Answering Questions About Pelham Community Centre

Last week I wrote about the elegant design and affordable financing plan for the Pelham Community Centre. Since then, some folks asked me to report again about the projected operating costs and basis for a double arena.

Operating Costs:
Last Fall, Staff presented a very detailed pro forma that estimates that the Town can operate the Pelham Community Centre for an operating subsidy of less than $200,000 per year. (Lacking any energy efficiencies or operational synergies, our existing 40-year-old arena requires a $100,000 annual operating subsidy.)

The Architect and Construction Manager included the latest energy efficiency innovations – like an eco-chiller for heat exchange and LED lights – and took care to minimize wasted space while making the Centre’s layout very functional.

The facilities in some other communities include pools or fitness areas which are very expensive to operate and maintain. Further, many other facilities lack a compact design or use older technologies. Others also include debt servicing costs into reported operating budgets, making direct cost comparisons difficult.

Double Arena:
In early-2014, LeisurePlan recommended replacing the existing single arena on Haist Street with a new double arena in the East Fonthill area. Further, they recommended designing for two arenas but with a phased build – building one arena first, and construct the second pad after 2023/24 when sustaining demand developed.

As soon as the consultant released the report, arena users and community members questioned the completeness of the participation numbers used in the report.

Then, in 2015, the Architectural Design Advisory Committee (ADAC) recommended that the Town re-evaluate the business case for building a double arena during the initial build. In addition to concerns about not including all the current demand, ADAC expressed concerns with the overall cost and design implications of phased construction. For example, since they couldn’t easily phase-in electrical and mechanical systems and since the initial build would need “temporary” walls or future connections, the capital cost differential for phasing would be minimal.

In June 2015, LeisurePlan updated their previous projections by considering missing information and additional demand from existing arena ice-users (18-20 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.”

In July 2015, Council agreed with this recommendation and directed that the design include two arenas.

You can review information about this very important and exciting project at Town Hall and Pelham Libraries or at www.pelham.ca/community-centre. And, please plan to attend the Open Houses on Saturday, April 16, to speak with the Architect, Construction Manager, Town Staff, volunteer Architectural Design Advisory Committee members and Councillors.

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.

Design of Community Centre Progressing

At our April 7 meeting, Council received an updated timeline for the design and potential construction of a new Multi-Faceted Community Centre in the East Fonthill area.

You will recall that based on a resident survey, a detailed business case analysis and a comparison to industry standards, Council confirmed sustaining demand for a multi-faceted community centre containing a single-pad arena (with the potential second-pad after 2023), a fitness centre, walking / running indoor track, multi-purpose space, and gymnasium sports / uses. This business case demonstrated that the operating costs could be accommodated within the net costs for the existing arena ($92,486 in 2013). Given the dire condition of the existing arena, Council also determined that a potential new community centre should be part of other imminent East Fonthill developments – Medical Centre, Retirement Home, Wellspring Cancer Support Centre, and new retail.

Council appointed an Architectural Design Advisory Committee (ADAC) last August – with representatives from recreation user groups, youth, seniors, artists, service clubs and the community-at-large. In addition to recommending hiring the architect, the committee recommended adding a large multi-purpose, performing arts space (~6,000 sq ft), an atrium / shared public space (~9,600 sq ft) that would help link each of the centre’s main elements, and 1,200 to 1,500 spectator seats in the first arena to support ice and non-ice ice uses.

After working with the committee and presenting draft schematic designs in February, the Architect is now working with individual ADAC members on a series of specialized consultations. For example, representatives of ice users – figure skating, minor hockey, Junior B, etc. – met to review their specific needs. This process should be completed by the end of the April.

Based on these specialized consultations, the Architect hopes to present a final draft schematic design and preliminary capital-cost estimates in June. While ADAC and Council will review this plan, Council also wants to ensure that the public has a chance to review this progress at that time.

And, based on several requests from the community, Council has also asked for a concurrent report outlining the capital and operating cost-benefit analysis of building the second ice pad during the initial build instead of after 2023.

The Architect committed to presenting detailed design documents in September 2015. This will allow for “tighter” construction cost estimates. If these documents are approved, then “construction-ready” tender documents could be ready by January/February 2016.

This is an exciting project for Pelham! I will continue to keep you informed about progress on the potential multi-purpose community centre.

Promoting Pelham’s Interests at AMO Conference

Last week, Councillors King and Papp, Town CAO Darren Ottaway, and I attended the 115th Annual Association of Municipalities of Ontario Conference (AMO). The Annual Conference offers a range of learning sessions and networking opportunities for municipal leaders. More than 1,200 delegates attended the three-day event in London themed “At the 4front.”

While at AMO, your Pelham reps also directly advanced your interests with the Provincial Government through meetings with various Ministries.

First, we met with the Lou Rinaldi, MPP & Parliamentary Assistant to the Minister of Municipal Affairs & Housing, to propose changes to the Greenbelt Plan and to the Ontario Municipal Board (OMB). We asked that the commercial district of Ridgeville be included as a “hamlet” during the 2015 review of the Greenbelt; we also suggested that the Government relax the rules to make it easier for Towns to build Fire Stations in the Greenbelt and that they consider more flexibility for farm operations. Then we suggested improvements to the OMB appeal process based on the months and months of delays we faced before the ultimate approval of the Town’s Official Plan and East Fonthill Secondary Plan.

Next, we met with Arthur Potts, MPP & Parliamentary Assistant to the Minister of Agriculture & Rural Affairs regarding a potential multi-faceted community centre. We outlined the extensive process we have used to determine the need for and feasibility of a centre; we also explained our need for Provincial funding to help make the construction more affordable. Finally, we outlined the other important developments in the East Fonthill area – the medical centre, the retirement home, the home for Wellspring Niagara, and the additional retail businesses.

Then, we met with Kathryn McGarry, MPP & Parliamentary Assistant to Minister of Transportation, regarding the proposed streetscape cross-sections – including separate bike and walking paths – and the construction of a public square in the East Fonthill development. We also asked to work together with MTO to increase the “way-finding” signage to Pelham.

We met also with Eleanor McMahon, MPP & Parliamentary Assistant to Minister of Natural Resources and expressed our deep appreciation for the recent protection of the Fonthill Kame as an Area of Natural & Scientific Interest (ANSI). The Ministry protected the Kame after our five years urging and we requested that protections remain untouched for many decades.

Finally, I also joined other Niagara Mayors and the Regional Chair to meet with the Honourable Steven Del Duca, Minister of Transportation, to express the rational for an extension of GO transit commuter rail service to Niagara Region.

Please be assured that Council and I will continue to take all opportunities to promote Pelham’s interests to the Provincial Government.

Beginning Design of Potential Multi-Faceted Community Centre

At our meeting last Monday, Council heard again from LeisurePlan International (the firm the Town hired last summer to develop recreational facilities market analysis, business case study, and facilities review), this time about the condition of the existing Pelham arena and options for its future use. (To see the presentation, please see the video recording by clicking here -- and view from ~minute 0:30 to ~1:20.)

LeisurePlan had Aecom Engineering review the dire conditions of the facility. Their major findings:
• without proper weather protection for nearly 40 years, the concrete block, curtain walls have substantially deteriorated and need replacing;
• although the Town coated it a few years ago, the roof now needs full replacement;
• electrical systems are reaching the end of their useful life;
• fire system is deficient – it should be at least two-zones, some fire exits are deficient;
• heating systems for bleachers are starting to fail;
• concrete ice-pad is in good condition, while flooring is in poor-to-fair condition;
• all public use areas – from change rooms, to washrooms, to canteen, to entrances, to the upstairs hall – aren’t accessible and don’t meet current building code;
• ice plant is well maintained, but uses a CFC refrigeration system, which is disallowed for new facilities and is being phased-out.

Aecom projected that the Town could spend $2.5 million to just bring existing facility to a standard where it could be used, as-is, for another 5 to 10 years.

After spending this, the Town would still have a deficient and inaccessible facility (with no improvements to public areas or the ice plant). In addition, the Town would likely face substantial additional costs in 5 - 10 years as other systems fail.

LeisurePlan suggested that Council would need to make a strategic decision very soon about “when is the best time to replace this facility.”

I asked about the suggestion that some have made for retrofitting the existing structure and adding-on either another ice pad and / or community centre features.

LeisurePlan responded that to retrofit the existing building the Town would have to tear-out so much of the facility that all we would be left with would be a concrete ice-pad and nearly 40 year-old structural-steel “bones.”

In fact, LeisurePlan suggested that alternative private or public uses that might need a clear-span would first have to replace the roof, the cladding, and all user interfaces. These are unlikely options.

Finally, LeisurePlan suggested that Haist Street is not an ideal location for a multi-faceted community centre because there may not have enough land and it would not be compatible with the existing neighbourhood.

Based on this report, on the other LeisurePlan findings, and on imminent developments, Council unanimously decided to begin the design for a potential multi-faceted community centre on the Town-owned lands in the East Fonthill area.