G F F UIDELINES OR ACILITY P : D & LANNING ESIGN C M ONSTRUCTION ETHODS T A HE RENA S 2002 EPTEMBER G F F P : UIDELINES OR ACILITY LANNING D & C M ESIGN ONSTRUCTION ETHODS T A HE RENA S 2002 EPTEMBER ONTARIO RECREATION FACILITIES ASSOCIATION INC. HUMAN 1185 EGLINTON AVENUE EAST, SUITE 402 NORTHYORK, ONTARIO RESOURCES CANADA M3C 3C6 T.416.426.7062 John Milton F.416.426.7385 Executive Director 1.800.661.6732 (TOLL FREE IN ONTARIO) [email protected] [email protected] Marie Krawczyk www.orfa.com Administrative Assistant [email protected] Marie Laurencin Administrative Assistant [email protected] Rebecca Russell Facilities Librarian [email protected] Terry Piche Technical Director [email protected] Hubie Basilio Public Relations & Communications Coordinator [email protected] Monica Gurpersaud Office Assistant [email protected] COPYRIGHT© 2001 ONTARIORECREATIONFACILITIESASSOCIATIONINC. All rights reserved. No part of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, photocopied, recorded or otherwise, without the prior written permission of the Ontario Recreation Facilities Association Inc. The information contained in this reference material is distributed as a guide only; it is generally current to the best of our knowledge as to the revision date, having been compiled from sources believed to be reliable and to represent the best current opinion on the subject. No warranty, guarantee or representation is made by O.R.F.A. as to the absolute correctness or sufficiency of any representation contained in this refer- ence material and O.R.F.A. assumes no responsibility in connection therewith; nor can it be assumed that all acceptable safety and health measures are contained in this reference material, or that other or additional measures may not be required in par- ticular or exceptional conditions or circumstances. While O.R.F.A. does not undertake to provide a revision service or guarantee accuracy, we shall be pleased to respond to your individual requests for information at any time. Reference to companies and products are not intended by the publisher as an endorse- ment of any kind. Guidelines for Facility Planning: Suggested Design & Construction Methods The Arena INTRODUCTION TO BUILDING A RECREATION FACILITY ............................................................ THE FUNCTIONAL PROGRAM......................................................................................................... DESIGN PHASE................................................................................................................................. CONTRACTING METHODS:............................................................................................................. 1. Design/Build......................................................................................................................... 2. Traditional, Stipulated or Lump Sum .............................................................................. 3. Construction or Project Management............................................................................ 4. Field Services....................................................................................................................... THE PLANNING PROCESS............................................................................................................... 1. Background or preliminary analysis................................................................................. 2. Inventory analysis................................................................................................................ 3. Evaluation of current systems........................................................................................... 4. Formation of goals and objectives ................................................................................. 5. Developing alternate strategies -.................................................................................... 6. Selecting the preferred strategy...................................................................................... 7. Setting standards, planning guidelines and policies ................................................... 8. Recommendations for Action.......................................................................................... ARCHITECT/CONSULTANT SELECTION.......................................................................................... 1. Architect selection process .............................................................................................. 2. The interview: questions and score sheets ..................................................................... 3. Selecting the Architect/Consultant................................................................................. 4. Architect selection guidelines developed by the Ontario Association of Architects. ............................................................................................................................................... 5. Contractual Arrangement Options................................................................................. 6. Pre-Qualification of Contractors...................................................................................... METHODS OF CONTRACTUAL AGREEMENTS .............................................................................. 1. Traditional Method Or Consultant/Contractor Method (cid:150) Stipulated Sum................ 2. Cost Plus............................................................................................................................... 3. Management Contractual (Project or Construction Manager)................................. 4. Design Build ......................................................................................................................... PRE - CONSTRUCTION INVESTIGATION ....................................................................................... 1. High Water Table................................................................................................................ 2. Run-Off Pattern ................................................................................................................... 3. Drainage & Sewage Facilities........................................................................................... 4. Soil Composition ................................................................................................................. 5. Capillary Effect.................................................................................................................... 6. Cost of Various Materials at Site....................................................................................... 7. Insulation.............................................................................................................................. 8. Ice Rink Under-Floor Heating System............................................................................... i SUMMARY OF STEPS IN ARENA PLANNING.................................................................................. IMPORTANT QUESTIONS TO ADDRESS BEFORE THE PROJECT STARTS........................................ FACILITY DETAILS............................................................................................................................. 1. Type of Structure................................................................................................................. 2. Promotion............................................................................................................................. 3. Arena Location and Site Considerations........................................................................ 4. Building Regulations........................................................................................................... 5. Drainage Factors................................................................................................................ 6. Utilities And Services........................................................................................................... 7. Direction of Building........................................................................................................... 8. Parking.................................................................................................................................. 9. Public And Service Entrances........................................................................................... 10. Landscaping........................................................................................................................ DESIGNING THE BUILDING (cid:150) CONSIDERATIONS AND PRECAUTIONS....................................... 1. Type of Building Structure.................................................................................................. 2. Type of Building................................................................................................................... 3. Main Entrance / Public Entrance .................................................................................... 4. Auditorium ........................................................................................................................... 5. Roofing Materials................................................................................................................ 6. Exterior Wall Design............................................................................................................. 7. Icing Conditions.................................................................................................................. 8. Heated Storage.................................................................................................................. 9. Ticket Sales........................................................................................................................... 10. Public Washrooms............................................................................................................... 11. Accessories.......................................................................................................................... 12. Washroom Vandalism........................................................................................................ 13. Concessions......................................................................................................................... 14. Public Telephones............................................................................................................... 15. Check Rooms...................................................................................................................... 16. Supervisory Controls........................................................................................................... 17. Bulletin Boards..................................................................................................................... 18. Circulation............................................................................................................................ 19. Exits........................................................................................................................................ 20. Operational Services.......................................................................................................... 21. Storage ................................................................................................................................ 22. Press Box............................................................................................................................... 23. Dressing Rooms................................................................................................................... 24. Showers ................................................................................................................................ 25. Benches ............................................................................................................................... 26. Clothing Hooks.................................................................................................................... 27. Floor....................................................................................................................................... 28. Doors, Locks and Hardware.............................................................................................. 29. Ceilings................................................................................................................................. 30. Windows............................................................................................................................... i i 31. Equipment Drying Rooms.................................................................................................. 32. Referees(cid:146) Room................................................................................................................... 33. First-Aid Room...................................................................................................................... 34. Ice Resurfacer Room.......................................................................................................... 35. Size of The Ice Surface....................................................................................................... 36. Goal Judge Box.................................................................................................................. 37. Floor Drains........................................................................................................................... 38. Lighting and Electrical Needs........................................................................................... 39. Snow Removal..................................................................................................................... 40. Painting and Colour Schemes.......................................................................................... 41. Heating................................................................................................................................. 42. Ventilation............................................................................................................................ 43. Hot Water Boilers................................................................................................................. 44. Refrigeration........................................................................................................................ 45. The Ice Making Process Or Refrigeration........................................................................ 46. Annual Operating Costs.................................................................................................... 47. General Guidelines To Expenditures................................................................................ 48. Principal Annual Arena Expenditure Breakdown.......................................................... 49. Principal Annual Arena Revenue Sources...................................................................... MAINTENANCE AND UPKEEP......................................................................................................... 1. Refrigeration System........................................................................................................... 2. Painting................................................................................................................................. 3. Floors..................................................................................................................................... 4. Walls...................................................................................................................................... 5. Dasher Boards..................................................................................................................... 6. Seats...................................................................................................................................... 7. Showers And Washrooms.................................................................................................. 8. General Maintenance Comments.................................................................................. REFRIGERATION SYSTEMS............................................................................................................... 1. Main Components of The Refrigeration System............................................................ 2. Compressor.......................................................................................................................... 3. Condensers.......................................................................................................................... 4. Chillers................................................................................................................................... 5. Control System.................................................................................................................... 6. How To Eliminate Fog And Condensation...................................................................... ICE MAKING ................................................................................................................................... 1. Making The First Sheet Of Ice............................................................................................ 2. Preparation of a Sand Floor.............................................................................................. 3. Preparation of a Concrete Floor...................................................................................... 4. Painting of the Ice Surface................................................................................................ 5. Total Ice Thickness............................................................................................................... 6. Ice Surface Maintenance................................................................................................. ENERGY MANAGEMENT................................................................................................................. 1. Electrical Rates.................................................................................................................... ii i 2. Electrical Energy ................................................................................................................. 3. Electrical Peak Demand.................................................................................................... LOW COST OR NO COST ENERGY CONSERVATION MEASURES................................................ 1. Resurfacing Water Temperatures..................................................................................... 2. Ice Thickness........................................................................................................................ 3. Night Set-Up of Ice or Brine Temperatures...................................................................... 4. Rink Space Heating............................................................................................................ 5. Switching Off Lights............................................................................................................ 6. Dumping of Resurfacing Snow......................................................................................... 7. Reduced Air Infiltration...................................................................................................... 8. Energy Efficient Lighting..................................................................................................... 9. Potential Energy Savings: .................................................................................................. 10. Other Low Cost / No Cost Measures............................................................................... CAPITAL COST ENERGY CONSERVATION MEASURES................................................................. 1. Low Emissivity Ceilings........................................................................................................ 2. Brine Pump Control............................................................................................................. 3. Ice Surface Lighting............................................................................................................ 4. Hid Dimmer Systems........................................................................................................... 5. Compressor Heat Recovery.............................................................................................. 6. Air Handling & Rink Dehumidification............................................................................................ 7. Energy Consulting Services.............................................................................................................. SUMMARY OF PRECAUTIONS......................................................................................................... 1. Change Rooms................................................................................................................... 2. Mechanical Equipment..................................................................................................... 3. General Building (cid:150) Exterior................................................................................................. 4. General Building (cid:150) Interior................................................................................................. GUIDELINES FOR DEVELOPING NEW FACILITIES.......................................................................... 1. Ratio Standards (cid:150) Arenas.................................................................................................. 2. Single vs. Twin Pad Arena.................................................................................................. iv Introduction to Building a Recreation Facility The purpose of this document is to provide guidance to recreation staff in assisting them with the various steps and planning required to design and to construct a functional recreation facility. This booklet will provide you with a better understanding of the planning stages, the various types of design methods, community, user and staff involvement, various methods of construction, the space, design, programming and operation requirements for your new or renovated facility. Do your homework and complete the proper planning in advance. Most of all, be prepared. Building a recreation facility is a project many communities throughout Ontario will undertake. However, many may not realize the implications of constructing a building that facilitates recreation and community events. What steps must be taken when beginning such a major project? What are the considerations when contracting an architect? What are the risks involved with building this type of facility? The first step to building a vibrant community recreation facility is finding a competent architect. A credible and reputable architect is essential to the success of any project. Once a community has consulted with an architect, it is important that those overseeing the project understand the over all concept of the construction process. This understanding includes knowing the responsibilities of each party involved, as the architect is not the only instrumental part of the project. An architect is a tool to help clients achieve their goals. However, it is important to know that there are obligations for both the architect and the client who is hiring the architect. When building a recreation centre, the client must appoint a knowledgeable and experienced person to be their key representative and they must be an integral part of the design and construction process. The concept of the facility(cid:146)s functions and needs must be conveyed to the architect who, in turn, translates these needs into three-dimensional space that supports client programs. It is important at the planning stage that the design space be suited to the client(cid:146)s intended use. Only then can the building be expected to function properly and adequately to the purpose of its construction. The Functional Program The client must develop a written document (functional program) stating specific functions of the building, listing all spaces required and detailing the purpose of all spaces; including 1 Guidelines for Facility Planning: Suggested Design and Construction Methods mechanical and electrical requirements and necessary features for each room. The architect will use the functional program throughout the entire design phase as a reference to guide all design actions and decisions in order to achieve the type of facility that will benefit the community. Design Phase Architects who specialize in sports facility architecture say that the process of design goes through various steps (cid:150) from the general to the specific. The design stage has three steps: !The first is developing the schematic design where the architect looks at how the building can be assembled. The schematic gives a general understanding of the site, suitability, function, and operations of the building; !The second is developing the design where the architect begins introducing more detail to the schematic designs as he gains an understanding of the building and its operations; !The third stage involves finalizing the scheme, the design and preparing working drawings and specifications. This step is the most time extensive and labour intensive part of the project for any architect. Municipalities must now consider the type of contracting method that will work for them. Contracting Methods: Design/Build Private or Public owners may reduce their costs by as much as 20 per cent using this method compared to the traditional design-bid-build scenarios. In Design/Build there are four stages: • Contractor negotiates a fee with the design consultant for preliminary drawings • Preliminary sketches are produced and the contractor submits a tender for the job. Usually the tender guarantees a maximum price for Design/Build projects. • Contract is awarded and a final detailed design is then completed. • Contractor completes the job. Changes in Design/Build can be very expensive. The owner has little control over the process once the contract is awarded. Potential problems can arise for the contractor because he guarantees a maximum price prior to the final detailed designs. One consequence of this may be that the contractor can cut corners on the job. For example, the design consultant makes decisions based on quality, including long-term performance, durability and lower maintenance objectives. 2 Guidelines for Facility Planning: Suggested Design and Construction Methods The contractor may opt for minimum standards that won(cid:146)t necessarily offer the best result because he has to keep within his guaranteed maximum price. Traditional, Stipulated or Lump Sum This is the most common method used in Ontario in contracting municipal facilities (cid:150) it has a long history and is well understood. In this design-bid-build method, the contractor gives a fixed price for the construction of the building, excluding change orders. The owner has input throughout this process. This method provides the most accountability to the taxpayer. Construction or Project Management In this process, there is no general contractor but a Construction Manager who works under contract to the owner for a fixed fee, which is independent of the construction, cost. The construction manager issues trade contract tenders. Therefore, the total cost of the project is not fixed at the outset, as the entire project is not tendered at once. This process can be faster than traditional lump sum process and, depending on the skill of the Construction Manager, may be less expensive. This person (project manager) whether an experienced architect, contractor or facility staff member must have construction experience, recreation facility experience, HVAC and mechanical equipment experience. They should also have a good knowledge of the Ontario building code and the Ontario fire code. They must have project management experience. Whatever process is selected, contracts must be clearly worded and specific in detail and everything must be stated in order to avoid misunderstandings. The implications of not issuing clear documents can be substantial. It can increase your costs drastically. As financial issues become apparent in this phase, it is important for municipalities to remember that the project cost and construction cost are two separate figures. The project cost will be the cost of construction plus additional amounts for fees, project management, furniture, equipment, etc. The total project cost is typically about 20 per cent more than the construction cost. The construction cost is the cost of the building and its built-in components only. In any construction project there will always be change orders so money should be set aside to deal with such changes. This is called Contingency expenses. It is recommended to budget 6 to 8% of the project costs for contingencies. Field Services Once construction starts, the architect will provide administration support and field services- observing the construction process and making sure everything conforms to the design and contract documents. (Observation: Architects will only provide the services 3 Guidelines for Facility Planning: Suggested Design and Construction Methods