RCMP Feasibility Analysis · •March 29, 2016 Council approved Report 0041/16 regarding the RCMP Building Process and Feasibility analysis. •RFP Closed on August 5th, Awarded to

RCMP Feasibility Analysis

• March 29, 2016 Council approved Report 0041/16 regarding the RCMP Building Process and Feasibility analysis.

• RFP Closed on August 5th, Awarded to KMBR, Architects Planners Inc

• Phase 1 of project complete • Options presentation

Overview of Administration process

We are here in the process

KMBR presentation

Ft St John RCMP Study

Fort St. John RCMP Detachment Expansion/Replacement Study

Witmar Abele, principal KMBR Architects


Introduction The purpose of this study is to prepare and assess options for a potential construction project to replace or renovate and expand the existing RCMP Detachment building to meet current and future needs of the City and RCMP.

• The 35‐year old detachment is nearing the end of its service life. • Spatial and functional deficiencies compared to current needs • Cannot accommodate future growth. • Building Code deficiencies, e.g., fire protection sprinklers, seismic and snow load design.

Reason for the Study


Study Overview

3‐stage Methodology: Stage One: Functional Programming and Building Condition Assessment Stage Two: Conceptual Planning Options Stage Three: Evaluation, Analysis, and Final Report


Study Participants City of Fort St John: Wally Ferris General Manager of Community Services Jim Rogers Director of Protective Services Evelyn Ross RCMP Support Manager Architect/Prime Consultant ‐ KMBR Architects Planners Inc: Witmar Abele, Architect AIBC Project Lead Architect Bassem Tawfik, Architect AIBC Project Manager Kate Lemon, Architect AIBC Assistant Project Architect Programming/Planning Consultant – Cornerstone Planning Group: David Whetter, MSc. Lead Planner Laura Knezevic Senior Associate Planner Quentin Talbot‐Kelly Associate Planner Cost Consultant – Spiegel Skillen Associates Gavin Sparg, PQS Assoc RICS Lead Quantity Surveyor Glenda Jahning, MRICS Associate Quantity Surveyor

Structural Engineer – Herold Engineering Lee Rowley, P.Eng Lead Structural Engineer Mechanical Engineer – AME Ahmet Ozata,P.Eng Mechanical Engineer Nadine Anseeuw, P.E. Design Engineer Electrical Engineer – Jarvis Engineering John Jarvis, P.Eng Principal Electrical


Existing Building

Windowless basement workspaces Over-crowded work environment


Existing Building

Structural Concerns: • Roof structure does not meet current Building Code for snow loads • Structure not designed for a second floor addition (or very costly) • Does not meet post-disaster design requirements


Existing Building

Mechanical Concerns: • Water, sanitary and drainage systems are original and declining due to age. • Sanitary and storm sump pumps are >20yrs old and need to be replaced. • Plumbing fixtures are original to the building • Storm water system drains to grade and does not meet plumbing code. • No fire protection sprinklers (required by Code for this type of building) • HVAC systems have some serviceable life left. • Boiler and hot water tanks ok.


Existing Building

Electrical Concerns: • Electrical systems >30years old and at end of service life. • In some cases do not meet current Code requirements • Emergency generator needs to be replaced. • Fire alarm system should be replaced with an addressable system • Fire alarm remote monitoring equipment does not meet Code • Insufficient telephone capacity • Electrical service and distribution panel have sufficient capacity.


Existing Building

Functional Concerns: • Building is undersized by 36% • Windowless basement offices are not suitable work environment. • Crowded conditions compromise operational efficiency and safety. • Poor working conditions affect staff morale.


Programming: Cornerstone Report

Development Options Considered: A) Current Full Post-Detachment Model (municipal + provincial/federal) B) Municipal Only Detachment

Planning Horizon: • Current Needs • 20-Year Growth • 50-Year Growth

Development Scenarios: a) Renovate and Expand Existing Building b) Replace with a new Facility


Programming: Cornerstone Report Growth Projections: • 50-year growth study by Urban Systems in 2015: Population of Ft St John >60,000 by 2065

• RCMP Member calculation: 1 city force member per 617 residents.

• Following the Medium Growth Rate estimates there will be 56 city force members in 20 years and

• 101 city force members in 50 years • Civilian as well as Provincial/Federal Members will increase accordingly.



Total Staff Counts:

Current 20-Year Growth 50-Year Growth

Municipal 65 106 182

Prov Business Line 19 31 51

Provincial/Federal 13 22 36

Combined Totals 97 159 269



Building Area Requirements:

Existing

Building Current

Requirement m2

20-Year Growth

Requirement m2

50-Year Growth

Requirement m2

Post-Detachment Model

2,267.9 3,074.9

4,178.3 5,749.8

Municipal Detachment Only

N/A 2,346.4 3,244.6 4,338.7

Current Needs area shortage: 807m2


Existing Site


Expansion to Meet Current Needs


Option 1(I)a - Expansion to Meet Current Needs


Option 1(I)a - Expansion to Meet Current Needs


Renovation/Expansion Phasing Plan

1

3 2

2

4

Step 1: Construct new Parking Lot Step 2: Construct Expansion Area Step 3: Gut and Renovate Existing Building Step 4: Complete Site Works on Existing Site


Existing Building Area: 2,273m2 Total Addition Area: 2,515m2

Option 1(I)b – Renovation/Expansion to Meet 20-Year Growth


Option 2(I)b – Post Detachment New-Build, 20-Year Growth

Site for Future Parking Lot Expansion

New RCMP Detachment


Total Building GFA: 3,746m2


Total Building GFA: 3,746m2

Option 2(I)b – Post Detachment New-Build, 20-Year Growth


Total Building GFA: 2,908.9m2

Option 2(II)b – Municipal Detachment, New-Build, 20-Year




Option 2(II)b – Municipal Detachment, New-Build, 20-Year


Cost Estimates

Option 1: Renovation and

Expansion of Existing Facility

Option 2:

New-Build

Development Scenario Single phase

construction

(temporary relocation)

2-phase construction

I FULL POST DETACHMENT

a) Current Needs

$ 36,897,000 $ 33,717,000 $ 32,091,000

b) 20-Year Growth Scenario

$ 48,207,000 $ 47,981,000 $ 42,629,000

c) 50-Year Growth Scenario

$ 54,958,000 $ 54,449,000 $ 57,374,000

II MUNICIPAL DETACHMENT

a) Current Needs

$34,535,000 $ 31,354,000 $ 25,901,000

b) 20-Year Growth Scenario

$ 41,996,000 $40,600,000 $ 34,375,000

c) 50-Year Growth Scenario

$ 48,504,000 $ 48,000,000 $ 45,766,000


Cost Summaries – Spiegel Skillen and Associates


Conclusions and Recommendations

Option Pros Cons

Renovation/ Expansion

• Existing structure is retained, saving cost of deconstruction and disposal.

• Requires temporary off‐site facility with significant cost implications.

• Requires 2 moves ‐ thus disruptive to RCMP operations. • Or Phased Construction – prolonged construction and

disruptive to operations. • More costly than the new‐build option for both the current

needs and 20‐year scenarios. • Long‐term growth more difficult to accommodate • High risk due to inherent complexity. • Building planning options limited by existing building.

• Requires more site area.


Conclusions and Recommendations Option Pros Cons

New Building • Straight‐forward, “clean” construction project will attract quality builders and result in competitive pricing.

• Lends itself to all common project delivery

methods • Least disruptive to RCMP operations • Building design can be optimized as not

impeded by existing structure. • More efficient use of site due to

multi‐story opportunities – requires less site area.

• Superior building aesthetics if all new

design • Lowest cost option.

• Distance to courthouse is marginally increased. • Disposal of existing building results in increased construction waste.


Conclusions and Recommendations

5. Post‐Detachment model vs Municipal-only Detachment requires further cost-benefit analysis.

1. Renovation/Expansion Options are more costly than the corresponding New‐Build options.

2. The New‐Build Options allow a more efficient and more functional building layout, at a lower project cost.

3. The viability of the 20-year as well as the 50-year expansion options depends on the ability to achieve a reasonable return on the increased capital expenditure over the Current Needs option.

4. Considerations for ease of future expansion should be incorporated into the building, e.g., a small percentage of additional building area to allow for short to medium term growth, as well as some “core” facilities such as locker rooms, that would be difficult to expand in the future.

6. Recommendation: New-Build RCMP Detachment is the better value option over renovation/expansion.

Non deferrable: – Fire Alarm Panel - $100,000 – Interior renovations to accommodate fentanyl handling - $100,000 – Misc. budget items $100,000 per year - to meet operational requirements

Items that may come up before new facility is ready and would be considered non deferrable:

– Emergency Generator $200,000 (Would be repurposed when new building completed) – Interview Room soundproofing $20,000 – Guard Station desk $15,000

Items that are required in fit-up standards but may be deferred if new build occurs:

– IT room fit-up – Entrance lobby washrooms – Exhibit room Reno’s – Sprinklers – Paved parking – Security Access Control – Interior renovations (wall extensions in file room, additional office space)

Cost Escalation Assumption table as listed in the report. i.e. a 1 year delay increases the cost by 4.4%

Impacts of doing nothing

**These are cost estimates which may increase or decrease due to market changes**

• Option 2(i)(a)- Full Post Detachment to meet current needs Class D Estimate - $32M

• Option 2(i)(b)- Full Post Detachment for 20 year growth Class D Estimate - $43M

• Option 2(ii)(b)- Municipal Detachment for 20 year growth Class D Estimate - $33.5M

Administrative proposed options to consider

• Pay for the Facility over a 4 year period utilizing a combination of: – Peace River Agreement funds – And internal reserves – Payback reserves with interest rate less than current debt financing

costs.

• Province may provide annual lease payments on 40% of the full capital cost as well as debt servicing costs in the form of an annual lease payments over a term of 20 years.

• Details of funding from PRA and internal borrowing to be determined according to direction from Council on which option to pursue

Financing options

**Provincial funding noted above subject to provincial approval and funding agreement**

• Does Council wish to proceed with any of the options identified in table A2?

• Does Council wish to pursue an option that will continue to accommodate the full Post Detachment model of operation?

• Does Council wish to pursue an option that will only accommodate a Municipal detachment?

• Does Council have a preference on the financing scenarios identified in this report and the High level Financing strategy provided by our General Manager of Corporate Services?

Essential Questions

"THAT, Council direct staff to pursue Option 2(i)(b)- Full Post Detachment for 20 year growth - $43M." or "THAT, Council direct staff to pursue Option 2(ii)(b)- Municipal Detachment for 20 year growth - $33.5M." Or "THAT, Council direct staff to pursue Option 2(i)(a)- Full Post Detachment to meet current needs - $32M." or "THAT, Council receive this report for Information."

Response options

• Funding agreements – Province

• Federal or other Provincial grants or programs

• Determine procurement process

• RFP development

• Strike build committee

Next steps

RCMP Feasibility Analysis · •March 29, 2016 Council approved Report 0041/16 regarding the RCMP Building Process and Feasibility analysis. •RFP Closed on August 5th, Awarded to

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