6. standards for designated Redevelopment of buildings 4 • an update on the consultation Rossdale Lands associated with the repurposing of the Rossdale Generating Station Recommendation: • an update on the First Nations That the October 5, 2011, Sustainable issues Development report 2011SPE032, be received for information. Report This report should be heard in Report Summary conjunction with the October 5, 2011, This report provides information on Sustainable Development report various aspects of development in 2011SPE033 – Management Model for the Rossdale area. the River Crossing. Both reports refer to activity on the following four projects: Previous Council/Committee Action - The new Walterdale bridge At the October 5, 2011, Executive Committee meeting, the October 5, - West Rossdale Urban Design 2011, Sustainable Development report Plan 2011SPE032 was postponed to the o Neighbourhood street and November 2, 2011, Executive underground servicing Committee meeting. o At the June 29, 2011, Executive Regional arterial road Committee meeting, the following streetscapes and motion was passed: improvements That Administration return to o River Front Promenade Executive Committee with a report - Rossdale Generating Station Re- on the Rossdale Lands outlining: purposing and Riverfront Plaza a business case for the • - Touch the Water Promenade redevelopment of Rossdale Lands Business Case and Timeframes • the timeframe and schedule for A business case summary and overview the redevelopment of the of the time frame and schedule for the Rossdale Lands redevelopment of the lands in West • connectivity opportunities that Rossdale are contained in Attachment can be funded by the City of 1. The lands are to be developed in Edmonton, the Province and the accordance with the West Rossdale Federal Government Urban Design Plan approved by City • past and future costs to EPCOR Council on August 29, 2011. The Plan to maintain the historical will create a signature precinct with buildings in Rossdale improvements to regional arterial roads • a description of the maintenance and a portion of river valley promenade. required to meet the provincial A more detailed business case and schedule for the West Rossdale Urban Please bring your copies of Attachment 3 – Appendix 1 and 2, which were previously distributed with the October 5, 2011, Executive Committee agenda, and retain them for future meetings.
ROUTING – Executive Committee | DELEGATION – P. Ohm/H. McRae WRITTEN BY – S. Pragnell | October 5, 2011 – Sustainable Development 2011SPE032 Page 1 of 3
Redevelopment of Rossdale Lands
Design Plan Implementation will be upon the future use and programming of advanced as part of the 2012 – 2014 the buildings. Improvement and capital budget submission. The maintenance costs for the EPCOR approach of financing arterial road, river buildings are not currently allocated in valley promenade and neighbourhood any corporate budget. EPCOR has improvement costs, including carrying advised that maintenance and repair costs, is not in accordance with the costs can not be recouped from standard Land Enterprise model, which ratepayers, as the buildings are no is designed to ensure the City’s financial longer active power generation facilities. interests are protected. Neighbourhood improvements for the area are a low Provincial Maintenance Standards priority and not anticipated in the Administration is currently negotiating Neighbourhood Renewal Program for with EPCOR regarding repairs to the the next 10 years. building prior to transfer, and Connectivity Opportunities consideration for ongoing maintenance Connectivity opportunities funded by the cost of the historic buildings after Province or Federal Government are transfer. Provincial standards for primarily related to either the designated buildings require the development of public spaces near or foundation, roof, walls, windows, and along the river. Opportunities exist to mechanical and electrical systems be partner with the Province, and the maintained in sound condition. Federal Government through the shared Update on Consultation to Re-purpose river valley projects developed with the EPCOR Buildings River Valley Alliance. A complete In July and August 2011, public discussion of potential shared river consultations in the form of four focus valley projects is presented in groups as well as 400 random Sustainable Development report telephone surveys were completed. 2011SPE037, Re-evaluation of Consultation with stakeholder groups, Edmonton River Valley Projects. including Aboriginal groups, on the Maintenance Costs for Historic Buildings Rossdale Generating Station Costs to maintain the four Rossdale Repurposing took place at four sessions Generating Station buildings are the on Wednesday, August 31 and responsibility of EPCOR until the Thursday, September 1, 2011. A buildings are transferred to the City. proposed program statement and EPCOR indicates the roof of the former summary of consultation for the EPCOR generating station must be replaced, repurposing is provided in Attachment 3. soon, at a cost of $2.75 million. Update on First Nations Issues Responsibility for financing the roof An update on First Nations issues is replacement is under discussion. provided in Attachment 2. EPCOR estimates ongoing maintenance costs for the buildings (mainly heating in All major projects in the Rossdale area the winter) at $450,000 per year. Future are subject to the Provincial anticipated costs for maintaining and requirements for archaeological operating the buildings is dependant investigation prior to soil disturbance.
Page 2 of 3
Redevelopment of Rossdale Lands
First Nations issues surrounding the redevelopment of the lands within the reconfiguration of the boundaries of the boundaries of the West Rossdale Urban Rossdale cemetery and re-location of Design Plan, including the investment in the interpretive Belvedere to infrastructure, public amenities and accommodate the north bank approach streetscape improvements and potential of the new Walterdale Bridge will require return on the sale on land. The consultation with the City Solicitor and estimated cost to service and complete the Aboriginal Affairs Office. public realm improvements is $73.7 million. An assessment of the Policy costs to retrofit the Rossdale Generating The Way We Grow , Edmonton’s Station to a base commercial standard, Municipal Development Plan: develop the associated outdoor plaza, • 5.8.1.3 – Support conservation and and consult on the future programming adaptive use of historic resources. for the buildings was conducted with The Way We Live , Edmonton’s People available resources. The retrofit costs Plan: for the generating station and plaza • 2.1.2 – Optimizes partnerships to development are estimated to be build and maintain venues that serve $81 million and $49 million, respectively. as a legacy to all Edmontonians. The new Walterdale Bridge has • 2.3.2 – Champions the river valley as approved budget for the preliminary a centrepiece of an integrated design with a total estimated regional parks system. construction cost of up to $132 million. None of the above projects has • 2.5.2 – Maintains and celebrates its history at city-owned attractions and approved budget for construction. facilities. Attachments Corporate Outcomes 1. Business Case, Time Frame and Schedule for West Rossdale The Way Ahead , Edmonton’s Strategic Plan 2009-2018: 2. Update on Aboriginal Issues • Transform Edmonton’s Urban Form 3. Preliminary Program Statement and summary of consultation for the Public Consultation EPCOR repurposing. An extensive combined public Others Reviewing this Report consultation process was undertaken for the West Rossdale Urban Design Plan • D. H. Edey, General Manager, and new Walterdale Bridge in the fall of Corporate Services 2010. Stakeholder consultation relative • L. Rosen, Chief Financial Officer and to possible programming for the re- Treasurer purposed Rossdale power plant recently • L. Cochrane, General Manager, concluded. Additional consultation will Community Services be undertaken prior to finalizing the • M. Koziol, General Manager, proposed programming of the buildings. Infrastructure Services • R. Boutilier, General Manager, Budget/Financial Implications Transportation Services The West Rossdale business case contains the budget implications for the
Page 3 of 3
Attachment 1
Business Case, Time Frame and Schedule for West Rossdale
West Rossdale Land Development – Business Case
• As reported to Executive Committee on June 29, 2011, Administration investigated six development scenarios. • Administration has developed a business case based on the approved West Rossdale Urban Design Plan and DC1 zoning which includes all of the streetscape costs (neighbourhood and regional) proposed in the Urban Design Plan, as well as the River Front Promenade (on the west side of the bridge). The case estimates an overall investment by the City of 73.7M with sales revenue of $45.1M. This results in a net project loss of $28.6 million. The Business Model forecasts a sales revenue stream occurring over the first four years of the projected 15 year build-out period, as developers invest in initial land holdings for future build-out. Year one revenues are generated from Area G (Stage 1); Year two revenues are generated from Areas D and C (Stages 2 and 3); and, Year three revenues are generated from Area E (Stage 4). Total revenue from City lands sales is forecast at $45.1 million. • It is important to note that this forecast is based on comprehensively developed blocks of land (Stages 1 to 4); each requiring phased build-out and additional internal servicing at the developer’s cost. The forecast land sales revenue is based on Block/Area development to include landscaping within private property boundaries which is substantially superior to current, Edmonton market standards. • This business plan also assumes that the TELUS Field parking requirement is resolved expeditiously. Development cannot proceed on Stage 4 and a portion of Stage 3 while they remain under lease to provide parking for TELUS Field events. • To advance this project, Administration will seek joint venture partners for developing the neighbourhood lands, to clarify the necessary level of City commitment and yields in a partnership. If necessary, the level of amenity or regional arterial road or river valley promenade improvements may be re- examined.
Proposed Schedule - Summary
• City Council approved the West Rossdale Plan Amendment and Urban Design Plan on August 29, 2011. It is anticipated that a call for proposals (as required by the Plan) could be issued in 2012 with successful proponents selected by year-end 2012. • During 2013-14 it is expected that underground service upgrades would proceed followed by the streetscape improvements. It is important that these works be carefully planned and coordinated so as to avoid duplication of work (e.g. removing newly installed streetscape components to expose underground services). As well, activities should be scheduled so as not to interfere with other
Page 1 of 2 Report: 2011SPE032 Attachment 1
Attachment 1
capital works in the vicinity such as the new Walterdale Bridge or the repurposing of the former Power Plant. • Complete plan area build-out (1,800 to 2,200 residential units) is estimated to be 15 years based on servicing and streetscape construction timelines and forecast absorption rates for multi-unit residential development in the central Edmonton area.
Page 2 of 2 Report: 2011SPE032 Attachment 1
Attachment 2
Update on Aboriginal Issues The following is a summary of the issues and activities to address Aboriginal issues in the Rossdale area related to the main redevelopment projects underway. These activities have been undertaken in consultation with the City Office of Aboriginal Affairs. In addition, the City is developing a new protocol to handle Aboriginal consultation.
New Walterdale Bridge
Profiling interviews with five stakeholders with particular interest in Fort Edmonton Cemetery and Traditional Burial Grounds - May 2010
Elders Gathering / Stakeholder meeting with Aboriginal Elders - September 14, 2010
On-site ceremony with Aboriginal Elders - October 13, 2010
Public Open House (to discuss bridge options under review) - November 18, 2010
Follow-up notification with stakeholders associated with Fort Edmonton Cemetery and Traditional Burial Grounds - Provided copy of Historical Statement of Justification for Information purposes - February 2011
Discussion of bridge recommendation, relocation of interpretive belvedere, and protection of burial ground with stakeholders associated with Fort Edmonton Cemetery and Traditional Burial Grounds (in advance of public information session) - March 2011
Public information session to present concept planning study recommendations - March 22, 2011.
Distribution of formal consultation package related to Fort Edmonton Cemetery and Traditional Burial Ground (Community Notification and Engagement Request) - distributed to 21 Nations as part of Historical Resource Act requirements issued by Alberta Culture and Community Spirit. - June / July 2011
Follow-up consultation with Nations related to Fort Edmonton Cemetery and Traditional Burial ground. This consultation will be completed over the next year and will include discussion related to relocation of the interpretive belvedere site and other discussion related to the Fort Edmonton Cemetery and Traditional Burial grounds site.
On-going communications (discussions, emails, etc) with stakeholders with particular interest in Fort Edmonton Cemetery and Traditions Burial Grounds - Ongoing throughout concept planning study, preliminary design, and future stages of the bridge replacement .
Page 1 of 2 Report: 2011SPE032 Attachment 2
Attachment 2
New alignment will require relocation of the interpretive Belvedere and reconfiguration of the Fort Edmonton cemetery. This will require an amendment to the Civic Bylaw and Provincial Order-in-Council that established the cemetery in 2006.
West Rossdale Urban Design Plan
Completion of a Historic Resources Impact Assessment of West Rossdale and the Historic Resources Impact Mitigation of identified archeological sites in consultation with the Province 2007/2009
Development of an investigative procedure to follow prior to any soil disturbance - 2010. This procedure is established in the Direct Control Provisions for West Rossdale approved by Council in August 2011. The procedure requires archeological review prior to soil disturbance and review of any archeological remains or artifacts. All human remains will be re-interred to the Fort Edmonton cemetery.
Rossdale Generating Station Re-purposing Project
The Community Services Department has undertaken a special Aboriginal stakeholder session to collect ideas for re-purposing the site from the Aboriginal community.
Page 2 of 2 Report: 2011SPE032 Attachment 2
Attachment 3
Preliminary Programme Statement and summary of consultation for the EPCOR repurposing
Introduction: The City of Edmonton may become the new landowner of the Rossdale Generating Station and riverfront Plaza, upon completion of EPCOR’s decommissioning activities in 2012. The potential of the Rossdale Generating Station and riverfront Plaza presents a significant opportunity that could transform the city’s community life, and help to create a vibrant and world-class landmark iconic to the city’s history and future.
Summary Programme Statement Public consultations for the Rossdale Power station and riverfront plaza have generated significant interest. Public feedback was positive and enthusiastic. There was significant support for the development and preservation of the buildings and site.
Participants in the consultation process were asked for input and perspectives about the future of the Rossdale site. They offered their thoughts on what makes public spaces welcoming and animated, and their ideas for uses of the site, including actions in the short term. The rich and insightful views offered by participants are remarkably consistent. Calder Bateman was commissioned to lead the stakeholder consultations and prepare a report of the results on the re-purposing of the Rossdale Generating Station. This report is Appendix 1.
Edmontonians clearly want a repurposed Rossdale site to offer multiple uses, throughout the year. Based on consultations, the best way to move Rossdale Power station and riverfront plaza forward is as a center with arts and culture elements and strong historical and Aboriginal components to recognize the sense of place. Working with the arts, historical and Aboriginal communities will ensure the success of this project. Edmontonians described a place that acts as a vibrant creative hub of the city. One that fosters and showcases arts and culture in its broadest sense – from visual and performing arts, to food, fashion, architecture, design and more. A space that serves as an incubator, bringing people together from all creative industries, and provides capacity for them to collaborate, inspire and share their creations with the public.
The consensus is that the Rossdale site has the potential to become a regional iconic landmark and destination for Edmontonians and visitors. The Rossdale Generating Station and riverfront plaza presents a significant city-building opportunity that could both nurture and transform the city’s community life, and help to create a vibrant and world-class landmark iconic to the city’s history and future.
Page 1 of 10 Report: 2011SPE032 Attachment 3
Attachment 3
The views of Edmontonians provide guidance for moving forward, offering key elements that should inform a programme statement for repurposing of the Rossdale site: • Design the site for Edmontonians. • Make the site accessible. • Make the site sustainable. • Celebrate the past while building for the future. • Respect the sacred and special nature of the site. • Incorporate Aboriginal perspectives and culture. • Develop the site for year-round use. • Connect to water • Allow for a multitude of uses. • Integrate the development with its surroundings. • Preserve and refresh existing buildings. • Plan for the long term. • Take action in the short term.
Overall, people are excited and energized by the prospect of repurposing the Rossdale site, and there is broad support for its redevelopment. While this project has focused on the Rossdale buildings, the public clearly stated that there has to be a connection to the river and the surrounding grounds. They requested a range of programming, including activities and uses most suitable for retaining the buildings, the ability to touch the water and access and linkages to the plaza, walkways and trails.
Technical and Financial Considerations An initial assessment of the site was completed by Carlyle and Associates and DIALOG, who crafted a preliminary programme statement for the “Rossdale Generations Station- Repurposing” in December 2010 as requested by the City of Edmonton. This document helps to inform civic administration of the opportunities to synchronize and build relationships between work groups around public realm, architectural and other people based improvements. The Carlyle and Associates and DIALOG document provides best practices and research, a programme statement with a potential sites plan and artists renderings of the potential uses of the various buildings as well as recommendations. This preliminary programme statement report gives a wide variety of potential uses and options for the re-purposing of the Rossdale Generating Station and site and is included as Appendix 2.
This was followed up with a preliminary Building Assessment of Rossdale Power Station, which shows an initial project budget of $81 M. The findings of the preliminary building assessment indicate that infrastructure upgrades are required to stabilize the building, building code upgrades are required to provide basic safety and building envelope modifications are required to achieve a commercial retail standard. These project costs represent only the costs associated with the first phase of the project which consists of recovering the building and repurposing the site to safety and quality standards. The concept estimate for the Plaza Development is $49 million. These costs include design, construction and contract administration and do not include any program costs.
Page 2 of 10 Report: 2011SPE032 Attachment 3
Attachment 3
A preliminary design for the buildings is estimated to cost $1.8 million. Additional phases of the project remain un-costed at present, as they will be dependent on the decision of the vision and visualization of the Rossdale Generation Station and riverfront Plaza.
Recommended Next Steps Prior to moving to project planning and design phase, based on the preliminary building costs, Administration will prepare a detailed business case including extensive cost/ benefit analysis of various alternatives. This is estimated to take three to four months.
Background: In 2004 EPCOR identified the need to develop a plan for the decommissioning of the Rossdale Power station. In 2005 there was a series of meetings and consultations with the community and various stakeholders groups to develop long term plans for the site. EPCOR had developed the concept for the Rossdale Water Center and researched an economic sustainability model throughout 2007. In 2008, after reviewing a market assessment, business planning and architecture and engineering estimates, EPCOR concluded that the Rossdale Water Centre concept was not viable. EPCOR committed to work with the community and stakeholders through the length of the decommissioning process and continue to provide regular updates as the plan evolved.
In 2009, University of Alberta South Campus was selected as the site of EXPO 2017. West Rosedale was explored as a secondary site where a number of ancillary civic events and activities could take place during the same time period as EXPO 2017. During the bid process for EXPO 2017, the program requirements for EXPO 2017 in West Rossdale were not determined.
A terms of reference was developed in 2010 which called for the development of a programme statement to establish “a programme of activities and uses suitable buildings, plaza open space adjacent to the power plant and access and linkages to the adjacent open space network, with input and testing through the public involvement process.” An initial assessment of the site was completed by Carlyle and Associates and DIALOG, who crafted a preliminary programme statement for the “Rossdale Generations Station- Repurposing” in December 2010 as requested by the City of Edmonton. Part of the initial assessment also included a community conversation which took place on November 30, 2010. This document helps to inform civic administration of the opportunities to synchronize and build relationships between work groups around public realm, architectural and other people based improvements.
Page 3 of 10 Report: 2011SPE032 Attachment 3
Attachment 3
The repurposing of the Rossdale Power Station and riverfront plaza is one of four projects on the north bank of the North Saskatchewan River. Consideration must be given to the integration of: • West Rossdale Urban Design Plan; • Walterdale Bridge Replacement and Approach Road Evaluation; • Alberta Legislature Centre Redevelopment Master Plan; and • 2010 Capital City Downtown ARP.
The Walterdale Bridge replacement project is now in the design stage of the project lifecycle. Construction of the replacement bridge is scheduled for 2013-14. West Rossdale Urban Design Plan was approved by Council on August 29 th , 2011. The plan for a walkable urban village will increase residential and commercial development for the area.
Together these undertakings have created public awareness and interest of the buildings' and area's significance, gathered a vast information and knowledge base, and set in place the momentum for a shared vision for alternate public use.
Current Status: Public consultation was not addressed by Carlyle and Associates earlier work. City Council motion on June 29 th , 2011 requested an update on public consultation on the transformation and redevelopment of the Rossdale Generating Station and riverfront plaza.
Public consultations included; § Hosting 4 focus groups of Edmontonians. o Leger Marketing was commissioned to lead the focus groups, which consisted of adult residents from the City of Edmonton. One group was comprised of residents living north of the North Saskatchewan River; another was comprised of residents from south of the river; and the remaining two groups were comprised of residents of the Rossdale neighbourhood and surrounding area. Focus group attendees were asked about the attributes of great public spaces, and were invited to brainstorm ideas for a re-developed Rossdale site. § Completing 400 telephone surveys of Edmontonians o Leger Marketing was commissioned to complete the telephone surveys. The quantitative survey was conducted by telephone to ensure a statistically valid representation of citizens. Four hundred interviews were held with adult residents of Edmonton from across the city. Respondents were asked about the elements they feel are essential for creating vibrant landmark destinations. They were also asked about the kinds of amenities they would like to see developed at the Rossdale site, and invited to suggest short term re-development priorities. § Hosting 4 key targeted stakeholder consultation sessions with a total attendance of 240 people on August 31 and Sept 1 st 2011; o Aboriginal Population
Page 4 of 10 Report: 2011SPE032 Attachment 3
Attachment 3
o Architectural and Design Community o Arts and Culture Community o Sports and Leisure Community o Next Gen
The results of the general population and key stakeholder consultations indicate overall support for the re-development of the Rossdale Power Station. Citizens had many ideas for what the site could consist of, which include: • Formal park squares/Picnic areas, reading areas and dog run • Riverside Promenade with water based recreation • Urban plaza with event space, gazebo, gardens • Coffee Houses and other Food Services • Regular framer’s market • Seasonal exhibits / rotating art exhibits • Multi Use Plaza Space • Community Theatre Stage/Professional Theatre Stage for Dance and the Arts • Aboriginal cultural and historical center with art, design and or other artistic expression • Implement measures to increase wildlife connectivity and biodiversity to benefit the city's whole natural area network • Sustainable building and design • Link Rossdale to Muttart (future LRT station), the Legislative Grounds, Louise McKinney Park and downtown.
The overall consensus was for a mixed use, mid impact attraction of 100,000 to 800,000 visitors per year, similar to the Edmonton Art Gallery which had 110,000 visitors in 2011. A re-purposed Rossdale would showcase history and culture, with an Aboriginal component, arts, business, education and commercial uses. Rossdale could be developed with two significant sized attractions, an open auditorium space and a multi use/ exhibit space/ performance space. There is a potential to utilize an open space plaza for a covered market, public markets, shops, art, changing events/exhibitions, kiosks, cafes and coffee opportunities. Citizens can celebrate the history of the site, the power plant and the city’s development, growth and industrial story.
Preserve and Recognize History Rossdale Generating Station is a touchstone for Edmontonians. There was significant support for the development and preservation of the buildings and site. Citizens recognize the historical importance of the buildings, and the need to preserve and recognize them as city and regional assets. An almost unanimous view was to maintain the industrial character of the buildings, especially the large and spacious low pressure plant. While people recognized the buildings might have heritage designations, they cautioned not to let this restrict creativity in re-purposing the buildings by adding modern elements such as glass ceilings and additional windows to let in more natural light. The cathedral type ceiling of the Boiler Hall and Turbine Hall were considered real and unique assets.
Page 5 of 10 Report: 2011SPE032 Attachment 3
Attachment 3
Hub of Creativity and Innovation Participants identified arts and culture as a prime purpose for a re-developed Rossdale Generating Station site. Arts and culture were seen in the broadest sense to include visual, musical, theatrical, performing and industrial arts. The facility would encourage creativity as well as being a creative hub that increases Edmonton’s creative capacity. The Mayor’s Committee for the Arts made a submission that stated the Rossdale Generating Station can become a multi-purpose facility that includes spaces for community gatherings, commerce, a restaurant, and most importantly a place of celebration for the arts of Aboriginal peoples in Edmonton. As a multi-purpose facility, Rossdale will be a place for people together, to interact with its natural environment, to engage in its long history, and to celebrate the artistic and cultural contribution of Aboriginal people. The site provides an opportunity for cultural transformation where the tangible history comes together with authentic place. There was acknowledgement that there is a need for indoor/outdoor/ winter/ summer functionality at this site. Overall, there were no suggestions for residential or large commercial developments at the site. Citizens said preserve the grandeur of the space and the historical significance.
Incorporate Aboriginal Culture Every consultation session expressed the need to respect and acknowledge the Aboriginal history of this site. Aboriginal culture was consistently referenced, with many people suggesting that the site should seek to incorporate Aboriginal art and artists, and objects and emblems of cultural significance to Aboriginal peoples. Presently, there are no Aboriginal art or cultural centers in the Edmonton. There were two written feedback submissions from the Aboriginal community on September 1st. Community Services received a visual rendering from Lewis Cardinal representing a consortium of Indigenous Art-based organizations and artists from Edmonton proposing an Indigenous Centre for Art and Knowledge. The consortium stated that an ideal site for the Centre is where the current Terrace Building is on the Alberta Legislature Grounds. There was a second written submission from the Umphreville Governance Fountain group. The email request was for a fountain to be placed on the Rossdale site honoring Louise Umphreville also known as the First Lady of the Fort.
Make it Sustainable There is support for a vision for the Rossdale Generating Station site that includes historical as well as environmental considerations. Participants suggested the site be re-developed with sustainability in mind with green roof tops, low energy use heating and cooling systems as well as the use of solar energy. Sustainability was also discussed in the context of developing a facility that is flexible with moveable walls and adaptable spaces that can be used for multiple purposes. Additionally there was consideration for the North Saskatchewan River Watershed. Participants said this would be a great opportunity to highlight the high quality of the river ecosystem (the aquatic as well as the riparian part) in a close-up and hands-on
Page 6 of 10 Report: 2011SPE032 Attachment 3
Attachment 3 way. Any measures to increase wildlife connectivity and biodiversity would benefit the city's whole natural area network.
Design for Year Round Enjoyment/ A Place of Many Uses Public feedback reflected the need to use Project for Public Spaces key attributes found in placemaking best practices; Sociability, Uses and Activities, Access and Linkages, and Comfort and Image. The feedback suggested an adaptable space that incorporates a real variety of spaces that meets a range of needs for multiuse audiences and visible art productions. Rossdale must be developed as a destination but also a hub, where people connect to one another, to its history and to the river front. There is a need for year round activities at the site so that people can access the river valley in the winter as well as the summer.
The Carlyle and Associates and DIALOG December 2010 report identified key public places on the site; Buildings, Rossdale Road Plaza, Riverview Esplanade and lookout, Community Greenward over the reservoirs, River edge promenade, Touch the Water Promenade, Walterdale Bridge Belvedere, and Pump house #1 and #2. There was also a wide range of landscapes proposed for the site; civic, art, community production, display, indigenous planting, wetlands and riparian to keep Rossdale interesting and engaging to the public while preserving the natural beauty of the site.
Moving Forward The development of the Rossdale Generating Station will evolve over the next 10 years. • Developing a scope of basic City services in the initial phase of development of the Rossdale Power Station that would allow the site to attract Edmontonians in a slow and organic way initially through way finding, seating and public bathrooms. • Opening up the river valley trail system would capitalize on the existing public path and immediately improve the site’s connectivity to the river valley. • Keeping the construction site fenced off, but open to pedestrian, bike and vehicle traffic so that the public can see the transformation of the building and site. If the development of Rossdale Power Station takes ten years, the site should not be left idle. • Let it evolve, grow and develop organically, collectively and eclectically. Consider temporary uses and activities at the site that will fore shadow the future use of the spaces. • Ideas generated at stakeholder sessions include; opportunity for people to experience the history through walking tours of the building and grounds, involving people in creating the space through murals and community gardens, add a boating area for summer and skating in the winter, and programming special events, festival and activities at the site using tents and temporary containers to provide shelter.
Page 7 of 10 Report: 2011SPE032 Attachment 3
Attachment 3
Potential Next Phase and Funding In order to move to the next phase for the Rossdale Generating Station and Riverfront Plaza, a Preliminary Business Case and Capital Profile have been submitted for consideration in the 2012-2014 Capital Budget process. If approved, Capital funds would forward the detailed planning and design work and the required technical studies.
A preliminary Building Assessment with an initial project budget of $81 M has been completed. The findings of the preliminary building assessment indicate that infrastructure upgrades are required to stabilize the building, building code upgrades are required to provide basic life safety and building envelope modifications are required to achieve a commercial retail standard. It is important to consider, however, that these project costs represent only costs associated with the first phase of the project which consists of recovering the building and repurposing the site to safety and quality standards.
The costs provided are a significant investment and at this time are conceptual estimates to upgrade the Rossdale buildings to bring them up to code. The costs include: § Design construction § Contract administration § Offsite servicing
The concept estimate for the Plaza Development is $49 million. These costs include design, construction and contract administration. These estimates do not include any program cost.
The costs to maintain the buildings during the planning and design phase, by providing heating and security would be in the range of $250,000 to $500, 000 per year. Replacing the roof will be $2.5 to $3 million dollars. A preliminary design for the buildings is estimated to cost $1.8 million. Additional phases of the project remain un-costed at present, as they will be dependent on the decision of the vision and visualization of the Rossdale Generation Station and riverfront plaza.
Recommended Way Forward Given preliminary costs and lack of dedicated funds, it is recommended that administration prepare a detailed business plan for Rossdale with extensive cost benefit analysis, with alternatives to program delivery and building design will be evaluated to move this project forward.
Page 8 of 10 Report: 2011SPE032 Attachment 3
Attachment 3
Proposed Next Steps • A detailed business case for Rossdale is required with extensive cost benefit analysis in order to move this project forward into the project planning phase. • Funding needs to be secured to ensure the safety and integrity of the buildings as the plans for the Rossdale site are developed. There is a need for ongoing monitoring of the site as well as the utility costs for maintaining the buildings. • Using the preliminary information in Carlyle and Associates & DIALOG December 2010 report, further develop and evaluate the range of operating and management models along the spectrum from city owned to privately owned and operated repurposed buildings. Develop a long term operating model including governance considerations. • Rossdale re-purposing may take 10- 20 years, therefore a phasing strategy needs to be developed to advance the planning for the overall site to assess what site developments should occur first to best utilize the space and funding. • Establish advisory committees that will help establish clear protocols that have to be in place to respect those who may be buried at Rossdale. • Create a list of groups and partners at a local and national level to encourage synergies and partnerships. Work with these partners to deliver on the public commitment to provide Rossdale Generating Station and Plaza development its mandate and leverage initial public investment into the project. Involving creative people early in the process and working with potential cultural and community based tenants as an advisory committee during the development of program will strengthen the end result. Assess local and provincial interest in the arts community. • Investigate the potential to affiliate with an established arts community and leverage potential synergies by bringing together national creative and arts groups or schools. • Involve the Aboriginal community. The respected elders in the community must play a role in shaping this development. Their wisdom and insights should guide any progress as we move forward. This type of development could be a model for similar projects in other parts of the country and over the continent. It is important to acknowledge the history of the site. This is a unique opportunity, a chance to alter the relationship between the city and the Aboriginal people, so that Rossdale can become a place that tells the story and perhaps strengthens this relationship.
Page 9 of 10 Report: 2011SPE032 Attachment 3
Attachment 3
Further Technical Studies Required • Structural Study- detailed structural assessment of all buildings. • Building Assessment and Costs- assess building deficiencies and detail costs. • Architectural Study • Access and transportation review as currently, there is limited access to the Rossdale site. Develop an overall pedestrian, parking and traffic management plan in coordination with major destinations in the vicinity including TELUS Field, Kinsmen Sports Centre, and the proposed West Rossdale Neighbourhood. • Transportation Impact Assessment (TIA): Undertake a TIA to assess the potential for modal split, quantity and pattern of vehicle traffic. • Parking Impact Assessment (PIA): In association with the TIA undertake a PIA to ascertain quantity and type of parking potentially required. • Environmental Impact Assessment (EIA) - Undertake an EIA to confirm constraints and mitigation for public active use of the site. • Access the servicing requirements for the repurposed site and confirm the overall site servicing concept. • Historic Impact Resource Assessment (HIRA)
Prepared By; Community Strategies Branch, Community Services Department
Appendix #1 Calder Bateman Repurposing the Rossdale Generating Station and River Front Plaza: Views and Perspectives
Appendix #2 Carlyle and Associates & DIALOG- Rossdale Generating Station Repurposing Preliminary Programme Statement
Page 10 of 10 Report: 2011SPE032 Attachment 3