Simmons Sport Centre Complex Master Plan 2013-202 City of Charlottetown KenDesRoches Master Plan Deliverables Project Requirements RFP outlined key deliverables: 1 Condition Assessment of the Simmons Complex; 2 Assessment of utilization, user profiles and needs; • A City-wide assessment of ice and/or outdoor pool needs was not within the brief/requirements for this project. Project Requirements 3 Establish vision for the future of the Complex based on: Assessment of community and user needs via market research, extensive stakeholder and public consultations; Projected demographic changes and trends in sports participation. 4 Establish short to medium-term (1-5 yrs.) and long-term (6-10 yrs.) strategic directions for development of the Complex inclusive of capital project priorities. State of the Complex 2012 Condition Audit: The Arena Arena building generally well maintained (40 yrs. old); Lacks many modern amenities that would be included in a new building; With the same level of maintenance and equipment replacement, building systems should perform satisfactorily over the next 5 years +; But, significant maintenance/repair issues exist (movement of the rink slab, building envelope issues). 2012 Condition Audit: The Arena Investment will maintain the facility at a progressively lower (relative) level of quality compared to a state of the art efficient modern facility; Significant Investment in facility as a single-pad venue should not be an option. 2012 Condition Audit: The Pool Pool and related systems in poor condition; Exterior slab-on-grade outside the canteen and pool change rooms is extensively cracked; Pool mechanical equipment is 38-years-old and should all be replaced; Pool is beyond functional life; patching should not be an option; in-situ replacement of pool and mechanical system required. 2012 Condition Audit: The Sports Fields Wear of sports fields is worse in the normal high use areas. Some fields are operating at or over capacity (e.g. Simmons Main and Colonel Gray); Fields appear to drain well with the exception of some localized water ponding; The grass is in fair condition, with the best turf being on Simmons Main Field; There are no changing or washroom facilities for the sports fields. The Vision Simmons as a Complex: Simmons Sport Centre and fields considered part of a broader Community campus; Functionally integrated into the activities and facilities of the surrounding schools; Design options look holistically at the improved functionality of the entire campus. What We Heard Breakdown of Consultation Process: Stage 1: Over 24 In‐depth Interviews w/ Key Stakeholders (e.g. User Groups) Stage 2: Public Input Session to Guide Master Plan Vision Online Public Survey (promoted on City website and via news release) – 69 Respondents Stage 3: Public Meeting to Review Draft Master Plan (Option) Advertised via hand delivered flyer to all households within 100 m. Almost 50% of online respondents indicated they were little to moderately satisfied with the current Simmons facility (ranking from 3-5) . What We Heard Wide range of needs/aspirations voiced; Yet, consensus on several key aspects of future vision: 1 Enhance its community focus; opportunities for active 2 Maintain/enhance recreation and intensive field use (e.g. investing in artificial field turf); and 3 Expanding opportunities for passive recreation on-site. What We Heard Result: Ambitious; Somewhat conflicting (or at least challenges concept of complementarity); Nevertheless clear. Concepts & Related Capital Costs Preamble: An iterative process followed whereby a range of options responding to community vision are balanced with capital cost implications of the suite of desired changes. The Result: A likely sustainable framework for long-term planning. Option 1: Maintain Status Quo No new initiatives on-site; Maintenance/enhancement of current facilities; Includes a rebuilt pool in-situ and moderate capital enhancements to arena in years 1-5; Does not address long-term viability of arena building (i.e. 10-15 years from now); Does not offer realistic solution to long-term ice needs in City. Issues for Consideration Short-term costs provide a 1-5 year strategy for the improvement of the Complex in light of policy gap regarding future City-wide ice needs. Doesn’t address changing community needs, long-term infrastructure planning or highest and best use for the site. Costly price tag for ensuring status quo for next 10 years Negative cost-benefit ratio. Option 2: Traditional Recreation Footprint Short-term (1-5 yrs.) investment in required and desirable capital repairs and upgrades to arena and fields; Pool rebuilt in-situ; Longer-term (6-10 years) upgrades to existing arena to significantly extend useful life coupled with additional ice-pad (i.e. twinning). Issues for Consideration Meets the needs of principal users – field sports and ice user groups best if facility twinned. Outstanding policy & strategic questions as to merits of twinning arena (pending assessment of City-wide ice needs). Cost of fully upgrading arena and add second pad is only marginally less expensive than the cost of building a new twin pad at Greenfield site ($14.4 M to $15 M). Option 3: Investing in First Class Complex Emphasis on sports infrastructure at community level; New Pool in-situ; note in all scenarios, option for alternatives to finalize pool should be investigated (for example a wading pool/splash-pad structure); Development of Simmons Main Field with artificial turf, appropriate fencing; Arena decommissioned pursuant to a presumed future policy strategy of ice replacement in City; and Multi-use community centre. Option 3: Investing in First Class Complex Investment in integrated trails and pick-up use sport courts; and Network of active loops/trails and social spaces (gazebos). Issues for Consideration Decommissioning of the arena must occur in the context of Councilapproved strategies for facilities development and growth planning. Decommissioning arena is likely warranted in mediumterm. Invests in sports fields and meets significant community and school interest in field utilization. Opportunity for an alternative range of uses in a neighbourhood setting. Synergy between intensive field use and passive recreation. Order of Magnitude Capital Costs (2013 $) by Option Long Term Build-Out* Development Area/Item Option 1 Option 2 Option 3 $2,399,550 $961,500 $85,000 $2,399,550 $961,500 $85,000 $113,300 $961,500 - $4,000,000 $4,000,000 - - $8,000,000 - $8,000,000 $15,000,000 $1,500,000 - - $1,000,000 $432,500 $66,250 - - $273,250 Sub-Total Construction Cost Estimate Soft Costs (20%) Grand Total $7,446,050 Included $7,446,050 $15,446,050 Included $15,446,050 $4,346,800 $846,700 $5,193,500 Short Term Costs (Years 1-5) $3,446,050 $3,446,050 $113,300 A1 Capital Upgrades to Existing Facilities and Infrastructure (Years 1 - 5) (all-in costs) - Arena - Pool - Fields A2 Optional Long Term Upgrade to Arena** B Arena Twinning (Allocation) B2 New Arena (Greenfield Location) (Optional) - Single Pad*** - Twin Pad*** C Conversion to Artificial Turf Field D Multi-Use Centre - Building (Allocation) - External Development - Multi-Use Court (x1) E Multi-use Trails/Walkway Connections * Excludes decommissioning, demolition and off-site disposal costs as applicable ** Estimate of additional CapEx to significantly extend service life and functional quality of arena *** Costs not reflected in construction estimates for Option 3 The 5-year Plan In the short-term (1-5 years), Option 1 represents an immediate actionable strategy focused on maintaining the status quo. Option 3 (minimal costs years 1-5) only relevant if decommission of Simmons is planned. We do not recommend adopting Option 3 for expediency in years 1-5 without making a policy decision on the future of Simmons Arena. Arena should receive some $2.5 M minimum investment in the next 5 years if plan is to retain it for next 10 years. The 5-year Plan The 5-year plan assumes arena is retained, for which needed repairs and upgrades must be undertaken to extend its life, and improve its quality markedly in the shortterm. Minimum investment of $3.5 estimated. million Further investment over the longer-term (totaling $4 million) could ensure its life for a further 20+ years (not recommended). The Longer-term Plan Options 2 and 3 represent the longer-term plan for the development of Simmons; Immediate Action: A decision between these two options will be dependent on the results of Citywide recreation planning exercise inclusive of an ice needs and open-air pool needs assessment; Option 2 (retaining and twinning the arena over the longer-term) totals $12 million in additional investment over years 6-10 yrs.; Option 3 achievable over the long-term at a cost of $5.1 million. However, cost of replacing decommissioned ice elsewhere in City should be recognized, but not ascribed to this project.