfortunately, the cost of this revised building strategy far exceeds the funds allocate for the construction of this project.
Six options for a revised building strategy for the Ward Building Reconstruction project have been developed. The options are based on either locating the Ward Building on or near its existing location or placing at the front of the Museum site, either demolishing or retaining the existing building, and either maintaining the existing construction cost estimate or exceeding the cost estimate. The options are analyzed based on cost, as well as program, and site development criteria.
In order for the design process to continue, it is requested that Council provide direction on the building strategy for the Ward Building Reconstruction project. Once this direction is provided, the architect can continue with the schematic design process.
FINANCIAL CONSIDERATIONS:
A total of $3,325,000 has been allocated to this project. A copy of the current project cost estimate is included as Attachment “A”.
1)
Federal Cultural Spaces Grant Shortfall
The Town has been awarded an $854,500 grant from the Federal Cultural Spaces Grant for this project. Although this amount represents a significant accomplishment, it does not match the application amount of $1,097,250. The shortfall is $1,097,250 - $854,500 = $242,750. The original report recognized that it was highly unlikely that the Town would receive the full amount of the grant and indicated that any shortfall would have to be provided for in a future capital budget. This item can be funded from the Life Cycle Reserve.
2) Cost
of Building Strategy Options
If Council selects a building strategy option that requires additional funding for the project, the additional funding should be considered as part of the 2008 Capital Budget discussions. The additional funding requirement will have to be considered in competition with other important Town initiatives such as the tax funding components of the National Research Centre, Canadian Sports Institute, the Royal Conservatory of Music, and the South East Community Centre.
3) Costs for Parking Lot and Landscaping
This project does not include construction of additional parking and landscaping for the facility. These amenities will be required to appropriately service the new building. The site development Master Plan that is currently being undertaken is addressing these issues and will result in recommendation in the amount and extent of the parking lot and landscape requirements. The funding for the parking lot and landscaping will be identified in the Master Plan. The Parks Development Charges account will be considered for funding these amenities.
PURPOSE:
The purpose of
this report is to have Council select an option for a
BACKGROUND:
On
On
On
OPTIONS/ DISCUSSION:
1)
The design charette recommends locating the new Ward Building at the
front of the Museum site on the north side of the Reception Centre
Work on the project began shortly after the
award of this contract. The first two steps
of the design process were to determine the best location for the new building
and to review the existing condition of the
To ensure input from all the stakeholders a
design charette to determine the options for the location of the new
2)
The business case analysis recommends renovating the existing
The Facility Development Plan for the
The facility plan
also indicated that the existing
The Museum staff and board have recently reviewed their collection storage and programming needs. In summary, they concluded that it would be advantageous to maintain the existing building to provide storage space that would not require the Class “A” storage environment, i.e. sleighs, ploughs, etc., a workshop, and a large room for indoor gathering space for various purposes, including summer camps, wedding receptions, etc. They also concluded that the phase 1 building program would meet their Class “A” storage requirements for the foreseeable future. A drawing of the layout of the existing building is included as Attachment “C”.
On this basis, the architect completed a
business case analysis of renovating the existing building to meet these
requirements. A copy of the business
case is included as Attachment “D”. Their
conclusion was that for an investment of approximately $310,000, excluding
design fees, the existing
3)
TAC, Museum Board and BPCC endorse the revised Building Strategy
including locating the new Ward Building at the front of the site adjacent to
the north side of Reception Centre and the renovation of the existing Ward
Building
The architect prepared a presentation
summarizing the results of the charette and the business case analysis for the
renovating of the existing
The presentation was made to the Technical Advisory Committee (TAC) on May 7, 2007, to the entire Museum Board at its May 14 meeting, and to the Building and Parks Construction Committee (BPCC) at its May 18, 2007, meeting. Each of these committees endorsed revised Building Strategy, including locating the new Ward Building at the front of the site adjacent to the north side of Reception Centre and the renovation of the existing Ward Building. The minutes of these meetings are included as Attachment “E” and “F”. The BPCC also requested that the architect explore the possibility of constructing a two-storey building.
4)
The cost of the proposed building exceeds the budget amount
Unfortunately, the cost of the selected option far exceeds the funds allocated for the construction of this building.
The current allocation to construct the
building is $1,870,000. This was based
on constructing a 14,000 sq.ft. building at the cost of $133.50/sq.ft. The architect has reviewed the cost estimate. They
advise that the current construction costs for a pre-engineered building is $143.00/sq.ft. This
amount provides a building of similar quality to the existing
5) Six Options for a building strategy for the
Six options for a building strategy for the Ward Building Reconstruction project have been developed. The options are based on either locating the Ward Building on or near its existing location or placing at the front of the Museum site, either demolishing or retaining the existing building, and either maintaining the existing construction cost estimate or exceeding the cost estimate. The options are analyzed based on cost, as well as program, and site development criteria.
Option
1 - Demolish the
The cost estimate to demolish the existing building is $100,000. Therefore, the amount remaining for construction of a new building is $1,870,000 - $100,000 = $1,770,000. The cost estimate to construct a building with a Class “A” storage area, with basic level quality, and on one level without a basement is $220.00/sq.ft. Therefore, the size of the new building would have to be reduced from the 14,000 sq.ft. to $1,770,000/220.00/sq.ft. = 8,000sq.ft.
Option
2 - Retain the
The cost estimate to renovate the existing building for non Class “A” uses is $310,000. Therefore, the amount remaining for construction of an addition is $1,870,000 - $310,000 = $1,560,000. The cost estimate to construct a building with a Class “A” storage area, with basic level of quality, and on one level without a basement is $220.00/sq.ft. Therefore, the size of the addition would have to be $1,560,000/220.00/sq.ft. = 7,000 sq.ft. Therefore, the total area of building provided is 14,000 sq.ft. + 7000sq.ft. = 21,000sq.ft.
Option
3 - Retain the
The cost estimate to renovate the existing building for non Class “A” uses is $310,000. Therefore, the amount remaining for construction of an addition is $1,870,000 - $310,000 = $1,560,000. As this addition is at the front of the site, it will be necessary to build a building with a medium level of quality on one level without a basement at the rate of $302.50/sq.ft. Therefore, the size of the addition would have to be $1,560,000/302.50/sq.ft. = 5,100 sq. ft. Therefore, the total area of building provided is 14,000 sq.ft. + 5150sq.ft. = 19,150sq.ft.
Option
4 - Demolish the
The cost estimate to demolish the existing building is $100,000. The cost estimate to construct a Class “A” building, with basic level of quality, on one level with a basement is 14,000 sq.ft. X $220.00/sq.ft. = $3,080,000. The total cost is $3,080,000 + $100,000 = $3,180,000. Therefore, the amount of additional funding required is $3,180,000 – $1, 870,000 = $1,310,000. The total area of building provided is 14,000 sq.ft.
Option
5 - Retain the
The cost estimate to renovate the existing building is $310,000. The cost estimate to construct a Class “A” building, with a basic level of quality, on one level with a basement is 14,000 sq.ft. X $220.00/sq.ft. = $3,080,000. The total cost is $3,080,000 + $310,000 = $3,390,000. Therefore, the amount of additional funding required is $3,390,000 – $1,870,000 = $1,520,000. The total area of building provided is 14,000 sq.ft. + 14,000 sq.ft. = 28,000 sq.ft.
Option
6 - Retain the
The cost estimate to renovate the existing building is $310,000. The cost estimate to construct a Class “A” building, medium level quality, on one level with a basement is 14,000 sq.ft. X $302.50/sq.ft. = $4,235,000. The total cost is $4,235,000 + $310,000 = $4,545,000. Therefore, the amount of additional funding required is $4,545,000 – $1,870,000 = $2,675,000. The total area of building provided is 14,000 sq.ft. + 14,000 sq.ft. = 28,000sq.ft.
ANALYSIS OF OPTIONS
Table 1
Cost Comparison of Options
|
|
Description |
Cost |
Additional
Funding Required |
Size (sq.ft) |
Cost/sq.ft |
|
Option 1 |
Demolish the existing
|
$1,870,000 |
0 |
8000 New |
$233.75 |
|
Option 2 |
Retain the existing
|
$1,870,000 |
0 |
14,000 +7,000 New 21,000 |
$89.00 |
|
Option 3 |
Retain the existing
|
$1,870,000 |
0 |
14,000 +5,150
New 19,150 |
$97.65 |
|
Option 4 |
Demolish the existing
|
$3,180,000 |
$1,310,000 |
14,000 New |
$227.00 |
|
Option 5 |
Retain the existing
Building and construct a new building to the original size adjacent to the
existing building |
$3,390,000 |
$1,520,00 |
14,000 +14,000 New 28000 |
$121.00 |
|
Option 6 |
Retain the existing
Building and construct a new building to the original size at the front of
the site |
$4,545,000 |
$2,675,000 |
14,000 +14,000 New 28,000 |
$162.32 |
From a cost perspective, Options 2 and 3 provide the best value and remain within the current cost allocation, as well as provide more space than original concept. Options 1 and 4 involve demolishing of the existing facility and have high cost per sq.ft. Option 1 does not meet the original space requirements. Options 5 and 6 provide considerably more space than the other options: However, they are well beyond the existing cost allowance.
Table 2
Comparison of Program and Site Development Considerations
|
|
Description |
Program |
Site Development |
|
Option 1 |
Demolish the |
· Does
not provide specified amount of Class “A” storage space · Does not provide supplemental non Class
“A” storage space |
·
The
location would be remote from the Reception and Administrative areas ·
The
location is not consistent with the site development Master Plan and would
not serve to increase the Museum’s profile on Hwy 48. |
|
Option 2 |
Retain the |
· Does not provide specified amount of
Class “A” storage space · Does provide supplemental non Class “A”
storage space |
·
The
location would be remote from the Reception and Administrative areas ·
The
location is not consistent with the site development Master Plan and would
not serve to increase the Museum’s profile on Hwy 48. |
|
Option 3 |
Retain the |
·
Does
not provide specified amount of Class “A” storage space ·
Does
provide supplemental non Class “A” storage space |
·
The
location would be in close proximity to the Reception and Administrative
areas ·
The
location is consistent with the site development Master Plan and would serve
to increase the Museum’s profile on Hwy 48. |
|
Option 4 |
Demolish the |
· Does
provide specified amount of Class “A” storage space · Does not provide supplemental non Class
“A” storage space |
·
The
location would be remote from the Reception and Administrative areas ·
The
location is not consistent with the site development Master Plan and would
not serve to increase the Museum’s profile on Hwy 48. |
|
Option 5 |
Retain the |
· Does
provide specified amount of Class “A” storage space · Does provide supplemental non Class “A”
storage space |
·
The
location would be remote from the Reception and Administrative areas ·
The
location is not consistent with the site development Master Plan and would
not serve to increase the Museum’s profile on Hwy 48. |
|
Option 6 |
Retain the |
· Does
provide specified amount of Class “A” storage space ·
Does
provide supplemental non Class “A” storage space |
·
The
location would be in close proximity to the Reception and Administrative
areas ·
The
location is not consistent with the site development Master Plan and would
not serve to increase the Museum’s profile on Hwy 48. |
Options 5 and 6 meet all the program requirements. Options 3 and 6 meet the site development requirements.
Other
considerations:
1) The Federal Cultural Spaces officials have indicated that a reduction in the size of the new building would result in a review of the grant. This may result in a reduction in the amount of the grant.
2) The current estimate does not include energy/environmental enhancements to achieve Leadership in Environmental and Energy Design (LEED) certification. The architect has provided a preliminary analysis of the cost for the various levels of LEED certification.
A summary of the analysis is included as Attachment “H”. The cost to provide LEED certification ranges from $140,000 - $420,000. A detailed LEED business case will be provided with the schematic design.
3) The above costs are preliminary only to provide order of magnitude pricing to assess the various options. At the completion of the schematic design a detailed estimate for construction for the selected building strategy option will be provided.
4) The architect has determined that the most economic building configuration to provide a new 14,000 sq.ft. building is to construct an on level building with a basement. The basement provides an ideal envelop to construct the Class storage and does not require extensive exterior or interior finishing. Selection of a two storey building without a basement for the building configuration would add significant costs to the facility. A summary of these costs is included as Attachment “G”.
5) Depending on the option selected, the overall Museum future building program will have to be reviewed. If the program is reduced from the14,000 sq.ft., the future building program will have to be increased. If the program is increased from the 14,000 sq.ft., the future building program can be reduced accordingly.
6) Conclusion
In order for the design process to continue, it is requested that Council provide direction on the building strategy for the Ward Building Reconstruction project. Once this direction is provided, the architect can continue with the schematic design process. Every effort will be made to control the cost of the new building while ensuring the building meets the Town’s design requirements as the design process proceeds.
FINANCIAL TEMPLATE: (external link)
Not Applicable
ENVIRONMENTAL CONSIDERATIONS:
None
ACCESSIBILITY CONSIDERATIONS:
None
ENGAGE 21ST CONSIDERATIONS:
None
BUSINESS UNITS CONSULTED AND AFFECTED:
Cultural Services Department
Finance Department
RECOMMENDED
BY: ________________________ ________________________
Steve Andrews, P.Eng. Peter Loukes, P. Eng.
Director, Asset Management Acting Commissioner
Community and Fire Services
ATTACHMENTS:
ATTACHMENT “A” - Project Cost Estimate
ATTACHMENT “B” - Program Description
ATTACHMENT “C” - Existing
ATTACHMENT “D”- Business Case for
Renovating the Existing
ATTACHMENT “E” -
ATTACHMENT “F” - Minutes BPCC
ATTACHMENT “G” -
New
ATTACHMENT “H” - LEED Certification Costs
Q:\Commission
Share\Operations and Asset Management\Reports\2007\Asset Management\Capital
Facilities\Report to General Committee June 25 2007 re Revised Building Strategy for the Ward
Building Reconstruction Option Version.doc