Urban Arts Architecture

#300 111 Water Street e. info@urban-arts.ca Town of Smithers Library + Art Gallery
Vancouver, BC, V6B 1A7 20 September 2018
DRAFT CONCEPT DESIGN + BUSINESS CASE
PROJECT TEAM TABLE OF CONTENTS
The following consultants have contributed to this Concept Design + Business Case. 1. EXECUTIVE SUMMARY 1
Process
ARCHITECT & TEAM LEADER: Vision
Urban Arts Architecture
Jennifer Marshall, Architect MAIBC, Partner in charge 2. PROGRAM 4
Shelley Craig, Architect AIBC, Supporting Partner
Meghan Froehlich, Architect AIBC, Project Architect
3. BUILDING DESIGN 5
Floor Plan
LANDSCAPE ARCHITECTS
Massing + Exterior Spaces
Space2place Building Elevations
Jeffrey Cutler BCSLA, CSLA, Principal-in-Charge Interior Spaces
Somaye Hooshmand, Landscape Project Manager + Designer
Jaclyn Kaloczi, Landscape Designer 4. PROJECT SITE 10
SUSTAINABILITY CONSULTANT
5. LANDSCAPE DESIGN STRATEGIES 11
Integral Group
Paul Anseeuw, P.Eng., Principal
Samson Tam, P.Eng., Sr Mechanical Designer 6. LANDSCAPE SITE PLAN 12

BUSINESS CASE CONSULTANT 7. KEY EXTERIOR SPACES 13

Colliers International
Anne Hunger, Business Case + Financial Specialist 8. SUSTAINABILITY & SYSTEMS 19
Ralf Nielsen, Project Risk, Funding + Procurement Specialist
11. COST ESTIMATE SUMMARY 21
COST CONSULTANT
LTA Consultants Inc
10. BUSINESS CASE 22
Lyndon Thomas, PQS, MRICS, Director
Financial Analysis
Assumptions
BUILDING COMMITTEE
12. RISK MANAGEMENT 23
Mayor Taylor Bachrach, Town of Smithers
Frank Wray, Councillor - Library Council Liaison 13. IMPLEMENTATION PLAN 24
Phil Brienesse, Councillor - Art Gallery Council Liaison
Lauren Bell, Art Gallery President
Susan Smith, Art Gallery Vice President A APPENDIX A - SUSTAINABILITY REPORT
Kristin Charleton, Art Gallery Manager

Wally Bergen, Library Board Chair
Paul Perry, Library Board Member
B APPENDIX B - BUSINESS CASE ASSUMPTIONS
Lorraine Doiron, Friends of the Library
Wendy Wright, Library Director C APPENDIX C - RISK REGISTER
Alison Watson, Project Manager
Mark Allen, Director Development Services, Town of Smithers D APPENDIX D - PROCUREMENT ASSESSMENT

E APPENDIX E - COST ESTIMATE + BREAKDOWN
WITH THANKS...
To the community members who generously gave their time to advise on this important project.
1. EXECUTIVE SUMMARY
This Concept Design + Business Case Report for a new Public Library + Art Gallery is intended to be utilized as a
tool to enable the Town to pursue funding.
The mandate for the building is for a 12,000 sf building which houses the Library + Art Gallery and meets Passive
House Standard. Inclusion of the Smithers Explorers Group mineral collection allows for the addition of an
additional 1,500 sf of area.
This building is considered an investment for the community and shall be constructed of durable, sustainable
materials that are locally sourced where possible. It shall be easy to operate and maintain. As the building shall be
designed to last a minimum of 50 years, a higher up-front investment to allow for lower operating costs is a key
consideration.
The conceptual design was built on consultation with the community and through a series of interviews with user
groups and two open houses. Additionally, the 2017 BV Arts and Culture Centre Pre-Feasbility Study and the 2009
Smithers Public Library Expansion Project form a basis for the vision. This report includes the following:
PROGRAM
The total building area is 13,541 sf. Of this area, 12,541 sf is located on the ground level, with an additional 1,000
sf on the upper level for the Smithers Explorers Group mineral collection and mechanical spaces. The Library and
Art Gallery Share a total of 3,772 sf of amenities and support space. The Library has a net area of 7,124 sf (10,896 sf
including shared space). The Art Gallery has a net area of 1,898 sf (5,670 sf including shared space).
BUILDING DESIGN
The building concept is centered around the Library + Art Gallery as shared spaces. The overlap of program allows
for synergies between the elements and a resulting building whose sum is greater than its parts.
The building is envisioned as a grouping of simple shed roofs, tuned to views, daylight and key gathering spaces to
create a building that echoes the mountain context and bolsters Smither's Alpine Theme. Built from natural locally
sources materials with a wood structure, metal roofs and stone feature walls. It is designed to last a minimum of 50
years.
SITE DESIGN
The Site Design includes the renewal of Veteran's Peace Park, the addition of a Civic Plaza and the re-imagining of
the Peace Monument, as well as the addition of parking to the perimeter of the site.
The landscaping strategies include the following:
• Integrate the new Library + Art Gallery with the Park
• Provide a meaningful end to Main Street
• Maximize natural features
• Accommodate large events, public gatherings
SUSTAINABILITY
The heating, ventilation, plumbing and fire protection systems of the facility will be designed to meet the following
design and performance criteria:
1. Meet Passive House or Step Code Level 5 energy standards.
2. Provide natural ventilation to provide free ventilation and cooling when outdoor climate conditions are ideal.
3. Provide robust, low maintenance mechanical systems. Systems to have optimal life cycle and energy efficiency,
including ease of operation and maintenance.
Smithers Library + Art Gallery
Concept Design + Business Case
20 September 2018
URBAN ARTS ARCHITECTURE
COST ESTIMATE
A Class D "Order of Magnitude" Cost Estimate has been prepared based on the conceptual design described in
this report, as well as a Life Cycle Cost Analysis for a 50 year period.
This is broken down as follows:
Library + Art Gallery Building Costs: $8,669,293
Passive House Construction Premium 567,162
Site Costs (Road Upgrades + Park) $1,510,180
Soft Costs $1,837,675
Furniture Fixtures + Equipment (FF+E) 203,000
Total Project costs NIC Inflation $12,787,310
Inflation to 2021 (refer to Capital Plan on page 22) $3,488,000
Anticipated Total Capital Cost including Inflation $15,872,000
Based on the life-cycle cost analysis, the premium for Passive House Construction is an up-front investment
that would provide a return after 12 years. With Passive House construction, energy costs are reduced by 85%
compared to standard construction.
BUSINESS CASE
Colliers International has prepared a Business Case, Risk Assessment and Implementation Plan for this project,
working with the Building Committee, the Town and the consultant team.
Capital Investment
The new Library and Gallery facility will require significant funding from different levels of government. Sources of
funding considered to provide the necessary capital are a provincial/federal grant - namely the Rural and Northern
Communities Investing in Canada Infrastructure Program and a direct contribution from the Municipality. It is
currently anticipated that the Town of Smithers will contribute $1.59 Million with the provincial and federal funding
grant comprising the balance of $14.28 Million to complete construction of the new building, park and related site
and road works.
Operating Costs
Joint operating agreement(s) that meet the needs of the Smithers Public Library, Smithers Gallery Association and
Smithers Exploration Group will be developed. Some revenue will de derived from the Galley Association and
Smithers Exploration Group. Operating cost estimates for the new facility show additional funding of $24,000
annually (not including financing costs) will be required for ongoing operations. Note: these estimates assume no
change in current administrative and human resource costs for the Library.
RISK MANAGEMENT
The Building Committee performed a workshop to identify the known risks to the project, their impact and
probability and developing appropriate mitigation strategies. These have been documented in a Risk Register that
will enable the proactive management of risks and assist the Town in project planning, procurement, design and
construction. The Building Committee has identified the key project risks are the availability of funding and project
approval by the local government.
IMPLEMENTATION PLAN
Selecting a suitable procurement method is one of the most important means of managing risk. The Building
Committee has identified that Design-Bid-Build (DBB) best responds to the Towns objectives and priorities. DBB
entails that the Town engages a design consultant to develop a detailed design. A tender is issued afterwards, and
General Contractors submit bids. The contractor with the lowest (qualified) bid will be selected and construction
commences. A project Governance Structure has been established to ensure this capital project is successful
and meets both the Town’s and end users’ requirements. Governance is structured to ensure that continued
stakeholder consultation and ongoing oversight. 1
 URBAN ARTS ARCHITECTURE
PROCESS
The design team has been working throughout the project in consultation with the Building Committee. The work in
this document is based on feedback with key stakeholders at the following meetings:
• Start-up Meeting
• Library Staff + Stakeholders Needs Review
• Art Gallery Staff + Stakeholders Need Review
• Smithers Explorer's Group Need Review
• Building Workshop
• Site Workshop

On July 25, 2018 the Town of Smithers hosted an Open House to present and receive feedback on Concepts
for the Library and Art Gallery project. The event began with a presentation of the previous analysis and design
prepared for the site, including contextual analysis, design principles and site strategies. The project team the
provided an overview of three concept options. A robust conversation discussing the merits of each option was held
with the attendees. Community members provided feedback via written comments and sticky dots on preferred
features.

The preferred concept option was developed based on feedback from the Open House. Developed plans were
presented to the Building Committee for further comments and revised based on this feedback.

On August 20, 2018, the developed option and landscape plan were presented at a second Open House in the
Town of Smithers. Further comments were collected and another engaged conversation was had with community
members providing additional feedback.

BUILDING WORKSHOP

BUILDING WORKSHOP - Participants collaged images to represent their vision for the new shared facility. OPEN HOUSE - Presentation of three concept options, followed by discussion.
Smithers Library + Art Gallery
Concept Design + Business Case 2
20 September 2018

ANIMATE THE STREET
INTERCONNECTIVITY
ENGAGE THE COMMUNITY
SPACES FOR CHILDREN
Smithers Library + Art Gallery
Concept Design + Business Case
20 September 2018
URBAN ARTS ARCHITECTURE
VISION
The vision for the Library + Art Gallery is to capitalize on synergies between the two entities. The combined facility
will by truly shared between the Art Gallery + Library, with the whole being greater than the sum of its parts. The
overlap of spaces creates synergies between the programs and allows for the programmatic requirements of each
institution to be met within the mandated area.
Benefits of collocation include:
• Greater exposure for both the Library + Art Gallery.
• Increased opportunity for engagement of the community.
• Increased cross pollination of ideas.
CONNECT TO THE PARK NATURAL LIGHT • Access to larger shared spaces.
• Shared programming opportunities.
• Shared service and support spaces increase building and operational efficiency.
SPATIAL QUALITIES
As part of the Building Workshop, participants were divided into small groups and asked to collage a series of
postcard images that represent the vision for the shared facility. The images on the adjacent page illustrate key
spatial qualities and concepts that arose.
The new building shall be:
• Bright with lots of natural light
• Connected to the surroundings animating the street and opening up to the park
• Welcoming and accessible to all
FLEXIBLE SPACE CAPTURE VIEWS • Capture views (mountains and park)
• Easy to navigate with intuitive flow of spaces and good visual connections
• Flexible, able to support a variety of activities, including larger gatherings.
• Connected to the outdoors (Readers Terrace, Entry Porch)
The Library collection and the Art Gallery Exhibition space both open up into a fluid shared spaces. Shared spaces
include the Entry, the Community Living Room, Multi-purpose Rooms, large and small Meeting Rooms and outdoor
spaces.
ART GALLERY LIBRARY
INTERGENERATIONAL LEARNING SUPPORT FAMILIES
...an inclusive
community
Creating gathering place
community dedicated
through art. to literacy,
lifelong learning
inspiration, and
discovery.
SHARE CULTURE/STORIES ACCESSIBLE FOR ALL
3
 111 stacks and 5 end caps @ 5 high, 66 stacks and 7 end
Adult Collection 2,000 2,599 caps @ 4 high, 3 stacks @ 3 high
Computer Work Stations 150 8 Workstations
Casual seating 200 4 Lounge Chairs
Independent Seat/Study 150 4 Independent Study seats

2. PROGRAM Adult Total

TEEN
2,500 URBAN ARTS ARCHITECTURE

8 stacks and 1 end cap @ 5 high, 6 stacks and 1 end caps @

The total building area is 13,541 sf. Of this area, 12,541 sf is located on the ground level, with an additional 1,000sf
Teen Collections 200 327 4 high, 13 stacks @ 3 high
on the upper level for the Smithers Explorers Group mineral collection and mechanical spaces. The Library and Art Computer Work Stations 100 4 Workstations
Gallery
SmithersShare a total of
Public 3,772 sfand
Library of amenities and support space. The Library has a net area of 7,124 sf (10,896 sf
Art Gallery Independent Study 200 2 Independent Study, one table for 6, one table for 4
including shared space). The Art
Preliminary Space Program ScenariosGallery has a net area of 1,898 sf (5,670 sf including shared space). Casual Seating 400 4 lounge chairs, 2 beanbags, 1 gaming couch
Teen Total 900
Program Component Area Stacks NOTES
sq.ft. lineal ft. CHILDREN
SHARED SPACES Children's Collection 700 459 51 stacks @ 3 high
Digi Kids 120 4 Workstations
SHARED AMENITIES
Reader's Tables 150 3 tables for 4
Lobby/Foyer 600 Event spillout space, flexible entry area
Casual Seating 250 4 parent/tot reading chairs, 2 beanbags
Living Room 250 Casual Seating for 13+ people
Multi Purpose Room Large dividable MP Room, with messy and clean zones. 2 x 50
Smithers Public
Children Total Library and Art1,220
Gallery
lecture seats/30 workshop seats for a total of 100/60 seats. Preliminary Space Program Scenarios
STAFF AREA
1,250 Kitchenettes in each space.
Library Director Office 120
Storage general 60 Program supplies and equipment - close to Multi-Purpose
Children's Librarian Office 120
Storage tables and chairs 60
Book Drop 30
Quiet Study Room/ Conference 230 Use by Gallery too
Technical Services Area 540 Includes server, communications and storage.
Shared Amenities Total 2,450 Staff Lounge / Lockers 140 Shared between library + gallery
Staff WC 50
SHARED SUPPORT
Staff Area Total 1,000
Vestibule 250 Includes boot and coat storage
Public Washrooms 280 Total 3,430 lineal feet of shelving (122 stacks and 6 end caps
Janitor Closet 40 @ 5 high, 72 stacks and 8 end caps @ 4 high, 51 stacks @ 3
Water Entry 40 Close to Street high). Current Library has 2,900 lineal feet of shelving.
Mechanical / Electrical 220 On Upper Level 41 Meeting and Study seats (excl. large meting and multi-
Support Areas Total 830 purpose), 31 Casual seats including Living Room, 16 Computer
LIBRARY SUBTOTAL 6,195 3,430 stations.
SHARED SPACE SUBTOTAL 3,280
Net to Gross 1:1.15 929
Net to Gross 1:1.15 492
LIBRARY SPACE TOTAL 7,124
SHARED SPACE TOTAL 3,772
TOTAL LIBRARY + SHARED SPACE 10,896

LIBRARY EXISTING LIBRARY AREA 4,000 Including Mechanical + Walls

LIBRARY SUPPORT
Welcome Desk + Checkout 300 ART GALLERY
Holds Shelf 20 45 3 stacks @ 5 high ART GALLRY SPACES
Group Study Rooms 160 2 rooms for 6 people @ 80sf. Exhibition Space 1,220 Include pivoting panel walls
Tuturoring Closet 45 1 small tutor room for 2 people Gallery Shop 110
Family Washroom 50 Barrier free washroom with change table Open Office 120 View into gallery space
Library Support Total 575 Storage / Preparation Space 200
1,650
ADULT
111 stacks and 5 end caps @ 5 high, 66 stacks and 7 end ART GALLERY SUBTOTAL 1,650
Adult Collection 2,000 2,599 caps @ 4 high, 3 stacks @ 3 high Net to Gross 1:1.15 248
Computer Work Stations 150 8 Workstations ART GALLERY TOTAL 1,898
Casual seating 200 4 Lounge Chairs TOTAL GALLERY + SHARED SPACE 5,670
Independent Seat/Study 150 4 Independent Study seats
Adult Total 2,500
SMITHERS EXPLORERS GROUP
TEEN Smither Explorers Group Rock Collection 650 On Upper Level
8 stacks and 1 end cap @ 5 high, 6 stacks and 1 end caps @ SEG SUBTOTAL 650
Teen Collections 200 327 4 high, 13 stacks @ 3 high Net to Gross 1:1.15 98
Computer Work Stations 100 4 Workstations SEG TOTAL 748
Independent Study 200 2 Independent Study, one table for 6, one table for 4
Casual Seating 400 4 lounge chairs, 2 beanbags, 1 gaming couch TOTAL 13,541 12,541 on Ground Floor
Teen Total 900 sq ft 1000 sf on Upper Level

CHILDREN
Smithers Library + Art Gallery
Children'sDesign
Concept Collection
+ Business Case 700 459 51 stacks @ 3 high 4
Digi Kids
20 September 2018 120 4 Workstations
Reader's Tables 150 3 tables for 4
Casual Seating 250 4 parent/tot reading chairs, 2 beanbags
3. BUILDING DESIGN URBAN ARTS ARCHITECTURE

ALFRED AVE

WATER
ENTRY

PIVOTING
STORAGE/ GALLERY
PREP
WALLS

ART GALLERY LIVING ROOM

BOO
DRO K
P

ENT
RY
PO
RC
OFFICE H
MU
LTI-

AGE
COMMUNITY LIVING ROOM PUR
POS ENTRY AS A BEACON

R
STO
E

MEETING ROOM
SHOP

BOOK MU
RETURN LTI-
PUR

JAN
UP

CHE
POS
CK-I E

E
N

STO AIR
RAG
WC

CH
STORAGE

INFO

COPIER
SLID

UT
ING

CHE ELF
CK-O
DO

MULTI-PURPOSE ROOM
OR
S
ART GALLERY

S
WHAT'S
HOT
DIRECTOR TECHNICAL
SERVICES

CHILDREN'S
LIBRARIAN PAC
ALDOUS STREET
REFERENCE
CH

VE
WORK
STAFF ILD

ABO
TABLE
WC REN

NG
RHA
PAC PAC

OVE
STAFF FAMILY
ROOM WC
COATS/
LOCKERS

OUTDOOR PLAY

INFORMATION CHILDREN'S AREA

rts
READING
TREE WITH
BENCH
Urban
Architecture Urban Design

Y
PLA

rts
OR
TDO
PAC
Urban

OU
MAIN COLLECTION

ED
Architecture Urban Design

C
FEN
READER'S TERRACE

rts
Urban

PAC
Architecture Urban Design

TEEN AREA READING TREE

TEEN
MEETING MEETING STUDY

0' 5' 10' 20' 40'

STUDY ROOMS READING IN THE WINDOW
FLOOR PLAN
1
1/16" = 1'
Smithers Library + Art Gallery
Concept Design + Business Case 5
20 September 2018 PROJECT:
ISSUED: AUG 31, 2018
DRAWING TITLE: SHEET No.
300 - 111 Water Street
Vancouver, BC SMITHERS PUBLIC LIBRARY SCALE: AS NOTED
SCHEMATIC FLOOR PLAN ASK - 01
REFERENCE:
Canada V6B 1A7 + ART GALLERY
604-683-5060 DRAWING:
 URBAN ARTS ARCHITECTURE

VIEW FROM MAIN STREET

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 MASSING & EXTERIOR SPACES URBAN ARTS ARCHITECTURE

The building is envisioned as a grouping of sloped standing seam metal roofs designed to shed show, optimize
views and highlight key spaces within. The resulting form echoes the mountain context reinforcing Smither's Alpine
Theme and creates dynamic interior spaces with variation in height to suit program requirements. A triangular
portion of the roof lifts toward the south to bring light and volume to the entry, main circulation and Welcome
Desk below. There are generous overhangs on the south and west side of the building which will allow of shading
of summer sun. On the north side of the building, the roof angles downward at a steeper pitch, allowing for north
facing clerestory light in the Art Gallery and Library spaces.

The new Public Library + Art Gallery is highly visible from Main Street and entered from a new Civic Plaza. A
portion of the building runs parallel to Aldous Street, while the multi-purpose space and children's are angled
toward the south, opening up the entry way to both the Art Gallery and shared spaces within. The front of the
building serves as a beacon, animated by activity in the Community Living Room and Multi-purpose Rooms and
Children's Area. All major spaces open onto the revitalized park.
PERSPECTIVE FROM SOUTH WEST
The component parts of the building are described below:

ENTRY PORCH:
A generous, covered entry porch faces the new civic plaza, and is highly visible from Main Street. The entry canopy
is supported by heavy timber columns, and will provide a sheltered area at the entry, and welcome visitors to the
combined facility.

READERS TERRACE:
The south-facing Readers Terrace is protected by a generous overhang, and also offers sunny spaces to read and
READERS TERRACE gather. It features a Readers Tree with seating below and faces south towards the new Veteran's Peace Park. The
fenced perimeter allows for children's play in this area.
ENTRY
PORCH EXTERIOR:
The building is constructed of durable and sustainable materials, primarily sourced locally. Wood is a featured
material, used structure, siding and finish.

The exterior features heavy timber columns, wood siding, stained wood soffit, metal siding in the service areas, and
OVERHEAD VIEW SOUTH
stone facing in key locations. The windows and doors are natural anodized aluminum for ease of maintenance, and
a contrast to the rich wood siding.

OVERHEAD VIEW NORTH

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BUILDING ELEVATIONS URBAN ARTS ARCHITECTURE

EAST ELEVATION SOUTH ELEVATION

WEST ELEVATION NORTH ELEVATION

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 INTERIOR SPACES URBAN ARTS ARCHITECTURE

The interior will be a light-filled, dynamic space, defined by sloped wood ceilings. The spaces are organized
to maximize visual connection between spaces and allow ease of navigation. The Library and Art Gallery are
connected by shared spaces allowing for synergies and program overlap. There is an "after hours suite" which can
be separated from the main Library collection and Art Gallery. This suite includes the Multi-purpose Rooms, large
Meeting Room, Community Living Room, Public Washrooms and Entry foyer. This arrangement maximizes flexibility
of use and efficiency of operations. North facing clerestory windows showcase mountain views from the main
interior spaces.

ENTRY
At the main entrance, there is a generous vestibule to accommodate bench seating with boot storage and a
hanging area for coats. A secondary entrance is provided off Aldous Street. Upon entry, visitors have a clear view of
the Welcome Desk and reading spaces beyond, as well as the Gallery and Gift Shop.

COMMUNITY LIVING ROOM:

The Community Living Room is located on the Northeast corner of the building, serving as a beacon of activity to
Main Street and the Park. This shared space has lounge as well as cafe style seating. It will contain a portion of the
collection, and can function as an extension of the gallery space for events by use of pivoting exhibition walls.

WELCOME DESK / ORIENTATION AREA:

The Welcome desk is centrally located for visual connection with both the Library and Gallery spaces. The desk is
separated into three portions; Check-in, Self Checkout and Reference. This facilitates ease of movement around the
desk and creates a more welcoming approachable service area. The book return is easily accessible both from the
VIEW FROM ENTRY TOWARDS LIBRARY COLLECTION main and secondary entrance.

MULTI-PURPOSE ROOMS
The Multi-purpose Rooms are located adjacent the entrance. Separate spaces for chair and program storage are
located at the entry to the rooms. Each room has a kitchenette and storage cabinets. A movable partition allows the
rooms to be combined into a large gathering space.

LIBRARY SPACES
The library arrangement is centered around people at the windows, with lounge seating, parent and tot chairs and
study tables located at the perimeter. The "What's Hot" collection is located adjacent the Welcome Desk, providing
a separation from the Children's Area beyond. The Children's Area has a collection with shelving a maximum of
36" high, Digi Kids stations, cozy seating and small readers tables. The adjacent Multi-purpose room opens directly
onto the Children's Area and may be used for storytelling and programming. The Family Washroom and access to
the outdoor play area are in close proximity. The Teen area features a gaming area with the ability to project onto a
wall as well as cozy lounge seating and study tables. Small Meeting Rooms and a Tutoring Room are located at the
perimeter with views of the mountains and access to natural light.

GALLERY SPACES
The Art Gallery is an open, flexible light filled space. North facing clerestory windows provide even natural light.
Pivoting gallery walls allow for the space to open onto the Community Living Room. The glazed Gift Shop is highly
visible and opens into the entry foyer space allowing maximum visibility to visitors and ease of supervision from the
Welcome Desk. On the Aldous Street side, there is an office with view of the gallery space connected to a storage/
prep space with direct access to the exterior.

There is an upper floor which contains the Smithers Explorer's Group mineral collection and Mechanical and
Electrical Rooms.
VIEW FROM WELCOME DESK TOWARDS GALLERY

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4. PROJECT SITE URBAN ARTS ARCHITECTURE

The park is located at the western edge of Smithers downtown

core and is situated within the site of the existing library.
Importantly, the site includes the Veteran's Peace Park across
from Town Hall. The park defines the end of Main Street;
creating a destination point along the cities downtown spine and
provides a gateway leading visitors from the Railway Station into
Smithers.

The project site is bordered to the south and southwest by

the rail tracks, the Smithers Train Station and Railway Avenue.
On the Western edge, the site is bordered by Town Hall and
Aldous Street, on the northern edge by Alfred Street, and on the
eastern edge by the Court House building.

The significant location in Veterans Peace Park can be enhanced

RAILWAY AVE.
to support and define a civic gathering place, strengthening the
end of Main Street, while complimenting the use of the park.
RAIL TRACKS
VETERANS PEACE PARK GATE
TOWN HALL

TRAIN STATION &

RESTAURANT
PARKING
OPEN SPACE
CENOTAPH
ALDOUS ST.
EXISTING PUBLIC LIBRARY

EXISTING TREES

ALFRED AVE.

GOVERNMENT BUILDING

MAIN ST.

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5. LANDSCAPE DESIGN STRATEGIES URBAN ARTS ARCHITECTURE

Integrate the new Library + Art Gallery with the Park High Visibility from Main Street
The goal of the landscape design is to synergize the
site and connect the landscape to the new Library + Art Alfred Avenue
Gallery, and the existing Town Hall, Court House, and
surrounding neighbourhood
Parallel Parking Food Truck
Parking
Provide a meaningful end to Main Street
The new park will create a cultural anchor at the end
Retain Existing Trees Retain Existing Trees Signage
of Main Street and provide a community heart for the
Downtown core - a place for Smithers residence and
visitors to come together to enjoy nature, culture,
celebration, play, togetherness and remembrance

Maximize natural features

The site is arranged to maximize natural features such as
solar exposure, views to the mountains, and the retaining Court House
of existing trees and vegetation

Accommodate large events, public gatherings Existing Library

Connection New Library Stays Open During
The site is designed to be beautiful, accessible and to Town Hall & Art Gallery Construction of New Renew the Cenotaph and move it to a
functional for day to day use, as well as for hosting large
events, public gatherings and celebrations Library + Art Gallery prominent location

Town Hall
Aldous Street

Play Area Maximize Solar Access

Add Parking

Protected
Maximize Park Space

Berms Provide Noise Buffer

Retain Existing Trees

Add Parking

Views to
Mountains
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6. LANDSCAPE SITE PLAN URBAN ARTS ARCHITECTURE

Alfred Avenue

Street Parking

Civic Plaza
Entrance
Town Hall Peace
Monument
New Library Seating Court House
& Art Gallery Area
Tree Grove

Aldous Street

Reading
Tree

Veteran's
Play Peace Park
Parking

Parking Space

Low Berm
Low Berm

Parking

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7. KEY EXTERIOR SPACES URBAN ARTS ARCHITECTURE

VETERAN'S PEACE PARK

• A large oval lawn area within the site provides a greenery and a soft-scape in contrast to the surrounding plaza.
• The lawn welcomes diverse users to play, rest, gather as a community.
• The lawn is open and unprogrammed to be used flexibly, as desired by the community.
• The oval shape of the lawn and surrounding pathway encourages people to explore the entire site, and to see
the views of the mountains from the se corner.
• The oval shape of the lawn symbolises the holistic community in Smithers.

PEACE PARK - Lawn area provides greenery and accommodates a range of activities

PEACE PARK - Gathering space for community activities, Remembrance, play, and flexible use

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 URBAN ARTS ARCHITECTURE

CIVIC PLAZA
• The Civic Plaza is a large, open hardscape area.
• This space is unprogrammed to accommodate a range of activities from remembrance celebrations to public
gatherings, community events and festivals.
• The open space can be used flexibly throughout the year allowing opportunity for pop up events, art
performances, and political demonstrations.
• As a public space, the Civic Plaza is welcoming to everyone at all times.
• Near the entrance of the plaza, a large bench is incorporated into the planting, below the trees.
• The entrance to the Civic Plaza is large and open so the park is easily viewed and welcoming to visitors.
• The entrance will accommodate an entry signage to highlight the information about the programing exist on
site specially the Peace Monument.

CIVIC PLAZA - Open space for events, community gathering, Remembrance and flexible use
Image source Harvard Campus Services (www.pps.org)

VEGETATION
• Existing mature trees are retained on the site along Alfred Street and next to the court house
• New trees are added along se side of the site, adjacent to the court house, along Aldous Street, and within the
Civic Plaza to provide shade for seating below
• Planting at the SW corner of the site provides views to nature from the interior of the building, while adding a
visual and noise screen inferno of the rail line
• Large areas of planting allows for the inclusion of local, native plant material

CIVIC PLAZA - Seating edge

Image source: http://www.asla-ncc.org/UBC Lower Sproul Plaza

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 URBAN ARTS ARCHITECTURE

PEACE MONUMENT
• The area around the Peace Monument is designed to accommodate Remembrance Day crowds both in the Park
and Civic Plaza.
• The peace monument and Cenotaph holds special significance within Smithers.
• Its location must be prominent within the landscape, so it is easily viewed from Main Street and Alfred Street,
and distinguished as an important element when arriving at the site.
• The existing Cenotaph will be relocated, or a new monument created.
• The Cenotaph will be renewed for relevance today, relocated to a prominent location within the site.
• The Cenotaph will be framed by a backdrop of existing and new trees.

EXISTING CENOTAPH - Remembrance Day ceremony in Smithers on Nov. 13, 2017 - Reinvigorate cenotaph for
relevance today & move to prominent location Image source: www.interior-news.com/community/smithers-remembers

SEATING AREA
• Within the Civic Plaza, bench seating is located under two deciduous trees. This area provides opportunity for
resting, reading and gathering, out of the sun.
• While this area is part of the Civic Plaza, it helps to break down the vast openness of the size of plaza when no
events or gathering are occurring.
• The bench seating is inspired by nature (twigs), and constructed with local wood.
• The arrangement of this seating area is playful, creates movement across the site, and accommodates a variety
of seating scenarios, such as sitting alone or in groups.
• The Civic Plaza allows for flexible seating such as bistro tables and chairs to be brought out when needed, such
as for special events.
• The existing heritage benches will be maintained and incorporated in new Peace Park and Civic Plaza.

SEATING SPACES - Wood seating reflects local materials. SEATING SPACES - Seating provides
Image source: https://inhabitat.com/ opportunity to rest, read and gather -
Image source: https://www.marshalls.co.uk/

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 URBAN ARTS ARCHITECTURE
NEW CENOTAPH
PRECEDENT EXAMPLES

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 URBAN ARTS ARCHITECTURE

THE BERMS
• The berms located parallel to the rail lines help to provide a sound buffer between the Peace Park and the
parking and rail lines.
• The berms remain low and ensure views are not obstructed.
• The berms are lawn and dual as play scapes while adding greenery to the site.

BOULDER PLAY - Incorporating opportunities for play
Image source: https://prismpub.com/library-building-awards-recipients-reflect-new-trends-in-
library-designs Photo Credit:: © Chris Davis - Tulsa City-County Central Library.
PLAY AREA
• The play area is located adjacent to the building, and protected with a fence.
• Children can play freely here while parents in the surrounding site can ensure they are safe.
MOUND PLAY • The play area includes a reading tree with seating areas below to encourage reading and learning.

READING TREE - Incorporating opportunities for learning and nature in the children's play area. THE BERMS - Providing buffer along the Railway Avenue.
Image source: https://www.archdaily.com/

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 URBAN ARTS ARCHITECTURE

PARKING
• A total of 42 parking spaces will be provided around the perimeter of the site, preserving the interior of the site
for park and plaza use. A Development Variance Permit for Veterans Peace Park parking will be required.
• Parallel parking is added to Alfred Street, near the park entrance.
• Parallel parking along Alfred Street provides opportunity for food trucks to park and serve guests in the
adjacent Civic Plaza.
• Parallel parking along Alfred Street provides opportunity for quick drop-offs to the site.

FOOD TRUCKS - Civic Plaza and surrounding parking welcome large gatherings and food celebrations.
Image source: Pinterest

CIRCULATION AND VIEWS

• The landscape pathways are carefully located to strengthen connectivity throughout the site and surrounding
buildings.
• There is unobstructed circulation and views between the entrance to the park, and the main entrance to the
new Library and Art Gallery.
• A pedestrian connection is provided between the new Library + Art Gallery and town hall.
• A looping path around the peace Peace Park welcomes visitors to explore the entire landscape, bringing them
to see views of the mountains along the se side of the site.
• A diagonal pathway from the Civic Plaza entrance to the rear parking areas welcomes visitors to enter and exit
the The main entrance to the new Library and Art Gallery is easily viewed from Alfred Street, as well as from the
entrance to the Civic Plaza.

MOUNTAIN VIEWS

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8. SUSTAINABILITY & SYSTEMS URBAN ARTS ARCHITECTURE

INTRODUCTION PASSIVE ARCHITECTURAL FEATURES

This report focuses mainly on major components of the building mechanical systems that require a significant level In conjunction with the chosen mechanical system, building architecture, especially its form, quality of the building
of coordination with other disciplines from the earliest stage of the design. Minor and conventional mechanical envelope and the extent of the glazing also plays an important role in complementing the mechanical control of the
system components that do not require the same level of coordination are not elaborated in detail as part of this desired indoor environmental conditions.
report. Nonetheless, these mechanical systems are not being omitted from the mechanical scope. These systems
are required for proper building operation and they will be included in the final mechanical system design. BUILDING ENVELOPE
A high-performance, well thermally insulated and air-tight building envelope with building thermal mass exposed
to the interior are crucial in helping to maintain stable space temperature and allow for an energy efficient building.
PROJECT DESCRIPTION / SUMMARY Passive house principals are to be applied, such as air tight barriers, reducing thermal break points, and reducing
infiltration. Glazing is ideally positioned facing the south and a reduction of glazing to the north will assist the
This project consists of the new construction of a new Public Library and Art Gallery Building in the Town of building’s overall energy performance.
Smithers, BC. There are four main distinct sections to this building: Art Gallery, Library, Multi-Purpose, and technical
administration space. SOLAR SHADING
1. Solar shading along the roof is recommended to minimize heat gains in the summer, whilst allowing for heat
The Art Gallery space is intended to provide community art display space as well as exhibitions for visiting guest gains in the winter time.
artists. The adjacent living room will contain space for guests to mingle and congregate during events as well as 2. Photochromic glass may be used for the new “sunset glare protector” to both reduce heat gains and provide
providing a space for gathering. appropriate light levels. Glazing systems such as View Dynamic Glass or equivalent are proposed.

The Multi-purpose space is intended to be flexible. At times of year, large occupancy events will be held. This space FACADE OPENINGS
will consist of two multi function rooms that can be divided by a movable partition. 1. Perimeter operable windows or louver systems with motorized dampers controlled by BMS will allow for natural
ventilation to provide fresh air and cooling to the space.
The Library will consist of a large space for book storage, as well as space for patrons to study and work. Meeting 2. Exhaust louvres with motorized dampers controlled by BMS to be placed at high level will also create a stack
rooms and study rooms are placed along the perimeter. effect where buoyancy will encourage more air flow throughout the space.

Technical administration space near the center of the building will provide staff with office and meeting space, LANDSCAPE SYNERGY FOR ENERGY PERFORMANCE
which will be mostly occupied during regular office hours. 1. Deciduous trees outside glazing will provide shading in the summer time, whilst shedding leaves and providing
sunshine and heat into the building during the Winter.
For After hour functions, the Art Gallery, Living Room, Multipurpose spaces, conference room, and public
washrooms can be closed off from the library and support space. INTENSE
ALFRED AVE
DECIDUOUS TREES SUMMER SUN
PLANTED ON WEST SIDE
The heating, ventilation, plumbing and fire
protection systems of the facility will be
WATER
ENTRY

PIVOTING
STORAGE/ GALLERY
PREP
WALLS

designed to meet the following design and ART GALLERY LIVING ROOM

BOOK
DROP

performance criteria:
ENTR
YP
OR
OFFICE
CH
MU
LTI-P
AGE

URP

SHADE ON WALL
STOR

OSE

MEETING ROOM
SHOP

1. Meet Passive House or Step Code Level 5 BOOK

RETURN
MU
LTI-P LOWERS COOLING
JAN

UP
URP

energy standards.
OSE

LOAD
CHEC
K-IN
AGE
STORAIR

WC
CH

STORAGE

2. Provide natural ventilation to provide free

INFO
COPIER

SLID
T
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ING
CHEC LF

DO
OR
SE

S
WHAT'S
HOT
DIRECTOR TECHNICAL
SERVICES

ventilation and cooling when outdoor CHILDREN'S

LIBRARIAN PAC
ALDOUS STREET

REFERENCE
CH
E

WORK
ABOV

TABLE STAFF ILD

WC REN

climate conditions are ideal.

HANG

PAC PAC
OVER

STAFF FAMILY
ROOM WC
COATS/
LOCKERS

3. Provide robust, low maintenance OUTDOOR PLAY

LESS INTENSE
mechanical systems. Systems to have WINTER SUN
READING
TREE WITH
BENCH
AY
R PL
TDOO

optimal life cycle and energy efficiency,

PAC

OU

MAIN COLLECTION
ED
FENC
READER'S TERRACE

including ease of operation and

PAC

maintenance. TEEN
DECIDUOUS TREES
Figure 1 - Area for after-hour
MEETING MEETING STUDY

ALLOW SUN TO WARM

functions BUILDING IN WINTER
0' 5' 10' 20' 40'

Smithers Library + Art Gallery 1

FLOOR PLAN
1/16" = 1'

Concept Design + Business Case PROJECT:

ISSUED: AUG 31, 2018
DRAWING TITLE: SHEET No.
19
300 - 111 Water Street

20 September 2018
Vancouver, BC SMITHERS PUBLIC LIBRARY SCALE: AS NOTED
SCHEMATIC FLOOR PLAN ASK - 01
REFERENCE:
Canada V6B 1A7 + ART GALLERY
604-683-5060 DRAWING:
 URBAN ARTS ARCHITECTURE
PROTECTION OF ARTWORK FROM WATER DAMAGE
Museums and galleries sometimes impose restriction on where water pipes can and cannot be routed. NATURAL VENTILATION
Conservation/Museum Consultants usually do not want pipework routed over spaces where artifacts are stored or 1. Natural ventilation or HRV operation will be dictated by outdoor air temperature sensors and indoor
exhibited. Traditionally, this can be restrictive on the type of system employed, meaning typically all air systems thermostats. Where appropriate, motorized dampers or windows will open to allow for natural ventilation. When
are used and all of the water piping and heating/cooling coils to transfer heat between the heating/cooling and air weather does not permit, motorized dampers or windows will close and HRVs will operate to continue to supply
system have to be located in the Mechanical Room rather than in ceilings above art collection space. the building with fresh air.
2. Where natural ventilation is not practical due to building shape or proximity to façade, HRV will continue to
The Art Gallery is considered control class D - prevention of dampness where the Relative Humidity shall be less provide fresh air.
than 75%. Due to the classification of this Art Gallery, there will not be any special requirements for the distribution
of plumbing pipework and sprinkler pipe work over this space.
NATURAL OR WIND DRIVEN WARM STALE AIR TO EXIT THROUGH STACK
VENTILATION. PREVAILING WINDS EFFECT AND TEMPERATURE GRADIENT
FROM WEST DURING SUMMER THROUGH HIGH LEVEL LOUVRES
HEATING AND COOLING SYSTEMS OPERABLE WINDOWS
OR LOUVRES TO
HEATING SYSTEM PROVIDE OPENINGS AT
Two new high efficiency condensing boilers sized for 50% capacity each will provide heating hot water and will be LOW LEVEL
located in a new mechanical room located on the 2nd floor. The hydronic heating water will provide heat to all
perimeter hydronic baseboards (Jaga or equivalent), radiant slab heating, and force air cabinets within vestibules.

COOLING SYSTEM
The new AC system (Cooling only) unit will be installed for the Administration space to provide dedicated cooling
to this space only. Natural ventilation will be the primary method of cooling for all public space. By installing radiant
slab heating, future cooling capacity may be accommodated using existing radiant slab. PLUMBING SYSTEMS GENERAL
CITY CONNECTIONS
GENERAL VENTILATION SYSTEMS 1. New water, storm, and sanitary connections will connect to the Town of Smithers.

DOMESTIC HOT AND COLD WATER

HEAT RECOVERY VENTILATORS
1. Domestic hot water for the washrooms and sinks will be supplied by a local electric hot water heater.
Two HRVs (HRV-1, HRV-2) capable of handling 1800 cfm each, will serve the entire building. This is based on
2. All plumbing fixtures to be specified as low-flow. Barrier-free fixtures to be specified where applicable.
an approximate 300 person building occupancy capacity. HRV size to change based on final building form and
occupancy.
• Each unit will have approximate dimensions of 82” x 60” x 42” (H x W x L).
• HRVs should be located in an indoor mechanical room along the perimeter of the building. OTHER SYSTEMS
• HRVs will draw 100 percent outdoor air, which will be tempered when required. It is assumed that air will be
drawn through perimeter louvres or from the roof above. Note all louvres and roof intakes shall be a minimum FIRE PROTECTION SYSTEM
of 36” above any adjacent surface where snow accumulation is possible. Due to the classification of the art gallery, no pre-action system will be required or specified. The system will be wet
• HRVs shall contain a bypass function to allow for free cooling when the outdoor air temperatures are sprinkler system throughout the building.
appropriate. No heat recovery will take place.
• Washroom exhaust heat will be recovered through HRVs. Exhaust from washrooms will be continuous. BUILDING AUTOMATION AND CONTROLS
• HRV-1 will serve the south area of the building, including the Library, 2nd level, and administration areas. The mechanical systems in the new expansion will need to be integrated with a building management system.
• HRV-2 will serve north area of the building, including the Multipurpose and Art Gallery. For high occupancy
areas such as the art gallery, and multi purpose room, HRV-2 will provide once-through ventilation and provide SYSTEMS / COMPONENTS RESILIENCY
higher volumes of air for occasions when the space has high occupancy events such as weddings. Manual The proposed HVAC and plumbing systems are simple and easy to maintain and repair. 50% redundancy is
control by the building operator will be required to switch HRV-2 between a higher flow ‘Function mode’ and provided for heating systems.
lower, typical flow “Gallery mode’.

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9. COST ESTIMATE TOWN OF SMITHERS
LIBRARY + ART GALLERY
URBAN ARTSCLASS
ARCHITECTURE
'D' CONCEPTUAL
ESTIMATE

Lyndon Thomas of LTA Consultants has provided the following Class D cost estimate for the conceptual design MAIN SUMMARY OF ESTIMATED PROJECT COSTS
described in this report. Refer to Appendix E: Detailed Cost Estimate Breakdown for more detail.
2 2
m ft
Gross Floor Area 1,254.18 13,500
The Total Project costs are: $12,584,310 Description Estimated Value 2
$/m $/ft2
These costs include construction of a new Library and Art Gallery building, the Park Enhancement, Site
TOWN OF SMITHERS
Development including parking, and Soft Costs. This is broken down on the following page. LIFE CYCLE COST Net Building Cost (Library + Art Gallery) $6,880,677 $5,486.19 $510
LIBRARY + ART GALLERY ANALYSIS
Premium for "Passive House" Construction $567,162 $452.22 $42
The premium for Passive House Construction is $567,162. With Passive House Construction, energy costs
are reduced by 85% compared to standard construction. Based on the Life-cycle Cost Analysis, this up-front Site Development (Library + Art Gallery) $540,504 $430.96 $40
investment would provide a return after 12 years. This is illustrated in the Table below. Ancillary Work - Demolition of Existing Library $84,700 $67.53 $6

Design and Construction Contingency Allowances $1,163,412 $927.63 $86

LIFE CYCLE COST ANALYSIS Escalation Contingency Allowance - Specifically Excluded (Refer to Excluded $0.00 $0
commentary in Report)
Town of Smithers Library + Art Gallery
ESTIMATED LIBRARY + ART GALLERY CONSTRUCTION COSTS $9,236,455 $7,364.53 $684
Life Cycle Cost Analysis (Excluding GST)
$18,000,000
Site Costs - Road Upgrades (Includes Design & Construction $625,570 $498.79 $46
Contingency Allowances)
$16,000,000
Site Costs - Park Space (Includes Design & Contingency Allowances) $884,610 $705.33 $66
Year 12
$14,000,000

Escalation Contingency Allowance for Site Costs - Specifically Excluded $0.00 $0

Accumulated Net Present Values

$12,000,000 Excluded (Refer to commentary in Report)

ESTIMATED CONSTRUCTION COSTS (Excluding GST) $10,746,635 $8,569 $796

$10,000,000
GST 5.00% Excluded $0.00 $0
Option 1 ‐ With Passive Construction
$8,000,000
Option 2 ‐ Without Passive Construction
ESTIMATED CONSTRUCTION COSTS (Excluding GST) $10,746,635 $8,568.65 $796

$6,000,000 SOFT COSTS

Design Fees (Architect, Structural, Mechanical & Electrical) 10.00% $1,074,663 $856.87 $80
$4,000,000

Miscellaneous Consultants (Geotech, Civil, Landscaping Specialists) 3.00% $322,399 $257.06 $24
$2,000,000

Project Management Fees 3.00% $322,399 $257.06 $24

$0
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41
Building Permit Fees 1.10% $118,213 $94.26 $9
Years
Development Cost Charges - Specifically Excluded Excluded $0.00 $0

Loose Furniture, Furnishings and Equipment - Specifically Excluded 0.00% Excluded $0.00 $0

Escalation Contingency Allowance - Refer to Commentary in Report 0.00% Excluded $0.00 $0

ESTIMATED SOFT COSTS (Excluding GST) $1,837,675 $1,465.24 $136

GST 5.00% Excluded $0.00 $0

PAGE LCC: 3 Date: 2018-09-17
ESTIMATED SOFT COSTS (Excluding GST) $1,837,675 $1,465.24 $136

TOTAL PROJECT COSTS (Excluding GST) $12,584,310 $10,033.89 $932

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Concept Design + Business Case 21
20 September 2018 PAGE: A1 Date: 2018-09-17
10. BUSINESS CASE URBAN ARTS ARCHITECTURE

In addition to private sector contributions, the project will require significant funding from different levels of
government. The new building will be a Town-owned facility that provides space for:
• Smithers Public Library (SPL) funded by the Town of Smithers and led by a Library Board under the Library Act
of BC. The Friends of the Library undertake additional fundraising to support programs.
• Smithers Art Gallery (SGA) a non-profit organization run by the Smithers Gallery Association governed by a
Board of Directors. Main sources of funding are grants, fundraising and art sales.
INITIAL FUNDING SOURCES
Two scenarios for funding the project are possible based on two different provincial/ federal funding programs
available to the Municipality. Option 1 includes the new grant program announced on September 12th by the
Province of British Columbia. Option 2 is based on an alternative program that is applicable to the Library and Art
Gallery project.
Option 1:

• Smithers Exploration Group (SEG) a non-profit organization led by a board of Directors.
The new building’s main users, SPL and SGA are structurally different. However, they have begun collaborating to
create a joint operating agreement that meets the operational needs of both entities. Furthermore, they have been
working closely with the Town on the development of the project and form the Building Committee which has been
actively working towards advancing this project for the past eight years. The Town and Council contributed to the
success of this project:
• By providing an alternative location within Peace Park for the new development.
• Investing in a collaborative planning process engaging the broader community and involving various external
consultants and specialists.
$1,587,200(10% funding) provided by the Town of Smithers.
$14,284,800 (90% funding) provided by the new Rural and Northern Communities Grant program
Option 2:
$5,290,667 (33% funding) provided by the Town of Smithers.
$10,581,333 (66% funding) from the Province of British Columbia and Federal government; application under
the New Building Canada Fund – Small Communities Fund (NBCF-SCF)
Note that for either scenario above fundraising and donations will lessen the amount borrowed by the Town.

FUNDING PLAN CAPITAL PLAN

The funding plan is based upon the cost analysis in Section 9 Cost Estimate. The funding plan outlines all capital The capital includes phase 1 – the construction of the Library and Art Gallery building and also estimates for phase
requirements for the construction of the project and additional required funding for soft costs and fees as well as 2 and 3 – demolition of existing library and construction of the Peace park. However, the business case focuses on
contingencies and allowance for cost escalation. Construction cost escalation has been as high as 15% over the past phase 1. The capital outlay on a yearly basis is illustrated below and assumes beginning design in 2019.
12 months and is expected to further grow at this rate for at least two more years. Construction cost escalation is Design | Development Construction
included and aligned to the project time-line. Assumptions made for the purpose of this business case are included 2019 2020 2021 Total
in Appendix B - Business Case Assumptions.
Construction Cost Inflation 15% 15% 5%

Requirements for funding and timing of funds from the Town and provincial grants are represented to ensure Construction Costs $880,000 $6,825,000 $4,330,000 $12,035,000
stabilized cash flow in alignment with anticipated project requirements. Soft Costs + FF&E $941,000 $403,000 $374,000 $1,718,000
Subtotal (Building) $1,821,000 $7,228,000 $4,704,000 $13,753,000
Costs COSTS
PROJECT
Site Costs - Park $0 $0 $1,241,000 $1,241,000
Building
Site Costs - Road Upgrades $0 $0 $877,000 $877,000
Construction Costs $6,881,000
Subtotal (Park/Site) $0 $0 $2,118,000 $2,118,000
Passive House Premium for Construction $567,000
Site Development $541,000 SUM (Building + Park/Site) $1,821,000 $7,228,000 $6,822,000 $15,871,000

Ancillary Work + Demolition Library $85,000 Construction and soft costs are allocated over the period of three years on a quarterly basis. Construction cost
Design and Construction Contingency Allowances $1,163,000 inflation has been added according to cost allocation.
Soft Costs $1,433,000
NOTE:
Furniture, Fixture & Equipment $203,000
Over the past twelve months, BC has experienced a construction market condition that has resulted in
Park/Site construction costs rising by approximately 15% to 20% across public sector projects. As the demand for
Site Costs - Park $885,000 construction services remains high across residential, commercial and institutional sectors of the market, we can
Site Costs - Road Upgrades $626,000 expect costs to continue to rise at the rate of approximately 15% to 20% for the foreseeable future. An allowance
of at least 15% per annum should be budgeted for the next two years, based on the current economic climate.
Construction Cost Inflation $3,488,000
Total Initial Capital Costs $15,872,000

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 URBAN ARTS ARCHITECTURE

OPERATION COSTS IMPACTS

Information in this section is a high-level representation of the anticipated building related revenues and
expenditures occurring after the completion of the new building. Displayed numbers represent the Town’s
11. RISK MANAGEMENT
8. RISK MANAGEMENT

As with any capital project there are a number of uncertainties and risks that must be considered and,
perspective as the owner of the building. The financial information below does not include revenue and expenses As with practicable,
where any capital project there plans
mitigation are a number
must beofestablished
uncertaintiestoand risks that
address mustofbe
areas considered
highest risk. and, where
for Library or Art Gallery operations (i.e. administrative, human resources, fundraising revenue, etc.). Debt Servicing practicable, mitigation plans must be established to address areas of highest risk.
is based on funding option 1, $1.59M debt financing at 3.5% over 20 years. In addition the Library operates with a The
Therisk
riskidentification
identificationprocess
processidentifies all the
identifies all risks that may
the risks thatimpact the project
may impact and documents
the project their characteristics.
and documents their
budget of $413,941 in 2018 and is not expecting to generate net income. As the prudent first step in project planning, Participants from the Town, Smithers Public
characteristics. As the prudent first step in project planning, Participants from the Town, SmithersLibrary, Smithers Art
Public
2022 2023 2024 2025 2026 2027 Gallery, and Colliers Project Leaders have:
Library Board, Smithers Art Gallery and Colliers Project Leaders have:
• Conducted a Risk Management Workshops to identify all known risks
Revenue $72,000 $74,000 $75,000 $77,000 $78,000 $80,000 § Conducted a Risk Management Workshops to identify all known risks
• Reviewed the risks and lessons learned from similar construction projects underway locally, and
Expenses -$96,000 -$98,000 -$100,000 -$102,000 -$104,000 -$106,000 § Reviewed the risks and lessons learned from similar construction projects underway locally, and
• Established a Risk Register that is a living document to be updated as required over the life of the project to
§ Established
ensure a Risk Register
early risk identification that is a occurs
and mitigation living document to be
at every step updated
of the as required over the life of the
project.
Amortization / Depreciation -$120,000 -$120,000 -$120,000 -$120,000 -$120,000 -$120,000
project to ensure early risk identification and mitigation occurs at every step of the project.
Debt Servicing -$115,000 -$115,000 -$115,000 -$115,000 -$115,000 -$115,000
Calculations are based on the following assumptions for revenue and expenses: Risk Categories
Net Cost -$259,000 -$259,000 -$260,000 -$260,000 -$261,000 -$261,000
RISK CATEGORIES
Risk are categorized to reveal common root causes of risk or identify trends requiring particular attention.
Risk are categorized to reveal common root causes of risk or identify trends requiring particular attention.
Discovering concentrations of risk may improve the effectiveness of risk responses. The identified risk are
Building revenue Assumption Revenue Projection Discovering concentrations of risk may improve the effectiveness of risk responses. The identified risk are
considered:
st
(1 year of Operation) categorized as follows:
categorized as follows:
Rental income from Art Rental Revenue is considered for the Gallery
Gallery space as well as part of the common entrance
area. Rent has been determined as a median of $14,000 Council Impacts project approval. Schedule Impacts the Master Project Schedule.
current rental expenses and market rent,
increased by inflation
SGA, SEG Lifecycle cost estimation provided by LTA Funding Impacts sources of initial funding Design
Utilities + Operating Costs Consulting Inc., increased by inflation Impacts the facilities functionality,
(Cleaning, Maintenance $32,000 and project cost.
SGA, SEG – Operating costs relative to operations and user experience.
and Cyclical Renewal etc.)
occupied space
SPL - Operating Budget SPL – consistens with 2018 budget allocatio (to Climate Impacts the ability to complete the Procurement Impacts procurement of contractors,
(Utilities, Janitorial, determine change in funding needs) $20,000 scope of work in the defined design team, consultants, services and
Maintenance)
schedule. FF&E.
Rental income from Multi- Low revenue expectations according to
Purpose room available spaces on the local market
$6,000 Site Impacts the site preparation, Operation Impacts ease of operation, life cycle,
Current assumption: $50 per hour / 10 hours per
remediation of the old site, maintenance and energy costs.
month, increased by inflation
schedule and budget.
SUM $72,000
Resources Impacts the ability to complete the Communication Impacts the ability to communicate key
scope of work in the defined project information in an efficient and
Building expenses Assumption Expense Projection
st
schedule for the defined costs and timely manner. Impacts stakeholder
considered: (1 year of Operation) in the defined quality. consultation and impact of stakeholders
Utilities Lifecycle cost estimation provided by LTA - $16,000 on the project.
Consulting Inc., increased by inflation
Operating Costs (Cleaning, Lifecycle cost estimation provided by LTA - $80,000
Maintenance and Cyclical Consulting Inc., increased by inflation
Renewal etc.)
Amortization / Depreciation Capital Maintenance Reserve Allocation of 1% - $120,000
per annum of Total Hard Construcution Cost
($12M)
SUM before Debt Servicing - $216,000
Debt Servicing Based on a funding need for $1.59M. - $115,000
SUM - $331,000

Smithers Library + Art Gallery

Concept Design + Business Case 23
20 September 2018
 Set up fundraising plan, goals and objectives.
Develop communication strategy and
champions for the project.
Timely fundraising (grants &
Medium High Develop a clear understanding of the grant
donations)
process and apply as early as
URBAN possible.
ARTS Initiate
ARCHITECTURE
internal project with sufficient resources to
Risk Register manage the grant application process.
RISK REGISTER Account for cost escalation in the first Class D
cost estimates. Develop a project budget that
Thefollowing
The followingtable
table highlights
highlights those
those project
project riskshave
risks that thatbeen
haveidentified
been identified
with the with theimpact
highest highest
on impact
project on
Construction cost escalation Medium High includes design and construction cost estimate.
success and preliminary risk mitigation strategies.
project success and preliminary risk mitigation strategies. Consider construction market information and
projected cash flow.
Risk Evaluation
Project Risk Assessment Preliminary Risk Mitigation Strategies
Probability Impact
PROJECT APPROVAL RESOURCES
Market sounding to determine construction
Continuously communicate with the public and Availability of qualified
Failure of referendum for Medium High market capacity and local capabilities.
explain necessity & objectives of the project. Contractor
project approval and/or High High Foster partnering with local trades throughout
Identify community leaders who can be project
borrowing referendum the contracts and build on existing good
champions and/or potential donors. Availability of local labour,
relationships.
materials, equipment
Have Council pass a resolution making this 7 Delivery method to account for market risks
project a priority. Limited availability of
Council approval Medium High
Engage with council members and promote contractors due to other
project objectives. local projects
Town staff communicating continuously with Project delivery method must be suitable for
Council members. Availability of internal Project Town staff capability. External project
Medium High
Changing Council Priorities Medium Medium Have Council pass a resolution making this Management resources management should be procured where
project a priority. required.
Socialize project with Council candidates.

SITE

FUNDING Undiscovered geotechnical

issues (soil viability)
Investigate funding opportunities by creating a Geotechnical investigations and environmental
fundraising team. Develop a change Undiscovered site analysis to determine water table, soil
management plan for how cost over-runs will be conditions contaminants and hazardous material
managed to avoid additional capital requests. Medium High
Undiscovered contamination assessments should be carried out as early as
Plan for scope or cost levers that can be pulled possible so that any required remediation can
Limited availability of funding of soil
Medium High to ensure project comes in at allocated budget be scheduled and accounted for in the budget
and grants
Develop a clear understanding of available Impact of water table on
grants and processes. Ensure that the project construction.
incorporates items required to achieve grant
points. Fundraising team submits grant
applications. In addition to the previously listed risks the comprehensive Risk Register is included in Appendix C. This will be a
Set up fundraising plan, goals and objectives. In addition
living to the
document previously
over listed
the different risks
project the comprehensive
phases – maintained andRisk Register
updated by theisPMincluded
and PT in
to Appendix XX. This
identify potential
Develop communication strategy and will be
risks andafinally
livingtodocument
documentover the differentcourse
a recommended project phases
of action to – maintained
eliminate, and or
mitigate, updated
accept by
thethe
risk.PM and PT to
champions for the project.
Timely fundraising (grants & identify potential risks and finally to document a recommended course of action to eliminate, mitigate, or
Medium High Develop a clear understanding of the grant
donations) accept the risk.
process and apply as early as possible. Initiate
internal project with sufficient resources to
manage the grant application process.
Account for cost escalation in the first Class D
cost estimates. Develop a project budget that
Construction cost escalation Medium High includes design and construction cost estimate.
Consider construction market information and
projected cash flow.

RESOURCES
Smithers Library + Art Gallery
Concept Design + Business Case 24
Market sounding to determine construction
20Availability
Septemberof qualified
2018 Medium High market capacity and local capabilities.
Contractor
Foster partnering with local trades throughout
12. IMPLEMENTATION PLAN URBAN ARTS ARCHITECTURE

PROCUREMENT METHOD GOVERNANCE

A second workshop session with Town officials and representatives of the building committee was dedicated to
procurement and delivery models. The selection of a project delivery model is considered a form of managing
project risk. Each project delivery model presents risks and benefits to meeting a project’s priorities and objectives.
Collaboratively, the Project Team and Colliers Project Leaders evaluated the how the projects priorities and
objectives can be best met by one of four industry standard design and construction procurement models:
To ensure this capital project is successful and meets both the Town’s and end users’ requirements, the project
governance will be structured to ensure that there is the opportunity for extensive consultation and ongoing
oversight. Figure 2 illustrates the proposed Project Governance Organization Chart.

1. Design-Bid-Build (DBB)
2. Design-Build (DB)
3. Construction Management for Services (CM as Agent)
4. Construction Management for Services and Construction (CM at Risk)

These options were evaluated through balanced multi-criteria assessment during the procurement workshop
with the Project Team using Colliers Project Leaders’ Delivery Methodology Assessment Tool. Evaluation criteria
included the project priorities related to risks, scope and quality, budget, stakeholder engagement and schedule
requirements.

Extensive best practice review, gathering of lessons learned and interviews with peers contributed to the used
model. Workshop participants evaluated the different aspects and their relevance for the current project through
silent votes. This procedure ensured that all participants contributed to the evaluation and votes were unbiased.
Appendix D Procurement Assessment lists all evaluated criteria and their weighing. Based on this process, the
Project Team determined Design-Bid-Build as the most suitable and thus, the preferred delivery model. (Figure
1) DBB entails that the Town engages a design consultant to develop a detailed design. A tender is issued
afterwards, and General Contractors submit bids. The contractor with the lowest (qualified) bid will be selected and
construction commences.

OWNER Figure 1 Design-Bid-Build (DBB) Delivery Model

PM

The Town of Smithers has recent experience

using DBB as a procurement method for
municipal construction projects and gathered
DESIGN GENERAL lessons learned the current project will benefit Figure 2 Proposed Project Governance Organization Chart
CONSULTANT CONTRACTOR
from.

SCHEDULE
The project is anticipated to be completed in a three-phased approach that allows continuous operation of the
library at the Peace Park location. The Phases would be as follows:
• Phase 1a – Construction of the new library and art gallery building with a substantial completion date of
Summer 2021.
• Phase 1b – Demolition of the existing library building Fall 2021.
• Phase 3 – Construction of the new Peace Park and move of the cenotaph
This schedule will require Council approval and funding to proceed no later than Winter 2018/19. This will allow the
Town of Smithers to proceed with the design and issuance the RFP for a contractor.
The Town of Smithers has a mature capital project delivery framework. Roles and responsibilities for governance,
decision-making, communications and reporting throughout a project’s life-cycle have been formalized and are
adhered to.
General project oversight is provided by the Board of Governors through the approval of construction contracts.
The Building Committee reviews progress and provide approvals at various stages of the project, including the
approval to proceed to tender.
The Board of Governors is co-chaired by the CFO and the Director of Development Services. The Board meets
regularly and is responsible for providing executive project oversight to ensure the project meets the scope,
budget, schedule and quality parameters. The Senior Project Manager is responsible for ongoing review of progress
of the work; providing regular updates to the Building Committee, Town Executives and Council; and providing
approvals at various project milestones.

Smithers Library + Art Gallery

Concept Design + Business Case 25
20 September 2018