Reports
Council Meeting Updates
February 6, 2012
The Deputy Chief Administrative Officer provided the following update on the Calvin Kruk Centre for the Arts:
- Lead encapsulation done, steel stud framers back and working on interior partitions.
- Mechanical and electrical is ongoing
- Hvac system complete
- Tender for the theatre lighing and sound will be released tomorrow (February 7th)
- Tender for signage closed Friday (February 3rd)
- All the major subtrades are ramping up and soon the windows will be replaced
- The Chief Administrative Officer noted that due to concerns raised by the City regarding the project, Preview Builders have considerably increased local supervision and the project has proceeded with more urgency than prior
January 23, 2012
The Deputy Chief Administrative Officer provided the following update on the Calvin Kruk Centre for the Arts:
- Lead paint encapsulation and fire-proofing has been completed
- Mechanical crews are currently working on drain water meters
- Concrete crews are working on the main floor, leveling floor where seats will be
- Stairs have been installed in the grand staircase
- The project is approximately 40% complete at this time
- Mayor Bernier noted that to date, the work completed has not been very exciting nor visible, but with the “prep” work primarily completed, noticeable changes will soon be evident
December 19, 2011
The work of encapsulating the lead paint is ongoing along with mold remediation but removal of the asbestos is now complete. We’ve got the pigeon problem under control so steel stud framing has started on the top floor. Work continues in the theatre section with structural steel welding and construction of the mezzanine. Now that the sewer lift station is in the rest of the mechanical has restarted. Once the hazardous materials are taken care of it is expected that construction will really get going.
November 7, 2011
The Deputy Chief Administrative Officer provided the following update on the Calvin Kruk Centre for the Arts Project:
- Exterior and servicing work (water and sewer servicing) has been completed
- Encapsulation and removal of lead and asbestos from the interior continues, likely for another two months.
- New pictures are available on the City webpage in lieu of public tours of the building as was done during the construction of the EnCana Events Centre.
October 24, 2011
The Deputy Chief Administrative Officer provided the following update on the Calvin Kruk Centre for the Arts Project:
- Work has started on the pop up roof over the multipurpose room. The goal is to complete that roof prior to the onset of winter weather.
- Rumors that work has stopped due to lack of funds or Worksafe BC involvement are not true.
- Steel stud contractor is on site building interior walls.
- Water service has been installed, and the sewer lift station is to be initiated this week.
- Hazardous materials are proving to be an ongoing problem, and will not go away until removed or encapsulated, which is eating into the project contingency fund.
- A meeting with the Design Committee will be scheduled to identify possible efficiencies that may have to be implemented to ensure project completion within budget parameters.
- The project is behind the original schedule, with a new estimated completion in April of 2011. The Kiwanis Performing Arts Centre is aware of the change in timeline and will happily move in spring rather than winter and following major program conclusions.
September 12, 2011
The Deputy Chief Administrative Officer provided the following update on the Calvin Kruk Centre for the Arts Project:
- The framework for the sign was placed on the roof last week.
- Crews are installing the railing around the grand staircase and have started work on the roof pop up over the theatre space. By the next report the roof should be just about complete. Fans of construction will be treated to a view of the steel placement as the roof steel will be picked up on 104 Ave and stretched over top to the building before being placed down on the south side. It should be quite spectacular.
- Work continues with electrical and mechanical on all floors.
August 29, 2011
Work is progressing from the footings to the roof at the Calvin Kruk Centre for the Arts.
In the basement, weeping tile has been installed and plumbing for the washrooms is starting. Structural steel upgrades are also in progress. On the main floor, the opening for the grand staircase has been cut and work is beginning on the roof pop up over the theatre. Upstairs, the floor over the grand staircase has been removed so you can see from upstairs to the basement now. Roof drains are being installed and drywalling is going on. On the roof, the bases for the solar panels and heating and air conditioning units have been installed and insulation and roofing are ongoing.
Issues going forward are going to be removing the mould downstairs and getting the sewer lift station installed. These are expected to be complete by the end of next week.
July 18, 2011
The recent rains have slowed work down at the Centre as many areas of the roof were left open when the asbestos problem was discovered. The contractor had pumps on the roof during the recent rains to minimize the water entering the building, but the interior is still very wet. The upshot of this is that we have had to remove a lot of the existing ceiling that was originally slated to remain in place.
Dampproofing on the exterior was completed before the latest rain event.
The mechanical contractor is on site, but work has been slowed down due to the problem of working around lead paint. Other alternatives are being suggested and we are waiting on pricing before making a decision.
At this point it appears we have lost a month on the schedule due to all these issues arising at once.
June 27 , 2011
Asbestos removal is complete and an exposure control plan for the lead paint has been submitted to Worksafe BC to allow us to return to work in the interior of the building.
Work will be continuing in replacing the water and sewer services to the building as well.
May 9, 2011
A vault opening ceremony to kickoff construction of the Arts Centre was held on May 6th and attended by Mayor and Council as well as Minister Lekstrom and board members of KPAC. The old post office vault was opened to the public for the first time in decades and the group had a small tour of the entrance and main office area.
Remaining pieces of asbestos are being removed right now and the holes will be cut in the floor to accommodate the grand staircase will be next.
A regular schedule of site meetings with the contractor, designers and project managers has been set up.
April 18, 2011
The Chief Administrative Officer provided the following update on the Calvin Kruk Centre for the Arts Project:
The contractor, Preview Builders International, arrived on site on April 5th and is currently in the process of laying out for mechanical and electical installation and completing mobilization.
We have the list of subcontractors for the building and two Dawson Creek companies will have significant portions of the work. The subcontractors are:
Mechanical - Zwick's Plumbing and Heating
Electrical - Apple Electric
Demolition - NAPP Enterprises Ltd.
Roofing - DM Henderson Roofing Ltd.
Structural Steel - ZAPP Welding
Hussey Maxam Plus Bleacher System - TaLedi Distribution
Composite Wall Panels - FLYNN Canada Ltd.
April 4, 2011
The Deputy Chief Administrative Officer provided the following update on the Calvin Kruk Centre for the Arts Project:
The kick off construction meeting was held on February 25th between the contractor, project manager, architects and the City. The contractor took over control of the building and is expecting to start work this week. They have already rented accommodations in town for their crews.
The design for the coffee bar has been completed and will be costed before it is turned over to the contractor to build. In addition we have started work on the signage for inside and outside the building.
Updated budget figures are as follows: budget for the total project is $13,532,409, to date $1,652,229 has been spent and nearly $11,000,000 has been committed with a total to complete of $12,493,802.
March 21, 2011
The big news is that Council awarded the tender for construction to Preview Builders on March 16th for a bid price of $. A kick-off construction meeting has been scheduled for Friday the 25th of March.
The Deputy Chief Administrative Officer was asked after the meeting how much of the HST would have to be paid out. The bid showed $1,063,678.08 in HST and most of that will be rebated to the City. 1.75% will be non-rebatable and that adds up to $155,119.72. Overall, for the project we are forecasting a total of $225,000 in non-rebatable HST.
At present, we have spent, or are forecasted to spend, $325,000 on project management, $1,122,241.77 on architects, engineers and other consultants, $38,500 on quantity surveyors, $202,237 on interior demolition, $72,830 on asbestos removal, $73,800 on commissioning. We are carrying cash allowances of $260,000 for furniture, fixtures and equipment, including the theatre fit out, in addition there will be building permit and plumbing permit, electrical and “soft costs”, contingency and various miscellaneous costs yet to come. At the next Council meeting the Deputy Chief Administrative Officer will have a fully updated budget to present.
To help pay for the project the province and federal governments have committed $6,399,442, we have $651,500 in private donations, funding from KPAC and the City commitment of a maximum of $6,949,058.
January 10, 2011
The Deputy Chief Administrative Officer reported the following timeline for the Calvin Kruk Centre for the Arts following the conclusion of the Alternate Approval Process:
- Issue Tender January 25, 2011
- Site visit February 1, 20111
- Tender closing February 15, 2011
- Award tender at February 21st Council meeting
- Substantial Completion Date is December 2, 2011
- Turnover to the Kiwanis Performing Arts Centre to move in December 8th -29th
November 8, 2010
The Chief Administrative Officer noted that Council determined that the alternative approval process is the method the City will use to obtain elector assent for the loan authorization bylaw regarding the funding of the Calvin Kruk Centre for the Arts.
September 13, 2010
- Tender deadline extended to Sept 20th – Special Meeting scheduled for September 24 to award tender.
- All prequalified bidders and sub trades have been toured through building WL, one of pre-qualified bidders, have advised that they are not going to bid due to other projects they have secured
- Due to grants, federal and provincial governments must be involved in “brick-smashing” ceremony and Council will be advised once further information is known
August 30, 2010
- 93% waste diversion from demolition.
- Sealed plans delivered to Building Inspection Department on the 27th.Tender delivered to selected companies on August 24th. Delay due to additional cost cutting.Individual site visits are being scheduled for August 31. The project managers will be in attendance to tour the 5 chosen companies through the building and answer questions.Closing date for construction tender is September 15th.Council scheduled to award tender on September 24 providing that the low bid meets the budget.“Sod turning” ceremony on the week of Oct 4.
- Information on expenditures to date is included in the Chief Financial Officer's Committee of the Whole Report.
August 16, 2010
- Selective demolition and hazmat removal is completely finished. It is estimated that over 120 tonnes of material was recycled or reused. Final numbers will be forthcoming at a later date.
- Plans have been submitted to the Building Inspection department for preliminary review in order to identify any issues before final drawings are complete.
- 12 companies responded to the Request for Qualifications to be invited to bid on the construction tender.
- Five companies have been shortlisted and will be invited to bid on the construction tender. They are: PCL Construction, Dominion Construction, Wildstone Construction, WL Construction and Hegge Construction. This gives us 2 local firms as well as companies from Alberta and BC. That sort of market coverage should ensure good tender prices.
- The tender for construction is scheduled to go out on August 25th.
July 12, 2010
- 50% drawings estimate is complete, and shows an increase of $209,600 over the original estimate, primarily attributed to greater detail in the mechanical drawings. The drawings have been reviewed with the project manager who told the consultant team to cut $350,000 from budget in order to restore the contingency fund.
- A Request for Qualifications has been issued, via the City website, BC Bid, Civic Info and the Journal of Commerce, seeking construction companies interested in the project, from which a shortlist will be created and used to invite bids on the actual construction. The Project Manager reports that though the RFQ doesn’t close until June 20th, interested parties that have come forward to date include everyone from local house builders to Ledcor size operations.
- 90% completed plans are due July 31st
- 95% complete construction drawings are due August 15th for use to issue construction tender.
- Selective demolition is almost complete, with approximately 90% of materials removed from facility to be recycled or re-used, including all gyproc, 19 tonnes of plaster (to be re-used as road base), and the concrete and ceramics going to the sewage lagoons for berm stabilization.
- The completed building will consume 43,000 fewer kW hours than other buildings it’s size when operational, equating to an annual savings of $36,000.
- $744,711,000 expended and $1,937,125 committed to date
June 21, 2010
- Selective demolition is underway.
- The next step is a plan review by the cost consultant to ensure alignment with the project budget.
- Design boards and interior space illustrations including samples of floor and wall finishes were unveiled for Council and the public. The display boards will be mounted to the exterior of the building for the information of passers-by.
May 17, 2010
- The Design Review Committee will meet on May 25th to review pricing, interior design ideas and colour schemes. Plan development is currently on target.
- The tender for selective demolition was awarded to NAPP Enterprises from Prince George. The company will be on site the week of the 25th to begin selective demolition. Three firms had bid on the project with NAPP being the lowest. The winning bid was below the estimate for demolition prepared by the cost consultant.
- The RFP for the tenant and operator of the coffee bar closed on Friday. No proposals were received and the team will now attempt to entice interest in the opportunity.
- The Calvin Kruk Centre has now been registered with the Green Building Council and is now a LEED candidate project with registration number. Management met with the architects, commissioning authority and consultants on Thursday to go over the LEED checklist and ensure the project will continue to qualify for LEED Gold.
- One of the innovations the team has put forward for this project is to put the preliminary plans and documents on a web-based FTP site in order to reduce the amount of paper used. It also allows all the designers access to all plans and documents in order to enhance coordination.
- The project will incorporate a number of features which will be educative in nature and which may not directly result in LEED points. An example of this may be parking spaces by the entrances which will be designated for car pooling or for vehicles containing more than 3 passengers. Other ideas are being considered as well but must be able to be accomplished within the budget.
- Upcoming milestones will be the 50% completion of all construction documents by June 16th and 90% completion by July 30th.
May 3, 2010
- The Design Review Committee met on April 21st and approved the Design Development report with a few amendments including increasing the number of fixtures in the female washrooms and adding baby change tables to all washrooms.
- Using this information, the architects are busy working on the drawings and are aiming at having them 50% complete by the last week in May. Once they are done they will be examined by the cost consultants to ensure that they continue to be on budget.
- We are planning on having another meeting of the Design and Review Committee during the last week of May to go over interior design elements and gain approval.
- A walk through of the building was scheduled for April 21st to provide an opportunity for companies to get information on the selective demolition tender which closes on May 4th. Ten companies signed up for the site visit.
- The commissioning authority was awarded to Stantec Consulting out of Edmonton. The purpose of the commissioning authority is to ensure and provide independent documentation that the systems designed and installed in the building will meet the performance requirements of the City and LEED Gold requirements.
- One other tender was awarded for geotechnical services. That went to GeoNorth Engineering Ltd. based in Prince George. Peace Country Technical services on Dawson Creek will be doing the onsite work.
- Overall the project is proceeding satisfactorily and is still on target to meet the August 17th date for the issue of tender to a General Contractor.
April 12, 2010
- Plans continue to be developed for the Centre and are now about 25% developed. Overall plan development is about a month behind schedule due to issues with Hazmat removal, repairs to the existing main floor windows and water penetration in the basement. The architects are confident that the plans can get back on schedule now that all the issues seem to have been identified and resolutions proposed.
- The documents for the selective demolition came out on Friday and will be posted on BC Bid today or tomorrow. Local companies should keep an eye out for these.
- The RFP for a commissioning authority was reviewed by the project managers and Greg Dobrowolski and a preferred candidate was chosen. MHPM is in negotiation with the preferred candidate and expects to award the tender soon.
- A rather large Design Development report has been issued by the architects and consultants and will be forwarded to the Design Review committee for comment and adoption.
- A draft policy for the use of wood in the construction has been developed as part of the large report and will be reviewed by the Design Review committee. This is to satisfy the government’s Wood First Initiative.
- Just so the DRC doesn’t think their work is done there is also a “Scope ladder” to review and adopt. This is a priority list of costed items that can potentially be added to, or subtracted from, the project depending on the state of the budget. Guiding the decisions of whether to add or subtract these items will be the goals and objectives of he project which were developed at the start.
- For clarity, neither the daycare space or the café space are part of the overall budget. Both these spaces will be finished as tenant improvements.
- Finally, a design for a donor recognition wall using the old faceplates of the post office boxes is being developed and will likely go on the east wall of the elevator shaft so it can be seen by everyone who enters the building. It will be a unique design very much in keeping with the heritage aspect of the building.
- Total cost expended to date $232,643.
March 22, 2010
- The Public Information session was held on March 8th and was well attended with up to 100 people attending. The vast majority of people there were impressed with the designs as shown and offered some constructive criticisms which have been reviewed and accommodated where possible.
- The largest change to come out of the session is a redesign of the archives section to offer a more public face and to consolidate all the archives in one space. This redesign has also had the happy consequence of reducing the cost of the archive space. Some issues raised are not able to be accommodated.
- There was a concern that the upstairs kitchen space was not large enough and needed to be a commercial kitchen. This was debated amongst the design review committee and it was decided that the kitchen would not be a commercial kitchen as there was not enough room and it would be in competition with other non-profit commercial kitchens in the City. The kitchen has been enlarged up to 160 sq feet.
- Another concern was that the green room was not easily accessible for elderly or handicapped entertainers. While the design review committee acknowledges that this is the case it is simply not doable within the budget to add another elevator or to move the green room upstairs where there is already a lot of competition for space. Serious accessibility concerns may have to be addressed by utilizing other areas of the upstairs as temporary green rooms if necessary.
- The architects were asked to look into getting information of removable walls for the multipurpose hall so that it could be opened up to the lobby for larger events like dinner theatre or dances. The team is investigating a number of options but, of course, all decisions are subject to meeting budget restrictions.
- The proposed location of the Farmers’ Market outside of the Calvin Kruk Centre was also subject to some concerned comments. It deserves to be restated that the City has no intention of forcing the Farmers’ Market to move to that location. There will be amenities added to the 10th Street building face to accommodate the Farmers’ Market should they look to relocate. Given that the Calvin Kruk Centre will be an anchor and attraction downtown with open washrooms and a functioning café it would be a nice addition to the existing Farmers’ Market.
- The tender for a commissioning authority will close tomorrow and the tender for selective demolition inside the building will be issued at the end of March.
- The cost consultant continues to look at the plans and has expressed a concern that the mechanical systems could impact the budget. As a result, around $500,000 worth of changes to the plans have been identified and will be implemented if need be.
- The LEED consultant met with the project manager and with other engineers on Thursday last week and reaffirmed that the project still meets LEED Gold standards. More details reporting on the LEED status of the building will be forthcoming in future.
March 8, 2010
MHPM Project Managers and Hotson Bakker Boniface Haden were in attendance to present the Schematic Design Presentation.
February 22, 2010
- The tender for HazMat removal was awarded to Western Thermal and Demolition out of Prince George. The cost of the removal is $46,790 plus Gst. Work on the removal began this morning and is slated to last for 12 days.
- The next tender for the building will be for selective demolition of interior walls and fixtures in advance of construction. The demolition will only focus on those items that are not identified for reuse in the new Centre. For example, one of the interesting ideas put forward by the architectural team is to reuse the old vault in the north east part of the building as an office. That tender should be ready by mid March.
- Another RFP to look forward to is for the hiring of a commissioning authority. We used this in the Multiplex and it was invaluable in getting the systems operating optimally.
- The architects are continuing work on drawings and models in anticipation of the March 8th Open House at KPAC, beginning at 7 PM.
February 8, 2010
- The cost consultant report was issued on January 29th and reviewed by the Architects, the Project Managers and City staff on February 2nd. The report shows that the probable construction cost of the proposed design will fall within budget parameters. Letter from the Project Managers shows the original proposed budget and current numbers. Tthe numbers are slightly different from those shown in the feasibility study but the important item is the bottom line number which shows that our overall costs are projected to fall within the original estimate provided in the feasibility study. Built into this budget is a substantial contingency.
- The architects will continue the development of more detailed plans which will again be costed when they are ready. In fact our plan is to have the plans reviewed and costed two more times after that, once when the plans are 60% complete and again when they are 90% complete.
- We will be hosting a public Open House to showcase the plans we have so far. The date will be March 8th at KPAC beginning at 7 PM.
- The next step in the project will be the awarding of the contract for HazMat removal. Bidding closed on Friday and the bids are currently being analyzed. The tender should be awarded soon and work is projected to start on the 15th and last three weeks.
January 25, 2010
- Council was provided with a copy of the project vision and goals which was received Friday. The Deputy Chief Administrative Officer echoed the statement from Ms. Terri Hanen from the Kiwanis Performing Arts Centre that the Calvin Kruk Centre for the Arts will not be a replacement for KPAC, but a new home for KPAC.
- The contract for cost consultation has been awarded to Hanscomb Ltd. out of Vancouver. This firm has worked in the area before doing cost consultation for projects in Tumbler Ridge, Fort St John and Chetwynd. They have a local partner in a firm called Venture Pacific which has worked on construction jobs in Dawson Creek, Chetwynd and other locations in the north.
- The consultant has met with the Architectural and engineering team and has been given full information on the plans so far and is currently costing them. The estimate is due on January 29th and that will determine when the City can have a public display of the proposed plans.
- The tender for the removal of hazardous materials from the building has been issued and there is a compulsory site visit this afternoon with the tender closing on January 29th.
January 11, 2010
- As per the press release issued September 22, 2009, MHPM project managers were hired for the project. MHPM is a very large project management firm whose recent experience includes completion of several Olympic 2010 venues, including the Richmond Oval and who have extensive experience with buildings, construction, and working with architect firms.
- As per the press release issued October 22, 2009, Hotson Bakker Boniface Haden (HBBH) were hired as architects for the project. HBBH is a very well known firm with international experience who expressed interest in the project before it even became a reality.
- Design meetings with MHPM, HBBH, and the design committee, consisting of Terri Hanen, KPAC, Wayne Hiebert, PRRD, Jim Chute, Greg Dobrowolski, and Mayor Bernier were held December 1st and 2nd, 2009. Engineering consultants, LEED advisory, and user group representatives were also part of these sessions. It is believed that a LEED gold standard can be achieved for the building, which will assist with lowered operating costs into the future.
- Preliminary designs have been completed by the HBBH and are now to be reviewed by a cost consultant who will advise whether the proposed design can be constructed within the budget allotted for the project.
- Request for Proposals for a cost consultant closed Friday, January 8th and should be awarded the week of January 12th. The cost consultant will be required to have experience with northern construction and a partnership/liaison with a local contractor.
- A Hazardous Materials assessment has been completed and a report is expected January 11, 2010. A tender call will be issued for removal of any hazardous materials identified in the report.
- Once preliminary plans have received approval from the cost consultant, public input will be sought and opportunities to view and comment on the proposed plans will be widely advertised via the local media and City website. Early February is the target for these public meetings.
- Anticipated project completion date is September 2011, with a move in date of mid-October 2011. To date, approximately $60,000 has been spent of the 9.4M total project budget.
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