Administration Office Information

The County's New Administrative Home

Lac Ste. Anne County Council acknowledged the need to build a new administration office. Since that time, Council and staff have been touring other municipal offices to learn what's worked and what hasn't. They listened to suggestions during those tours, hired experts to help guide the process, manage the project, and develop a design that meets the County's growing needs.

On September 15, 2015, Council approved funding for the new administration building. Approximately 80% of funding will come from grants. The balance is from money already saved for this project. The estimated construction cost of the building is $8.3 million. The total estimated project cost is $11.7 million.


Project Status Updates

Russell Farmer & Assoicates has been engaged to complete an external review of our process for the New Administration Office (NAO). This review began with the first motion of Council in the fall of 2013, and reviewed all motions and bylaws up to summer 2017.

The review will provide an overview of the process, and will also provide recommendations. Administration will review the recommendations and implement them for future projects. The Governance Process & Practices Report is available for download below in PDF format.

 View the Governance Process & Practices Report

We are fully functional in the new Administrative Office, and we welcome the public to drop by for a tour. This facility is a vast improvement from the three aging offices previously occupied by County staff. It is a safe and healthy workplace and an accessible public facility that ensures adequate room to grow for many years to come. As well, the new Council chambers have been designed with additional public space to observe Council proceedings.

The total budget for the new Administrative Office was set at $11.7M. Budget numbers, when compared to all original invoices, preliminary show the total expenditures at $11.625M. While there remain various items to purchase or build, we will budget for these items accordingly in future years. The intent with the overall budget was to provide for a fully-functioning office, which is what we have achieved. Future projects include sidewalks; pavement from Highway 43; permanent signage adjacent to Highway 43; and related environmental improvements. A budget vs. actual comparison is indicated below.

To date, we have seen minimal cracking (which is typical for a new building), and we continue to work in stride with our contractor and design team to resolve deficiencies and determine remedies for long-term success. During this shakeout period, we thank residents for their patience and understanding as the contractor and design team are given time to finalize.

Project Budget Update: September 13, 2017

Description Budget Committed Forecast Cost at Completion Forecast Variance at Completion
 1  Construction $8,325,463 $8,325,463 $8,325,463 -
 2  Architects $480,000 $533,477 $533,477 $53,477
 3  Geo-Technologists $10,700 $80,813 $80,813 $70,113
 4  Project Management $275,000 $286,260 $286,260 $11,260
 5  Other Consultants $50,000 $22,970 $22,970 $(27,030)
 6  Servicing $859,392 $1,361,322 $1,361,322 $501,930
 7  FF&E & Move $500,000 $210,138 $210,138 $(289,862)
 8  Land $240,000 $241,097 $241,097 $1,097
 9  Contingency $989,108 $586,466 $586,466 $(420,642)
   Total $11,729,663 $11,630,005 $11,630,005 $(99,658)

The project is still working towards a completion of May 31, 2017. However, it was decided that the substantial completion and the final completion inspections will not be done until the floor issue has been resolved. All parties involved are currently working on fixing the issue which may cause some delays on handover. Casman is now setting up commissioning, testing and inspections. With regards to the finishing Casman is working on wrapping up final touches and should be completing all the work toward the end of May. The expected move-in date is mid to late June.

Construction Status

Casman has confirmed that they are aiming to have all the work completed by May 31, 2017 with the exception of the uneven concrete floor issue. At this time the construction activity status is as follows:

  • All major construction materials are on site
  • Interior wall framing is complete
  • Drywall installation complete
  • Mudding and taping is nearly complete (approx. 98%)
  • Painting work is nearly complete including the vault (95%)
  • Millwork has been substantially installed (approx. 98%)
  • Majority of Flooring has been installed i.e. carpet, tiles and polished concrete (approx.98%)
  • Acoustic ceilings grids and tiles are nearly complete (95%)
  • Window and Glass installation is nearly complete (98%)
  • HVAC and the Mechanical equipment is in place (95%)
  • Testing/commissioning/balancing to start week of May 15th
  • Electrical work is in progress – Delayed due to disagreement between Casman and Electrical sub – Light fixtures are currently installed except bee hive lights which have arrived onsite (approx. 80%)
  • County’s contractors for the new Fire Protection system near complete (approx. 96%)
  • County to coordinate AV equipment and installation for the Council Chambers
  • Backup Generator installed. Connection to the building pending
  • Tie-in for the Fire protection system to be determined (extra design work)

Pending Decisions/Issues

Uneven Floors: There are numerous offices where the flooring is uneven. The concrete floor either slopes down towards the exterior of the building or has a hump in the middle of the room. Further investigation revealed that there is water under the slab which has caused the high plastic clay to heave. There are two likely reasons for the water, the site grading not completed or maintained properly in some areas causing the water to flow toward the foundation, or the downspouts are not discharging water further away from the building as should have been designed and constructed based on the geotechnical report. Based on the geotechnical report, the site grading was to slope away from the building which was not the case as observed in some areas and the downspouts were to be at least 3m away from the building which is not how it has been designed. Colliers Project Leaders provided recommendations (May 12) to possibly prevent further water infiltration and relieve the pressure from under the slab. However, it is recommended that cores will be required to determine how much further the sugrade will settle before repairing the floors. County to confirm if they want to proceed with coring.

Fire Protection System: County is currently working with own contractors to have this scope delivered prior to project completion as it is a critical component of occupancy.The county has made good progress on this work and is nearly complete. The tie-in design was not in A&E’s scope and have requested additional fees, however a breakdown has been requested for the fee proposal.

Furniture: The County will procure furniture. The County will coordinate delivery with Casman, once substantial completion is obtained. All the power requirements have been coordinated and Casman is proceeding with the changes.

A/V Systems: County awarded the AV systems and will be coordinating the work.The County A/V company will work with Casman’s electrician to complete this. No further action required.

Schedule Delay: Casman has now indicated a final completion/move-in date of May 31, 2017. However, they are having a disagreement with the second electrical sub that was brought on board. Casman has brought onboard a third contractor and the work is ongoing. Another Lien was filed by Ryfan (2nd contractor) in the amount of $172,000 which will be dealt with by Casman. Casman has indicated that they have a plan to take care of all Liens prior to building occupancy. An update to follow.

Budget

The project is currently on budget and the forecast is positive.

Total Project Budget: $11,729,663 
Total Committed Cost: $10,053,325

Original Construction Value: $7,953,604.81 
Revised Construction Value: $8,507.009.58

Total Contingency Remaining: $739,639
Forecast Cost at Completion: $10,930,023

Approved Change Orders: $553,404.77

Risks

The following are the major risks that are being monitored at this time:

Schedule Delays: Overall the progress on site has been slow. The progress claims justify this slow progress in terms of completion of work per month. The percent completion of some of the items has been slower than what Casman had provided in the schedule. Mitigation: Work with the contractor and architect to resolve any issues in a timely manner and only pursue changes that will not affect the critical path of the schedule.

Design Coordination: Some of the responses from A&E have not been coordinated to include all sub consultant reviews and have caused confusion on site. At this time, it is important to provide clear responses and have resolution on any issues. Mitigation: The frequency of the Site Owners meetings has been increased, to ensure that the issues are being resolved and the work is progressing in order to meet the schedule. In addition, we are increasing the regular communication, and the timing of that communication, to help ensure all responses are clear to all parties involved, in a timely manner. Recent RFIs and queries have seen a same day response and this type of response time will be the plan until project completion.

The contractor is currently working to complete the project such that the County can move-in by May, 2017. Based on the review, the progress on site has been gradual and some of the activities, especially the building envelope, are taking longer than expected. The project is on budget even with the potential delay costs.

Construction Status

Casman has confirmed that they are aiming to have the project substantially completed by February 8, 2017 and a final completion and County move-in date by end of May, 2017. At this time the construction activity status is as follows:

  • Mechanical systems are 95% complete and flushing has begun on the system. Permanent heat to be up and running by mid March.
  • Boarding is complete.
  • Mudding and Taping is complete.
  • Tiling is complete is WCs, vinyl flooring install has begun and carpet tile installation will begin when permanent heat is on in the building.
  • Painting is 85% complete with some areas being held off on finals so it does not sustain damage.
  • Metal cladding and roofing system is 100% complete including gooseneck.
  • Sprinkler system is complete. Fire system still requires hookup of the fire panel, delivery and installation of the fire pump system, and verification inspection.
  • Barrier Free lift is installed, AEDARCA Inspection pending connection of power and dedicated phone line.
  • Vault has been delivered and installed.
  • Electrical scope is moving forward and all sub‐trades have been secured to complete this work.

Budget

The project is currently on budget and the forecast is positive.

Total Project Budget: $11,729,663 
Total Committed Cost: $10,036,078

Original Construction Value: $7,953,604.81 
Revised Construction Value: $8,383,623.86

Total Contingency Remaining: $756,887
Forecast Cost at Completion: $10,912,776

Approved Change Orders: $430,019.05

Risks

The following are the major risks that are being monitored at this time:

Schedule Delays: Overall the progress on site has been slow. The progress claims justify this slow progress in terms of completion of work per month. The percent completion of some of the items has been slower than what Casman had provided in the schedule. Mitigation: Work with the contractor and architect to resolve any issues in a timely manner and only pursue changes that will not affect the critical path of the schedule.

Design Coordination: Some of the responses from A&E have not been coordinated to include all subconsultant reviews and have caused confusion on site. At this time, it is important to provide clear responses and have resolution on any issues. Mitigation: Weekly site visits by Colliers Project Leaders to ensure that the issues are being resolved and the work is progressing in order to meet the schedule. In addition, we are increasing communication, and the timing of that communication, to help ensure all responses are clear to all parties involved, in a timely manner.

The contractor is currently working to complete the project such that the County can move-in on March 7, 2017. Based on the review, the progress on site has been gradual and some of the activities, especially the building envelope, are taking longer than expected. The project is on budget even with the potential delay costs.

Construction Status

Casman has confirmed that they are aiming to have the project substantially completed by February 8, 2017 and a final completion and County move-in date of March 7, 2017. At this time the construction activity status is as follows:

  • All major construction materials are on site
  • Interior wall framing is nearly complete (approx. 98%)
  • Drywall installation in progress (approx. 60%)
  • Primer coat in some of offices has been complete (25%)
  • Roofing and exterior cladding on going (80%)
  • Window installation is nearly complete (95%)
  • Plumbing rough-ins are in progress (75%)
  • Mechanical work is underway (approx. 55%)
  • HVAC and the Mechanical equipment is in place
  • Electrical work is in progress
  • County’s contractors have completed the pond for the new Fire System
  • Fire pump is on order
  • County awarded the fiber work which should commence shortly
  • County to coordinate AV equipment and installation for the Council Chambers

Pending Decisions/Issues

Fire Protection System: Casman provided pricing for this work, however, the pricing was unreasonable. The County will be completing this work by hiring their own contractor. This work is critical as it is required for occupancy. A plan is in place which will ensure that the system is in place when the building is complete.

Furniture: The County will procure furniture and provide confirmation. All the power requirements have been coordinated and Casman is proceeding with the changes.

Delay Claim: Casman provided a monthly pricing for the delay to the project. Colliers had provided a recommendation in September but is reviewing the back-up provided by Casman.

A/V Systems: County to coordinate the Council Chambers AV Equipment as the RFQ pricing came in over the budget. Casman is claiming that the AV is holding up the boarding in the council chambers. Colliers Project Leaders and the County have verbally told Casman to proceed during the December 13, 2016 Owners meeting, however, Casman seems reluctant to proceed until additional confirmation has been provided from the County. A delay on this should not be acceptable.

Risks

The following are the major risks that are being monitored at this time:

Schedule Delays: Overall the progress on site has been slow. The progress claims justify this slow progress in terms of completion of work per month. The percent completion of some of the items has been slower than what Casman had provided in the schedule. Mitigation: Work with the contractor and architect to resolve any issues in a timely manner and only pursue changes that will not affect the critical path of the schedule.

Design Coordination: Some of the responses from A&E have not been coordinated to include all subconsultant reviews and have caused confusion on site. At this time, it is important to provide clear responses and have resolution on any issues. Mitigation: Weekly site visits by Colliers Project Leaders to ensure that the issues are being resolved and the work is progressing in order to meet the schedule. In addition, we are increasing communication, and the timing of that communication, to help ensure all responses are clear to all parties involved, in a timely manner.

The project is currently progressing as per the revised schedule and tracking to be on budget. Casman's revised schedule shows a completion date on February 24, 2017, however, they are making efforts to complete the work as soon as possible.

Construction Status

Although Casman's revised schedule indicates a February 24, 2017 completion, many of the activities shown are being completed ahead of the currently indicated timelines. At this time, the construction activity status is as follows:

  • All major construction materials are on site
  • Interior wall framing is near complete (approx. 95%)
  • Drywall installation in progress (approx. 25%)
  • Roofing and exterior cladding underway (slow progress)
  • Window trim installation in progress
  • Plumbing runs in progress
  • Main ductwork is near complete (approx. 75%)
  • Electrical cabling in progress
  • County coordinated the installation of the waterline to the building
  • Electrical transformer completed
  • County awarded the fiber work and should commence shortly
  • AV equipment for the Council Room being finalized and an RFP has been issued

Project Budget Update: October 16, 2016

Description Budget Committed Forecast Cost at Completion Forecast Variance at Completion
 1  Construction $8,325,463 $8,130,462 $8,325,462 $0
 2  A&E Architects $480,000 $453,450 $453,450 -$26,550
 3  P. Machriboda $10,700 $10,700 $10,700 $0
 4  Colliers Project Leaders $275,000 $246,880 $246,880 -$28,120
 5  Misc. Consultants $50,000 $52,684 $90,184 $40,184
 6  Servicing $859,392 $365,744 $965,744 $106,352
 7  FF&E & Move $500,000 $0 $500,000 $0
 8  Land $240,000 $240,000 $240,000 $0
 9  Contingency $989,108 $341,774 $498,311 -$490,797
   Total $11,729,663 $9,841,695 $11,330,731 -$398,931


Administration Building FAQ

feasibility study in 2005 identified a number of physical problems with the existing building, including safety issues. Administration is presently spread throughout three buildings in Sangudo, with documents stored in each location, as well as off-site in C-cans.

The consultant in 2005 showed that renovating would be more expensive than building. We are restricted to two stories because of fire servicing capabilities, and there isn’t room to grow outwards from the present location.

A number of possible locations were considered within the service boundaries, but either they weren’t big enough, or the land was unsuitable for construction.

It will be south of Highway 43, east of Range Road 65, 1 mile east of the entrance to Sangudo, with easy access from Highway 43.

We reviewed all available land, but found that everything in our inventory was unsuitable in some way (e.g. size, access, land type, location, etc.). The selected site met all our criteria.

The County moved into the new Administrative Office in mid July, 2017, and is now fully operational at this location.

Except for public works staff and equipment, yes. Public works will continue to be strategically located throughout the county in order to provide effective service when necessary.

The County owns a combined District 1 (Onoway) and District 2 (Alberta Beach) Fire Station. The same location has office space to provide office services for the east end of the County. Administration is currently developing a plan for service. It is the old Ste. Anne Gas Co-op building.

The estimated construction cost of the building itself is $8.3 million for a 25,000 sq. ft. building, with a 2,500 sq. ft. mezzanine. The estimated project cost of $11.7 million includes everything to make it ready to move in, including (but not limited to):

  • Building
  • Land
  • Design
  • Landscaping
  • Parking Lot
  • Furniture
  • Project Management
  • Servicing
  • Contingency

More detailed information is included in the Needs Assessment.

Council and staff toured a number of other municipal buildings built in the past ten years, and most of the other municipalities mentioned the need to plan for growth. Many of them found it necessary to expand sooner than expected. Our 25,000 sq. ft. building will be large enough to accommodate office staff for many years. The 2,500 sq. ft. mezzanine level will provide additional storage space.

Phase two is designed into the plans, but won’t be implemented until required.

During the tours, we noted pros and cons of the other buildings. We eliminated a lot of the extras from the original design, but had good reasons for keeping other design elements. For example, flat roofs are more costly to maintain than sloped roofs. Natural light to offices means improved productivity, reduced absenteeism and better employee health.

The County will recover part of the cost of the land through a 10-year lease allowing for continued farming of the land not needed. After that time, the land could continue as farmland, be developed or sold.

The Municipal Sustainability Initiative (MSI) grant helps support local infrastructure priorities and build strong, safe and resilient communities. Municipal Affairs has confirmed we’re approved to borrow up to $15.1 million from future grants.

Council didn’t budget to use the entire grant money allotted to the County each year. We will reserve 40% MSI money for necessary capital projects, and allow borrowing for long-term assets (i.e. bridges, towers, roads).

Choose from the Following County Government Services

Agendas & Minutes

Lac Ste. Anne County Council meeting agendas are available in this section of the website. Meeting minutes will also be posted here as approved by Council.

Bylaws & Policies

Browse this section to review the most current Lac Ste. Anne County bylaws and policies on record. Don't see what you're after? Contact the County directly.

Document Library

Browse this section of the County website to explore a variety of different publications and notices of relevance to County residents and business owners.

Council Contacts

Lac Ste. Anne County Council consists of a Reeve and six Councillors, representing seven municipal divisions. Connect with them here.

About the County

Founded in 1944, Lac Ste. Anne County is a municipal district in central Alberta, Canada. It is located in Census Division 13, roughly 45 minutes northwest of Edmonton. The County's administrative office is located at 56521 Range Road 65. Its namesake comes from its largest body of water, Lac Ste. Anne.

Contact Information

  Box 219, Sangudo AB T0E 2A0
 lsac (@) lsac.ca
 1-866-880-5722
 (780) 785-3411
 (780) 785-2359