Designing an Affordable & Desirable Community Centre

A couple of weeks ago, I wrote here about how Council wanted more information and took a pause in the design of a potential new Multi-Faceted Community Centre (MFCC). Council received that information last week and changed gears a little to design a more affordable facility.

You will recall that, based on a detailed business case analysis, the Town confirmed that sustaining demand for a MFCC (single-pad arena, a fitness centre, walking / running indoor track, multi-purpose space, and gymnasium) existed in 2014.

So, Council appointed a citizen/user-based Architectural Design Advisory Committee (ADAC) in August 2014 to help design this type of facility. In February 2015, Council agreed with ADAC’s recommendations of adding a large multi-purpose/ performing arts space, an atrium / shared public space, and +1,200 spectator/arena seats.

Council also agreed with ADAC’s later recommendations to 1) re-evaluate the business case for building a twin-pad arena during the initial build (instead of after 2023), and 2) tender the operation of the potential centre to the private sector.

Concerned with the project’s affordability, Council also directed staff in June to determine potential capital and operating costs with the new design.

In early July, based on additional demand from minor hockey and the Junior B team, Council agreed with a Leisureplan recommendation that since “a second ice pad would be utilized 69%-77% during prime time” the Town should provide a second ice pad by 2018/19.

Last week Council learned some significant facts about the potential MFCC:
- While 16 firms considered the tender for the operation of the potential MFCC, none applied; (The YMCA has a pre-existing MOU so they felt that they did not require a tender submission.)
- A pro-forma statement, based on the Town staff running all programs and operations in the current facility design, estimates a very significant operating deficit (+$500K);
- A “Class D estimate” of the current design approximated $40 million in capital costs plus $14 million margins and contingencies, totalling $54 million;
- Since there are currently no Federal or Provincial grants available, the Town will continue to lobby for a policy change and for funding;
- While acknowledging many variables, staff estimated the Town’s debt tolerance level at $30 million – which would translate into a more than 10% tax increase;

After using the Creative Problem Solving process, Council directed staff to refine the pro forma to give an apples-to-apples comparison for operating costs, to start developing a realistic fundraising plan, and to retain a construction manager by the end of August to help make the design more affordable to build and operate.

I will continue to keep you informed about progress of the potential multi-purpose community centre.

Dual-Duty Councillors Across Niagara?

Photo Credit: St. Catharines Standard.

St. Catharines Council recently voted to ask Niagara Region to ask the Province to allow a change in the way the City elects their six Regional Councillors. Regional Council will consider their request this Thursday.

Currently, St. Catharines elects 12 City Councillors (two in each of six wards), and six Regional Councillors (“at-large” across the City). City residents also elect a Mayor who serves on both Councils. That’s 19 people (12+6+1) representing the City on the two Councils.

The request would see St. Catharines represented by 13 people: the Mayor and six Councillors would serve on both City and Regional Councils, while the other six would serve only on City Council (6+6+1).

Proponents suggest that the change will reduce the number of local representatives and increase the “communication, cooperation, and accountability” between the City and Region.

Opponents suggest that the change will turn six into full-time Councillors, make local government less accountable, give “more control to developers” and political parties, and allow fewer people to make decisions.

While this double role model might work well for St. Catharines, it doesn’t work as neatly across all Niagara’s Cities and Towns.

It could work in Niagara Falls, Niagara-on-the-Lake, and Thorold because their local Councillors are elected at-large. Niagara on the Lake’s and Thorold’s at-large elections could elect one person to both the local and Regional Councils and seven to local Councils; the Niagara Falls election could elect three to the City and Regional Councils and five others to City Council only.

But, this dual role model doesn’t work for in other Cities / Towns with ward systems because the number of local ward seats do not neatly match the Regional seats:  Fort Erie (6 wards / 6 local councillors / 1 regional councillor), Grimsby (4w / 8lc / 1rc), Lincoln (4w / 8lc / 1rc), Pelham (3w / 6lc / 1rc), Port Colborne (4w / 8lc / 1rc), Welland (6w / 12lc / 2rc). (Only the Mayors of Wainfleet and West Lincoln serve on Regional Council.)

If the Region agrees to the proposal, the Province will ask for at least one public meeting and require approval by the Region, and by a majority of the Cities, Towns, and Township Councils representing a majority of Niagara’s population.

While I am might support this change for St. Catharines, this dual-role plan will not work across Niagara. Nor is it needed in Pelham because we receive a written and verbal report by Regional Councillor Baty at every Town Council meeting.

Finally, while we discuss improving governance, I will continue to advocate for directly electing the Chair of Regional Council “at large” across all of Niagara.

Community Centre Design Paused & Twin-Pad Recommended

In April I provided you with a timeline for the design and possible construction of a new Multi-Faceted Community Centre in the East Fonthill area. Council recently paused that process to get more information.

You will recall that, based on a resident survey, a detailed business case analysis and a comparison to industry standards, Council confirmed that sustaining demand for a multi-faceted community centre containing a single-pad arena (with a potential second-pad after 2023), a fitness centre, walking / running indoor track, multi-purpose space, and gymnasium sports / uses existed in 2014.

So, Council appointed a citizen/user-based Architectural Design Advisory Committee (ADAC) in August 2014 to help design this type of facility.

In February 2015, Council agreed with ADAC’s recommendations of adding a large multi-purpose/ performing arts space, an atrium / shared public space, and +1,200 spectator/arena seats.

Council also agreed with ADAC’s later recommendations to 1) re-evaluate the business case for building a twin-pad arena during the initial build (instead of after 2023), and 2) tender the operation of the potential centre to the private sector.

After presenting a draft schematic design to ADAC and Council in the winter, the Architect worked with individual users via specialized consultations this spring. On June 18, ADAC approved the architect’s revised schematic design in principal.

On June 23, Council also approved this design in principal, but paused further work by the architect until Town staff provided a high-level costing evaluation of the design and until ADAC met to review the plan again. (Please click here for a copy of the latest schematic design.)

Concerned with the project’s affordability, Council also met on June 29 and directed staff to provide additional information to help determine potential capital and operating costs for the revised design, including: 1) fundraising potential; 2) grant potential from other Governments; 3) estimated operating revenue; 4) any benefit of increased assessment; 5) results of twin-pad business case re-evaluation; and 6) response to the tender for potential private-sector operation. Town Staff expects to present this information to Council over the summer.

Finally, Council received the first report on Monday – the re-evaluated business case for a potential twin-pad arena. LeisurePlan updated their 2013 projections by considering missing information and additional demand from existing arena ice-users (13-15 hours/week) and from the Pelham Panthers Junior B Team (5 hours/week). They concluded that “a second ice pad would be utilized 69%-77% during prime time” and therefore recommended that the Town “should consider the provision of a second ice pad by 2018/19.” (Please click here for a copy of the report.)

I will continue to keep you informed about progress of the potential multi-purpose community centre.