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Client: City of Steinbach
Options Presentation April 7, 2015
Financial Assessment & Options
Analysis for New Recreation
Facilities
Agenda
1. Introduction
2. Background
3. Option 1: Fully Integrated Downtown Site
4. Option 2: Downtown Site with Stand-Alone PAC
5. Option 3: Partial Downtown Integration with
Greenfield Arena
6. Downtown Parking Study
7. Pros & Cons Summary
Options Analysis for New Recreation Facilities
______________________________________________________________________________
Primary Facilities:
Performing Arts Centre
Spectator Arena
Fieldhouse
Community Arena
Official Community Plan Alignment OCP Section Objective
Parks, Recreation, Open Space and Active Transportation
Policies
To promote active transportation networks that include all forms of human-powered transports such as walking, running, cycling, roller blading, and wheelchair use.
Parks, Recreation, Open Space and Active Transportation
Policies
To preserve and enhance natural local environments that have aesthetic value and scenic and environmental
characteristics.
Development Reserve To encourage the growth of the city in an economic
manner that has a minimum adverse impact on remaining agricultural operations.
Planning Policies To ensure that new developments are compatible with
existing adjacent uses.
Municipal Services Consideration should be given to maximizing the use of the
existing municipal infrastructure prior to extending the system, by encouraging infill development.
Guiding Assumptions:
1) PAC development is prioritized as Phase 1;
2) Community objective to maintain 2 operational arenas.
Background
WORK TO DATE
Part 1:
Needs Assessment & Site Assessment
3 Options for Downtown Location
Phased Development Assessment
Detailed Financial Analysis
Part 2:
Expanded Spectator Arena
Expanded PAC
Greenfield Assessment
Background
WORK TO DATE
Part 3:
Downtown Development Study
Detailed Parking Study
Downtown Design Optimization
Part 4:
Presentation of Preferred Options
[ STEINBACH EVENT CENTRE ] MASTERPLAN > OPTION 1
REIM
ER A
VEN
UE
ANTICIPATED PROPERTY LINE
EVENT CENTRE ARENA [ STEINBACH PISTONS ]
MULTI-USE FIELDHOUSE [ NEW ]
COMMUNITY ARENA 1 [ NEW ]
COMMUNITY ARENA 2 [ FUTURE ]
PERFORMING ARTS CENTRE [ NEW ]
CURLING RINK / THEATRE [ EXISTING ]
HOTEL + CONFERENCECENTRE [ NEW ]
BRIDGE CONNECTION [ PROPOSED ]
PARKADE PHASE 01 [ 150 Stalls ]
PARKADE PHASE 02 [ 150 Stalls ]
[ STEINBACH EVENT CENTRE ] MASTERPLAN > OPTION 1
REIM
ER A
VEN
UE
ANTICIPATED PROPERTY LINE
EVENT CENTRE ARENA [ STEINBACH PISTONS ]
MULTI-USE FIELDHOUSE [ NEW ]
COMMUNITY ARENA 1 [ NEW ]
COMMUNITY ARENA 2 [ FUTURE ]
PERFORMING ARTS CENTRE [ NEW ]
CURLING RINK / THEATRE [ EXISTING ]
HOTEL + CONFERENCECENTRE [ NEW ]
BRIDGE CONNECTION [ PROPOSED ]
PARKADE PHASE 01 [ 150 Stalls ]
PARKADE PHASE 02 [ 150 Stalls ]
Item Primary Features Capital Cost Estimate
Main Level
85' x 200' Multi-Use Ice Pad
7 Full Size Dressing Rooms
1 Junior "A" Club Dressing Room
2 Officials Dressing Rooms
Support Space (First Aid/Storage/Offices)
Kitchen/Concessions/Public Washrooms
Ice Resurfacing/Ice Plant/Building Services
Second Level
Walking Track/Concourse
Concessions/Public Washrooms
Viewing/Box Suites
Media Areas/Sound
Support Space (Storage/Offices)
Tenant Space $19,100,000
Main Level
85' x 200' Multi-Use Ice Pad
4 Full Size Dressing Rooms
1 Officials Dressing Room
Support Space (Storage/Offices)
Second Level
Public Washrooms
Viewing $7,750,000
Main Level
3 FIBA Basketball or 6 Court Volleyball
Male & Female Dressing Rooms
Support Space (Storage/Offices)
Spectator Viewing (retractable)
Entrance/Lobby
Tenant Space
Circulation
Second Level
Walking Track $9,240,000
Main Level
Proscenium Theatre
Multi-Purpose Room
Dressing Rooms/Art Space
Public Washrooms/Coat Check/Bar Area
Support Space (Storage/Offices)
Entrance/Lobby
Second Level
Balcony/Viewing
Public Washrooms
Multi-Purpose Space $13,584,000
300 New Stalls (net of potential parnership funding)
Site Development $7,400,000
Subtotal $57,074,000
Contingency $5,587,400
Design $4,609,605
Fit-Up $4,098,150
Total Estimated Project Cost $71,369,155
Estimated Phase 1 Costs* Estimated Phase 2 Costs* Estimated Phase 3 Costs*
$30,900,000 $24,200,000 $11,700,000
Based on the lowest estimated operating costs - Option 1 serves as established baseline
* Exclusive of inflation. Figures include partial parkade development (pre-spectator arena expansion)
OPTION 1: FULLY INTEGRATED DOWNTOWN SITE
New Parkade
Other Costs
New Spectator Arena
(1,800 seats expandable to 3,000)
New Community Arena
New Fieldhouse
New Performing Arts Centre
(750 seats)
Capital Cost Estimate
REIM
ER A
VEN
UE
ANTICIPATED PROPERTY LINE
MULTI-USE FIELDHOUSE [ NEW ] CURLING RINK / THEATRE
[ EXISTING ]
EXISTING TG SMITH ARENA [ RENOVATED ]
[ STEINBACH EVENT CENTRE ] MASTERPLAN > OPTION 2
EVENT CENTRE ARENA [ STEINBACH PISTONS ]
COMMUNITY ARENA 1 [ NEW ]
COMMUNITY ARENA 2 [ FUTURE ]
HOTEL + CONFERENCECENTRE [ NEW ]
PARKADE PHASE 01 [ 150 Stalls ]
PARKADE PHASE 02 [ 150 Stalls ]
PERFORMING ARTS CENTRE [ NEW ]
FUTURE ARENA EXPANSION
Item Primary Features Capital Cost Estimate
Main Level
85' x 200' Multi-Use Ice Pad
7 Full Size Dressing Rooms
1 Junior "A" Club Dressing Room
2 Officials Dressing Rooms
Support Space (First Aid/Storage/Offices)
Kitchen/Concessions/Public Washrooms
Ice Resurfacing/Ice Plant/Building Services
Second Level
Walking Track/Concourse
Concessions/Public Washrooms
Viewing/Box Suites
Media Areas/Sound
Support Space (Storage/Offices)
Tenant Space $19,100,000
Code Upgrades
Change Rooms
Tie-In $1,400,000
Main Level
3 FIBA Basketball or 6 Court Volleyball
Male & Female Dressing Rooms
1 Officials Dressing Room
Support Space (Storage/Offices)
Spectator Viewing
Entrance/Lobby
Tenant Space
Second Level
Walking Track
Fitness Zones
Media Areas/Sound
Spectator Viewing $13,200,000
Main Level
Proscenium Theatre
Multi-Purpose Room
Dressing Rooms/Art Space
Public Washrooms/Coat Check/Bar Area
Support Space (Storage/Offices)
Entrance/Lobby
Second Level
Balcony/Viewing
Utility/Services
Public Washrooms $17,508,000
300 New Stalls (net of potential partnership funding)
Site Development $7,400,000
Subtotal $58,608,000
Contingency $5,740,800
Design $4,736,160
Fit-Up $4,098,150
Total Estimated Project Cost $73,183,110
Estimated Phase 1 Costs* Estimated Phase 2 Costs* Estimated Phase 3 Costs*
$26,100,000 $23,800,000 $16,700,000
Relative Net Annual Operating Cost*
* Average annual impact relative to Option 1 - exclusive of financing
($43,500)
Other Costs
Option 2: Downtown Site with Stand-Alone PAC
New Spectator Arena
(1,800 seats expandable to 3,000)
Renovated Community Arena
New Fieldhouse
New Performing Arts Centre
(1,000 Seat Capacity)
Parkade
Capital Cost Estimate
[ STEINBACH EVENT CENTRE ] MASTERPLAN > OPTION 3
REIM
ER A
VEN
UE
ANTICIPATED PROPERTY LINE
MULTI-USE FIELDHOUSE [ NEW ]
COMMUNITY ARENA 1 [ FUTURE ]
PERFORMING ARTS CENTRE [ NEW ]
CURLING RINK / THEATRE [ EXISTING ]
PARKING
EXISTING TG SMITH ARENA [ RENOVATED ]
REIM
ER A
VEN
UE
ANTICIPATED PROPERTY LINE
MULTI-USE FIELDHOUSE [ NEW ]
COMMUNITY ARENA 1 [ FUTURE ]
PERFORMING ARTS CENTRE [ NEW ]
CURLING RINK / THEATRE [ EXISTING ]
PARKING
EXISTING TG SMITH ARENA [ RENOVATED ]
[ STEINBACH EVENT CENTRE ] MASTERPLAN > OPTION 3
Item Primary Features Capital Cost Estimate
Main Level
85' x 200' Multi-Use Ice Pad
7 Full Size Dressing Rooms
1 Junior "A" Club Dressing Room w. Office/Training/Storage
2 Officials Dressing Rooms
Support Space (First Aid/Storage/Offices)
Kitchen/Concessions/Public Washrooms
Ice Resurfacing/Ice Plant/Building Services
Second Level
Walking Track/Concourse
Concessions/Public Washrooms
Viewing/Box Suites
MPR Club Suites
Media Areas/Sound
Support Space (Storage/Offices)
Tenant Space $19,100,000
Entrance/Lobby
Exit Facilities
Site Development
Service Connections
Surface Parking $5,620,000
Code Upgrades
Change Rooms
Tie-in $1,400,000
Main Level
3 FIBA Basketball or 6 Court Volleyball
Male & Female Dressing Rooms
Support Space (Storage/Offices)
Spectator Viewing (retractable)
Entrance/Lobby
Tenant Space
Circulation
Second Level
Walking Track $13,200,000
Main Level
Proscenium Theatre
Multi-Purpose Room
Dressing Rooms/Art Space
Public Washrooms/Coat Check/Bar Area
Support Space (Storage/Offices)
Entrance/Lobby
Second Level
Balcony/Viewing
Public Washrooms
Multi-Purpose Space $13,584,000
Subtotal $52,904,000
Contingency $5,290,400
Design $4,364,580
Fit-Up $4,364,580
Total Estimated Project Cost $66,923,560
Estimated Phase 1 Costs* Estimated Phase 2 Costs* Estimated Phase 3 Costs*
$17,200,000 $31,300,000 $18,500,000
($88,000)
* Average annual impact relative to Option 1 - exclusive of financing
Estimated Relative Net Annual Operating Cost*
Other Costs
Option 3: Partial Downtown Integration with Greenfield Arena
New Fieldhouse
Performing Arts Centre
(750 seats)
Renovated Community Arena
Capital Cost Estimate
New Greenfield Spectator Arena
(1,800 seats expandable to 3,000)
Incremental Greenfield
Development Costs
Item
Walking Radius 5-Minute 8-Minute 5-Minute 8-Minute
Parking Need 1663 1663 2003 2003
Centralized Parking 463 463 463 463
Street Parking 222 397 222 397
Other Private Parking 551 1181 551 1181
Surplus/Deficit 427 378 767 38
Parkade Stalls 150 150 300 300
Surplus/Deficit 277 528 467 338
Pre-Expansion Post-Expansion
Parking Availability - Max. CapacitySpecial Events
Item
Walking Radius 5-Minute 8-Minute 5-Minute 8-Minute
Parking Need 1163 1163 1503 1503
Centralized Parking 463 463 463 463
Street Parking 222 397 222 397
Other Private Parking 551 1181 551 1181
Surplus/Deficit 73 878 267 538
Parkade Stalls 150 150 300 300
Surplus/Deficit 223 1028 33 838
Pre-Expansion Post-Expansion
Parking Availability - Max. CapacityPistons Home Game
Downtown Parking Study
Efficiency Analysis
Conclusions
Within a 5 minute walking radius, Downtown Steinbach has an adequate mix of centralized,
street, and private parking for day-to-day activities and pre-expansion Pistons games.
Special events with floor seating, associated with a downtown spectator arena, may require
the adoption of an 8-minute walking radius.
Post spectator arena expansion, a 300 stall parkade is required for the downtown site.
Summary of Pros & Cons
Option 1: Fully Integrated Downtown Site Option 2: Downtown Site with Stand-Alone PAC
Option 3: Partial Downtown Integration with Greenfield Arena
Pros
Alignment with Official Community Plan
Partnership Opportunities with Steinbach Credit Union
Efficiencies of Integration: o Staffing o Ice-Making Equipment o Utilities & Heat Recovery
Reduced Lifecycle Costs
Alignment with Current Architectural Trends
Reduced Structural Cost for Fieldhouse
Alignment with Official Community Plan
Partnership Opportunities with Steinbach Credit Union
Efficiencies of Integration: o Staffing o Ice-Making Equipment o Utilities & Heat Recovery
Greater Seating Capacity in PAC
Simplified Spectator Arena Development
Available Surface Parking
Reduced Congestion
Catalyst for Adjacent Development
Cons
Spatial Limitations
Land Acquisition Requirements
Staging Complexities
o Prioritizing PAC development requires closure of community arena
Post-Expansion Parkade Requirement
8 Minute Walking Radius for Special Events
Similar to Option 1
Added Structural Costs for Fieldhouse
Limited Resource Sharing Capacity for PAC
Increased PAC Operating Costs ($45,000/year)
Condensed Operating Season for Community Arena
Added Site Development Costs
Fewer Compatible Adjacencies
Lack of Mixed-Use Development
Limited Resource Sharing Capacity
Condensed Operating Season for Community Arena
Added Lifecycle Costs ($90,000/year)
Impacts on Leveraged Funding
Questions?
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