Collingwood Arts Centre Feasibility Study

Project category

Arts, Culture & Heritage

Project state

Active

Since February of 2021, the Parks, Recreation & Culture Department has been working with consultants and the community to conduct an Arts Centre Feasibility Study (CACF) for the Town of Collingwood.

The study is being completed in phases as outlined below.

Key Dates & Timeline

The Staff Report presented at the June 23rd Committee of the Whole meeting was debated further at the July 14th Council meeting. A satisfactory course of action was not determined at that time. Subsequent project phases are dependent on future direction from Council.

Link to Report https://pub-collingwood.escribemeetings.com/filestream.ashx?DocumentId=5694

Link to Appendix A https://pub-collingwood.escribemeetings.com/filestream.ashx?DocumentId=5695

Link to Council Meeting https://www.youtube.com/watch?v=Gap9l89y4rg
On Monday, March 31, 2025, a department update was presented to Council regarding the Performing Arts Centre Project. Below is a summary of the current status and proposed next steps.

Following Council’s direction to re-scope the Performing Arts Centre project, significant progress has been made in aligning the vision with the new budget target of $16.58M from the Town (equivalent to a 1% tax increase), subject to further approvals.

Initial options at $90.7M and $107.7M, including $18.8M for parking, were deemed unviable due to funding shortfalls. In collaboration with the Steering Committee, the project scope has been significantly reduced—resulting in cost savings through a smaller footprint and revised design elements such as flexible seating.

The Steering Committee supports moving forward within the defined budget, acknowledging the need for increased fundraising, grant opportunities, and partnerships. While early indicators suggest that the original vision of 600 seats may not be achievable within the revised $50.25M total budget, a strong foundation is being built to support future fundraising and partner engagement.

Next Steps Include:
- Finalizing the functional program to support a reimagined 600-seat space.
- Developing a revised Class “D” cost estimate.
- Revisiting the site location due to changes in the building footprint.
- Creating concept designs and updating the business case.
- Conducting a technical parking needs analysis, with completion targeted for late 2025.
The Steering Committee remains committed to the project’s success and supports advancing detailed design and costing. A report will return to Council for public input and decisions on the path forward.
A Special Committee of the Whole meeting was held on Monday, January 6, at 2:00 p.m., at which time the Arts Centre Project Budget Workshop with Council took place.

RES-003-2025 THAT Council provides a budget that equates to not more than 1% tax increase (based on the 2025 tax rate), based on a 30 year amortization for the Arts Centre Feasibility Study for the prioritization and scope reduction exercise of the options presented in the June 2024 Collingwood Arts Centre Business Case, and it not be tied to a specific location.

With this target budget determined, the Town’s consultants at Colliers and the Steering Committee will now undertake a prioritization/scope reduction exercise to reduce the facility functional program to achieve the agreed upon budget. Following this, an updated report will be returned to Council.
Phase 3 Public Engagement Session
Wednesday, November 29, 2023, 12:00 p.m. – 1:00 p.m.

Virtual via Microsoft Teams or in person at the Simcoe Street Theatre, 65 Simcoe St.

Details: Phase 3 of this study seeks to finalize the proposed location for an Arts Centre and build a Business Case that includes costing, funding, and viability assessments. Come, learn, share your input. All welcome!

Virtual attendees: Register here now.

In-person attendees: Doors open at 11:30 a.m.

Phase 1

The results of the Phase 1 study suggest that there is indeed demand for an arts and culture centre in Collingwood and that it would be feasible, “provided certain design, development, and start-up conditions can be met and the overall implementation executed capably”. Nordicity advises that “success depends on many factors from ensuring continued community buy-in, strong leadership particularly related to market attraction, programming and promotions, as well as a commitment from the Town towards the annual subsidy.”

Phase 2

Conducted by Nordicity Group Ltd in partnership with Giaimo Architects, and building on the findings of Phase 1, Phase 2 had the following objectives:
- Validate the feasibility of the new arts facilities, including the market, operational, financial, economic, fundraising, and social-impact aspects that would underline a recommendation on size and seating capacity.
- Assess the feasibility of a short list of sites and recommend a single site that Council would put forth for any further consultation deemed to be required.
- Determine the target arts disciplines that would be served by the facility, which would include space for a live performance theatre/music and dance, and public galleries and exhibition space for the visual arts.
- Interviews with anticipated primary user groups/disciplines to test and rationalize the operating model developed in Phase 1 to validate local market take-up assumptions
- Research on recently established and longer standing venues to test assumptions about revenues to be generated by touring acts; research included interviews of venue operators, tour promoters, and representatives of touring performers
- Research in collaboration with Town staff on locational challenges and opportunities related to the short list of identified potential locations
- Development of architectural rationale and spatial analysis, based on best practices for public space design
  Research of planning, engineering, servicing, or other challenges and opportunities related to potential sites in collaboration with Town staff
- Conducting an economic impact assessment of the value of the outside visitors attracted to Collingwood - based on the outputs generated through the TRIEM modelling tool
- Determining high level capital cost estimates for the recommended site and facility
  Development and presentation of a final report including the location, size, and composition of an Arts and Culture Centre in Collingwood.
The Phase 2 report was presented to the Corporate & Community Services Standing Committee at its April 3rd meeting and made the following recommendations regarding size, scope, and site for a potential Arts Centre in Collingwood.

Size

The research supports an overall preference towards having a smaller ~400 seat main performance facility.

Scope

The community re-affirmed the need to have the following kinds of spaces in the facility:
- Public gathering areas
- Front-of-House
- Theatre 1 (higher capacity, fixed seating)
- Theatre 2 (smaller capacity, flexible seating)
- Administration
- Theatre support spaces (green rooms, dressing rooms, etc.)
- Studios/Classrooms
- Additional office and catering spaces
- Retails and market spaces
Site

The six short-listed sites from Phase 1 were assessed and studied by Giaimo through a site selection evaluation framework. Based on this, the short-list was narrowed to two potential sites that both meet the needs of the size, scope, and vision for a new arts centre. These were:
- 48 Ste. Marie St – a new 45,000 sq.ft. arts centre constructed on 35,000 sq.ft of parking lot in Downtown Collingwood.
- Collingwood Terminals Redevelopment – a new 45,000 sq.ft. arts centre integrated with the larger Grain Terminal Redevelopment project currently underway by Streetcar Developments Inc. and Dream Unlimited Inc.
While the initial intention of the Phase 2 study was to recommend one final site, Giaimo determined that both sites offer feasible, non-comparable approaches, and as such recommended that both be considered further in consultation with Streetcar, the Town, stakeholders, and the public to determine which approach is preferred.

Given this, staff recommended extending the consulting contract with Nordicity & Giaimo to engage in additional site discussions with Streetcar Developments Inc. and to facilitate further public consultation with respect to the two recommended site options. This recommendation was defeated in favour of focusing solely on the 48 Ste. Marie Street site (or comparable downtown parking lot if deemed necessary) with direction for staff to report back to Council with plans for proceeding to Phase 3 of the project. Council ratified this decision at its April 17th meeting.

Phase 3

The process will include:
- Review of Phase 1 and Phase 2 data
- Site selection
- Concept Design
- Costing
- Public Consultation
- Fundraising Framework and Viability Assessment
- Business Case Development
Prior to finalizing the results of Phase 3, Council at its July 22nd meeting voted:

THAT Council approves an expenditure of $40,000 from the Arts and Culture Legacy Fund to extend the consulting services contract with Colliers Project Leaders to complete a prioritization and scope reduction exercise with respect to the options presented in the June 2024 Collingwood Arts Centre Business Case.

AND THAT the timing provide for input from the Downtown Visioning process and that an upset limit would be determined through this prioritization and scope reduction exercise.

This work was undertaken in Fall/Winter 2024 and was followed by a return Report to Council. Read the full Phase 3 Collingwood Arts Centre Feasibility Study - Staff Report July 8, 2024 in the Presentation & Documents widget.

On January 6, 2025, Council both received the draft Downtown Master Plan and provided direction on the requested upset budget limit for the arts centre scope reduction. The direction was: THAT Council provides a budget that equates to not more than 1% tax increase (based on the 2025 tax rate), based on a 30 year amortization for the Arts Centre Feasibility Study for the prioritization and scope reduction exercise of the options presented in the June 2024 Collingwood Arts Centre Business Case, and it not be tied to a specific location. Further, at its May 26, 2025, meeting, Council voted to support the Collingwood Downtown BIA’s recommendation that Council consider the Collingwood Leisure Time Club property (100 Minnesota Street) to be considered as a location for the Arts Centre.

The Phase 3 Final Report (Updated Business Case) was presented at the June 9th Committee of the Whole meeting and made the following recommendations.

Scope and Design Considerations: The revised project scope, established within the Phase 3 extension period, resulted in a reduced functional program and consequent gross floor area reduction from 192,000 square feet to 48,300 square feet. The 600-seat main hall was maintained but in a hybrid theatre format to maintain versatile functionality that can support theatre, concerts, rehearsals, conferences, weddings, and myriad other activities. The purpose-built classrooms, black box theatre, and some administrative spaces were eliminated, along with the square footage estimated for parking. A space was allocated as the artist lounge but can be adjusted to be a multi-purpose room that can be used as a classroom, conference break-out session space, meeting room, etc.

Site Considerations: This reduced model renewed the viability of a smaller site location and was evaluated against 101 Pine Street, 48 Ste. Marie Street, and the Leisure Time Club property. The Leisure Time Club property was reassessed and deemed not viable due to:
- The cost of moving significant underground services
- Delay of project for demolition and associated requirements
- Reduced economic activation and pedestrian connections
- Cost and complexity having to relocate and accommodate current Leisure Time Club programming.
Colliers provided a comparative assessment between 101 Pine Street and 48 Ste. Marie Street that still acknowledged several advantages with the larger Pine Street site. However, 48 Ste Marie’s proximity to the Creative Simcoe Area, connections to the waterfront, and alignment with objectives in the Downtown Master Plan and Tourism Master Plan elevated this site back to the top as the most feasible and desired site.

Cost Estimates: The overall project costs including consultant fees, soft costs, escalation reserves and risk allowances for Ste Marie St is an estimated $67.4M. The operating pro forma resulted in a municipal subsidy range of 31-39 percent depending on volunteering and revenue sources (memberships, fundraising, etc.).

Next Steps: Colliers advised that if the revised project and site is approved, immediate steps must be taken to mobilize a project team, including hiring of a Project Manager. Once this is complete, the Town will need to select the project delivery methodology and the project governance structure. Fundraising will not be possible until the governance structure is in place. It is possible that the Town may opt to select one governance model for a short duration and shift to another model once the arts and cultural centre is built and operating.

Staff Report PRC2025-04 Arts Centre Proposal Next Steps recommended the following:

THAT Staff Report PRC2025-04, Arts Centre Proposal Next Steps, be received;

AND THAT Council endorses the Arts Centre project scope and location as recommended by Colliers Business Leaders and directs staff to advance the project to a state of grant-readiness as described in Option 1 of this report, to an upset limit of $5.0M to be drawn from the Arts Centre Legacy Reserve and future operating budgets.

OR

AND THAT Council endorses the Arts Centre project scope and location as recommended by Colliers Business Leaders and defers further decisions regarding next steps until completion of the Long Term Strategic Financial Plan.

AND THAT Council direct that a Downtown Parking Study be completed in 2026 and provide reasonable parking options with preliminary costing, in support of the Strategic Plan and Downtown Visions, and in alignment with community growth principles set out in the Official Plan.

The Downtown Parking Study direction was approved. No further satisfactory course of action was determined. Subsequent project phases are dependent on future direction from Council.

Public Engagement

About the Consultants

Colliers Project Leaders is Canada’s largest real estate advisory and project management company. It was founded in 1989 with a single powerful objective – to be a dedicated project leader working on behalf of our clients to achieve their success. Through our 700 professionals spread coast to coast, we provide project management and advisory services to clients across Canada, aiming to maximize the performance of real estate assets, portfolios and building operations of facility owners and investors. We have delivered more than 15,000 projects, becoming one of Canada’s most trusted advisory firms. Our expertise encompasses enterprise performance management, lifecycle management and master planning, project management, process design, project compliance audits, procurement strategy, transaction management, contract / commercial management, change management and training, business case development, funding analysis, financial modeling, and market research and gap analysis.
Nordicity is a leading international consulting firm providing solutions in research, economic analysis, strategy, and policy across multiple sectors including Arts, Culture & Heritage. For this project, Nordicity partnered with Giaimo a Toronto-based architectural practice that integrates design with conservation. Giaimo brings with it unique expertise in working with heritage buildings.

Discussion