CSAD20-008 - Appendix A City of Peterborough Multi-Use Sport and Event Centre Phase III-A A N A LY S I S OF PROSPECTIVE SITES OCTOBER, 2020 i City of Peterborough Multi-Use Sport and Event Centre Analysis of Prospective Sites Contents Executive Summary ................................................................................................................................................................................................. E-1 1 Introduction & Purpose of Phase 3 .................................................................................................................................................................... 1 1.1 Previous Reports to Date ........................................................................................................................................................................... 1 1.2 Phase 3 Process Steps ................................................................................................................................................................................ 1 1.3 Limitations and Disclaimer ......................................................................................................................................................................... 2 2 Summary of Phase 2 Future Event Centre Location Analysis ............................................................................................................................ 4 2.1 Primary Goal of Downtown Location ......................................................................................................................................................... 4 2.2 Key Constraints Limiting Choice ................................................................................................................................................................. 4 2.3 Baseline Option of Morrow Park ............................................................................................................................................................... 5 2.4 Outcome of Phase 2 Locational Analysis ................................................................................................................................................... 5 2.5 Subsequent Changes to City-Works Garage Site ....................................................................................................................................... 7 2.6 Discounting G.E. Lands & No Frills Location .............................................................................................................................................. 7 2.7 Remaining Sites Under Investigation & Remaining Questions .................................................................................................................. 8 3 Phase 3: Specific Goals & Reviewed Outcomes ................................................................................................................................................. 9 3.1 Introduction ............................................................................................................................................................................................... 9 3.2 Updated Site Proformas ........................................................................................................................................................................... 10 3.2.1 Morrow Park .................................................................................................................................................................................... 10 3.2.2 Market Plaza-City Works Garage-George Street Site Assembly ...................................................................................................... 15 3.2.3 Aylmer/Simcoe ................................................................................................................................................................................. 20 3.2.4 North of CN Rail Tracks .................................................................................................................................................................... 23 3.3 Ownership & Legal Factors ...................................................................................................................................................................... 28 October 2020 ii City of Peterborough Multi-Use Sport and Event Centre Analysis of Prospective Sites 3.3.1 Morrow Park Site ............................................................................................................................................................................. 28 3.3.2 Downtown Site Assembly ................................................................................................................................................................ 29 3.3.3 Lands North of CN Rail Lands ........................................................................................................................................................... 29 3.3.4 Aylmer/Simcoe Block ....................................................................................................................................................................... 30 3.4 Next Level Design Testing ........................................................................................................................................................................ 30 3.4.1 Morrow Park .................................................................................................................................................................................... 32 3.4.2 Market Plaza .................................................................................................................................................................................... 34 3.4.3 North of CN ...................................................................................................................................................................................... 36 3.5 Market Plaza Geotechnical ...................................................................................................................................................................... 36 3.6 The Route of Floodway Mapping ............................................................................................................................................................. 37 4 Official Plan Review Process & Downtown Planning ....................................................................................................................................... 41 4.1 Vision for Downtown (Official Plan Review) ............................................................................................................................................ 41 4.2 Key Nodes for Density Enhancement ...................................................................................................................................................... 41 4.3 Specific Policies ........................................................................................................................................................................................ 43 4.4 Aligning Plans with Key City Infrastructure Projects ................................................................................................................................ 44 5 Future Contribution to Downtown Regeneration ........................................................................................................................................... 47 5.1 Factors Determining Success ................................................................................................................................................................... 47 6 Cost-Benefit Analysis of Morrow Park and Downtown Site Assembly ............................................................................................................ 59 6.1 Capital Cost Update and Mitigation Opportunities ................................................................................................................................. 60 6.1.1 Range of Facility Scale Possible ........................................................................................................................................................ 60 6.1.2 Limitations ........................................................................................................................................................................................ 61 6.1.3 Accounting for Complicated Site Conditions ................................................................................................................................... 61 6.1.4 No Escalation .................................................................................................................................................................................... 62 October 2020 iii City of Peterborough Multi-Use Sport and Event Centre Analysis of Prospective Sites 6.1.5 Summary of Site Risk ........................................................................................................................................................................ 63 6.1.6 Maintaining Control of Capital Costs – Options for Value Engineering ........................................................................................... 64 6.1.7 Accounting for Costs of Morrow Park Master Plan ........................................................................................................................