REQUEST FOR DECISION

File # 0810
0810--20
Report To: Mayor and Council
From: Chief Financial Officer
Presenter: David Joy
Subject: Administration Report No. 0205/20
RCMP Building Construction - Letters of Intent for the
Mechanical and Electrical Contractors
Meeting: Special Open Council Meeting
Meeting Date: 08 Dec 2020

RECOMMENDATION:

"THAT, Council approves Letters of Intent for the RCMP Building Project be
issued to:
Š D. Bauer Mechanical for the mechanical work in the amount of
$5,796,974 for the balance of mechanical scopes of work for the project,
Š Status Electrical Corporation for the electrical work in the amount of
$5,034,919 for the electrical scopes of work for the project,

AND FURTHER THAT, these letter of intent be incorporated into CCDC

17 Trade Contracts.
Contracts.""
CAO'S COMMENTS:

The RCMP Building project continues to be on time and slightly below budget. This Special
Council Meeting allows the City to secure these contract prices to ensure the project
continues to be delivered on time and on budget.

ALTERNATIVE RECOMMENDATION:
RECOMMENDATION:"THAT, "THAT, Administration Report No. 205/20 - RCMP
Building Construction - Letters of Intent for the Mechanical and Electrical Contractors be
received for information."

KEY ISSUES(S)/ CONCEPTS DEFINED:

To obtain Council's authorization to issue Letters of Intent for these two contracts.
RELEVANT POLICY: City Purchasing and Tendering Council Policy No. 22.

IMPLICATIONS OF RECOMMENDATION

COMPLIANCE WITH STRATEGIC GOALS:

Goal No. 3 - Build and manage public assets and human resources that support the current
and future needs of the community.

COMPLIANCE WITH STRATEGIC PRIORITIES: Construction of the RCMP

building is one of Council's strategic goals.

GENERAL:
From the outset of this capital project, an innovative Integrated Design Team
approach was implemented whereby a Request for Proposal competition was
held pairing up mechanical, electrical and structural consultants with
contractors. It was through this approach that in 2019, the City selected Renu
Engineering (Edmonton) to pair with D. Bauer Mechanical (Fort St. John),
and Smith and Andersen (Vancouver) to pair with Status Electrical (Fort St.
John). The purpose and ultimate goal of the integrated design team approach
is to involve the contractors in the design of the building so as to reduce the
number and value of subsequent construction change notices.

Of the $14,865,419 contracts awarded to date $9,096,354 have been awarded

locally and $5,769,065 have been awarded outside of the region. We are
currently $454,530 under the CC--D budget estimate.

The Mechanical and Electrical Trade submissions have been evaluated in detail and analyzed
"line by line" with the 3rd Party Quantity Surveyor's estimate and found to provide excellent
value for the project. For both disciplines, the estimated electrical and mechanical estimates
have come well under the Quantity Surveyor Estimates. T The
he electrical construction value is
$43,720 over the C C--D estimate, the mechanical cost is $321,106 under the C C--D estimate for a
net under budget amount of $277,386.

ORGANIZATIONAL: N/A

FINANCIAL: This project is identified in the Capital Budget.

FOLLOW UP ACTION: To apprise the Integrated Design Team of Council's
decision.

COMMUNITY CONSULTATION: N/A

COMMUNICATION: N/A

DEPARTMENTS CONSULTED ON THIS REPORT: RCMP Oversight Committee

Attachments:
Š Mechanical and Electrical Pricing Analysis

RESPECTFULLY SUBMITTED:
David Joy, Chief Financial Officer
07 Dec 2020
 "UNITECH

March 16, 2020

City of Fort St John

10631100 Street
Fort St John BC
VU 3Z5

Attention: David Wilkinson

Consulting Project Manager Phone: (604) 506-6040 email: david@lmnts.ca

Dear David:

Re: Class C-D Estimate

Fort St lohn - RCMP Building Replacement

Project Description
The City of Fort St. John is replacing the capacities of the existing RCMP detachment building which has reached the end of its
economic and functional lifespan. The new detachment is envisioned to continue the current model of Post-Detachment and
will add future capacity to allow for growth over a 20-year period. The new building and associated site development will be
located adjacent to the current RCMP building on an expanded and consolidated site. The site is located North of the existing
detachment on 100th Street North. The existing detachment will remain in unimpeded operation until the new facility is
completed. Following the completion of this project, the existing building will be turned over to the city.

Estimate Details
We are pleased to present our Class C-D estimate for the RCMP Building Replacement in Fort St. John. This estimate has
been based on a post-disaster, net-zero, three-storey mass-timber building with a single-storey concrete cellblock and
159 new flat surface parking stalls.
QJ
g This estimate is based on the ongoing development of the initial functional program and the progressing project design
ft documentation provided by the design team. It is an order of magnitude estimate with significant design and pricing
Fi allowances for items not yet determined.
&
^ It is important to note that a "normal" Class C Elemental Estimate is a schematic design development estimate based on
^ plans, elevations, sections, and design concept completed to 33%. It has been developed from measured assemblies,
'^ quantities, preliminary details, review of our historical cost data and includes design and pricing allowances for items not
^ yet determined. Mechanical, Electrical and Civil estimates are based on the comparison of systems in recent buildings of
'ST similar types, locations and sizes. Based on these factors this estimates accuracy is within +,-15% to 18% of construction
»-1
PH

7\
Unitech Construction Management Ltd
Suite 200 -1530 s6th Street
Delta, BCV4L2A8

T 6049438845 F 6049430912 w unitechcm.ca

 Fort St John - RCMP Replacement Building
March 16,2020 pagezofc

costs. We have determined that based on the level of design completed to date, we are identifying this as a "Class C-D"
Estimate and the level of accuracy percentage reflects this design.

We have solicited and incorporated trade contractor pricing for several major trade contracts including Mass Timber,
Mechanical and Electrical. We are unaware of any extraordinary market conditions that could have the potential to
inflate trade pricing and have not made any allowance for extraordinary market conditions.

Assumptions and Risks

The following is a list of assumptions made while creating this estimate in order to provide a complete and accurate
estimate given the current stage of design. It is important that this list of assumptions is reviewed in detail with the
consultants to ensure a match of assumptions between what is being designed and what is being estimated so that
everyone is in agreement in regard to the building components:

Substructure
Excavation and site prep/grading with helical piles and crawlspace over entire building area. The mechanical room for
the building will be located in the crawl space and this change is reflected in the estimate.

Structure
The new detachment is assumed to be a post-disaster building constructed of mass timber with a suspended slab,
Hambro system, or a structural steel frame calculated based on the footprint area of the building. The cell block will
be composed of concrete masonry unit (CMU) cells, roof, and perimeter walls. All wood panel flooring systems are
assumed to have a concrete topping.

Exterior Enclosures
With the exception of the cell block, the building's exterior has not been finalized. Our assumption in this estimate is
that the exterior will be composed of a steel stud/drywall solution (possibly pre-fabricated) with exterior insulation or
a pre-fab mass timber solution (still to be determined). The building is assumed to have a modified bituminous
membrane roof, preformed metal siding, and triple pane glazing to assist in maintaining a net-zero rating.

Partitions and Doors

All interior walls are assumed to be gypsum board with the exception of the cell block. A standard unit rate has been
used for all doors, frames, and hardware. The total costs for the doors, frames, and their hardware will be further
refined once all access control and security requirements are confirmed with the RCMP. This estimate also includes an
allowance of $10,000 per cell door.

Finishes
All walls are primed and painted and the ceiling is assumed to be a standard height with acoustical tile throughout
except in areas to have exposed mass timber. Flooring finishes include resilient flooring, seamless epoxy, carpet,
exercise rubber floor in the exercise room, and ceramic tile in the washrooms.

Fittings and Equipment

This estimate includes allowances for two (2) three-storey elevators, miscellaneous architectural woodwork, signage,
specialty lockers, washroom accessories, window coverings, chalk/tack boards, and flagpoles.
 Fort St John - RCMP Replacement Building
March 16,2020 Page3of6

Mechanical
The estimate for the mechanical budget is based on the design details provided to date and the corresponding pricing
information provided to us by the mechanical trade on our team (D. Bauer). We have included allowances for
plumbing and drainage, HVAC systems, fire protection, a new fire flow pump, DDC controls, and a new propane day
tank with controls (still to be confirmed). Additionally, an allowance of $500K has been included for the geothermal
field. As per the design meetings, it has been confirmed the crawl space will not be sprinklered except for the
mechanical room which is now located in the crawl space.

Electrical
A standard per square meter rate was used to estimate the electrical budget. We have included allowances for service
and distribution, lighting, life safety systems, communications, security, AV equipment. Photo Voltaic panels on the
main roof, as well as $450K for a genset (price provided by electrical consultant). Based on the design meetings, we
have confirmed there will be two feeds for the property: a 100KW feed tied to the grid and a 50KW feed outside of the
grid which will require batteries at an additional cost. This strategy is under review with BC Hydro and the City of Fort
St. John.

Net Zero Premiums

For the purpose of this estimate, we have broken out the major elements required to achieve a net zero building.
These include slab insulation, wall insulation, roof insulation, fibre glass frames (or approved alternate) and triple pane
windows, as well as miscellaneous structural, mechanical, and electrical elements.

Site Works
Allowances for miscellaneous civil, new surface parking lot, site services, hydro service costs, landscaping, and site
fencing. It is important to note that there are still details to be designed for the storm water management on the site.
An allowance of$350K has been included for this work on site.

General Requirements
General conditions have been detailed based on commencement of work on site in May, 2020. An allowance based on
this has been outlined within the construction budget.

Soft Costs & Consultants

Allowances of 11% of the net building cost for professional fees, consultants, pre-con fees, testing, etc. and 1% of the
total project cost for insurance have been included. A soft cost contingency of 5% has been included in this estimate
to cover changes in Insurance, Professional Fees, Consultants & Pre-Con fees & Disbursements over the course of the
project. This contingency has been calculated based on the total estimated soft-costs and will be carried over the
course of the project.

Loose Furnishings, Fittings & Equipment

An allowance of 15% of the net building cost has been included for FF&E.
 Fort St John - RCMP Replacement Building
March 16,2020 Page 4 of 6

Exclusions
This estimate does not include the following list of potential costs:
• Appraisals • Unforeseen Ground Conditions
• Legal Services • Off-site works
• Financing Costs • LEED Certification
• Land Cost • Moving or Decanting Costs
• Development Cost Charges • Temporary Facilities
• Property Taxes • Phasing of the Work or Accelerated Schedule
• Hazardous Material Removal • Extraordinary Market Conditions
• Unforeseen Building Conditions • GST

Contingencies
Design ContinRency
A design contingency of 6% has been included in this estimate to cover modifications to the drawings and
specifications for the duration of the design phase. This contingency will be revised as the drawings get closer to
completion and will finally be reduced to zero once the project is tendered and closed in its entirety.

Construction Continfiency
A construction contingency of 5% has been included in this estimate to cover changes required during the construction
phase as well as a reasonable level of unforeseen conditions. We feel at this point in the design phase, this level of
construction contingency is sufficient.

Market Escalation ContinRency

On the basis of our current anticipated escalation rates, we have included 6% for escalation contingency to cover
changes in the market pricing conditions. This percentage is calculated based on the total estimated net construction
cost. We are of the opinion that given the current construction industry market conditions, prices will continue to
increase as the design progresses. We need to reflect what effect that market increase may have on the budget and in
the event of schedule revisions, this escalation contingency will require recalculation.

Taxes
This estimate includes all Provincial Sales Tax (PST) and other value added taxes where applicable. This estimate
excludes any applicable Goods and Services Tax (GST).

Construction Cost Executive Summary

Our construction cost elemental executive summary provided below is based on the estimate details, project details,
assumptions, exclusions, contingencies and taxes described above as well as the document list provided in Appendix 1
below. Our detailed elemental estimate showing actual cost details is attached to this report.
 Fort St John - RCMP Replacement Building
March i6,2020 Page 5 of 6

Fort St. John - RCMP Detachment

UNITECH Class C-D Estimate

March 16,2020

UNITECH CONSTRUCTION MANAGEMENT

CONSTRUC-nON COST ESTIMATE SUMMARY

Percentage

Description $
A. Structural 7,547,58: 20.8%

B. Architectural 9,440,47[ 26.1%

C. Mechanical 5,670,OOC 15.6%

D. Electrical 4,013,59E 11.1%

E. Net Zero Premiums 1,055,OOC 2.9%

F. Site DevelopmentSi Landscaping 3,759,OOC 10.4%

G. Demolition & Ancillary Work(HazMatexcl.) 500,OOC 1.4%

H. General Conditions (Div.l) 2,394,90C 6.6%

I. CM Fee 1,850,OOC 5.1%

SUB-TOTAL CONSTRUCTION COST $36,230,554

J. Contingencies

Jl. Design Pricing Contingency 2,173,833 6.0%

J2. Construction Contingency 1,811,528 5.0%

J3. Escalation Contingency 2,173,833 6.0%

TOTAL ESCALATED CONSTRUCTION COST $42,389,749

K. Consultants (Incl. disbursements) 3,675,000

L. FF&E 4,795,733

M. Licences, Permits & Insurances 423,897

N. Soft Costs -Testing, Consultants etc. 150,000

TOTAL PROJECT COST (Excl. GST) $51,434,379

N. Goods & Services Tax (GST) @ 5%

TOTAL PROJECT COST (Incl. GST) $51,434,379

Gross Floor Area (m ) 4,917 m-

Net Unit Construction Cost ($/m2) $7,368 /m:

Total Unit Escalated Construction Cost ($/m) $8,621/m:

Total Project Cost ($/m2) $10,461 /m:

 Fort St John - RCMP Replacement Building
March 16, 2020 Page 6 of 6

Possible Cost Savings

The structural design has been revised and value engineered based on site exploratory meetings and design reviews.
An analysis on a steel structure vs. mass timber was completed by Unitech which determined both options were
similar in cost. The mass timber approach was chosen due to its potential to expedite the construction schedule by
several months (6-8 weeks vs. 6-7 months).

The information presented in this report is to be treated as confidential and is not to be disclosed to any party or
reproduced without the prior consent of Unitech Construction Management Ltd.

Yours truly, Reviewed By

Unitech Construction Management Ltd.

'^w ^
Derek Chichak, Wally P Mansell AScT, LEED GA,
Director of Project Management and Senior Project Manager
Business Development

Appendix i - Documents
The following documents were used as a basis for preparing this estimate:

'<f.N

Architectural
A010 through A410 Code Compliance Plans March 11, 2020

Architectural
Specifications Issued for Tender Package 1 February 27, 2020

Structural
S1.00throughS4.04 Piling, Crawlspace and Foundation Plans February 28, 2020

Civil
Option 1 Storm Water Management - Option 1 February 27, 2020

ec David Joy, City of Fort St. John

Waily Mansell, Unitech Construction Management