Art Gallery of Peterborough report Appendix B

Feasibility Study

Lundholm Associates Architectsin association with :

Lett Architects Inc.

CSACH14-008 - Appendix B

Feasibility Studya review of facility development options

for the Art Gallery of Peterborough

Lundholm Associatesin association with :


Contact:

Michael Lundholm

Lundholm Associates369-401 Richmond Street WestToronto, CanadaM5V 3A8

416 596 7400

[email protected] 17 September 2014


17 September 2014Lundholm + Lett

Feasibility Study

ART GALLERY OF PETERBOROUGH

TABLE OF CONTENTS

ACKNOWLEDGEMENTS

1.0 INTRODUCTION 1

1.1 Background 1-1 1.2 Functional Analysis Plan 2011 1-2 1.3 Purpose of this Feasibility Study 1-4 1.4 Study Methodology 1-5

2.0 ACCOMODATION OF REQUIREMENTS 2

2.1 Analysis of Existing Building 2-1 2.2 Needs Assessment 2011 2-3 2.3 Review of Requirements 2-6 2.4 Proposed Adjustments to Space Requirements 2-7 2.5 Planning Assumptions 2-11

3.0 SITE STUDIES 3

3.1 Purpose of the Site Studies 3-1 3.2 Identication of Alternative Locations 3-2 3.3 Representative Site 1 (Water/King) 3-3 3.4 Trial Planning Concept for Representative Site 1 3-4 3.5 Representative Site 2 (Aylmer/Charlotte Site) 3-10 3.6 Trial Planning Concept for Representative Site 2 3-12 3.7 Existing Art Gallery of Peterborough Site 3-19 3.8 Trial Planning Concept for Existing Site 3-22

4.0 COMPARATIVE ANALYSIS 4

4.1 Comparative Costing 4-1 4.2 Comparative Analysis 4-3 4.3 Consensus of the Steering Committee 4-6



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5.0 RECOMMENDED DEVELOPMENT CONCEPT 5

5.1 Recommended Development Concept 5-1 5.2 Site Concepts 5-2 5.3 Interior Concepts 5-4 5.4 Architectural Concepts 5-9 5.5 Summary of Benets 5-14 5.6 Next Steps 5-15

6.0 SUMMMARY OF CONCLUSIONS 6

6.1 Background 6-1 6.2 Previous Study 6-2 6.3 Planning Objectives 6-3 6.4 Space Requirements 6-4 6.5 Alternative Site Studies 6-5 6.6 Comparative Cost Estimates 6-6 6.7 Steering Committee and Art Gallery Board 6-7 6.8 Recommended Development Concept 6-8

APPENDIX A

1. Qualitative Analysis of Existing Building 2. Preliminary Study Options for the Existing Gallery Site 3. Collection Space Verication 4. Technical Design Criteria 5. Building Code Abstract



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ACKNOWLEDGEMENTS

We would like to express our appreciation to all those who contributed to this document.

Art Gallery of Peterborough

Celeste Scopelites, DirectorPeter Frood, President, AGP Board of DirectorsJanice Fortune, Gallery Operations AssistantCarla Garnet, CuratorSusanne Lloyd, Administrative AssistantJane Wild, Education /Programme Coordinator

City of Peterborough

Rob Anderson, Coordinator: Recreation Division, Community Services DepartmentBrian Buchardt, Planner, Urban DesignKen Doherty, Director: Community ServicesMary Gallop, Manager: Facilities and Special Projects, Community Services DepartmentErik Hanson, Coordinator: Heritage Resources, Community Services DepartmentMalcolm Hunt, Director: Planning and Development ServicesBecky Rogers, Manager: Arts Culture & Heritage Division, Community Services Department

Otonabee Region Conservation Authority

Jennifer Clinesmith, Manager: Planning and Development Services

D.M. Wills Associates Limited

Joe Fleming, C.E.T., Manager: Municipal Department

TCI Management Consultants

Jon Linton, Director



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Consultant Team

Lundholm Associates Architects

401 Richmond Street West, Studio 369

Michael Lundholm, PrincipalCalvin ChiuHelmut KlassenMary-Ann Jelonek


Bill Lett, PrincipalMichael Gallant



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1.0 INTRODUCTION

1.1 Background: Art Gallery of Peterborough

Founded in 1974, the Art Gallery of Peterborough (AGP) is a well-established community-based initiative to foster visual arts in the City of Peterborough and its surrounding communities. Before opening at its current location, the collection was housed at the Peterborough Museum and Archives, and its exhibitions were displayed at the Public Library.

The current AGP location was developed in 1977, when the City acquired the house of former sawmill operator John MacDonald. The house was given to the Gallery along with the adjacent land along Little Lake, where a modern wing was added and opened in 1979. Since then, the Gallery has been dedicated to exhibiting and collecting works of art from Peterborough and across Canada. In its recent 3-year Strategic Plan, the Gallery states, as an exhibition venue with educational programmes, the AGP will present a variety of visual art experiences and explorations to stimulate and expand public perception of art as a part of their life and community.



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1.0 INTRODUCTION

1.2 Functional Analysis Plan 2011

In 2011, the AGP engaged Lundholm Associates Architects, in association with Ginder Consulting and Lett Architects Inc., to analyze the operational, functional, and technical aspects of the Gallery. The purpose of the Function Analysis Plan 2011 was to test and conrm community consensus with the Gallerys long-term vision, and to develop the programmatic and facility requirements for its achievement. The objectives of the 2011 Study were to determine the adequacy of the facility for current and future needs within a framework of art gallery best practice, and to develop the facility needs that would support the Gallerys vision for the following 25 years.

The Functional Analysis Plan 2011 was undertaken in four phases: Background, Consultation, Comparative Review, and Facility Analysis / Needs Determination. The Background phase involved reviews of relevant background documents and the existing facility. The Consultation Review phase encompassed a public survey, roundtable meetings, and individual interviews with various stakeholders, as a combined effort to obtain information and opinions about the Gallerys existing functions and future requirements. The Consultation Review phase undertook comparative research of Canadian galleries and museums under the categories of statistics, architectural identity, and issue-based case studies. The Facility Analysis / Needs Determination phase focused on analyzing the existing facility, consolidating the facility requirements, and developing the ideal functional model.

Chapter 6.0 of the Functional Analysis Plan 2011 outlined the three main recommendations:

Facility Improvement NeededBased on the ndings from consultation, comparison with other galleries, and analysis of the existing facilities it is evident that the current facilities do not meet the needs of the community. The building is too small, limiting the public programs and services the Gallery is able to offer. The inadequate space and technical deciencies compromise the safety of the collection and make it virtually inaccessible. The building is a signicant impediment for the Gallery to fulll its mandate and develop the full potential of its relationship with and service to its community.

The recommendation of this study is that the City of Peterborough, in cooperation with the Art Gallery of Peterborough, seek improved accommodation for the Gallery either through renovation and expansion on its current site, or at another location.

Facility Requirements ArticulatedThe scale of the needed accommodation is in the order of 17,450 square feet (1,620 square meters) of net usable space. To achieve this net area, a building with a gross area of 25,000 - 28,000 square feet (2,400 - 2,600 square meters) would be required.

The accommodation must meet the functional criteria as well as the technical requirements presented in this report. The technical considerations are important in order that the AGP maintain its Class A designation, as well as meet the requirements of other institutions for loans and travelling exhibitions.



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1.0 INTRODUCTION

Feasibility Study NeededThe current study is primarily a needs assessment. Neither study of the potential of renovating and expanding the present building, nor investigation of other sites, was within the current terms of reference. A detailed feasibility study is required to determine the potentials, limitations, technical issues, and cost of expansion/ renovation. Similar investigation would be required for other sites for comparative purposes.



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1.0 INTRODUCTION

1.3 Purpose of this Feasibility Study

The Functional Analysis Plan 2011 provided the basis for this Feasibility Study. It identied the potentials and weaknesses of the existing building and dened the case for, and scale of, accommodation needed. It compared the AGP with galleries in other small Ontario cities and incorporated public input on the future direction for the Gallery. As the next step forward, the purpose of this Feasibility Study is to test the development program in planning studies, and to explore the magnitude of project scope and cost. The Study explores whether the existing building, with appropriate renovation and expansion, can become a renewed facility that meets the Gallerys future needs. Another part of the Study focuses on a conceptual examination of the possibility of building a new facility elsewhere in downtown Peterborough. This Feasibility Study is timely, as the AGP is facing major investment in maintenance and capital replacement. It is also timely as concurrent planning is underway, or about to commence, for Del Crary Park, Little Lake trail system, and the Crescent Street area.

It is important that the vision for the future Art Gallery of Peterborough is conceived and supported by the organizations staff and related stakeholders. As with the Functional Analysis Plan 2011, the Feasibility Study has been developed with an inclusive planning process that involved consultations with Gallery Board and staff, and City ofcials, as well as consolidation of the ndings from public meetings, to ensure that the facility expansion would meet the institutions and community objectives.



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1.0 INTRODUCTION

1.4 Study Methodology

The Feasibility Study was undertaken according to the following four phases as outlined in the Proposal.

Phase 1.0: Consolidate Requirements / Assemble Information

1.1 Consolidate RequirementsThe Functional Analysis Plan 2011 was reviewed with the Gallery staff and the Steering Committee. From these meetings, the Gallerys current needs were conrmed and the space and functional requirements were updated for use in the planning studies.

1.2 Refresh Building InformationThe functional analysis of the building from the Functional Analysis Plan 2011 was reviewed and updated with a thorough tour of the facility. A set of construction drawings of the 1979 expansion was obtained from the City, consolidating an understanding of the existing buildings structure and architectural features. A new topographical survey of the site was commissioned to verify existing layout and site features.

1.3 Planning ContextCity ofcials involved in relevant planning priorities related to the existing Gallery site, including a new waterfront trail system and upgrade concepts of the Del Crary Park, were consulted. A meeting was held with City ofcials to obtain their suggestions for alternative sites to study. Site information and specic development concepts were obtained for the alternative sites.

The Otonabee Region Conservation Authority was consulted on relevant regulations and policies, ood risks, and other site related issues.

1.4 Steering Committee Meeting #1The rst meeting with the Steering Committee reviewed the premises of the study including expected outcomes, basis of requirements, schedule, public consultation, and study process. The alternative sites to be studied were also discussed.

1.5 Public MeetingA public meeting was held in July 2013 and used to present the ndings of the Functional Analysis Plan 2011. Public input expressing hopes and concerns for a renewed Gallery was received, providing considerations for the planning studies in the next stage.

Phase 2.0: Planning Studies

2.1 Existing LocationAs the potential of the existing building to meet the Gallerys requirements is difcult to judge on a hypothetical basis, actual conceptual studies for various approaches to the current location for analysis and consideration were developed. These Planning Options included various approaches to partial demolition, renovation and expansion, and different placement of functional elements on the site.



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1.0 INTRODUCTION

2.2 Steering Committee Meeting #2The second meeting of the Steering Committee was used to discuss the Planning Options. A similar review was held with Gallery staff. A consensus was sought around a particular combination of desirable planning ideas. These ideas then formed the basis for further work towards the Recommended Development Concept.

2.3 Alternative LocationsTwo alternative sites were identied in consultation with the City and agreed by the Steering Committee. These sites are meant to represent generic sites for study purposes Neither is owned by the City. Trial Planning Concepts were tested for each site to show how a new gallery building could be accommodated on the site, in a generic and sensible way to respond to various site potentials and limitations. The scope of these two planning concepts was identical to that of the existing location option delivering the same net area for the same functions and meeting the same technical criteria.

2.4 Comparative Cost EstimateBased on the Recommended Development Concept at the existing location and the trial planning concepts at the two downtown sites, a budget estimate for each study was developed for comparison.

Phase 3.0: Consultation

3.1 Steering Committee Meeting #3The third Steering Committee meeting was used to discus the trial planning concepts at the two downtown sites and the recommended development concept at the existing Gallery site along with comparative cost estimates.

3.2 The Canadian Conservation Institute (CCI)The CCI is the authority on museum facility standards and practices related to collection preservation. The Institute is inuential in federal grant application processes and in the designation of an institutions Category A status. The planning concepts are consistent with the recommendations and standards of the CCI.

3.3 Phasing and ImplementationPhasing and implementation issues were studied relating to the recommended development concept at the current location. This study highlights issues such as short-term improvements, swing space requirements, and the potential of phased implementation.

3.4 Consultation with Civil EngineerThe concept of the Gallery remaining and expanding on the existing site is highly dependant on having a ood risk mitigation strategy. The site work that mitigates ood risk of the existing site will play a crucial role in the success of the recommended development concept. Although the Feasibility Study is general in nature and does not include engineering, the importance of issue prompted a consultation with a civil engineer.

3.5 FindingsThe ndings were reported to the Art Gallery of Peterborough Board on 26 September 2013. The Board endorsed the ndings.



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1.0 INTRODUCTION

Phase 4.0: Reporting and Presentation

4.1 Final ReportThe work of the Study is consolidated in this report, including input received, options studied, comparative analysis, and the recommended development concept.



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2.0 ACCOMMODATION REQUIREMENTS

2.1 Analysis of Existing Building

Despite its much appreciated park location and lake view, the existing AGP has a number of critical deciencies that put the Gallerys collection at risk, frustrate current operations, and severely limit improvement or development of what the Gallery can offer to the public. After extensive review of the existing facility and user consultations, the Functional Analysis Plan 2011 concluded that the Gallery had maximized the use of the existing building to every extent possible.

Critical building deciencies stated in the Summary of Findings in the Functional Analysis Plan 2011 include the following:

While there are some qualitative aspects of the Art Gallery of Peterborough building that are appreciated, such as its location in a park, the height of the exhibition gallery space, and the view of Little Lake from the Gallery lounge, the building has several critical deciencies that put the Gallerys collection at risk, frustrate current operations, and severely limit improvement or development of what the Gallery can offer to the public.

The Gallery organization has maximized the use of the building to every extent possible and this approach has reached its limit. Inspection and analysis shows that while the Gallery facility offers approximately 5,500 sf of usable functional space, the current organization makes use of 9,000 sf of interior area for its programs and services.

Critical Building Deciencies:

Collections and Exhibition PreparationThe Gallerys collection facilities (storage, preparation, and exhibition spaces) are not large enough nor adequately serviced to appropriately reduce the risk of damage to its art collection from over-crowding, temperature and humidity uctuations, ooding, re, and security. Additionally, the exterior loading dock requires an overhead protective canopy.

These issues are of specic concern for an art gallery facility with a Category A designation from the Minister of Canadian Heritage. Failure to work progressively towards improvement of these facilities may put the Art Gallery of Peterborough at risk of losing this designation, which would prohibit it from issuing receipts for certain tax incentives to collection donors, and from applying for certain types of grants and loans.

ExhibitionsThe exhibition space is undersized and inadequately serviced. Meeting specic technical requirements in the exhibition gallery space is part of the AGPs responsibility as a Category A institution and can be an impediment to receiving loans and exhibitions from other galleries. The lack of enough exhibition space prevents the AGP from exhibiting travelling shows from other institutions, multi-media exhibitions, and a larger proportion of its own permanent collection. The capacity to offer a more diverse range of exhibitions would be a signicant cultural benet to the citizens of Peterborough and the region.



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ProgramsThe size, conguration, and inadequate servicing of public program spaces prohibit the Gallery from creating accessible art programs for standard school group capacities (30 and 60 children) and sustainable adult programs including courses, lectures, and events. The lack of quality program spaces prevents the AGP from fullling its objective to be a leader in community arts education.

Visitor ServicesThe reception lobby and visitor amenities, including the gift shop, are not well congured or large enough to accommodate either a standard school class size, an adult group tour, or more than three to four families at any given time. Additional space that meets the diverse needs and expectations of todays society are required to make the Gallery a welcoming and memorable place.

Technical IssuesAccording to a recent building audit, the heating ventilation and air conditioning (HVAC) system is in need of replacement, and Gallery staff understand that the system is not adequate for its current visitor numbers and does not meet current gallery standards. Lighting systems in the building have been identied as outdated and energy inefcient. There is no overhead sprinkler system to reduce the risk of catastrophic re, and the security system also requires assessment. Flooding along the east wall of the Gallery is a concern in extreme weather.

Building Orientation in Immediate ContextThe Art Gallery of Peterborough is not well integrated in its local context as a public destination in one of the Citys major outdoor amenities.

These building deciencies will ultimately limit the extent to which the Gallery can achieve the roles and initiatives for exhibitions, education, community leadership, and socio-economic development that it has targeted in its recent Three Year Strategic Plan.

For a more comprehensive analysis of the existing building, see Appendix: Qualitative Analysis of Art Gallery of Peterborough from the Functional Analysis Plan 2011.



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2.2 Needs Assessment 2011

While the Functional Analysis Plan 2011 provides a clear understanding of how the building falls short in meeting the needs of the AGP, it also highlights the future needs of the Gallery to fulll its mandate.

Planning Objectives

In Section 5.1, the Functional Analysis Plan 2011 states the overriding objectives for the future AGP facility include:

Achieve a strong visual image for the AGP that signals public art gallery as a prominent presence in the community.

Create a gallery building that is welcoming and accessible, with amenities and character that make it a comfortable destination.

Include public gallery spaces that support and enhance the widest range of media and installation formats, and facilitate efcient exhibition turnovers.

Plan for a main lobby that begins a coherent visitor experience with good orientation and access to all the public destinations, and contributes to special events and uses.

Rationalize all movement of visitors, staff, and art, while respecting security and efciency considerations.

Build a suite of back-of-house spaces that support the safe and efcient movement of art, facilitate preparation of exhibitions, and provide for processing, access, and storage of collections.

Meet generally accepted professional museological standards in all aspects of the facility, and, in particular, meet the expectations of the Category A designation as well as the requirements of other institutions for loans and exhibitions.

These objectives provide the conceptual basis for any future development considerations for the AGP, and can be applied to either expanding the existing building at its current site, or construction a new building at any given location.

Functional Model

To demonstrate how the future needs of AGP could be achieved with ideal spatial and functional relationships, the Functional Analysis Plan 2011 presents a Functional Model Diagram illustrating a desirable arrangement of interior spaces.



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Functional Model Diagram from Functional Analysis Plan 2011

The Functional Model Diagram was developed with these organizing principles in mind:

The main lobby will be the major access point to all public functions. From here visitors will easily locate visitor services and amenities, galleries, programming studios, and event space. The lobby will be a function that is accessible in the evenings and off-hours.

Galleries are the main draw and should be accessible directly from the lobby. Exhibition galleries have been divided into three distinct spaces: permanent collection gallery, temporary exhibition gallery, and solo gallery/ project room. Exhibitions should be in direct visitor circulation, while still having close access to exhibition support spaces, and preparation areas.

Situating all gallery spaces and collection functions separate from events spaces and programming facilities will allow the AGP to host evening and off-hour activities, without compromising the security of the works of art.

Some educational programming will be related to current exhibitions so it is ideal to have these groups of functions close to the galleries. Programs can run more efciently with a simple and direct circulation path from lobby and galleries.



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All functions within the collection zone will be secure from public access but at the same time easily accessible to exhibition spaces. The movement of collections determines the spatial organization of the collection and back-of-house functions. Preparation and vaults will be accessible to the galleries and shipping and receiving.

The collection storage vaults will be designated by medium to maintain specialized environments and appropriate storage units. A collection workroom will be accessible to the vaults to minimize the work in the vault itself.

The collections entrance is used only for collections movement. This will provide proper security measures for both incoming and outgoing works of art.

The administrative ofces and building operations will be clustered together and may a dedicated service entrance for gift shop merchandise, catering for events, programming supplies, and building supplies and equipment. The administrative ofces are in close proximity to each other to provide a central work area. This will reduce staff circulation and be more efcient with shared amenities such as washrooms, eating areas, and meeting rooms. Administrative ofces should have close proximity to the main lobby and ideally, to other public functions.

Space Requirement

The Functional Analysis Plan 2011 presented a statement of space requirements under six categories of functions: Visitor Services, Exhibition Galleries, Programming Space, Collection Storage, Exhibition Preparation, and Administration and Building Services. Based on consultation, functional analysis, and comparative studies, the 2011 Study recommended an increase to all categories of functions, with an overall increase of 94% over the existing space usage, to a total net space requirement of 17,450 sf. As part of this Feasibility Study, this assessment was reviewed and adjusted as explained in the following section.



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2.3 Review of Requirements

Staff Review

On 24 June 2013, the Functional Analysis Plan 2011 was reviewed with Gallery staff. Discussion focused on Chapter 4.0 Functional Analysis of Existing Building and Chapter 5.0 Future Facility Needs Assessment. The buildings main spaces, including both the front and back-of-house, and the main mechanical room were toured, examined, and documented. Previous ndings regarding the critical deciencies and limitations of the existing building were conrmed with Gallery staff. The functional objectives and spatial requirements of the future facility were reviewed. A few minor adjustments to the spatial requirements were discussed, including an area increase for the Programming Studios and Gift Shop Support. Also discussed were ood risks, with recollections among staff about the impact of the 2004 ood.

Steering Committee Meeting

The rst meeting with the Steering Committee, also on the 24th of June, focused on establishing a set of requirements regarding the Gallerys relationship with its surroundings and possible alternative study sites to in downtown Peterborough. The desire of having some Gallery washrooms accessible to Del Crary Park during off hours was discussed. There was also a dialogue on how the upcoming trail and park upgrades could be benecial to the Gallery, and vice versa. Ideas included a possible incorporation of the Gallerys ood protection with the Citys trail project, and a more sensitive approach for the Gallerys north faade that faces the Park.

Public Meeting

On the evening of 16 July 2013, a public meeting was held at the Holiday Inn to present the ndings of the Functional Analysis Plan 2011. Most participants expressed general support of the Gallery expansion and could see how the City would benet from a much improved art gallery. Some neighbours were concerned about how massive the new Gallery might become. Since the Gallery is the single most prominent building along the relatively open shoreline of the Little Lake, there were also uncertainties about how the new Gallery might look from a distance or across from Little Lake.

Collections Study

With updated information of vault dimensions and recent collection acquisitions, together with recent photo documentation of the vaults, the Consultants were able to review the collection needs of the Gallery. There is a slight increase in needs for the Painting Vault, Prints / Drawings Vault, and Collection Digitization Workroom from the 2011 analysis. See Appendix (Collection Space Verication) for detailed collection studies completed in August 2013.



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2.4 Proposed Adjustments to Space Requirements

After review with Gallery staff and initial trials of laying out the program, the following adjustments to the 2011 needs assessment were made:

- increase lobby allowance- increase program studio size- increase collection storage

The following chart compares the proposed adjusted requirements for each spatial category to the existing facility and the 2011 assessment:

Program Update

Function Existing 2011 Proposed

Visitor ServicesExhibition GalleriesProgramsCollectionsExhibition PrepAdministration / Building Services

9853,6431,320

764812

1,488

2,0006,3803,4801,9001,3802,310

2,9677,0804,1202,2501,3802,413

Totals 9,012 17,450 20,210net square feet

Space List Summary

Space Group Existing Occupied Required Area

Space Name sf sm sf sm

A Visitor Services 985 91.5 2,967 275.6B Exhibition Galleries 3,643 338.4 7,080 657.7C Programming Spaces 1,320 122.6 4,120 382.8D Collection Storage 764 71.0 2,250 209.0E Exhibition Preparation 812 75.4 1,380 128.2F Administration / Building Services 1,488 138.3 2,413 224.2

TOTAL OCCUPIED AREA 9,012 837.2 20,210 1,877.5

All area gures express net functional area: true net space devoted to each function measured to inside face of dening partitions or boundaries. Internal circulation within exhibition spaces and aisles / manoeuvering space in collection storage spaces are counted as part of the functional area. Otherwise no circulation, building structure, or building service space is counted as functional area.



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Space Number


A: VISITOR SERVICESVestibule 90 8.4Reception Lobby 394 36.6Shop / Display Area 416 38.6Womens Washroom 44 4.1Mens Washroom 41 3.8

A. 1 Vestibule 100 9.3A. 2 Reception Lobby 1,000 92.9A. 3 Shop / Display Area 500 46.5A. 4 Shop Support 194 18.0A. 5 Visitor Lounge 215 20.0A. 6 Washrooms (allowance) 743 69.0A. 7 Coat Storage / Lockers 150 13.9A. 8 First Aid /Wheelchair Storage 65 6.0Total: Visitor Services Spaces 985 91.5 2,967 275.6

B: EXHIBITION GALLERIESChanging Exhibition Gallery 1,586 147.3Lower Ramp 501 46.5Middle Ramp 858 79.7Upper Ramp 454 42.2Gallery Washroom- Women 128 11.9Gallery Washroom-Men 116 10.8

B. 1 Gallery / Events Lobby 700 65.0B. 2 Changing Exhibition Gallery 3,000 278.7B. 3 Permanent Collection Gallery 2,000 185.8B. 4 Solo Gallery / Project Room 1,200 111.5B. 5 Gallery Equipment Storage 180 16.7B. 6 Gallery Washroom- Women incl in A.5B. 7 Gallery Washroom-MenTotal: Exhibition Gallery Spaces 3,643 338.4 7,080 657.7



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Space Number


C: PROGRAMMING SPACESProgram Studio A 423 39.3Program Studio B 205 19.0Library / Meeting Room 277 25.7Red Room (Program / Storage) 356 33.1

Program Storage (within Ofce) 59 5.5

C. 1 Program Studio A 750 69.7C. 2 Program Studio B 750 69.7C. 3 Studio Washrooms 103 9.6C. 4 Program Prep / Storage 323 30.0C. 5 Library / Meeting Room 400 37.2C. 6 Meeting Room Storage 54 5.0C. 7 Lecture / Film / Events Space 1,275 118.4C. 8 Furniture, Equipment, Projection 215 20.0C. 9 Catering Support 250 23.2Total: Programming Spaces 1,320 122.6 4,120 382.8

D: COLLECTION STORAGEArt Storage Vault 764 71.0

D. 1 Painting Vault** 1,350 125.4D. 2 Prints / Drawings Vault** 300 27.9D. 3 Sculpture/ Mixed Media Vault** 300 27.9D. 4 Collection Digitization Workroom 300 27.9

Total: Collection Storage Spaces 764 71.0 2,250 209.0



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Space Number


E: EXHIBITION PREPARATIONExhibition Preparation Workshop 393 36.5Shipping and Receiving 419 38.9

E. 1 Registration Room 125 11.6E. 2 Quarantine / Fumigation 55 5.1E. 3 Crate Storage 300 27.9E. 4 Matting and Framing Workshop 400 37.2E. 5 Shipping and Receiving 500 46.5Total: Exhibition Preparation Spaces 812 75.4 1,380 128.2

F: ADMINISTRATION/ BUILDING SERVICES

Ofce 1 174 16.2Ofce 2 157 14.6Ofce 3 127 11.8Ofce 4 59 5.5Photocopy Room 184 17.1Gift Shop Storage 43 4.0Kitchen 113 10.5Building Storage (basement) 584 54.3Janitors Closet 46 4.3

F. 1 Ofce Allocation 1,120 104.0F. 2 Meeting Room 180 16.7F. 3 Staff Washrooms 103 9.6F. 4 Supplies/ photocopy/ equipment 80 7.4F. 5 Building Storage 600 55.7F. 6 Staff Kitchen 50 4.6F. 7 Garbage and Recycling 105 9.8F. 8 Security / Building Controls 75 7.0F. 9 Janitors Closets (allowance) 100 9.3Total: Administration/ Building Services

1,488 138.3 2,413 224.2



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2.5 Planning Assumptions

Apart from the proposed space adjustments, assumptions were made about certain design criteria for the planning studies in this report. A number of these assumptions would require further studies during the design process to determine their nal impact on the design.

Gross and Net Areas

It is important to understand the concept of net and gross area. Net area is the actual space that can be put to use for the functions and operations of AGP. This is generally the sum of the inside area of all rooms and spaces that are occupied for these functions. The spatial analysis and statement of requirements are expressed as net area.

All area gures express net functional area: true net space devoted to each function measured to inside face of dening partitions or boundaries. Internal circulation within exhibition spaces and aisles / manoeuvering space in collection storage spaces are counted as part of the functional area. Otherwise no circulation, building structure, or building service space is counted as functional area.

Net area does not include the supplementary area that is necessary to combine these rooms and spaces into a functioning building. It is necessary to allow for corridors, stairs, elevators, mechanical/electrical rooms and shafts, and building walls and structure. The sum of these functional spaces and the supporting areas listed above is gross area, usually measured to the outside surfaces of the building.

For museums and galleries, the gross to net ratio is usually in the range of 1.4 to 1.8. The gross to net ratio for galleries is higher than other building categories primarily because more generous circulation spaces are used to accommodate peak visitor loads, and because mechanical spaces are larger to accommodate the sophisticated systems for environmental control.

For purposes of the comparative site analysis and cost estimating presented in the sections that follow, a gross to net ratio of 1.7 has been used.

Mechanical/ Electrical Rooms

Adequate mechanical and electrical systems are critical for preventive conservation of art collections. Refer to the Appendix for more information on the technical criteria for art galleries. A requirement of 8% of the total building net area for mechanical and electrical spaces was assumed. This is a general assumption for planning purposes. Further engineering design is required to determine the actual mechanical and electrical systems and their spatial requirements.

Building Code

An abstract of building code requirements was developed to guide the planning studies. This would have to be veried and further developed when actual design begins.



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Elevators

In the planning studies, the size of the freight elevator at AGP is a working assumption, and would require further investigation during the design process. The visitor elevator was sized as a typical hospital elevator to accommodate groups.

Floor-to-Floor Height

A number of gallery functions require a higher than usual oor-to-oor clearance. A minimum 6.4m oor-to-oor dimension was assumed for the Changing Gallery, 5.0m for the Collection and Project Galleries, 4.15m for all Collection Vaults, and 5.0m for the Lecture / Events Space, and a minimum of 2.74m ceiling height for Program Studios and Ofces.



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3.0 SITE STUDIES

3.1 Purpose of the Site Studies

The site studies were undertaken to test the t of project program at two alternative locations in downtown Peterborough in comparison with the existing Gallery location at Del Crary Park. These exercises tested the program, ensuring that the AGP could be accommodated in a new building at a generic downtown site, or as an expansion project at the existing site. For comparative purposes, an identical set of spatial requirements and functional criteria was used for all three sites. The studies provide a way of better visualizing the pros and cons of each location.

The site studies took two alternative locations as representative downtown sites. The intention was not to draw detailed conclusions about the specic properties of each site. The exercise tests the massing of the conceptual building, and examines how the program requirements may respond to various site parameters and potentials in a generic way. At the existing Gallery site, various preliminary study options were made to assess how the expanded program requirements could engage the potentials and limitations of the existing building and site. From these preliminary study options, a consolidated option was developed into the trial planning concept used in the comparative analysis in this report. See Appendix for the preliminary study options for the existing Gallery site.



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3.0 SITE STUDIES

3.2 Identication of Alternative Locations

In consultation with the City planning department, and agreement of the Steering Committee, two alternative locations in downtown Peterborough were selected as representative downtown sites. The rst site is located at the northeast corner of King and Water Streets (Representative Site 1). The second site is located at the southeast corner of Charlotte and Aylmer Streets (Representative Site 2). Each site varies slightly in size, is different in shape, and carries specic potentials and issues. Without going into detailed planning, various site aspects such as views, and adjacency to public spaces were taken into account for the trial planning concepts. Each trial planning concept represents one of many architectural interpretations to accommodate the Gallery at the chosen site.

Site Selection Map

Representative Downtown Sites

Existing AGP Site

Representative Site 2 (Aylmer / Charlotte)

Existing Art Gallery of Peterborough Site

Representative Site 1 (Water / King)



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3.3 Representative Site 1 (Water / King)

Description

Representative Site 1 is situated at the northeast corner of Water and King Streets. It is trapezoid in shape, with a north-south dimension of about 47m and an east-west dimension ranging from 55m at the north to 66m at the south. There is an evident grade change within the site, with its east end about one residential storey lower than its west end. The majority of the site is currently occupied by an open self-serve parking lot. At its northwest corner stands a one and a half storey building, bearing a Commercial Press and Design Inc sign.

Context

The west and south edges of the site are open to Water and King Streets respectively. A six-storey Government of Ontario ofce block wraps around the site along its north edge and partially along its east edge. Located close to the east terminus of King Street, the site sits across the street from the gateway of Millennium Park a prominent riverside park where trails, event spaces, a boathouse, and a coffee shop can be found along the Otonabee River. Most buildings in the immediate area are commercial buildings two to six storeys high. The site is about a block away from Peterborough Square and Market Hall Performing Arts Centre.

Clockwise from above:Context Site Plan, looking northeast from across Water Street, looking northeast further down from King Street, entrance to Millennium Park across King Street, looking north from Millennium Park



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3.4 Trial Planning Concept for Representative Site 1

Massing

The planning concept illustrates that the required program can be accommodated at this site as a two-storey building with the high ceiling heights required for an art gallery.

Site Concepts

Corresponding to the gateway of Millennium Park across the street, the Gallery entrance forecourt is located at the southwest corner of the site. This is also the most visible corner of the site to street trafc and pedestrians. At the very southwest corner of the forecourt, a tall identity marker for the Gallery is introduced to catch the sightlines along King and Water Streets. A bus lay-by area is created along Water Street, where school groups can enter the Gallery through the group entrance at the northwest corner of the building. Furthest away from the forecourt, the loading dock and a small amount of open parking are provided at the east end of the site.

Interior Concepts

Visitors enter the lobby through the main entrance at the southwest corner of the building. In the lobby, visitors can nd their way to the receptionist, the main stair and elevator, various visitor services, and the program lobby that leads to the program studios. Also on the ground level are the entire collections and preparation back-of-house zone, and the administration ofce. As visitors ascend to the upper level, they will reach the upper lobby and the lounge that overlooks the main lobby below. The three exhibition galleries, as well as the library / meeting room and lecture / events space occupy the rest of the upper level. A rooftop terrace with great views of Millennium Park and Otonabee River provides a valuable link to the lecture / events space. A freight elevator connects the back-of-house zone on the ground level with the exhibition galleries on the upper level.



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Floor Plans for Representative Site 1 Second Floor and Ground Floor



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Exterior Concepts

On the ground level along Water Street, a glazed wall allows pedestrians to see into the program lobby, program studios, and gift shop. The west-facing glazed wall extends south to the two-storey lobby atrium, where a tall sculpture is visible from both interior and exterior. A large entrance canopy is suspended over the main entrance. The footprint of the upper level is slightly different than the ground level, creating a long overhang that protects the group entrance and the bus drop-off area along Water Street. On the upper level, the solid wall of the collection gallery provides street-facing advertisement opportunities. Large glazing is also used at the south side on the upper level, where the lecture / events space and library / meeting room can benet from views toward Millennium Park and the Otonabee River.



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Axonometric View



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View from Water Street



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View from King Street



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3.5 Representative Site 2 (Aylmer / Charlotte)

Description

Representative Site 2 at the southeast corner of Aylmer and Charlotte Streets is roughly rectangular in shape, with a north-south dimension of about 35m and an east-west dimension of about 73m. This site is relatively at. A single storey retail building housing a Shoppers Drug Mart currently occupies the site. It has exterior parking along the north, west, and south sides of the site.

Context

Except for the high-rise residential towers across Aylmer Street to the west, and a low-rise apartment east of the current self-serve parking lot (where the proposed public square will be located), the buildings in the immediate area are predominantly low-rise commercial and retail. The site is a block away from Peterborough Public Library.

A number of City proposals aim to transform the immediate area of the site. These include a major upgrade of nearby Bethune Street, an expansion project of Peterborough Public Library, and a scheme to transform the existing self-serve parking lot immediately east of the site into a public square. The proposed square will become a focal point of the downtown area, a major event venue for concerts and a farmers market in the summer, and a lively skating rink in the winter. The adjacent part of Charlotte Street would be closed off for large public events. When the public square is realized, the Charlotte / Aylmer site will likely become a lively event hot-spot with year round public activities at its doorstep. Situated in an animated urban site with three sides opened to streets and a Public Square, the Gallery could enjoy prominent stature in the new downtown hub of events.



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Clockwise from top left:looking southeast from across Aylmer Street, residential apartments across Aylmer Street, looking west from Louis Street and parking lot (where proposed Public Square will be located), looking north on Aylmer Street



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3.6 Trial Planning Concept for Representative Site 2

Massing

The planning concept illustrates that the required program can be accommodated at this site as a two and three storey building with the high ceiling heights required for at gallery spaces.

Site Concepts

Corresponding to the proposed public square and a busy Charlotte Street, the Gallery entrance forecourt is located at the northeast corner of the site. Connected to the forecourt, an event terrace is provided for spill-out activities from the program studios and lecture / events spaces. With direct adjacency to the public square beyond, this event terrace can become a supplementary outdoor space for large public events when needed. A bus lay-by area is created along Aylmer Street, where school groups can enter the Gallery through a secondary entrance. Furthest away from the forecourt, a loading dock and a small amount of open parking are provided at the south end of the site.

Interior Concepts

Visitors enter the lobby through either the main entrance at the forecourt from the public square, or the secondary entrance from Aylmer Street. Either entrance leads to reception at the centre of the lobby. From the lobby, visitors can also nd their way to the main stair and elevator, gift shop, lecture / events space, various visitor services, and a hallway that leads to the group vestibule and program studios. The three-level atrium allows visitors to have a glimpse of the upper levels, which include the exhibition galleries on the second and the library / meeting room on the third. Also on the ground level are the shipping / receiving and the exhibition preparation spaces. As visitors go up to the second level, they will reach a generous upper lobby, a lounge that overlooks the event terrace and the public square, access to the rooftop sculpture garden, and entrances to the three exhibition galleries. The south end of the second level is occupied by the collection vaults, which are connected to the shipping / receiving area one level below by a freight elevator. Via the main elevator and stair, visitors can access the third level for the library / meeting room and administration ofces. The library / meeting room enjoys views down to the lobby atrium. It also has a rooftop terrace facing Aylmer Street.



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Floor Plans for Representative Site 2 Second Floor and Ground Floor



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Exterior Concepts

Highly visible from the proposed public square and Charlotte Street, the transparent lobby atrium occupies the northeast corner of the site. The atrium can also showcase a tall sculpture. The transparent gift shop, on the other hand, anchors the northwest corner of the site, where Charlotte Street intersects with Aylmer Street. Opportunities for promotion of exhibitions and events, and a Gallery identity marker can be found on building elevations facing the public square and Aylmer Street. Rooftop terraces on the upper levels along the west side of the building provide controlled outdoor spaces for art display and events. Along with the lobby atrium, the high glazed walls on the east side of the building offer magnicent views down to the event terrace and the public square.

Floor Plans for Representative Site 2 Third Floor



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Axonometric View



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View from Charlotte Street



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View from Aylmer Street



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View from Plaza



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3.7 Existing Art Gallery of Peterborough Site

Description

The site is roughly triangular in shape, with a length of about 90m from north to south. At the southernmost point, the site ends at a boat launch. Going northwards, the site widens between the sidewalk of Crescent Street and edge of Little Lake. The sites north boundary with Del Crary Park is marked by a row of trees, and is roughly 60m running east to west. In general, the site slopes down from Crescent Street to Little Lake, and from north to south. Two structures currently occupy the site: the Gallery building including the house and modern wing, and the former garage structure that has been converted into Gallery storage and park washrooms. There are currently two exterior sculptures on the Gallery grounds facing Little Lake.

Context

The site is situated at the southeast anchor of downtown Peterborough, with its north opening to Del Crary Park, west to Crescent Street, east and south to Little Lake. The neighborhood north of the site is dominated by recreational and commercial uses. South of the site, the neighborhood is predominately residential.

Clockwise from top left:Context Site Plan, Gallerys load-ing dock and Little Lake beyond, front entrance of AGP



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Access

The Gallerys main entrance is located at Crescent Street. For visitors coming by car, parking can be found along the street, or at the Del Crary Park parking lot, which is linked to the Gallery by a footpath. Loading access is currently located at the sound end of the site, connected to Crescent Street by a sloped driveway.

Visibility

The Gallery is exposed on four sides, and can be seen from a distance at multiple locations along the waterfront. From Del Crary Park, a line of trees stand in front of the garage structure and the Gallery, diminishing a visual link with the Gallery. There is no visual indication of the Gallerys identity when visitors approach from the Park. From George Street, the main thoroughfare that runs north south into the City, the red signage of the Gallery is not entirely visible until one has almost gone past the intersection of George and Crescent Street. The direct sightline from George Street terminates at the front porch of the house. Obscured by the architecture of the house, the Gallery appears to be a private residential home from both Del Crary Park and George Street.

Existing Building

The existing Gallery building consists of two components: the house and the modern wing. The house accommodates the gift shop, library, ofces, studios, and some storage on two levels and a basement. With its residential oor-to-oor height and central location on the site, the house presents great constrains to any major changes to the Gallery building. South of the house, the modern wing houses the exhibition gallery, collection vaults and shipping / receiving area on the lower level, and the mechanical room on the upper level. The house and modern wing are connected on all levels. A ramp system in the wing provides the primary means of circulation for visitors. It also doubles as an exhibition corridor for small works of art. For a thorough analysis of the existing building, see Section 2.1.

From left to rightview of Gallery from parking lot, view of Gallery from Del Crary Park



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From top:AGP lobby, existing ramp system, AGP exhibition gallery

Floor Levels of Existing Building

The upper oor of the existing building is 3.45m above the ground level, and the lower oor is 3.05m below the ground level. These oor-to-oor levels were dened by the original residential use, and thus do not meet the ceiling height requirements for most functions of a modern gallery. To consider preserving any parts of the existing building, which includes the modern wing and its ramp system, these current oor levels must be respected to a certain extent. Almost all major functions in the new expansion will require a higher oor-to-oor height. How the new expansion connects to the preserved portion of the existing building will present a challenge.



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3.8 Trial Planning Concept for Existing Site

Massing

The planning concept illustrates that the required program can be accommodated at the existing Gallery site as a two-storey building with the high ceiling heights required for art gallery spaces.

Site Concepts

In response to the potential ood risk, a dike is incorporated in the proposed waterfront trail system. Landscaping work is provided at the entrance to connect Del Crary Park, the parking lot, and the sidewalk of Crescent Street to the level of the Gallerys main entrance. A secondary entrance facing the Park allows controlled access for park users to the washrooms located at the north side of the building when appropriate.

Interior Concepts

Gallery visitors enter the upper lobby of the three-storey atrium from the west side of the building where ramps and landscaping have created a slope from the street to the entrance. Immediately to the right, visitors will encounter reception and gift shop. From the upper lobby, visitors can see down to the changing gallery at the lower level as they walk down the steps to the lower lobby.

At the lower part of the main lobby, visitors may rest at the seating area with views of the sculpture garden and Little Lake beyond. Attendees to lectures or events may proceed further to the east end of the building, passing by the sculpture garden on the way, to reach the lecture / events space. Exhibition goers, on the other hand, may descend to the lower level via the main stair or elevator. As they reach the lower level lobby, visitors can choose between the changing and collections galleries. Pleasant seating area is provided in the lobby. The oor opening above and high windows over the sculpture garden allow natural light to reach this area.

After visiting the two main galleries, visitors can walk up the existing ramp, where community exhibitions will be displayed. At the ramps upper landing at the south end of the building, visitors will reach a new lounge that overlooks Little Lake. Here visitors can enter the project gallery, the third main exhibition space in the Gallery. At the end of their visit, visitors can walk down the ramp at the west end of the Lounge, and have a look at the activities happening in the program studios.

Visitors who wish to reach the library / meeting room and administration ofces can walk up the last section of the preserved ramp to a platform over the lobby atrium, or they can simply take the elevator or main stair in the lobby. Located at the top level landing of the preserved ramp, visitors can appreciate a visit to the library / meeting room, which overlooks Little Lake and the lobby below. The administration ofces are also located at this level.



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Floor Plans for Existing Site Lower Floor and Ground Floor



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Floor Plans for Existing Site Upper Floor

Site Sections



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Exterior ConceptsHighly visible from Crescent Street, the lobby, gift shop and studios present a more transparent image to visitors and pedestrians on the street. Large glazing is also used at opposite end of the lobby to incorporate the lake views in the interior of the Gallery. Anchored at the north and south end of the building, the lecture / events space and lounge create two unique architectural features along the waterfront trail showcasing some of the activities of the Gallery. Bounded three sides by the Gallery and open to the Little Lake, the Sculpture Garden diversies the gallery experience of visitors with outdoor sculptures displayed against the backdrop of the lake. The exterior wall facing Del Crary Park offers an opportunity for outdoor projection or exhibition promotion. Two exterior identity markers are used to consolidate the presence of the Gallery: one at the main entrance facing the sightline from George Street, and the other on the building elevation facing Del Crary Park.



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3-D Aerial View



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4.0 COMPARATIVE ANALYSIS

4.1 Comparative Costing

Construction estimates were developed for each of the three sites using available cost information from similar projects. One of the signicant differentials between the new building sites and the existing site is the land purchase cost. For the new building sites a nominal amount is included representative of downtown sites of this size. These amounts do not reect any specic investigation of the market value of these specic sites.

Cost Estimate

The AGP expansion project cost estimate, summarized below and detailed in the following chart, has been developed on the basis of the conceptual plan described in Section 3.0. It is considered a Class D estimate of appropriate reliability for this stage of project development. Appropriate contingencies have been included to allow for further elaboration during later stages. Preliminary Estimates

Construction Project

Representative Site 1

3,203.7 gsm @ $3,704site work allowance

11,867,000600,000

totals 12,467,000 14,960,000

property acquisition allowance 2,000,000

total 16,960,000


3,563.8 gsm @ $3,607site work allowance

12,855,000450,000

totals 13,305,000 15,966,000

property acquisition allowance 2,000,000

total 17,966,000

Existing Gallery Site

2,481.8 gsm new @ $3,607 649.8 gsm reno @ $1,416site work allowance

8,952,000920,000750,000

totals 10,622,000 12,746,000

all costs 2013 $



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Construction cost is the projected nal cost of the construction contract, including change orders during construction. Project cost includes construction cost as well as project overheads, such as professional fees and project administration, and separately procured items such as furniture and equipment.

The estimate is based on fourth quarter 2013 dollars with no allowance for escalation or de-escalation.

The estimate is based on review of recently built facilities in the museum and art gallery category. Adjusted unit rates were developed for the major building components. The estimate assumes a lump sum tender process to a general contractor, based on complete drawings and specications.

It is important to note that other potential costs have not been included because there is no basis for estimating them at this time. The following have not been included:

Project Management Services A project of this size would not normally require dedicated project management services apart from

those provided as a normal part of the architects services.

Escalation / De-escalation Construction costs in the recent period have been escalating at a low rate. With economic recovery

there may be an acceleration of escalation in the industry. With no information on the timing of the project, it is not possible to estimate escalation at this time.

Building Permit, Site Development Fees The status of the AGP within the City of Peterborough is unclear in terms of whether these development

costs would be applied and at what rates. This item should be determined before a nal budget is set.

Fundraising Expenses The costs of professional fundraising consultants, fundraising events, or staff positions, are not

included.

Wider Site Development A site development item for work immediately around the building site is included, but wider site

improvements related to the Little Lake trail and Del Crary Park are assumed to be budgeted separately.

Design Competition / Approach to Construction A normal, quality based selection process for selecting the design team has been assumed. A normal

tender to general contract has been assumed.



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4.2 Comparative Analysis

A direct comparison of the trial planning concepts between the two downtown sites and the existing Gallery site offers a general picture of potentials and limitations for development considerations of the AGP project.



Existing Site



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Trial Planning Concepts

Site Representative Site 1 Representative Site 2 Existing Site

Land Availability Requires land acquisition Require land acquisition City owns the site and the adjacent Del Crary Park

Existing Use Commercial Press and Design Inc. and self-serve parking

Shoppers Drug Mart Site of AGP since 1977

Context Close to Peterborough Square and Market Hall Performing Arts Centre

Close to Peterborough Library

At the waterfront network of recreational spaces

Immediate Context

Across from Millennium Park, and near Otonabee River

Adjacent to proposed Public Square

Adjacent to Del Crary Park, Little Lake

Shape and size Trapezoid: 2,880 sm Rectangle: 2,550 sm Triangle: 3,000 sm

PLANNING

Massing 2 storey building 2 + 3 storey building 2.5 storey building

Visibility From King and Water Street

From Charlotte and Aylmer Street, and proposed Public Square

From George and Crescent Street, Del Crary Park, waterfront trail, and across Little Lake

Exterior Features

Forecourt with identity marker at street corner

Event terrace and forecourt can open to the proposed Public Square

Node where Gallery grounds and waterfront trail intersect, and a wall for promotions or projections facing Del Crary Park

Visitor Services 2-storey lobby atrium overlooks forecourt, with direct access to gift shop, studios, washrooms, elevator and main stair

3-storey lobby atrium accessible from the proposed Public Square and Aylmer Street, and connects to gift shop, lecture / event space, washrooms, elevator and main stair

Split-level lobby atrium accessible from Crescent Street with views to Little Lake, connects to gift shop, washrooms, sculpture garden, elevator and main stair, and provides visual connection to two exhibition galleries

Exhibition Galleries

3 galleries on same level accessible from the exhibition lobby and lounge overlooking the forecourt

3 galleries on same level accessible from the exhibition lobby and lounge overlooking the event terrace

2 galleries on lower level accessible from the exhibition lobby, and 1 gallery on mezzanine level accessible from lounge



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Site Representative Site 1 Representative Site 2 Existing Site

Programming Spaces

Studios on ground level relate to the street. Lecture / events space, library, and event terrace have views to park and river

Studios and lecture / events space on ground level with access to event terrace. Library on third level with outdoor terrace and view to lobby atrium

Studios with street view. Lecture / events space with lake view and outdoor terrace. Library at upper level with views to lobby atrium and sculpture garden

Collection Storage

All collections on ground level adjacent to the shipping / receiving and preparation spaces

All collections on second level on the same oor as the exhibition galleries, and connects to the shipping / receiving and preparation spaces by freight elevator

All collections at lower level adjacent to the shipping / receiving and preparation spaces, and on the same oor as two exhibition galleries

Exhibition Preparation

Loading dock at east end of building, with direct access to all preparation and collection spaces

Loading dock at south end of building, with direct access to all preparation spaces and with freight elevator access to collection storage

Maintain existing loading dock with improved overhead protection. All preparation spaces in a consolidated back-of-house zone shared with the collection storage

Administration Ofces on ground level Ofces on third level Ofces on upper level

Sculpture Garden

No sculpture garden Rooftop sculpture garden on same level as exhibition galleries

Sculpture garden facing Little Lake with controlled access

Parking 15 stalls on site 10 stalls on site No parking on site, use existing lot at Del Crary Park

COST

Construction Cost

$12,467,000 $13,305,000 $10,622,000

Total Cost $16,960,000 $17,966,000 $12,746,000



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4.3 Consensus of the Steering Committee

On 5 September 2013, the trial planning concepts for the two downtown sites and the existing Gallery site were presented to the Steering Committee, along with their cost estimates. In the meeting, various potentials and issues for building downtown and expanding at the existing site were discussed. The outcome was a general consensus in favour of renovating and expanding at the existing Gallery site. Some of the main reasons include the following:

Lower project cost City ownership of site and adjacent park land Has been the Gallery site since 1977 Views of Little Lake Potential enhanced relationships with Del Crary Park Potential enhanced relationships with waterfront trail network Potential reuse parts of the existing building Represents the south anchor of Downtown Peterborough



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5.0 RECOMMENDED DEVELOPMENT CONCEPT

5.1 Recommended Development Concept

This section provides a detailed description of the study concept to renovate and expand at the existing Gallery location. The Recommended Development Concept articulates one of many possible interpretations of accommodating the Gallery program at the existing site. The purpose is to establish a benchmark at the conceptual level establishing that there is at least one approach that can meet the objectives of the project. This is not meant to dictate an ultimate design solution and other possibilities can be explored when the project advances to the design stage.

The Recommended Development Concept achieves the stated functional and spatial requirements, and accommodates the most desirable planning ideas derived from the preliminary study options (see Appendix). In general, a large portion of the existing modern wing is preserved. An L shaped new expansion is created at the north and west sides of the site. Site work is needed to provide dike protection from Little Lake, and to create some pleasant outdoor spaces at the forecourt and sculpture garden. Interior planning and architectural concepts are proposed to maximize the functional qualities of the Gallery.



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5.2 Site Concepts

Flood Control

The AGP is vulnerable to ood risk with its proximity to Little Lake, with its lower oor situated at only 0.12m above the projected 100-year ood level. According to the Otonabee Region Conservation Authority (ORCA), the 100-year ood projection is at 191.08m. Based on the latest survey information from September 2013, the Gallerys lower level sits at 191.20m.

If any extensive expansion is to be done at the current site, some form of ood protection must be included. This is especially crucial if the lower level maintains its collections related functions. Given the site limitations that restrict the loading facility at its current location, and the reluctance to build high, the lower level still offers the most logical place for collection storage and exhibition preparation. Indeed, if any signicant portion of the existing building is to be preserved, protection of this lower level is essential. In the Recommended Development Concept, a dike is proposed at the level of 192m, which is a metre higher than the 100-year ood projection.

The concept is to integrate a dike with the proposed Little Lake trail. The trail in the vicinity of the Gallery would be built on engineered ll up to a level of at least 192.0m. The construction of the trail would be designed to resist water migration and erosion. The raised elevation would meet equivalent contours of the land at both the north and south ends of the Gallery building. Issues around drainage of the enclosed area require engineering solutions. A brief consultation with civil engineers D.M. Wills Associates Limited indicated that this general approach should be feasible. Detailed planning of the trail system is expected to commence later this year.

Waterfront Trail System

The City is considering upgrading the waterfront trail system that currently passes by the Gallery along Little Lake. After consultations with the City, it is understood that any dike construction intended to protect the Gallery could be incorporated as part of the new trail construction. A closer look at how the new trail system connects to the Gallery grounds may offer an excellent opportunity to create an interesting outdoor node. Such a node would connect the trail system to the street system, and could be benecial to the Gallery, waterfront trail and Del Crary Park. A Steering Committee discussion included an idea of constructing a small outdoor stage at this special spot. Washrooms

With the removal of the former garage structure adjacent to the Gallery, the Steering Committee agreed that some Gallery washrooms should be made accessible for users of Del Crary Park. In the Recommended Development Concept, washrooms were located at the north side of the Gallery, accessible from Del Crary Park through a controlled secondary entrance. At the Gallery side, a partition will be provided to separate these washrooms from the main Gallery for security purposes.



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Preservation of Trees

Outside the existing Gallery library / lounge and near the existing concrete stair that leads down to the existing waterfront trail, stands the biggest tree on the Gallery grounds. Its trunk has a diameter of about 40cm. Ideally, the tree should be preserved and the Recommended Development Concept does this by incorporating this tree in the proposed sculpture garden. Currently, there is also a line of trees north of the garage structure. Depending on how exposed the Gallery wants its north faade to become, these trees can be either preserved or removed.

Main Entrance

In the Recommended Development Concept, the entrance forecourt of the Gallery is located at the northwest corner of the building. This provides maximum visibility from Crescent Street, George Street, Del Crary Park, and pathway to the parking lot. Dual entrances have been introduced for visitor access from both the street and park. Due to the need of a higher ceiling at the lower level, the Gallery entrance and lobby is raised 1.1m above the current ground oor level. Modest landscaping and site work will be required to construct a gentle ramp ascending from both Crescent Street and Del Crary Park to the forecourt.

Loading Dock

Other possible locations for the loading dock were considered but rejected due to the impact on Del Crary Park or the image of the Gallery on Crescent Street. Due to restricted space and level changes in the site, the current driveway and loading dock have already made the best use of the sites south end. As a result, the existing driveway and loading dock are preserved in the Recommended Development Concept. Additional overhead protection, by projecting the oor plate above the loading area, has been provided.

normal lake level 189.3

ORCA HUNDRED YEAR FLOOD PROJECTION 191.08

PROPOSED DIKE LEVEL192.0

NEW TRAIL AS DIKE @ 192.0

191.0

191.0

190.8


189.8

RETAINING WALL AS DIKE @ 192.0

TRAIL SLOPES UP TO 192.0

192.

0

EXISTINGBOATLAUNCH

LOWERFLOOR191.2

MAINFLOOR194.2

ENTRYFLOOR195.7

193.8

195.6194.1

RAM

P U

P

RAMP

UP

194.1

193.6

194.2

193.6

194.1

RAMP

UP

194.1

194.1

194.6

193.6

normal lake level 189.3

ORCA HUNDRED YEAR FLOOD PROJECTION 191.08

PROPOSED DIKE LEVEL192.0


191.0

191.0

190.8


189.8

RETAINING WALL AS DIKE @ 192.0

TRAIL SLOPES UP TO 192.0

192.

0

EXISTINGBOATLAUNCH

LOWERFLOOR191.2

MAINFLOOR194.2

ENTRYFLOOR195.7

193.8

195.6194.1

RAM

P UP

RAMP

UP

194.1

193.6

194.2

193.6

194.1

RAMP

UP

194.1

194.1

194.6

193.6



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5.3 Interior Concepts

Main Level

The new lobby atrium replaces the existing house. The main lobby has two levels, the upper portion facing Crescent Street, and the lower facing Little Lake. This lower part of the lobby reects the ground oor level of the existing building. The main stair and elevator connect the two lobby levels at the centre of the atrium, where oor openings reveal the gallery lobby below and the library / meeting and ofces above. The main Gallery entrance is located at the upper level by Crescent Street. The upper level is anked on one side by the gift shop, and on the other by a glass wall with a view to the changing gallery below. Reception is adjacent to the gift shop near the centre of the upper level, able to monitor both lobby levels and the gift shop. A hallway from the upper level extends south to the two program studios, each of which has large street-facing windows.

At the east side of the building, the main lobby extends eastward to the lecture / events space, and southward to the existing ramp. Some Gallery washrooms are located here and can be accessible from Del Crary Park. Additional separation would be provided at these washrooms to prevent uncontrolled access to the Gallery. Between the lecture / events space and the existing wing, an outdoor sculpture garden is created with access from only the main lobby

At the south end of the building, the upper landing of the ramp is enlarged and converted into a lounge. Not only does the lounge offer magnicent views of the lake, it also serves as a vestibule for the project gallery. Together, the project gallery and lounge can form a unique space to hold special events, at the opposite end from the main lecture / events space. The lounge can also be reached via the hallway that connects to the program studios and main lobby.



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Main Level Plan



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Lower Level

The lower level is accessible via the main stair, elevator, and existing ramp system, which all lead to the gallery lobby. Both the changing and collection galleries are accessible from this lobby, along with visitor washrooms and a seating area. In the back-of-house zone, the current loading facility and the collections and preparation spaces are preserved. West of these spaces, a new expansion is added to accommodate the new collection vaults. The existing collection and preparation spaces will be dedicated entirely to exhibition preparation and shipping / receiving.

Lower Level Plan



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Upper Level

Going up to the level where the existing ramp ends, the library / meeting room a glass-box-like structure above the atrium has a unique location with great views overlooking the lobby and Little Lake. The location echoes the current library / lounge, where views of Little Lake can be appreciated. Facing Crescent Street atop the program studios sits the highest level of the Gallery. This level is dedicated to administration ofces.

Upper Level Plan



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Services

The existing mechanical equipment could be upgraded in place and continue to serve the existing gallery and preparation spaces. Rooftop equipment would have to be relocated. The existing mechanical room plus a new mechanical room at the southwest corner on the lower level will serve the south portion of the building. A completely new mechanical plant at a mezzanine level near the lecture / events space will serve the changing gallery, lecture / events space, and lobbies. This room will house heating, cooling, and air handling equipment for the new changing gallery, events space, and lobby atrium.

Sections



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5.4 Architectural Concepts

Modications to the Existing Building

As depicted in the preliminary study options (see Appendix), the existing house and garage structures present an impediment to logical building expansion and provide little usable space. In the Recommended Development Concept, both the house and garage structure are removed. On the other hand, a considerable portion of the modern wing, including the existing loading dock, preparation area, and exhibition gallery, provides useful space worthy of preservation Major modications to the modern wing include removing the existing lobby and stairwell, expanding the upper landing of the ramp system into a lounge, and adding gallery space over the existing collections and preparation spaces.

Massing

Due to the site conguration, major architectural additions are restricted to the north and west sides of the existing building. In the Recommended Development Concept, major functions placed at the north end facing Del Crary Park include the lecture / events space and changing gallery. Major functions placed at the west side facing Crescent Street include the lobby, gift shop, program studios, and ofces. Building elements are broken up and distributed along the north and west sides of the building to minimize the massing of the Gallery as seen from a distance. None of the additions are required to go signicantly higher than the existing str

Art Gallery of Peterborough report Appendix B

Documents

Transcript of Art Gallery of Peterborough report Appendix B