rock way options from feasibility study kitchener seniors centre feb 11, 2013

The Rockway Centre Options

Rockway CentreFeasibility Studyand Business Case

www.kitchener.ca/rockwaystudy

Prepared by the RETHINK GROUP, Leisure Services Planning Management,

in association with AECOM Canada Architects Ltd. and C. Talbot & Associates

February 11, 2013

Project TeamThe project team includes community members,member of city council, staff and the consultant team

Research and Consultation InputsThe project team considered the following key research in the development of the 8 options:

• Community and seniors age profile at local,provincial and national levels

• Membership, program and facility use patterns,with a focus on the Rockway Centre and Rockwaymembers

• Recreation, social, leisure and other trends for mid-age and older adults

• Provincial study of older adult centres

• The heritage assessment reports, Phase I and II

• Five workshops including: Rockway participants(2), community partners and stakeholders andrepresentatives of Rockway, Downtown andBreithaupt Centre Advisory Councils,representatives of the Mayors Advisory Council for Kitchener Seniors, and municipal staff

• City-wide survey of adults and older adultsfocusing on their current and future leisureinterests and expectations (1046 surveyscompleted)

• A community forum attended by councillors andcommunity members

• Input was also collected from the project team and staff

Characteristics of the Ideal Older Adult CentreThe following are the characteristics of the idealolder adult centre in Kitchener:

o High quality

o Energy-efficient

o Flexible/adaptable

o Bright with natural light

o Single story facility

o Secure

o Welcoming, comfortable and homey

o Suitable colours and textures

o Accessible to transit and to major roads

Components of the Ideal Full-Service Older Adult CentreThe following components have been identified from all of the research and consultation as most desirable in the ideal older adult centre in Kitchener:

o a welcoming, comfortable lobby

o flexible, multi-use program rooms of varioussizes that can accommodate active and passiverecreation

o a teaching kitchen

o a gymnasium/auditorium

o circulation space that can be used for walking

o social/sitting spaces throughout

o a café and a flexible space for the noon hourmeal program

o a games room

o storage for motorized scooters and bicycles

o patio with BBQs

o outdoor amenities

o walking paths

o floral gardens and green space

o community garden

Rockway Centre Feasibility Study and Business Case

Development of the Options• Investigations began by looking at repair and

renovation or expansion of the existing building.

• Also examined the possibility of replacing thebuilding on the Rockway site.

• During consultations, suggestions to considerother sites and the possibility of a mixed-usedevelopment on the Rockway site or elsewherewere heard.

• This resulted in eight options being developed andevaluated, considering the pros and cons, andmeasuring value for investment.

• To illustrate the options, four conceptual designswere developed.

• Significant research and analysis is necessary forthe three mixed-use options, so no conceptualdesigns were completed for these options due totime and resource constraints.

• The option to repair and upgrade the currentRockway Centre facility would not change thelayout significantly, so a design was not preparedfor that option.

Public InputIncluded in this booklet are eight options for yourconsideration and comment. The last page of thisbooklet can be removed and returned to the nearestcommunity centre, or alternatively can be completedon line at www.kitchener.ca/rockwaystudy.

Evaluation of the OptionsThe eight options will be evaluated by the projectteam using the following criteria:

• Functionality – to meet current & future interests

• Market appeal – to current and future older adults

• Durability/age/life cycle value – new vs. oldbuildings

• Degree of disruptiveness during construction

• Capital cost

• Operating cost – expenses & potential to generaterevenue

• Impact on the heritage attributes of the RockwayCentre

• Value for capital investment

Next Steps• Continue to gather community input on the options

from residents; displays and presentations atvarious locations; information and comment cardsavailable at city community centres and city website: February to March 2013

• Summarize input and incorporate key consultationand research information into development ofreport and recommendations

• Project team selects the preferred option(s)for council’s consideration

• Complete draft report for project team review andcomment

• Present final report and recommended option(s) to city council on May 27, 2013


For more information, please contact:

Mark Hildebrand, DirectorCommunity Programs and ServicesCommunity Services Department

Tel: (519) 741-2687 Email: [email protected]/rockwaystudy

Summary:• Complete the required repairs and improvements

to the building including: foundation drainage;barrier-free access; elevator; kitchen; and energyefficiency.

• Consider minor structural changes.

Features:• No additional space added, some space will be

lost due to larger washrooms.

• Updated décor.

• Meets AODA accessibility requirements.

Site:• Retains current outdoor amenities.

• No impact on parking.

• Served by transit route #7.

• Current number of parking spots 112

Advantages• Retains Rockway Centre on current site.

• Meets the needs of many current users.

• Requires the smallest capital investment.

• Retains the exterior heritage attributes and mostinterior heritage attributes.

• Renovations will extend the life of the building.

• Increased energy efficiency after major upgradesto existing building.

• Do not have to purchase another site.

Disadvantages• Capital investment only slightly improves the

functionality and appeal of the facility.

• Does not meet the needs of many current andmost future older adults, especially mid-age and younger adults.

• The entire Rockway Centre program would haveto be relocated during renovation.

• Capital is invested in a 60+ year old building.

Preliminary Construction Cost Estimate: $2-3 million• Highest operating cost per square foot, lowest

potential for revenue generation (Score: 1/5).

• Lowest value for capital investment (Score: 1/5).

• Currently no capital budget allocation forrenovation costs.


Option One:

Repair the Rockway Centre and Modify the Facility to Meet Accessibility Requirements

Summary:• Addition to existing Rockway Centre - to the west

(toward Preston Street) & south.

• Designed to retain and display exterior heritagefeatures of the Rockway Centre.

• Major renovations required on the inside to createmore functional areas, to modernize all servicesand meet accessibility standards.

• Addition would be designed to provide a full-service older adult centre.

• 35,750 square foot facility.

Features:• Several multi-purpose rooms of various sizes -

suitable for active and passive recreation;gymnasium/auditorium; lobby & social spaces;café.

• Food services located on main level.

• Opportunity to address the ‘below grade’ feel ofthe lower level of the building.

Site:• Necessary to purchase lot at King and Preston

Streets (containing billboards).

• Retains centre on current site.

• Surface parking reduced from 112 to 101.

• Outdoor amenities will be impacted.


Advantages• Retains Rockway Centre on same site.

• Functionality and appeal of the overall facility isenhanced.

• Will meet most of the needs of current and futureolder adults who desire a centre.

• Exterior heritage attributes are retained.


Disadvantages• Interior heritage attributes are not retained, along

with the ancillary buildings.

• Efforts to retain exterior heritage features will incuradditional costs.

• The three floor design is retained, resulting in aless efficient layout and increased capital cost andoperating costs.

• All centre programs would have to be relocatedwhile the facility is under construction.

• Capital is invested in 60+ year old building.

• Need to acquire lot containing billboards.

• Reduced parking on site with anticipated increasein use.

Preliminary Construction Cost Estimate: $10 millionNot including unknown site remedial work and cost

to purchase the lot containing the billboards.

• Medium operating expenses per square foot andgood revenue potential (Score: 4/5).

• Reasonable value for capital investment (Score: 3/5).

• Currently no capital budget allocation exists.


Option Two:

Expand the Rockway Centre and Preserve the Heritage Exterior of the Original Building

Option 2 - Addition to Existing Building

Summary:• Design and construct approximately 31,500

square foot purpose-built facility.

• Designed to provide full service older adult centre.

Features:• Several multi-purpose rooms of various sizes,

suitable for active and passive recreation;gymnasium/auditorium; lobby & social spaces;café.

• Single storey design.

Site:• Necessary to purchase the lot containing

billboards.

• Outdoor amenities will be reduced.

• Parking at grade, although reduced from 112 to 91.

• Site regraded to optimize layout.



• Purpose-built facility will achieve the highest levelof functionality and appeal.

• Will meet the needs of current and future olderadults who desire a centre.

• Energy efficient facility.


Disadvantages• All centre programs would have to be relocated

during construction.

• Heritage attributes of the existing Rockway Centreare not retained.

• Will incur demolition cost ($370,000).

• Necessary to purchase the lot containingbillboards.

• Reduced parking on site with anticipated increase in use.

Preliminary Construction Cost Estimate: $8.5 millionNot including unknown site remedial work and cost

to purchase the lot containing the billboards.

• Lowest operating expenses per square foot andgood revenue potential (Score: 5/5).

• Good value for capital investment (Score: 4/5).



Option Three:

Replace the Rockway Centre with a Purpose-Built Older Adult Centre on the Same Site

Option 3 - New Building on Existing Site

Summary:• Addition to accommodate and enhance older adult

programming.

• Enlarge existing facility to 33,000 square feet - andrearrange some of the interior spaces and outdoorfacilities.

• All Rockway programs would move to a new, morefunctional and appealing facility.

Features:• Designed to provide full service older adult centre.

• Several multi-purpose rooms of various sizes,suitable for active and passive recreation;gymnasium/auditorium; lobby & social spaces;café.

• Existing facility has three multi-purpose rooms andsingle gym.

• Retains pre-school facility, although moved.

Site:• 1700 Queen’s Blvd. near intersection of Queen’s

Blvd. and Fischer-Hallman Rd.

• Adjacent to transit hub served by six different busroutes and the iXpress route.

• Parking expanded and accommodated at grade(132 spaces).

• On-site fire and ambulance services.

• Adequate surface parking on site.

• Adjacent amenities such as shopping mall.

Advantages• Purpose-built addition will achieve the highest level

of functionality and appeal.

• Will enhance and add value to an existing cityrecreation facility - serving all ages.

• Leverage available facility space to meetprogramming needs of older adults.


• No disruption to the current Rockway programwhile the facility is constructed.


• Distributes older adult facilities geographicallythroughout the City of Kitchener, with this west endlocation.

• Addresses the need for a future expansion of the Forest Heights Community Centre.

• Allows for alternate uses of the Rockway site.

• Significant population of older adults living inthis community.

• Minimal disruption of neighbourhood associationprograms during construction.

Disadvantages• Will not retain the current site of the Rockway

Centre.

Preliminary Construction Cost Estimate: $6.5 million• Lower operating expenses per square foot and

good revenue potential (Score: 5/5).

• Excellent value for capital investment (Score: 5/5).


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Option Four:

Build an Addition onto Forest Heights Community Centre

Option 4 - Addition to Forest Heights Community Centre

Summary:• Design and construct 35,000 square foot purpose-

built facility.

• Designed to provide a full service older adultcentre.

• Depending on the site, the facility could be a singleor two storey building.

Features:• Several multi-purpose rooms of various sizes,

suitable for active and passive recreation;gymnasium / auditorium; lobby & social spaces;café.

Site:• Undetermined site and location.

• Require 3-4 acres to accommodate the building,parking and outdoor amenities

• Key criteria for a site will include proximity to amajor roadway, access to public. transit, and alocation where the older adult population is moreconcentrated.

• 142 parking spaces accommodated at grade

Advantages• Purpose-built facility will achieve the highest level



• No disruption to the current Rockway programswhile the facility is constructed.


Disadvantages• Requirement to purchase 3-4 acres of land.

• Will not retain the current site of the RockwayCentre.

Preliminary Construction Cost Estimate: $8.5 million• Lowest operating expenses per square foot

and excellent revenue potential (Score: 5/5).




Option Five:

Build an Older Adult Recreation Centre on Another Site

Option 5 - New Building on Greenfield Site

Summary:• The required analysis of this option cannot be

completed within the scope of this project.Concept drawings have not been developed forthis option.

• Market research is required to determine the bestuses of the site, (e.g. retail, offices and/or housingetc.) and to develop a site concept.

• A high density development analysis for the sitewould also have to be completed.

• This would likely involve a private – publicpartnership.

• Assumes a 35,000 square foot full service olderadult centre.

Features• Older adult component would include several multi-

purpose rooms of various sizes, suitable for activeand passive recreation; gymnasium / auditorium;lobby & social spaces; café.

• Other uses to be determined.

Site:• Undetermined site size and location.

• Key criteria for a site will include proximity to amajor roadway; access to public transit; and alocation where the older adult population is moreconcentrated.

Advantages• Purpose-built facility will achieve the highest level



• Complements older adult social and recreationprogram with other compatible uses.

• Parking will be accommodated at grade, assumingthe site is large enough.

• No disruption to the current Rockway programswhile the facility is constructed.


Disadvantages• Requires purchase of land.

• Unknown site and site conditions

• Will not retain the current site of the RockwayCentre.

Preliminary Construction Cost Estimate: $8.5 million(for the recreation component only) - does not in-

clude land cost or the cost of the ‘other’ facilities.

• Lowest operating expenses per square foot andexcellent revenue potential (Score: 5/5).



• Potential for some costs to be offset throughprivate public partnerships.


Option Six:

Build a Mixed-use Facility on Another Site and Include an Older Adult Recreation Centre



• Market research is required to determine the bestuses of the site, (e.g. retail, offices and/or housingetc.) and to develop a site concept.

• A high density development analysis for the sitewould also have to be completed.

• This would likely involve a private – publicpartnership.

• Assumes a 35,750 square foot full service olderadult centre.

Features:• Older adult component would include several

multi-purpose rooms of various sizes, suitable foractive and passive recreation; gymnasium /auditorium; lobby & social spaces; café.



billboards.

• Will require underground parking.




• A purpose-built addition will achieve a high level offunctionality and appeal.


• The appeal of this facility is enhanced with thepotential of complementary uses.

• Potentially retains the exterior heritage attributes ofthe Rockway Centre.

Disadvantages• Interior heritage attributes will be impacted.

• Efforts to retain exterior heritage features will incuradditional costs.

• A two or more storey design may be necessaryresulting in a less efficient layout and increasedcapital cost and operating costs.

• All centre programs would have to be relocatedwhile the facility is under construction.


• Need to acquire the lot containing billboards.

• Most parking will be underground, which is muchmore costly and less appealing to an older adultpopulation.

Preliminary Construction Cost Estimate: $10 million (for the recreation component only) - not includingunknown site remedial work and the cost to purchasethe lot containing the billboards. Also, does notinclude the cost of the ‘other’ facilities.

• Medium operating expenses per square foot andgood revenue potential (Score: 4/5).

• Medium value for capital investment (Score: 3/5).


• Potential for some costs to be offset throughprivate public partnerships


Option Seven:

Build a Mixed-Use Structure as an Addition to the Rockway Centre



• Market research is required to determine the bestuses of the site, (e.g. retail, offices and/or housing etc.)and to develop a site concept.

• A high density development analysis for the site wouldalso have to be completed.

• This would likely involve a private – public partnership.

• Assumes a 31,500 square foot full service older adultcentre.

Features:• Older adult component would include several multi-

purpose rooms of various sizes, suitable for activeand passive recreation; gymnasium / auditorium;lobby & social spaces; café.



billboards.

• Will require underground parking.


• Served by Transit Route #7.


• Purpose-built facility will achieve a high level offunctionality and appeal.


• The appeal of this facility is enhanced with thepotential of complementary uses.

Disadvantages• External and internal heritage attributes of the

Rockway Centre will be impacted .

• A two or more storey design may be necessaryresulting in a less efficient layout and increasedcapital cost and operating costs.

• All Rockway Centre programs would have to berelocated while the facility is under construction.


• Need to acquire the lot containing billboards.

• Most parking will be underground, which is muchmore costly and less appealing to an older adultpopulation.

• Will incur demolition cost ($370,000).

Preliminary Construction Cost Estimate: $8.5 million (for the recreation component only) - not includingunknown site remedial work and the cost to purchasethe lot containing the billboards. Also, does notinclude the cost of the ‘other’ uses.

• Lowest operating expenses per square foot andexcellent revenue potential (Score: 5/5).



• Potential for some costs to be offset throughprivate public partnerships


Option Eight:

Build a Mixed-Use Structure in Place of the Rockway Centre

Options Feedback FormFeedback FormAfter months of research and consultation with older adults, service providers and thecommunity, the project team has developed options for how to meet the current and future needs of olderadults. The options outlined in this guide are being shared with the public for review and comments before arecommendation is presented to council later this spring.

Your feedback is appreciated and necessary for this process. Please review the options outlined (below, in this guide), identify your top three preferred options and provide any additional comments you would like tomake about the options or the study.

Feedback received through this process will be included in the final report to council.

Please select your top three preferred options:Option 1: Repair the Rockway Centre and Modify the Facility to Meet Accessibility Requirements

Why? ....................................................................................................................................................................

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Option 2: Expand the Rockway Centre and Preserve the Heritage Exterior of the Original Building

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Option 3: Replace the Rockway Centre with a Purpose-Built Older Adult Centre on the Same Site

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Option 4: Build an Addition onto Forest Heights Community Centre

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Option 5: Build an Older Adult Recreation Centre on Another Site

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Option 6: Build a Mixed-use Facility on Another Site and Include an Older Adult Recreation Centre

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Option 7: Build a Mixed-Use Structure as an Addition to the Rockway Centre

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Option 8: Build a Mixed-Use Structure in Place of the Rockway Centre

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Do you have any additional comments?

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To ensure we receive only one set of comments from each resident, please include your name and address:

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Please circle your age range:

Under 35 36-45 46-55 56-65 66-75 76-85 85+


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The Rockway Centre Options

Rockway CentreFeasibility Studyand Business Case

rock way options from feasibility study kitchener seniors centre feb 11, 2013

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