Report to General
Committee Report
Date: April 17, 2007
Page 4
A second major multi-purpose recreation
facility and library is also identified in the medium term planning horizon
(2011 – 2016), for which land has already been purchased in southeast Markham. The Town purchased 28.4 acres of land from
Costco in September, 2005, for approximately $9 million. The Master Plan contemplates that this
facility will include some combination of the following amenities; indoor pool,
fitness area, gymnasium, program space, youth and senior space, arenas and a
library. The final decision on the
combination and size of amenities is to be determined during the preliminary
planning process, based on circumstances, opportunities and costs and benefits
presented by various delivery options.
Arenas
It should be noted that arenas, in
particular, are analyzed in terms of provision on a town-wide population basis
not specific to a community or neighborhood.
The current provision standard for arenas is 1 pad per 27,000 population
and based on projected population, there is an identified need for one double
pad arena to the year 2021.
Since the completion of the Master Plan, an
opportunity to provide indoor arena facilities has surfaced through the
Canadian Sports Institute. The outcome
of this opportunity, which is being investigated and will be the subject of a
future report to Council, may impact future decisions on the components of the
proposed Southeast Community Centre.
Specifically, if the Canadian Sports Institute goes ahead, with its
planned complement of four (4) arenas, the Town’s access to two of those arenas
would satisfy all of the Town’s arena demand to 2021.
Aquatics
The planned aquatics components have been
enhanced for the East Markham Community Centre & Library. Specifically, the facility will accommodate a
25 metre 8 lane competition pool and will feature several aquatic playground
“fun” elements (eg. Slide, splash area, spray features), a therapeutic pool,
teaching pool and associated support areas such as change rooms, storage,
viewing etc.
With respect to the therapeutic pool, this
will be one of the facilities of most benefit for rehabilitation and
therapeutic programming, for the hospital’s patients. The design of this
component will be done in a manner that will satisfy all stakeholders, through
the public consultation process. In any case, the patients who would use this
and other community centre facilities will be screened by the hospital and are
individuals that have been discharged and are home or back to work. These
individuals are encouraged to begin an exercise/rehabilitation regime in
programs to be held in the community centre. The
therapeutic pool is also an important element for the Town’s programming, as
demonstrated by the success and high usage experienced following the Thornhill
Community Centre fitness project expansion.
Library
The library model for the Town provides for
one large research library in each of the four Parks, Recreation, Culture and
Library Planning Areas: Thornhill (Area C), Angus Glen (Area A), Markham
Village (Area B) and Milliken (not approved yet) (Area D). All other branches are community-sized at
20,000 sq. ft. or less.
In September 2001, the Finance Department
presented to Council an analysis of Development Charge funding for libraries,
it was determined that funding was available for only 50,000 sq. ft. of library
space in the Central West (Area A) and Central East (Area B) areas of
Markham. In September 2001, the Library
Board presented its service rationale for constructing a 29,700 sq. ft. Angus
Glen Library to the Finance and Administrative Committee.
Council approved a motion that “the Library
facility at Angus Glen be 29,700 sq. ft. and that the East Markham Library be
reduced to 20,000 sq. ft. due to its likely proximity to an expanded Markham
Community Library”. This adjustment to the 1999 Master Plan facility
recommendations was carried forward into subsequent planning.
The Budget Subcommittee of Council approved
the Library’s building program of 66,800 sq. ft. of additional space, composed
of the following:
- Angus Glen Library 30,000 sq. ft.
- Expansion of Markham Village Library 10,500 sq. ft.
- Expansion of Milliken Mills Library 6,300 sq. ft.
- East Markham Library
20,000 sq. ft.
Recognizing a $5.1 million shortfall in the
Library’s Building Program, the Budget Subcommittee of Council recommended a
new $510,000/year budget allocation commencing with the 2003 Operating Budget
to be set aside for 10 years to fund the $5.1 million not recoverable from
Development Charges.
Twenty thousand sq. ft. of library space
has been allocated for Central East Markham in the recommendations of the draft
Parks, Recreation, Culture & Library Master Plan 2005 – 2021.
The Markham Public Libraries Board endorsed
20,000 sq. ft. for the library in Central East Markham on May 17, 2004, as part of a motion endorsing a Library Development Strategy based
on community need, as listed in the following table:
Service Area
|
Project
|
Proposed expansion/
new facility
|
Total Sq. ft.
|
|
A
|
Angus Glen
|
|
29,516
|
|
A
|
Unionville
|
|
13,640
|
|
B
|
Markham Village
|
10,500
|
31,361
|
|
B
|
Cornell
(proposed)
|
20,000
|
20,000
|
|
C
|
Thornhill
Community
|
|
25,053
|
|
C
|
Thornhill Village
|
|
4,283
|
|
D
|
Milliken
|
6,300
|
23,165
|
|
D
|
Southeast
(14th/48) (proposed)
|
20,000
|
20,000
|
In endorsing this Strategy, the Board
strove for an equitable distribution of library space across the Town within
the context of limited funding available.
When the expanded Markham Village Library
opens next year, the service level for Service Area B will be approximately
0.53 sq. ft. per capita, above the 2007 average for the Town of Markham as a whole
at 0.45 sq. ft. per capita.
If a 20,000 sq. ft. Library in Cornell opens in 2009
(projected), it will raise the Area B service level for library space to well
above the Town service level target of 0.6 sq. ft. per capita. The population estimates for Area B have been
adjusted to reflect the increased projected population estimates for Cornell.
Sports
fields/Outdoor recreation facilities
With respect to parks and outdoor
recreation facilities, the Master Plan recommends service provision standards
not only for passive parkland, but facilities such as baseball diamonds,
basketball courts, cricket, skateboard parks, soccer fields, tennis courts, playgrounds
and splash pads. The following amenities
are planned in conjunction with Town owned parkland in Cornell. Additional facilities on school board sites
will also be available.
|
EXISTING
FACILITIES
|
ADDITIONAL
PROPOSED FACILITIES
|
TOTAL
FACILITIES PLANNED
|
|
3 soccer (2 major and 1 minor)
|
5 soccer (3 major, 2 minor)
|
8 soccer
|
|
2 waterplay features
|
2 waterplay features
|
4 waterplay features
|
|
5 playgrounds (plus one stand alone
swings)
|
13 playgrounds
|
18 playgrounds
|
|
|
4 public tennis courts
|
4 public tennis courts
|
|
|
1 half basketball court
|
1 half basketball court
|
|
|
2 secondary school sport fields
|
2 secondary school sport fields
|
Other communities in the OPA 5 area have
included some woodlands and buffer areas as part of their minimum parkland
dedication requirement, while in Cornell woodlots are coming into Town
ownership in addition to parkland, which has effectively increased the amount
of tableland and parkland available for active and passive recreation within
Cornell.
The Cornell Community, based on the principles
of New Urbanism, is oriented towards people – not cars – with narrower streets,
rear lanes and public amenities, generally, within a 5 minute walking distance.
Cornell’s interconnected network of streets, parks, and outdoor amenities all
contribute to a functional, attractive, safe and pedestrian-friendly public
realm. The size, location, and diversity of Cornell’s parks and open spaces
contribute greatly to its unique community character, quality of life and
overall livability. Consistent with the tenets of new urbanism, Cornell’s
enhanced public realm provides for a wide range of connected parks, parkettes,
open spaces and natural areas to ensure that each residential neighborhood is
cohesive and walkable while at the same time accommodating both passive and
active recreation needs.
Overall Cornell parkland per population
The draft revised
Cornell Secondary Plan increases the population in Cornell from approximately
30,000 persons in 10,000 units to approximately 40,000 persons in 16,000
units. In May of 2006, Council received
a report entitled “Cornell Parkland Dedication Agreement” and endorsed
execution of a parkland dedication agreement with the Cornell Developers
Group. The lands to be secured though that
agreement are outlined in the table below.
|
|
Parkland / Open Space
|
|
Parkland to be dedicated (includes 2.5
acres for Commercial/Industrial uses)
|
106.58 acres
|
|
Parkland credited through School Site Agreement
|
20.00 acres
|
|
Woodlot trail
lands
|
9.23 acres
|
|
$650,000.00
infrastructure in lieu of Land
|
1.69 acres
|
|
Sub-total
|
137.5 acres
|
|
Urban Open
Spaces
|
6.0 acres
|
|
Golden Jubilee
Greenway
|
6.4 acres
|
|
Woodlot and
Woodlot Buffer Lands
|
41.97 acres
|
|
Woodlot
Expansion Lands
|
29.66 acres
|
|
Cornell Grand Total
|
221.53
acres
|
The above dedications
will result in 6.94 acres of parkland per 1000 population, based on a
population of 32,000 (projection based on current Secondary Plan). With an increase in population arising from
the revised draft Secondary Plan (including Cornell Centre) to 40,000, even
without any additional dedications discussed below, the rate will be in the
order of 5.54 acres/1000 population.
Following
Council’s approval of the parks agreement, some residents expressed concern
that the parkland to be provided has not been increased in proportion to the
additional Cornell Centre population.
Staff then spent a great deal of time with the Cornell Advisory Group
reviewing and explaining:
- Parkland dedication
requirements,
- Planning Act authority to require dedication of land for park;
- Options regarding collection of cash-in-lieu of parkland; and
- Previous parkland agreements with prior landowners.
As a result of
these discussions and review, staff recommended additional terms for inclusion
in the parks agreement. These additional
terms provide for not only cash in lieu of parkland for increased population in
the Highway 7 Corridor, but also the option provision of additional parkland or
open space facilities. The anticipated rate of cash-in-lieu could equate to
another 23 acres of parkland (based on an approximate land value of $500K per
acre). Alternatively, the Town, in
consultation with the Cornell residents and developers, will have the option,
for example, of having a developer pay for or construct a feature (eg. pedestrian
bridge, waterplay, tennis court, gazebo etc.) in an existing park and
receive a credit against cash in lieu of parkland owing. Implementation
of this agreement will deliver additional parkland in the Highway 7 corridor or
provide additional cash in lieu of parkland which could be used to purchase
additional parkland or enhance existing parkland within Cornell. The developers
group has agreed to these terms. Council has authorized the execution of
the agreement.
It is important
to note that other OPA 5 communities are provided parkland at a maximum rate of
approximately 4 acres per 1000 population.
Further, the Town’s parkland dedication by-law requires approximately 3
acres per 1000 population. By
comparison, at either 6.94 or 5.54 per 1000 population, Cornell will be better
served with parks and open space than any other community in Markham.
Markham Stouffville Hospital Wellness Centre
On September 20, 2004, Council endorsed in principle the concept of integrating the East
Markham Community Centre and Library with the Markham Stouffville Hospital site
campus and partnering with the Hospital for the development and operation of
the community centre. The staff report indicated that the two organizations
share many common goals and the integrated Community Centre/Health and Wellness
building represented an innovative model of service provision. Staff were directed at that meeting, to enter
into negotiations with the Hospital to develop the partnership.
On June 14, 2005, staff reported to Council on the approvals obtained by the
Hospital and the emerging details of the proposal, including a conceptual site
plan. The report outlined the benefits
to Markham and Council again endorsed the concept of the integrated facility
and directed staff to bring back Principles of an Understanding between the
Town and the Hospital as a basis for entering into a land, design, construction
and operating agreement.
On June 12, 2006, Council authorized the execution of a Memorandum of Understanding
with the Hospital and Markham District Energy Inc., with respect to the
evaluation of the technical and commercial benefits of the supply of district
heating and cooling to the Markham Stouffville Hospital campus, including the proposed East Markham Community Centre and Library.
On January 15,
2007, staff reported to General
Committee on the details of a Memorandum of Understanding with the Hospital
dealing with land acquisition, site planning and facility design, shared use of
facilities, parking and district heating and cooling. The Committee deferred consideration of the
report pending additional information to be provided at a work session.
On February 27, 2007, staff presented the project to a work session of Council. Staff was directed to report back to General Committee
and outline different options for delivering the Community Centre and Library
in the Cornell Community.
FINANCIAL BACKGROUND
The development charge
background study identified the construction of one new community centre and
library (approx. 157,000 sq ft) in the
ten year period 2004 to 2013, and sufficient revenues are forecasted to
construct another new community centre and library (approx 149,000 sq ft) in
the period of 2014 to 2021.
Recreation
As outlined in the
chart below, the current balance in the development charge reserve for
Recreation is approximately $17.6M, and the forecasted revenues to 2021 are
$68.9M. The total projected funding
available for the acquisition of land, construction, and furnishings to 2021,
is therefore approximately $86.5M for Recreation Services.
Library
As outlined in the
chart below, the current development charge reserve balance for Library is
approximately $-0.6M, and the forecasted revenues to 2021 are $17.1M. In addition, Council made a commitment to
provide additional funding of $5.1M to the Library capital program from non
development charge sources. This
commitment was made in conjunction with the decision to oversize the Angus Glen
Community Centre Library to 30,000 square feet. It is therefore forecasted that
$21.6M will be available for the acquisition of land, construction and
furnishings of library facilities to 2021.
Financial Background Summary
The land acquisition
decision directly impacts the funding available for the construction and furnishing
of this community centre, and any future facilities for recreation and/or
library purposes, within the current urban boundary. As discussions pertaining to the South East
Community Centre and the Canadian Sports Institute continue, the limitations of
development charge funding must be clearly identified and understood. The financial implications of each of the
options described in this report will detail the “projected square footage
remaining”. To place this into context,
the chart below outlines the approximate square footage, per amenity, within a
community centre.
The estimated square
footage of recreation and library space included in the options below
represents the development charge funding available based on current service
levels. Any additional square footage
may result in an increased service level and would require funding from non
development charge sources.
OPTIONS/ DISCUSSION:
Staff has
identified three options for delivering the East Markham Community Centre and
Library in Cornell Centre. The three
options evaluate the need and opportunity to provide additional facilities,
over and above the planned community centre and library and the options also
evaluate opportunities to locate the facilities on the east or west side of Bur
Oak Avenue in the Cornell Community. The
options are outlined below. In
evaluating the various options, the following assumptions with respect to land
requirements were utilized:
Acreage
Requirements to Deliver Various Facilities:
|
1.
|
Community Centre & Library With
Surface Parking/Future Parking Structure on Hospital Property
|
7.5 acres
|
|
2.
|
Community Centre & Library With
Parking on Town Owned Land
|
9.2 acres
|
|
3.
|
Community Centre
& Library With Parking & Twin Pad Arena
|
14.5 acres
|
|
4.
|
Community Centre & Library With
Parking & Twin Pad Arena & 1 Sports Field
|
16.2 acres
|
|
5
|
Community Centre & Library With
Parking & Twin Pad Arena & 2 Sports Fields
|
18 acres
|
The lands required to implement the options
described below and estimates of the land acquisition costs for each option are
as set out in the chart below. Land
values on the west side of Bur Oak are influenced by their inferior size and
configuration, the status of the Mattamy lands as remnant parcels, and the proposed exchanged for the Town owned
lands at 16th Avenue and Old Markham By-pass. The estimated land costs on the east side of
Bur Oak, while not discussed with Mattamy, have a higher value due to their
designation for medium density development, superior development
characteristics and potentially higher Developer Cost Sharing obligations.
|
East Markham Community Centre &
Library
|
|
|
Option 1A
|
Option 1B
|
Option 2A
|
Option 2B
|
Option 2C
|
Option 3A
|
Option 3B
|
|
Land required
|
9.2 ac
|
7.5 ac
|
14.5 ac
|
16.2 ac
|
9.2 ac
|
9.2ac (west) + 7.0 ac (east)
|
7.5(west)
+ 8.7 ac (east)
|
|
Cost
|
$5.1M
|
$4.1M
|
$10.5M
|
11.7M
|
$6.6M
|
$10.1M
|
$10.4M
|
Option 1 – Continue to pursue partnership with Markham Stouffville Hospital, locating the community
centre & library on the west side of Bur Oak
The Town and the
Hospital have established a Steering Committee which meets regularly and which
has developed a series of principles which guide each of the Town and the
Hospital in their pursuit of an integrated complex comprising of a Community
Centre, Library and Wellness Centre. This option provides for a “Health and
Wellness Hub” and allows for one-stop shopping for the community and visitors
i.e. combine a visit to the doctor or hospital with exercise class, library
visit, pharmacy pick-up etc. The campus
will be an access point for services where people choose to come for
outstanding health care and pursue healthy living. The complex provides a model for health and
wellness services in Markham and other Canadian communities. The integration of the facilities will
increase usage of the community centre facilities during traditionally low
volume daytime operating hours, maximizing revenues and cost recoveries.
Option 1A
includes the EMCCL on the west side of Bur Oak, with surface parking on 1.7
acres. Option 1A assumes, for the
financial analysis, that the Town would have to purchase lands for the location
of the interim surface parking solution from the hospital. Option 1B includes the EMCCL also on the west
side of Bur Oak, but with the Town’s contribution to the construction cost of
the parking structure on hospital lands, rather than the surface parking
solution. The Town will contribute only
its proportionate share of the cost of constructing the parking garage ie the
Town will pay for 300 of the 800 spaces that may be constructed in the parking
structure.
Attachment 1
outlines the conceptual location of the Health and Wellness facility and the
East Markham Community Centre and Library on the west side of Bur Oak Avenue. Option 1A is the recommended option for the
reasons set out below. The Town will own
the lands on which its community centre and library, and if necessary, the
surface parking lands, will be located. The Hospital will own the balance of
the lands west of Bur Oak, including the structured parking site.
The integration of the
Health and Wellness building and the Community Centre and Library allows for
the potential sharing of facilities and synergies.
These include food services (café), medical library, meeting rooms,
parking, outdoor amenity space, IT support, multi-purpose rooms, exercise
programs, fitness centre, pool and hydrotherapy pool.
Reduced land required to
locate on the Hospital Campus
The land required to locate the community centre and library on the
site in association with the hospital would be approximately 7.5 acres. An additional 1.7 acres could be leased, or
if necessary, purchased from the hospital to locate the interim surface parking
of approximately 275 to 300 spaces.
Economies of shared facilities and services reduces the land requirements
for each component. Town staff have been
negotiating with the owners of the lands required to accommodate Options 1A or
1B and are ready to report on a recommendation for the acquisition of the
Mattamy lands and are close to finalizing the terms of an agreement with the
other landowner. Acquisition of the
lands can occur quickly, to facilitate design and construction in a timely
manner.
Allows for more efficient
use of resources with respect to land, space, services, capital costs,
operating costs, library and meeting rooms.
Access to shared facilities and services and enhanced use of
facilities by the on-site population provides incremental efficiencies to
operating costs over time. There are
opportunities for additional programming in conjunction with the Health and
Wellness Facility and for additional usage of the community centre facilities
for hospital employees during the traditionally low volume day time operating
hours. Facilitating hospital patrons,
visitors and employees using the facility during the day when traditionally the
community centre use is low maximizes use and revenue and creates additional
revenue/cost recovery. The shift work
nature of the hospital staff further provides the potential for extended hours
of use with increased demand.
The partnership with medical library expertise will improve public
access to the best health and wellness information and provides an opportunity
to move the library’s health and wellness services to a higher level. It will improve the library’s role in helping
the community to be well informed on health and wellness issues by developing
an outstanding health and wellness collection and providing electronic access
to high quality health and wellness information 24x7. The MOU to be executed
with the Hospital requires the Town and Hospital to enter into agreements for
sharing capital and operating expenses of the library and other facilities
within the community centre, based on usage.
For instance, the hospital will pay its share of the capital cost of
constructing the library (the medical library will be an additional 3,000 sq.
ft over and above the 20,000 sq. ft. for the Town’s library) and will pay for
its circulation material and the cost of the staff person for the medical
library.
Opportunity for Markham District
Energy
Option 1 provides the best opportunity and a focal point to
establish a district heating and cooling system within Cornell, taking
advantage of the density, compact urban form and the existing hospital Central
Utility Plant (“CUP”). Some preliminary
investigation has been undertaken with respect to the opportunity to use a
district energy system to provide heating and cooling to the site and other
areas of Cornell. The existing CUP could
be used to:
·
Heat and cool the existing
hospital facility and all the future planned expansions;
·
Heat and cool the community
centre and library;
·
Heat and cool the adjacent
Wellness Centre; and
·
Create a new and viable
district energy system in Cornell Centre.
A catalyst for structured
parking
This option allows for surface parking of approximately 300 spaces
to be located in close proximity to the community centre but on the hospital
land. It also facilitates the future
provision of a parking structure to serve all of the Markham Stouffville Hospital, the
Health and Wellness facility and the Community Centre and Library.
Contributes to the Cornell
Centre Vision – Lead by Example
The integration of the facilities supports the Town’s policies to
promote compact urban form, transit supportive densities and new urbanism
principles. The facility will be located
adjacent to Cornell’s main corridor, Bur Oak Avenue,
and will provide an urban edge to Bur Oak which is compatible with the emerging
Cornell Centre Vision. Limited surface
parking and/or parking in structures will support transit use and enhance the
visual presence of the Centre.
Provides a unique
partnership opportunity
This option provides an opportunity to partner with Markham Stouffville Hospital and
demonstrates our leadership in the area of community partnerships and
commitment to healthy communities. The
two partners on the campus complement each other in serving a wide range of
health and wellness needs across a large and diverse community.
Option
1 Financial Implications
The table below illustrates the financial impact of acquiring 9.2 acres
of land in Option 1A and 7.5 acres of land in Option 1B, and constructing a
120,000 square foot Community Centre.
If Option 1A is
approved, sufficient development charge funds should be available for the
construction of slightly more than one additional library (26,000 sq. ft) and
one community centre (approx. 185,000 sq. ft) for the proposed South East
Community Centre off Highway 48. The
cost of purchasing the 1.7 acres for surface parking has been included in the
financial analysis of both Options 1A and 3A.
With discussions
continuing pertaining to the Canadian Sports Institute and a South East
Community Centre, Option 1A has the least impact on the funding available for these
two future sites, from a development charge perspective.
In the event that
Council decided to approve the construction of a 185,000 square foot community
centre in the South East, the square footage (16,000) over and above the
169,000 available as set out above, after Option 1B is implemented, would have
to be financed from tax revenue at a cost of approximately $4.8M.
Option 1A Conclusions (Surface Parking on Hospital
Property)
This is the
recommended option for the following reasons:
·
The partnership with the
Hospital will deliver a wellness hub that will improve service to the community
in responding to changing demographics and enhance the programming provided at
both the Wellness Centre and the Community Centre;
·
It is supportive of the Cornell
Centre vision, transit supportive densities and new urbanism principles;
·
It is the most cost effective
for the establishment of a district heating and cooling system; and
·
It is the most cost effective
in terms of land costs n the short to medium term, with access to surface
parking at little or no cost, located on the Hospital grounds.
·
land acquisition can be
finalized in the very near future;
·
This option facilitates moving
into Option 1B with the parking structure; and
·
the service standards for
parkland and outdoor recreational facilities are met or exceeded without
additional facilities in Cornell;
Option
1B Conclusions (Parking Structure on Hospital Property)
The parking structure is a long term option
for the Hospital/Community Centre and Library campus. The Town would likely only contribute to the
capital cost of the facility based on the number of parking spaces required by
the EMCCL, (300 spaces @ $25K each, approximately $7.5M). In that event, the
Town would likely lease the parking lands in the interim from the Hospital.
Option 2 – Locate the community centre and library on the east side of Bur
Oak and add two arenas
Attachment 2
outlines a conceptual location of the East Markham Community Centre and Library
on the east side of Bur Oak
Avenue. Option 2A is shown on Attachment 2,
incorporating the community centre, library, parking, two arenas and landscaped
space. A financial analysis for Option
2B, which adds one sports field to Option 2A, requiring 16.2 acres, is set out
below.
Impact on the proposed
Secondary Plan and Cornell Centre
Currently there is a 23 acre parcel of land on the east side of Bur
Oak across from the hospital lands. The
Separate School Board has identified 15 acres of that site for a future
secondary school site. If the community
centre and library and associated additional uses were to locate on the east
side of Bur Oak, the implications are:
·
The Town requires at least 14.5
acres to accommodate Option 2. The block on the east side of Bur Oak is
currently 23 acres and therefore, could not accommodate both the EMCCL and the
secondary school, which requires 15 acres, unless the block is enlarged by
changing the configuration of the road network in the area, which would
necessarily impact on other landowners.
·
Alternatively, another site
would have to be found for the secondary school.
·
A traditional, stand alone
community centre/library facility with associated surface parking is not in
keeping with the Cornell Centre vision.
Service Levels Impacts for
the South East Community Centre
Exceeding planned service levels by providing arenas at this
location compromises the Town’s ability to provide the arenas within the time
frame and in the location indicated by the Master Plan, the South East
Community Centre.
Markham District Energy
System
Typically, two factors are required to economically launch a new
district energy system: (1) a sizable anchor load and (2) a density of new
buildings within a reasonable proximity of the proposed production plant. Connecting the expanding MSH site to the East
Markham Community Centre & Library becomes the anchor load in East Markham, and provides the
necessary critical mass for a new system.
MDEI is of the view that (a) connecting the MSH facility and (b)
utilization of the MSH existing plant are two critical factors that are
necessary for the launch of a district energy system in East Markham. Construction of the EMCC&L on the east
side of Bur Oak could threaten the achievement of this goal. If the district
energy system is viable in this scenario, the distribution costs to connect it
will be higher with this option.
Estimates are that additional costs are in the range of $150,000 to
$300,000, but could be higher. There
would be additional restoration costs due to the installation of the necessary
infrastructure across Bur Oak.
Option 2 Financial Implications
The table below illustrates the financial impact of acquiring 14.5 acres
of land, and constructing a 190,000 square foot Community Centre in Option 2A
and #2B and the impact of acquiring 9.2 acres of land, and construction a
120,000 square foot Community Centre in Option 2C.
If Option 2A or B is
approved, sufficient development charge funds should be available for the
construction of slightly more than one additional library (approx. 24,000 sq.
ft) and one community centre (approx. 109,000 sq. ft) for the proposed South
East Community Centre. In the event that
Council decided to approve the construction of a 185,000 square foot community
centre in the South East, the square footage (76,000) over and above the
109,000 available as set out above, after Option 2 #A or #B is implemented,
would have to be financed from tax revenue at a cost of $22.8M.
If Option 2C is
approved, sufficient development charge funds should be available for the
construction of slightly more than one additional library (approx. 26,000 sq.
ft) and one community centre (approx. 182,000 sq. ft) for the proposed South
East Community Centre. In the event that
Council decided to approve the construction of a 185,000 square foot community
centre in the South East, the square footage (3,000) over and above the 182,000
available as set out above, after Option 2 #C is implemented, would have to be
financed from tax revenue at a cost of $0.9M.
Option 2B includes land required for a sports field. The chart above does not include the cost of
acquiring the additional 1.7 acres required for the sports field as the
Development Charges Act does not allow for the collection of development
charges to fund the acquisition of parkland.
These costs could be funded from the Cash-in-lieu of parkland
reserve. The chart below summarizes the
total cost of Option 2B and the potential funding.
Option 2 Conclusions:
This option is not recommended as:
- Options 2A and 2B are
more costly than Option 1A, adding approximately $5.4-$7.6M to the land
acquisition costs;
- Funding available for additional library and community centres
is significantly reduced, impacting the size of those additional
facilities (reducing the 177,000 square foot community centre to an 89,000
square foot community centre)
- There have been no negotiations for the acquisition of lands on
the east side of Bur Oak. The
negotiations will have to include the School Board, whose site will have
to be relocated, or alternatively, there will have to be a significant
redesign of the road pattern in the area, to achieve a larger block on the
east side to accommodate both the Town’s facility and a secondary school.
- It is anticipated that the move to the east side of Bur Oak will
be opposed by the landowner. Negotiating the acquisition of 14.5 acres of
developable land will take a considerable amount of time, delaying the
design and construction of the facility to well beyond 2009.
- Servicing by district heating and cooling will be more
expensive;
- Many of the synergies with the Hospital’s Health and Wellness
Facility will be lost or reduced in scope;
- There is no demand for additional rinks until approximately
2014;
- Service levels for arenas will be exceeded if the CSIO were
approved or if arenas were provided in the Southeast Community Centre; and
- The school board will have to identify another site for its
future secondary school or the road pattern in the area will have to be
altered, to enlarge the block on the east side of Bur Oak significantly.
Option 3 – Locate the community centre and library on the west side of Bur
Oak Avenue(as per Option 1) and acquire an area for future development of two
arenas on the east side of Bur Oak Avenue
Attachment 3
outlines Option 3A, the conceptual location of the Health and Wellness facility
and the East Markham Community Centre and Library on the west side of Bur Oak
Avenue and two arenas and parking on the east side of Bur Oak Avenue. A
financial analysis of Option 3B which adds one sports field to Option 3A,
requiring 8.7 acres on the east side of Bur Oak, is set out below.
This option does
achieve the objectives for the planned components of the East Markham Community Center and Library while also providing additional land that keeps an
option open for the future provision of arenas.
Impact on the proposed
Secondary Plan and Cornell Centre
The site on the east side of Bur Oak is 23 acres of which the
Separate School Board has identified 15 acres for a future secondary
school. That would leave 8 acres to
accommodate arenas and/or outdoor fields and associate parking, if future needs
dictate. Under this option, the site is
large enough to accommodate both 3A and the school board and their associated
uses. Option 3B would require some amendment to the configuration of the Block
or a reduction in the size of the secondary school site.
This option does not support the vision for Cornell Centre. A
stand alone facility set within a large surface parking lot is contrary to the
principles of new urbanism, compact communities, and the transit supportive,
pedestrian friendly development that Cornell, and Cornell Centre in particular,
promotes. If this approach is pursued, staff anticipates future
difficulties in promoting these principles to the development industry, as the
Town is no longer leading by example.
Markham District Energy
system
This option combines Option 1, with the arenas from Option 2. The cost of this Option, therefore, includes
the costs and savings from Option 1 plus the added costs of the additional
facility lands on the east side of Bur Oak.
Option 3 Financial Implications
The table below
illustrates the financial impact of acquiring 16.2 acres of land for Option3A,
and 14.5 acres of land for Option 3B, and constructing a 190,000 square foot
Community Centre. This option varies
slightly from Option 2, due to the difference in the cost per acre of land
between the east side ($550,000/acre) and west side ($725,000/acre) of Bur Oak.
If Option 3A is
approved, sufficient development charge funds should be available for the
construction of slightly more than one additional library (approx. 25,000 sq.
ft) and one community centre (approx. 110,000 sq. ft). In the event that Council decided to approve
the construction of a185,000 square foot community centre in the South East,
the square footage (75,000) over and above the 110,000 available as set out
above, after Option 3A is implemented, would have to be financed from tax
revenue at a cost of $22.5M.
If Option 3B is
approved, sufficient development charge funds should be available for the
construction of one additional library (approx. 22,000 sq. ft) and one
community centre (approx. 93,000 sq. ft).
In the event that Council decided to approve the construction of a
185,000 square foot community centre in the South East, the square footage
(92,000) over and above the 93,000 available as set out above, after Option 3B
is implemented, would have to be financed from tax revenue at a cost of $27.6M.
Option 3B includes
land required for a sports field. The
chart above does not include the cost of acquiring the additional 1.7 acres
required for the sports field as the Development Charges Act does not allow for
the collection of development charges to fund the acquisition of parkland. These costs could be funded from the
Cash-in-lieu of parkland reserve. The
chart below summarizes the total cost of Option 2B and the potential funding.
Option 3 Conclusions
This option is not recommended as:
- Options 3A and 3B increase the land acquisition cost by
approximately $5-6.3M to protect for future demand for arenas and sports
fields, which may be satisfied by the CSIO proposal or in the alternative,
at the Southeast Community Centre site, where sufficient lands have
already been acquired to accommodate a variety of recreational uses,
including arenas.
- There is no demand for additional rinks until approximately
2014;
- Service levels for arenas will be exceeded if the CSIO is
approved or if arenas are provided in the South East Community Centre;
- The potential for delay in design and construction associated
with Option 2 in particular is reduced with Option 3 although not
eliminated with this option, as staff can proceed with the facility on the
west side, while negotiating for the acquisition of the 7-8.7 acres on the
east side of Bur Oak.
ENVIRONMENTAL CONSIDERATIONS:
The Town and the
Hospital acknowledge the opportunity for environmentally friendly building
design, energy consumption and product procurement in the development of the
Facility in any of the option scenarios.
ACCESSIBILITY CONSIDERATIONS:
The Facility will
be designed with regard to ensuring accessibility of its users in any of the
option scenarios.
ENGAGE 21ST CONSIDERATIONS:
This project
aligns with the following key Town of Markham Corporate Goals: Quality Community, Environmental Focus and Infrastructure
Management.
BUSINESS UNITS CONSULTED AND AFFECTED:
Community and
Fire Services, Development Services, Strategic Initiatives, and Corporate
Services and Legal have been involved in the preparation of this report.
RECOMMENDED
BY: ________________________
Jim Baird, MCIP, RPP
Commissioner
of Development
Services
________________________ ________________________
Jim Sales, John
Livey,
Commissioner
of Community Chief
Administrative Officer
and Fire
Services
ATTACHMENTS:
Attachment 1 – Option 1 Community Centre &
Library on the MSH campus
Attachment 2 – Option 2 Community Centre, Library,
parking and arenas on east side of Bur Oak Avenue
Attachment 3 – Option 3 Community Centre &
Library on the MSH campus, arenas and parking on the east side of Bur Oak Avenue
Attachment 4 –
Hospital Campus Parcel Mapping
