Why some arenas last longer than others

We hate you, McMeeken Arena!

We hate the way you look, the way you sound.

We hate the food you serve us. We think you're cold and dirty.

You can't be bothered to keep your sidewalks clear of snow.

Worst, of all, you're old. You're 51 years old and people are whispering that you should have been put out to pasture two decades ago.

We hate almost everything about you, McMeeken Arena.

The only thing half-decent about you is your ice!

Recent survey findings compiled by arena consultant John Stevenson revealed the surprising depth of loathing Saultites feel toward the W.J. McMeeken Centre: the Arctic-chilled Grand Dame of Korah, Goulais Ave.'s notorious Mansion of Mould.

On more than 40 measures ranging from concession food selection to vending machine prices to the condition of penalty box benches, residents and user groups lambasted the McMeeken, ranking it consistently and significantly worst among the city's municipally owned arenas.

Best ice in town

Except for the ice. For many years after the McMeeken Centre was built in 1967, its 85- by 185-foot ice pad was widely considered the Sault's finest ice surface, even if it was smaller than an NHL regulation-sized rink.

Although issues have arisen in recent years, 60 per cent of survey respondents still describe the McMeeken's ice as 'excellent,' compared to 67 per cent at the Essar Centre and 36 and 50 per cent at the John Rhodes Centre's two ice surfaces.

Not one person described the McMeeken's ice as 'poor,' compared to 11 per cent at the Essar Centre and six per cent at the older Rhodes rink.

At 51 years, the W.J. McMeeken Centre is the oldest of the Sault's city-owned indoor ice rinks.

The first phase of the John Rhodes Community Centre Arena was built in 1978, so it's turning 40 this year.

The second ice surface at the Rhodes was constructed in 1999, 19 years ago.

The 12-year-old Essar Centre went up in 2006.

After 32 years, it's all downhill

According to the generally recognized industry benchmark, the life expectancy of an Ontario arena is 32 years.

After 32 years, technology will have advanced significantly, construction costs will have doubled, there will mostly likely have been major changes to building, electrical and plumbing codes and it might well be more economical to demolish an arena than to replace things like its roof, exterior siding and heating, ventilation, air conditioning and refrigeration systems.

It's widely understood that the McMeeken needs to be replaced, but so far there's been little talk of replacing the older section of the Rhodes, even though it's eight years past its expected lifespan.

Stevenson argues that the original construction quality of the Rhodes Centre was superior to that at the McMeeken.

"The fact that it is integrated as part of a complex of municipal facilities means that continued municipal investment associated with maintaining its long-term operation... is considered to be an appropriate municipal strategy."

The city's capital plan includes investments in both the John Rhodes second phase and the Essar Centre to ensure their long-term viability.

Soo Pee Wee, Rankin Arena

And then there are the non-municipal local rinks.

Owned by a registered nonprofit, Soo Pee Wee Arena is just as old as the McMeeken, 51 years of age.

Rankin Arena, owned by Batchewana First Nation, is 40.

Stevenson says that major investments have been made to maintain both the the Pee Wee and the Rankin.

Why some arenas age better than others

Consultant John Stevenson, who works out of the Toronto office of LeisurePlan International Inc., cites several potential factors that cause some facilities to age more gracefully than others:

facilities that did not invest in dehumidification equipment early in the life of the structure will most likely have significantly reduced life expectancy
buildings that were made to function outside the natural capability of the original design (for example taking a rink designed for a seven-month operation and increasing its operational season) might also have their life expectancy reduced
buildings that are multi-use have more challenges. Lack of air balancing between an aquatic facility component and an artificial ice pad will further accelerate the building’s deterioration
insufficient on-going capital financial investment in maintenance and repairs during the first 30 years will expedite the deterioration of the infrastructure
the original construction methods, equipment and materials will greatly influence the longevity of the building

"The effective lifespan of a municipal arena facility is dependent on the quality of original construction and quality of maintenance, repair and replacements that have occurred," Stevenson said in his sweeping report on ice pad utilization, commissioned by the City of Sault Ste. Marie.

Concerned that his data-packed opus might be viewed as too weighty, Stevenson reduced the page count by cramming almost three times the generally recommended number of characters per line.

"Buildings passing 32 years will require significant ongoing cash investment to remain safe and serviceable," he advised readers persistent enough to squint through his 147 pages of carefully reasoned fine print.

Why the McMeeken has to go

"In addition to being the oldest municipal arena facility, the W.J. McMeeken Centre represents a very basic level of facility not comparable to current community arena facility design standards in terms of the quality of the public use environment."

"It is a standalone single-purpose facility. Also, both the W.J. McMeeken Centre and the John Rhodes Community Centre arena facilities provide the minimum level of change rooms in terms of their size and the number provided."

"Residents and municipal ice user groups have identified a number of issues associated with the condition and user environment of the McMeeken Arena facility which has also experienced a number of significant issues associated with air quality and safety within the last year that resulted in its closure for periods of time."

Stevenson outlines three stages in the lives of arenas:

facilities between 1 and 14 years old: during this period, standard operating and maintenance budgets are typically adequate to ensure a state of good repair and operation
facilities between 15 and 24 years old: the requirements for major refurbishment or replacement of building elements that have deteriorated are typical.
facilities between 24 and 34 years old: during this stage, many of the facilities’ major components will require replacement or rehabilitation. Significant capital improvements may be required to extend the life of the facility. Facilities older than 25 years of age typically become more costly to operate and maintain.

The consultant argues that the W.J . McMeeken Centre needs to be replaced as soon as possible.

"The municipality should not make any further financial investment in this facility beyond what is required to continue operations until a replacement can be built," he says.

Stevenson wants a double-pad arena with 85- by 200-foot ice pads to meet NHL standards, each with seating for 300 to 500 spectators.

"Plan/design the facility to allow for potential future expansion. Select a site for the facility that will allow the potential to create a multi-purpose community centre type of facility in the future, including outdoor sport and recreation facilities."

What's going to happen now?

Last month, Sault Ste. Marie City Council authorized municipal staff to look into options for replacing the despised McMeeken Centre.

With Mayor Christian Provenzano emphasizing that "we're not deciding to build a rink tonight," councillors agreed to look for recommendations on expanding city's current stock of ice rinks, including costs and prospects for financing.

What do local user groups want to see in a new facility?

Stevenson's research provided some hints: