Planned & Improved Community Facilities

Reopening of Renewed Pool House, June 2014

Facilities are important to communities. They are buildings and amenities where friends and neighbours come together to celebrate, to compete, to gather, to discuss, and to provide service.

That’s why Council and I continue to focus on improving community facilities or other public amenities.

For example, the Town recently built a new Fire Station #2 (in Fenwick) with the funding assistance of the Federal and Provincial Governments. We are currently completing the construction of a new Fire Station #3 (in North Pelham) to provide better service from an appropriately-sized facility; expect information about the Official Opening in mid-October.

But, we haven’t always built new. We recognize important heritage assets like Old Pelham Town Hall; its restoration should be complete by December 1 and I can’t wait for folks to use it again! We also improved and restored the Pelham Pool House in Marlene Stewart-Streit Park – keeping the original structure but improving the change rooms, adding outdoor showers and a public washroom for other park users.

Parks & Recreation Ontario Design Award for
Isaac Riehl Memorial Skatepark, 2014

Parks & Recreation Ontario (PRO) recognized Pelham’s design of recently constructed public amenities. In 2011 we received PRO’s design award for our nine, new and fully accessible playgrounds and last September the Lieutenant-Governor for Ontario, His Hon. David Onley, visited one of the playgrounds. Then, this spring, Pelham won the 2014 PRO design award for the new Isaac Riehl Memorial Skatepark; thanks again to the dedicated members of the design committee.

Council also recently committed to the continued service of the Maple Acre Library. A working group report should present their report to Council and the Library Board soon with recommendations on how best to achieve this.

Finally, I am very pleased that Council worked together with LeisurePlan International and the community to develop a market analysis, business case study, and facilities review regarding arena and community centre desires. Based on a resident survey, detailed analysis and a comparison to industry standards, Council:
• Confirmed demand for single-pad arena now, and potential for demand for twin-pad after 2023-24;
• Confirmed sustaining demand for fitness activities (working with YMCA), walking / running indoor track, multi-purpose space, gymnasium sports;
• Confirmed that the operating costs are affordable for new multi-faceted community center;
• Confirmed the dire condition of existing arena and determined an alternative location for a potential new community centre – as part of the other imminent East Fonthill developments (Medical Centre, Retirement Home, Wellspring Centre, retail);

In essence, Council agreed with the recommendations that the community would provide sustaining demand for a multi-faceted community centre; if we can afford to construct a new multi-faceted community centre, we could afford to operate it.

So, to try to make the capital costs for a potential new community centre affordable for local, municipal tax-payers Council recognized that we need to attain financial support from the Federal and Provincial governments and to fundraise locally.

To do both of these steps, we will need more detailed plans (investment-ready plans), and tighter cost estimates.

That’s why Council appointed a community design committee members in July – with representatives from recreation user groups, youth, seniors, artists, service clubs and the community-at-large.

A couple of weeks ago, Council recently approved the Architectural Design Committee’s recommendation to retain Petroff Architects to develop construction-ready documents for a potential multi-purpose community centre.

Council agreed to fund the maximum $1,050,000 architectural costs – which is a lot of money but is actually less than the standard 5% architectural fee of the total potential project – from already budgeted funds and our facilities reserve.

Now, after clearly determining the recreational facility need and feasibility, Council and I are committed to working to secure Federal and Provincial funding and significant donations so that a potential new facility can be affordable to local tax-payers.


Facilities form an important part of our community. I will continue to work with Council and you to improve Pelham’s community facilities and other public amenities.

Fiscally Responsible Leadership

Since the final installment of 2014 Pelham Property Taxes are due next week (on September 30), I thought I would give you a recap of our 2014 Property Taxes and the results of this term of Council.

Property Tax Calculation:
You will recall that the amount of property tax you pay to the Town of Pelham, to the Region, and to the Province (for Education) is not only based on the Market Value Assessment of your property; we multiply your assessment (as assigned by the Municipal Property Assessment Corporation) by each of the tax rates and add them up for your total bill.

Despite your tax rate being set by each entity for their services, the Town collects the taxes and distributes it appropriately.

This Year and Four Years:
As I reported in April, both Pelham Town Council and Regional Council approved only slight tax increases this year. The combined property tax increase for an average property in Pelham for 2014 is 0.9% above the 2013 amount. I report this as a “out-of-pocket” value, so that translates into an approximate $36 change from last year for the average residential property owner (value of $298,000). This increase was the lowest or second lowest in Niagara Region again this year.

But, what about over a longer period of time? Let’s compare this term of Council with the last term of Council, and with inflation.

The average increase of property taxes on your combined residential property tax bill for the last four years was 1.5% (a cumulative increase of 6.0%); for the previous four years – from 2007 to 2010 – it was 1.8% (a cumulative increase of 7.3%).

Lower than Inflation:
How do we measure whether that is “good” or not? Another important comparator would be inflation. Inflation for the last four-year period was 7.4% or an average of 1.8% per year.

I hope you too are pleased that our residential tax increases have been 1.4% below inflation for the last four years. Please see the chart for more information.

Debt Reduction & Capital Improvements:
Some folks have asked me about the Town’s long-term debt and capital improvements.

You will be pleased to know that since the end of 2006 to the end of 2013 (the most up-to-date, audited data), we reduced our long-term debt by 20% – from $6.3M to $5.0M. Over the same period, our “debt to revenue ratio” – a private sector measure – reduced by 30% (from 53% for 2006 to 33% for 2013). (Source: Audited Financial Statements, Town Pelham, 2006-2013.)

Further, I anticipate that we can significantly reduce our debt levels over the next few months when we complete the sale of property for public benefit. You will recall that the Allen Group agreed to purchase 7.7 acres of Town-owned lands in the East Fonthill area for $375,000 per acre to facilitate the construction of a Medical Centre (5-10 Family Doctors and Allied Professionals) and a Retirement Home (135 apartment-style units with 12 town-house units).

Finally, at the same time that we reduced our term debt and increased property taxes at a rate lower than inflation, we dramatically improved the Town’s infrastructure. From better roads and more sidewalks and trails, to new playgrounds and new and improved parks, to renewed Downtowns, and thanks to our success in achieving significant investments by other levels of government, our four-year capital budget totaled $32.5M – an average of $8.1M per year.


Pelham Council and I continue to ensure that we only minimally impact you and other property tax-payers while we continue to improve our infrastructure and increase the quality of services in the Town.

Proven, Servant Leadership

A good friend and I grabbed a coffee last Saturday. It had been a while since we had seen each other and we needed to catch-up. Eventually, our conversation turned to this Fall’s Town election and leadership.

You see, I believe that this Mayoral election campaign is about proven leadership. But, it’s also about style of leadership.

As you know, under my proven leadership and service, and together with Council and the community, Pelham has improved considerably over the last eight years. From better roads and more sidewalks and trails, to new playgrounds and new and improved parks, to renewed Downtowns and improved community events, to huge investments by other levels of government, to better protections for agricultural lands and the Fonthill Kame, our Town has improved substantially.

But, I also view my role as Pelham's Mayor and Regional Councillor as one of a servant to the community.

That's why I am so accessible, continually listen to people and discuss issues, write a weekly column (270 times!) in local news media , attend as many community functions as possible, and work to keep residents and business owners informed about and involved in things that matter in Pelham.

My role is also to lead Council and the community through common processes of clearly defining problems, solving them, and implementing the agreed-upon and new solutions. Some recent examples of this include our environmental protection bylaw, the development of the Thursday night parking plan and a Supper Market, and confirming the business case for a new Multi-Faceted Community Centre (contingent on funding and tax-payer affordability).

I am both humbled and encouraged by the many residents who have asked me to continue my style of service and to build on my proven experience as Pelham’s Mayor & Regional Councillor.

So, what’s next? My vision for Pelham continues to include appropriate and affordable parks and recreational facilities, vibrant and livable downtowns, safe and walkable neighbourhoods, lively cultural and artistic activities, an environment for small- and medium-sized businesses to thrive, improvements to our quality of life, protecting our natural and rural character while supporting agricultural operations, and maintaining Pelham’s friendly, small-town feel as we continue to grow and prosper.

My record of proven, servant leadership shows that I have the vision, the commitment, and the experience to continue to work together with Council and the community to realize this vision.

Update on “Construction Season” in Pelham

Now that we are fully into “construction season” in Pelham, I thought I would give you an update on progress.

“Uptown Fonthill” Reconstruction:
You will recall that the Region leading the reconstruction of Regional Road 20 from Peachtree Park to Lookout Street, and of Haist Street from Canboro Road to Highway 20.

These works include adding bike lanes and sidewalks, upgrading the watermain, road reconstruction, and a new traffic signal. As part of our ongoing efforts to rid the Town of break-prone, cast-iron watermains, the Town asked the contractor to replace the watermain from just East of Pelham Street.

The contractor also completed the replacement of the watermain on Highway 20 between Pinecrest and Haist; now they will work on connecting individual properties. The watermain on Haist Street between Canboro and Highway 20 has been completed, with storm sewer construction underway.


Downtown Fenwick Revitalization:
You will recall that this important project includes reconstructing Canboro Road and parts of Maple and Church Streets and the Welland Road intersection. Since the contractor is replacing the storm sewers and tying them correctly into systems on adjoining streets, they have undertaken significant “dewatering” to reduce the high water table.

During this dewatering process, standard environments tests identified some hydrocarbons in the soil on Canboro Road; this contamination likely emanated from historic gasoline and oil service centres. While this may mean higher soil disposal and dewatering costs, work currently continues at the original tender price and on budget.

Since Hydro One continues to bury the electricity lines on Canboro Road and Maple Street, the excavation contractor has commenced storm sewer construction on Church Street. I understand that we may start to see some of the landscaping – like curbs – materializing soon.

Port Robinson Road – Station to Rice:
As you know, the Town is continuing to enhance walkability and cycle-ability by reconstructing Port Robinson from Station Street to Rice Road.

In addition to bike lanes, sidewalks on both sides, and road reconstruction, we are also installing sewers to support both existing and future potential development. Folks currently along Port Robinson will have the option to connect to these new sewers.

The contractor has completed more than half of the sanitary sewer and watermain construction. To help overcome chronic drainage issues in the area, the contractor has also begun storm sewer construction at the East-end of the project.


To review periodic updates on these and other significant Town projects, please see www.pelham.ca/current-construction-projects.

As construction “season” continues in Pelham, I sincerely appreciate your patience and understanding. I also look forward to the completion of these and many other improvements in 2014!

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.

A Legacy for Pelham’s “Glorious” Tree

Aside from the Fonthill Kame (which is 13,000 years old), the next oldest Pelham landmark is the Comfort Maple.

The Comfort Maple is thought to be more than 500 years old and is acknowledged as the oldest sugar maple in Canada! It could well have been a sapling when Christopher Columbus “sailed the ocean blue in 1492.”

The tree’s name honours the Comfort family who acquired the land on which the tree grows in 1816. Through the years they cared for the mighty tree and in 1946 reserved a plot of land from their farm for it. Then in 1961, Edna Eleanor Comfort donated the land and tree to the Niagara Peninsula Conservation Authority (NPCA) in honour of her late brother Earl Hampton Comfort. The Province also officially designated the Comfort Maple Tree under the Ontario Heritage Act.

The Comfort Maple stands 24.5 metres (80 feet) tall with a crown that is 38 metres (125 feet) in circumference. It measures 6 metres (20 feet) in circumference at the base! Because of its age and at least one major lightening strike, the tree has been repaired over the years with bricks as well as concrete and guy wires.

Given its stature, many of Pelham’s official symbols and documents prominently exhibit the tree. For example, our Town Official Crest contains the image of the Comfort Maple in full, red bloom of the fall. I also have four, framed photos – for each of the seasons – in my office.

But, it you have visited the Comfort Maple lately, you will know that it is showing its age.

That’s why I’m grateful that members of Pelham’s Communities In Bloom (CIB) committee and the NPCA (with leadership by Darcy Baker) began a legacy project for the Comfort Maple in 2012. First the NPCA collected seeds from the tree, then, a local greenhouse – EarthGen in Dunnville – fertilized the seeds and promoted their growth.

EarthGen estimates they will have at least 200, three-foot Comfort Maple saplings ready for planting this fall. The Town will receive 100 saplings – with approximately 20 set aside for heritage plantings around Town and other projects and the remainder sold by the CIB committee to further support their work. The NPCA will use their 100 to help fulfill their conservation efforts.

Thus, the Comfort Maple will live on! It will continue to symbolize strength, tradition and our joint heritage. It will also continue to call on us to give thanks; as the interpretive sign at the tree reads, “O Lord, how glorious are thy works.”

Discussing Issues 266 Times…and Counting

I believe that a huge part of my service as your Mayor depends on two-way communication about issues and challenges facing Pelham and Niagara. Part of that communication involves my weekly / bi-weekly columns.

I began writing a column for our local newspapers in late-January 2007, shortly after I was first elected to serve as your Mayor. I have also published it on a “blog” site – that I call an “online journal” – since April 2008 at www.pelhammayordave.blogspot.ca. The MyPelham website (www.mypelham.com) has published my column since November 2009. A couple of years ago, Bullet News Niagara (www.bulletnewsniagara.ca) also started publishing my column regularly.

I am the only Niagara Mayor who consistently writes a column. Each column takes me between 1.5 to 3.5 hours to write. To keep it to 425 words for the newspapers, I use much of that time researching and editing.

I also try to incorporate web links to supporting reports, maps, or video recordings so that the information can be as complete as possible.

How do I decide on a column topic? I write about what people ask me about or express concern about. Many columns are updates on progress or information about recent Council decisions; many invite your participation in municipal matters.

Through the years, I have given advance notice of numerous special meetings and open houses, of special events, of upcoming Council debates, and of construction projects.

I also write about Regional issues – like Niagara Regional Police facilities, or about how to replace Regional Councillors, or about budget changes.

Some columns focus on Federal or Provincial matters. These include several columns about our successful work to convince the Ministry of Natural Resources to continue to protect the Fonthill Kame and about a proposed new Southern Hospital.

Finally, some columns appreciate the work of others – like our hundreds of committed and tireless volunteers – or are more light-hearted in nature.

The greatest numbers of my columns for you have been about budgets and property taxes – things like Council’s pre-budget consultations, capital and operating budgets, property taxes and tax rates, and changes at the Province’s Municipal Property Assessment Corporation (MPAC).

And there have been many more topics – like the Town’s property at Rice Road & Regional Road 20, proposed new developments, and recreational and cultural issues – and many, many more columns – 266 to be exact!

I deeply appreciate the local media continuing to publish my column week after week. And, I appreciate you reading them and being part of a dialogue so that we can continue to work together to improve our beloved Town and Region!

You may contact me at mayordave@pelham.ca with questions or to suggest future topics.

Junior B Pirates Coming to Pelham

Photo Copyright: Niagara This Week.

During our meeting last Monday, Town Council signed a multi-year lease with the Pelham Pirates Junior B Hockey Club and officially welcomed them to the community.

After receiving the go-ahead from the Ontario Hockey Association, the Pelham Pirates (formally known as the Port Colborne Pirates) will move into the Pelham Arena for the 2014/2015 and 2015/1016 seasons. The Pelham Pirates will be one of 27 Greater Ontario Junior Hockey League teams within the Niagara Region and Southwestern Ontario. Pirate home games will be on Friday nights, with the option of Tuesday night games when necessary.

Town Staff met with various arena user groups and there is unanimous support for the Team’s relocation to Pelham. While it will mean that some ice users will have to shift rental times or rent more out-of-Town ice, all welcomed the Pirates. For instance, Byron Sinclair, president of Pelham Minor Hockey, said during our Council meeting: “We are behind you with whatever you need.”

Because they are part of minor hockey, the Pelham Pirates will pay the minor hockey rates for ice. (We understand that Junior B teams in other jurisdictions either pay minor hockey rates, or get their ice time for free.)

The Pirates will also operate the concession at Pirate games, during other minor hockey games, and public skates; they will rent the concession at our normal rate. This is actually a benefit for the Town; over the last couple of years, the Town operated the concession at a loss because we could not find a business or not-for-profit to operate it.

Like in other cities or towns with Junior B teams, the Town will provide a dressing room for the Pirates. (Last week, Council approved the rental of a temporary trailer for the Pirate change room at a cost not to exceed $22,240 for the remainder of 2014.) Visiting Junior B teams will use two arena dressing rooms.

The lease agreement between the Town and the Pirates also contains important provisions like what happens if there’s a failure to pay, how the Pirates might transition to a community team, and the flexibility required in hope that the Town attracts the grants and financing needed to build a new potential community centre. (You can review the Agreement on the Town’s website by clicking here.)

For more information about the new Pelham Pirates, please check out their website at: www.pelhampirates.com.

Junior B hockey gives us something else to celebrate about our community. Council and I are excited about this great opportunity for the Town and for Pelham minor hockey players and fans.
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25 August 2014 Update -- purchase better than value than lease

At the time of Council's initial approval of renting a change room, Council directed staff to look at the cost / benefit analysis of purchasing the portable unit (instead of renting).

On August 25, Staff reported that cost to purchase the portable itself is $88,089 with the cost of utility installation at $7,500. The total cost is $95,589. At the end of the Town's use of a purchased portable, the Town could sell it and recoup some significant costs. (Staff estimate that potential sale at approximately $50,000.)

In the case of leasing, the cost to lease the portable for at least 32 months is $80,000 ($2,500 / month) Added to this lease option is $21,615 -- which includes $7,500 for utility installation (above) and $14,115 for supply, delivery, and adding a ramp for accessibility requirements. Total cost is $101,615.

In this case, the 32 month estimate is based on the "best-cast scenario" should the Town be able to secure capital funding from other levels of Government and we move ahead on construction of a multi-faceted community centre. According to each of the short-listed architects, the Spring of 2017 would be the earliest a potential facility like this could open. Please see "Potential Multi-Purpose Community Centre Update" for more detail.)

Given the cost differences between purchasing and renting, along with the potential of recouping costs through selling the portable in 2017, Council agreed with Staff's recommendation that it would be more fiscally responsible to purchase than lease this portable.

Potential Multi-Faceted Community Centre Synopsis

After my column last week, I wanted to give you an overall synapsis regarding recreational and community centre-type needs, wants, and costs and the potential of a multi-faceted community centre.

You will recall that the Town hired LeisurePlan International last summer to develop a market analysis and business case study. After a resident survey, detailed analysis and a comparison to industry standards, LeisurePlan recommended in January that the Town:
• replace the existing single-pad with a new arena facility within the next five years;
• design a new twin-pad facility and phase the construction – build one ice pad first (contingent on capital financing) and construct the second pad after 2023/24 (should the sustaining demand develop);
• provide a multi-purpose facility to accommodate demand for participation in fitness activities, walking/running on an indoor track, and gymnasium sports;
• provide multi-purpose program space;
• not provide an indoor pool due to lack of demand and associated costs;
(For a copy of this LeisurePlan report, please click here. For a copy of their presentation to Council, please click here.)

In April, LeisurePlan presented various options and recommended that the Town build “integrated facilities” – a multi-purpose community complex – for $22 to $27 million. (They estimated that an integrated facility would cost up to $1.1 million less in capital costs than two, stand-alone facilities.) (For a copy of this LeisurePlan report, please click here; for a copy of the LeisurePlan presentation to Council, please click here.)

In May, LeisurePlan projected net operating costs for an integrated facility at $63,715 in the first year, and declining slightly each year for the next four years. (Please click here to review a copy of the LeisurePlan report.) As a comparison, the existing Arena's net operating costs were $64,366 in 2011; $75,477 in 2012; and $92,486 in 2013. (Please click here for a copy of the Staff report.)

Since the estimated costs to operate a multi-faceted community centre is less than the existing arena’s operating loss, Town Staff recommended that the Town could fund the costs to operate a new integrated facility.

In essence, the recommendations say that the community would provide sustaining demand; if we can afford to construct a new multi-faceted community centre, we could afford to operate it.

So, how do we try to make the capital costs for a potential new community centre affordable for local, municipal tax-payers? We need to fundraise and attain financial support from the Federal and Provincial governments.

To do that we will need more detailed plans (design drawings), and tighter cost estimates.

That’s why Council recently appointed community design committee members – with representatives from recreation user groups, youth, seniors, artists, service clubs and the community-at-large. We have also asked for quotes from four, short-listed design firms so we can pick an architect. (To review the Terms of Reference for the Design Committee, please click here.) Here is the list of short-listed four potential architectural design firms.

As I wrote about last week, based on LeisurePlan’s reports, the condition of the existing arena, and imminent developments, Council recently decided to begin design of a potential multi-faceted community centre on the Town-owned lands in the East Fonthill area.

We will continue to keep you informed so we can work together about this very important matter for Pelham.

__________________________________

Architect Chosen -- 15 September 2014 Update:

The Architectural Design Committee, made up of a cross-section of the public, used the Ontario Association of Architects standard criteria to evaluate each Request For Proposal (RFP) Bid and recommend the award to the firm with the highest overall score.

(RFP bids are treated very differently from Tender bids. Tender bids -- like for a bridge or a vehicle -- normally get awarded to the lowest price bid. The awarding of RFPs are not based exclusively on final price, but, rather, on total score and to the firm with the highest score.)

The standard Ontario Association of Architects scoring criteria used: Company Profile 20%; Design Price 20%; Applied Design Philosophies & Methodologies 35%; Time to Complete 10%; Quality of Submission 15%: TOTAL 100%.

After reviewing and interviewing all four submissions (which took at more than 8 hours!), the  volunteer Committee awarded an 89% aggregate score to Petroff Partnership Architects and recommended them to Council for approval.

The $1.05M architectural fee is actually less than the industry’s standard 5% of the facility’s anticipated total construction cost of $22M - $27M.

It is expected to take approximately 6-8 months to complete comprehensive schematic designs and working construction drawings.

Having this shovel-ready design will allow the Town to validate construction costs and to seek Federal and Provincial government investment.

Council agreed to use the $600,000 already allocated in the 2014 budget plus an additional $450,000 from the facilities reserve to complete all aspects of the contract. (Council will be asked to replenish this reserve fund during the 2015 Budget considerations.)

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.