HomeMy WebLinkAboutADMIN 73-86 TOWN OF NEWCASTLE
REPORT File # .
Res. # . - W
- ----__-- By-Law #
MEETING: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
DATE: DECEMBER 15 1986
REPORT #: ADMIN.73-86 FILE #:
SUBJECT: NEW ARENA PROJECT
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1 . That Report ADMIN. 73 - 86 be received for information and direction.
BACKGROUND AND COMMENT:
Further to the information schedule presented to the General Purpose
and Administration Committee on December 1st, 1986 regarding several
outstanding items related to the new arena project, two information
packages are provided as Attachment #1 and Attachment #2 which present
various cost implications and background information respectively.
The information packages provide details pertaining to various alternatives
available to the Town regarding the implementation of a new arena facility.
Attachment "B" has been organized into thirteen sections corresponding to the
headings identified in Attachment "A".
The results of the investigations are summarized in Section 13
of Attachment "B". This section provides a number of alternatives and
cost implications related to the various components of an arena facility available
ADMIN. 73 - 86 -2-
to the Town (that is, a single pad, twin pad, banquet facility, or any
combination thereof) . In addition, the alternatives presented apply to two
different sites, that is, the site on Highway #2 and Regional Road #57, acquired
earlier this year in accordance with the decision of Council , and
an alternative site at Baseline Road and Martin Road, which has been
discussed on various occasions. This has been provided for
comparative purposes.
It would be appropriate for the Committee to consider the various
alternatives available in order to finalize the matters related to the new
arena facility such that the Town can proceed with the next phase of the
project which would involve interviewing the four consultants previously
short-listed by Council, as soon as possible. Subsequently, the method
of design and construction related to the project can be finalized.
It is realized that the various alternatives available to the Town can
be priorized in a variety of ways. The project could be proceeded with,
generally in accordance with the original time schedule with a consensus
being reached as to the Town 's priorities in this regard.
Respectfully submitted,
Tirative
LawrenChief Officer
TOWN OF NEWCASTLE
REPORT File #
Res. #
-�. By-Law #
hEE-TING: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
DATE: DECEMBER 15 1986
REPORT #: ADMIN.73-86 FILE #:
SUB,ECT: NEW ARENA PROJECT
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1 . That Report ADMIN. 73 - 86 be received for information and direction.
BACKGROUND AND COMMENT:
Further to the information schedule presented to the General Purpose
_and Administration Committee on December 1st, 1986 regarding several
outstanding items related to the new arena project, two information
packages are provided as Attachment #1 and Attachment #2 which present
various cost implications and background information respectively.
The information packages provide details pertaining to various alternatives
available to the Town regarding the implementation of a new are0a facility.
Attachment "B" has been organized into thirteen sections corresponding to the
headings identified in Attachment "A".
The results of the investigations are summarized in Section 13
of Attachment "B". This section provides a number of alternatives and
cost implications related to the various components of an arena facility available
ADMIN. 73 - 86 -2-
to the Town (that is, a single pad, twin pad, banquet facility, or any
combination thereof) . In addition, the alternatives presented apply to two
different sites, that is, the site on Highway #2 and Regional Road #57, acquired
earlier this year in accordance with the decision of Council , and
an alternative site at Baseline Road and Martin Road, which has been
discussed on various occasions. This has. been provided for
comparative purposes.
It would be appropriate for the Committee to consider the various
alternatives available in order to finalize the matters related to the new
arena facility such that the Town can proceed with the next phase of the
project which would involve interviewing the four consultants previously
short-listed by Council, as soon as possible. Subsequently, the method
of design and construction related to the project can be finalized.
It is realized that the various alternatives available to the Town can
be priorized in a variety of ways. The project could be proceeded with,
generally in accordance with the original time schedule with a consensus
being reached as to the Town's priorities in this regard.
Respectfully submitted,
Lawrence Eseff,
Chief Admitivirative Officer
ARENA PROJECT - OUTSTANDING ITEMS
� TASKS
RESPONSIBLE OTHER PERSONNEL COMPLETION COST
PERSON(S) AGENCIES, ETC. INVOLVED DATE IMPLICATIONS
I . lopographic Analysis G. Ough Merrill Brown December 5 $ 1 ,600
i..
2. Soils Analysis G. Ough J. Blanchard
Soils Consultant December 10 $ 3,600
3. Site Plan T. Edwards
( i) Access T. Edwards M.T.C. ,
Regional Works Dept. December 5 $ 100,000
( ii) Storm Drainage G. Ough Town Works Dept. ,
C.L.O.C.A. December 10 )
( iii) Parking Requirements and Details T. Edwards G. Ough December 10 )
$ 763,000
( iv) Landscaping Features T. Edwards J. Caruana December 10 )
(v) Excavation )
G. Ough Town Works Dept. December 10 )
4. Servicing Requirements
( i) Water G. Ough Regional Works December 5
$ 520,000 C+
C+
( ii) Sewer �w
G. Ough Regional Works December 5 $ 265,000 Q-
( iii)
( iii) Septic Tank G. Ough �
9 Regional Health Unit December 10 $ 100,000
5. Hydro and Gas RequirementsD
J. Caruana Ontario Hydro, .
Consumers Gas December 10 $ 17,000
6: Planning Potential of General
Area (Preferred Site) and Coft
Recovery possibilities T. Edwards G. Ough, December 10 Refer to Background
Regional PrAnning Information provideul
in Section 6
TASKS RESPONSIBLE OTHER PERSONNEL COMPLETION
PERSON(S) AGENCIES, ETC. INVOLVED DATE COST
IMPLICATIONS
i 7. Financial Implications
( i) Wintario J. Blanchard
Province December 10 $ 625,000
( ii) Ontario Hydro J. Blanchard Ontario Hydro December 10 $ 180,000
( iii) Other Funding Sources J. Blanchard Town Treasury December 10 Fund raising $ 750,000
( iv) Staging of Facility and Cost Existing
Alternatives J. Blanchardarena sale $ 175,000
Town Treasury December 10 Refer to Section 13 -
8. Debenture Process
Various Alternatives Available
( i) Reactions Anticipated J. Blanchard November 28 )
O.M.B. Requirements J. Blanchard O.N .B. )
November 28 ) Refer to Background Information
( iii) Hearing Possibilities J. Blanchard ) provided in Section 8
O.M.B. November 28 )
( iv) Timing J. Blanchard O.M.B. November 28 )
9. Update Costs of Constructing
the Project L. Kotseff J. Caruana
( i) Single Pad Arena J. Caruana Various Consultants December 5 $2,400,000
( ii) Additional Pad J. Caruana Various Consultants December 5 $1 ,400,000
( iii) Community/Banquet Facility J. Caruana ' ' Various Consultants December 5 $ 600,000
( iv) Furniture and Equipment J. Caruana Various Consultants December 10 $ 100,000
10. Zoning Issues for Various Sites T. Edwards Town Planning November 28 Refer to Background
Information provided
in Section 10
* Provides for 7,000 squarejeet of space ($500,000)and basic furniture and equipment ($100,000)
Page 3 RESPONSIBLE OTHER PERSONNEL COMPLETION COST
PERSON(S) AGENCIES. ETC, INVOLVED DATE IMPLICATIONS
TASKS
11 . Consultant Selection G. P. & A. Committee
(i) Interview Scheduling G. P. & A. Committee December/January To be determined
( ii) Preparation of Questions ' J. Caruana December 10 Presently being prepared
( iii) Hourly Rate Charges J. Caruana Various Consultants December 10 Project Manager - $75/hour
Technician - $63/hour
Architect - $60/hour
Draftsman - $25/hour
( iv) Cost of each Consultant J. Caruana Various Consultants December 10 a) $260,000 (design/tender)
b) $150,000 (design/build)
12. Design/Construction Method Selection G. P. & A. Committee December/January To be determined after
consultant interviews
13. Various Alternatives Available L. Kotseff Staff December 10 Refer to Section 13
of Background Information
Attachment
TOPOGRAPHIC ANALYSIS
1 - I
ARENA PROJECT
OUTSTANDING ITEM # 1 — TOPOGRAPHIC ANALYSIS
The field work is underway and the compilation of the data on a plot plan is
scheduled for completion on December 19, 1986.
The information being gathered will establish the existing topographical
features in detail and will form the basis for the design of the site grading
and the setting of the building elevation.
SOILS ANALYSIS
2- I
ARENA PROJECT
OUTSTANDING ITEM # 2 - SOILS ANALYSIS
The field work is underway and the compilation and analysis of the data
collected is scheduled for completion on December 19, 1986.
The information being gathered will determine the soil types and bearing
capacity of the soils on site and will indicate whether or not importing of
septic tile filter material will be required.
Preliminary indications are that some importing of filter material will be
required as was the case with the recently constructed Police Building
immediately north of the arena site.
z-2
ARENA PROJECT
OUTSTANDING ITEM # 4 - SERVICING REQUIREMENTS
Water 8 Sanitary: As outlined by Region staff on April 7, 1986,
"Water Supply
There are no existing watermains abutting this site. In order to provide
municipal water supply, it would be necessary to construct a watermain
extension on Waverley Road and on easement from Coleman Street to Highway 2
and on Highway 2 from the C.P.R. tracks to Regional Road 57.
Because of the high elevation of the site, it would also be necessary to
construct a booster pumping station to provide adequate pressure.
These works would provide adequate water supply for both domestic use and
fire protection.
The estimated costs of constructing these services are as follows:
Watermain - $275,000
Booster Pumping Station - $215,000 rr
m Engineering - $ 30,000
SITE PLAN
i
3- 1
TOWN OF NEWCASTLE
NMRANDUM
TO; Larry Kotseff, Chief Administrative Officer
FROM; T.T. Edwards, M.C.I.P., Director of Planning
DATE; December 9, 1986
SUBJECT: ARENA PRODECT
Pursuant to our meetings of November 20, and November 24, 1986, 1
would confirm that the following tasks, related to the Arena
Project, were assigned to Planning for investigation and comment.
1. Site Plan including consideration of the access, parking and
landscaping requirements.
2. Planning potential of general area. These are the cost
recoveries.
3. Official Plan and zoning issues for the various sites
originally considered.
With respect to the foregoing, I offer the following comments.
1. SITE PLANS
(a) Access
By letter of October 29, 1986, a copy of the conceptual site
plan was circulated to both the Region and the Ministry of
Transportation and Communications. As of writing, only the
Ministry of Transportation and Communications has responded
directly. However, Staff of the Regional Public Works
Department have responded through your office- ($100,000 in accordance
with S. 6.4.5 of letter dated November 6, 1986:)
Mr. Goodrich of Port Hope, M.T.C. indicated that the Ministry
had no objection to the Highway No. 2 access given the
proposed location opposite the existing church entrance on the
south. He also indicated that permits for entrance and
building and possible encroachment, relative to storm
drainage, must be applied for at the Port Hope Office.
With respect to the Region of Durham and their earlier response
to your office, I have subsequently spoke to Mr. Kees Schipper
who indicated, upon questioning, that a relocation to the north
and entrance design intended to prevent northbound left turns from
. . .2
-ZLar3-2-
Larry
ry Kotseff, Chief Administrative Officer
ARENA PROJECT
Page 2
kegional Road No. 57 may eliminate or reduce the need for any
specific road improvements. This, of course, is predicated on the
primary access being from Highway No. 2 which, in my opinion, it
would be. Subsequent to that conversation, on December 5, 1986, I
met with Mr. Walter Evans and Mr. Schipper to further discuss access
concern. It was indicated at that time that the Town would be
required to undertake a traffic impact analysis in order to properly
identify any necessary changes to the design or to quantify costs of
any road improvements. It, therefore, appears that the access to
Regional Road No. 57 could present a major obstacle to the project.
With this in mind, I contacted the Ministry of Transportation and
Communications and was advised that elimination of the entrance to
Regional Road No. 57, or restriction to emergency vehicles only,
would require a recirculation of the revised site plan. Accordingly,
I have initiated such a request.
(b) Parking
Based upon the phasing discussed at our earlier meetings, the parking
standards of the Town's Zoning By-law were applied to the various
phases resulting in the following table.
Phase I - Single Pad Arena 1000 persons capacity 250 spaces
Phase II Banquet Hall 350 persons capacity 88 spaces
Phase III Second Ice Pad 300 persons capacity 75 spaces
TOTAL 413 spaces
The proposed site plan illustrates a total of 438 parking spaces and
these can be broken down into phases depending upon whether or not
the project itself is phased. Although three (3) phases are
possible, given the layout of the parking lot, I would suggest two
(2) phases; 1 of 306 spaces and the 2nd Phase of 132 spaces.
With respect to the development of the parking areas and the cost of
same, consideration must also be given to storm drainage and site
excavation, both of which were assigned to Mr. Ough. However, in
order to give a complete picture, we have agreed that I would include
these considerations at this time.
based upon our site plan, Staff of the Public Works Department
prepared cost estimates which included stripping of top soil and
development of the parking lots including storm drainage, lighting,
and concrete sidewalks. The total cost including contingencies and
engineering, is estimated to be $751,594.32. The following is a
general breakdown of the costs associated with site preparation and
construction of the parking areas, (i .e. 438 parking spaces) .
. ..3
Larry Kotseff, Chief Administrative Officer
ARENA PROJECT
Page 3
Stripping of topsoil - $ 11,997.00
Rough Grading - $ 33,024.00
Parking Areas - $157,590.00
Driveway & Bus Loading Areas $175,200.00
Storm Drainage System $ 91,500.00
Concrete Curbing $ 52,500.00
Concrete Sidewalks $ 16,400.00
Lighting $ 72,593.00
SUBTOTAL $610,804.00
Contingencies 7% $ 42,756.28
SUBTOTAL
Engineering 15% $ 98,034.04
TOTAL $751,594.37
(c) Landscaping
With respect to the landscaping features, an estimate was derived for
landscaping that portion of the site directly related to the arena
building and the parking areas. The cost estimate assumes seeding
since increased costs would be realized if sodding were utilized.
The landscaping component of site development is estimated as
approximately $16,486.00, broken down as follows:
Seeding $ 9,366.00
Tree Planting $ 7,120.00
The foregoing estimates all assume a reduced building envelope thQn
that shown on the orginally considered site plan. This reduction is
based upon a re-evaluation of the building envelope as originally
proposed by Mr. Devantier. To do this, I relied on the floor area
figures provided by Mr. Caruana and the Rethink Study as well as the
building plans for the Darlington and Newcastle Village Arenas. To
facilitate phasing, I have broken the building envelope down into
three (3) components. In this regard, I assumed a 1st Phase
consisting of a single pad arena of approximately 33,800 square feet
(Darlington was 28,900 and Newcastle Village was 24,200 square feet).
I assumed a 2nd Phase consisting of a 7,000 square foot banquet
faci 1 i ty (Rethink) to accommodate + 300 persons. The final phase was
assumed to be a second ice pad witFiin a building of roughly 22,000
square feet. This results in a total building coverage of 62,800
square feet which, following discussions with yourself and Mr.
Caruana, was rounded up to 70,000 square feet. *This is substanti ally
less than that orginally shown on the site plan and permits siting of
the building further to the west which could potentially result in
much less earth movement and permit gravity drainage to a septic
tank and tile field located to the east of the building.
. . .4
* The figure of 70,000 square feet was used for purpose of
storm water calculations only.
SERVICING REQUIREMENTS
ARENA PROJECT
OUTSTANDING ITEM #! 4 - SERVICING REQUIREMENTS
Water b Sanitary: As outlined by Region staff on April 7, 1986,
"Water Supply
There are no existing watermains abutting this site. In order to provide
municipal water supply, it would be necessary to construct a watermain
extension on Waverley Road and on easement from Coleman Street to Highway 2
and on Highway 2 from the C.P.R. tracks to Regional Road 57.
Because of the high elevation of the site, it would also be necessary to
construct a booster pumping station to provide adequate pressure.
These works would provide adequate water supply for both domestic use and
fire protection.
The estimated costs of constructing these services are as follows:
Watermain - $275,000
Booster Pumping Station - $215,000
Engineering - $ 30,000
4 -�
ARENA PROJECT
Sanitary Sewer Servicing
There are no existing sanitary sewers abutting this site. In order to
provide sanitary sewer service, it would be necessary to construct a
sanitary sewer extension on easement from the existing sanitary sewer on
Waverley Road to Highway 2 and on Highway 2 from the C.P.R. tracks to
Regional Road 57.
The estimated cost of the extension is $265,000 including engineering
On November 6, 1986, Region staff commented as follows to questions raised
regarding possible future benefit or cost recoveries with respect to the
installation of municipal services to the arena site.
"POSSIBILITY OF REIMBURSEMENT TO THE TOWN OF NEWCASTLE FROM OTHER FUTURE
USERS OF THE SANITARY SEWER AND/OR WATERMAIN:
The Region will include an endeavor to collect clause in the agreement with
the Town. This means that if, in the future, another user connects to the
sanitary sewer and/or watermain, the Region will endeavor to collect the
current frontage charges and turn this money over to the Town of
Newcastle."
"SHOULD THE WATER BOOSTER PUMPING STATION BE LOCATED AT THE DOWNSTREAM END OF
THE WATERMAIN OR AT THE ARENA?
If the booster pumping station is located at the downstream end of the
watermain, service could be provided to properties located between the
pumping station and the arena.
ARENA PROJECT
The cost estimate provided on April 7 was for a pumping station at the
downstream end of the watermain. A pumping station located in the arena
would cost less than the pumping station at the downstream end of the
watermain.
This issue should be examined in detail during the preliminary design of the
watermain and pumping station."
The Region has been directed not to proceed with any design of the water
supply system until further notice.
"WOULD A SANITARY SEWER OR A WATERMAIN TO PROVIDE SERVICE TO THE ARENA
PROVIDE A BENEFIT TO THE BOWMANVILLE WEST DEVELOPMENT LOCATED BETWEEN
BASELINE ROAD AND THE C.P.R. TRACKS AND WEST OF MARTIN ROAD?
No.
Please refer to Attachment 2. With the exception of the Woodbridge
Development which is tributary to the sanitary sewer on Martin Road and
shown hatched, the land will require the construction of a sanitary sewer as
shown "Future Trunk Sanitary Sewer".
Please refer to Attachment 3. Since development will progress from the
south to the north because of the sanitary sewer requirements, water supply
will be provided by the construction of a main from the intersection of
Baseline Road and Martin Road, through the development. This main will be
connected to the existing main on Waverley Road to provide a looped system.
�\ 4
•
REQUIRED 74 -- 4
REQUIRED
SAN. SEWER ,
�
EXTENSION — --
2 $ 250,000
SITE 1
l 1
; I
7[A•
,�•-�.,' L •''\\` ice' _
eta �y�,l - �• •\ \\t�
FUTURE
TRUNK
SAN. SEWER
C! SITE 3
PUMPING RE
FROM BLOC
IT SITE 5
SEV
vital
i 11ASE014E RL 0 A 0I ATrAC14m NT 2
WOODBRIDGE DEV. LTD.
TRIBUTARY ITO
SAN. SEWERi ON -
,� MARTIN R0. � _i ;��►Illllllilililtllltlilllll__11�1�111
MIGHWA
_ VON
~still ...rr�� —� ' AAIl WAY
REQUIRED W.M.
EXTENSION a
BOOSTER P.S.
W.M. $ 275,000 1 r
P.S. 21 5,000
I -ONO
14% -:<----
SITE I
FUTURE
300 mm
W.M.
SITE 5 .........
C. Qa
ATrACKMeIPAT
ARENA PROJECT
"DOES THE POLICE BUILDING LOCATED JUST TO THE NORTH REQUIRE WATER AND/OR
SANITARY SEWER SERVICE AND, IF SO, WOULD THE POLICE DEPARTMENT BE WILLING TO
SHARE IN THE COST OF THE WATERMAIN AND/OR SANITARY SEWER?
This building was constructed very recently. It is unlikely that they are
experiencing problems with the well and septic system.
The Town should contact the Police Department to discuss the possibility of
cost sharing."
The Police Department have indicated that they are not interested in
contributing toward the cost of extending municipal services to the arena
site.
It has been determined that the on site water supply would be unable to
supply the quantity of water required for a twin pad arena operation or a
single pad arena with a banquet hall . Reports would also indicate that the
ability to support even a single pad arena would be risky and would involve
a series of wells and holding tanks. The minimum requirement for the
operation for a single pad arena is 10 gal/min and the tests indicate that
a well on the site would supply just over 4 gal/min.
The estimated cost of a septic system for a single pad arena is $75,000.00
and for a single or twin pad arena and banquet hall it could be as high as
$100,000.00. The size required for such a system is estimated to be 2,500
sq/m (approximately 27,000 ft.2 i .e. 100 ft. x 270 ft.) .
The operating efficiency of septic systems of this size are reportedly
variable and unpredictable.
�.a /4 -7
DURHAM HAND DELIVERED November 6, 1986
The Regional RECEIVED
Municipality
ECEIV DMunicipality I ;
of Durham Mr. Larry Kotseff NOV - 31986
Works Department Chief Administrative Officer By
Town of Newcastle ADMINISTRATOR'S OFFICE
105 Con
Box onsumers Dr. 40 Temperance Street
Whitby, Ontario Bowmanvi l 1 e, Ontario
Canada.L1 N 6A3 L 1C 3A6
(416)668-7721
Dear Sir:
W.A TWELVETREES,P.Eng.
Commissioner of Works Re: Services for the Proposed Arena, Northwest
Please quote our ref: Corner of Regional Road 57 and Highway 2
This is further to our discussion and your request for me to
MISC-N-1 summarize the available information and issues concerning the
servicing of the site for the proposed arena.
1.0 SANITARY SEWER SERVICE AND WATER SUPPLY
1.1 Attached is a copy of a letter (Attachment 1) to Mayor
John Winters dated April 7, 1986, which deals with
sanitary sewer service and water supply for five
potential sites for the arena.
1.2 The information provided for Site 1 refers to the
southwest corner of Regional Road 57 and Highway 2
rather than the northwest corner. However, the
servicing of the northwest corner would be accomplished
in the same way and the cost estimates are valid for
the northwest corner.
2.0 POSSIBILITY OF REIMBURSEMENT TO THE TOWN OF NEWCASTLE
FROM OTHER FUTURE USERS OF THE SANITARY SEWER AND/OR
WATERMAIN
2.1 The Region will include an endeavor to collect clause
in the agreement with the Town. This means, that if in
the future, another user connects to the sanitary sewer
and/or watermain, the Region will endeavor to collect
the current frontage charges and turn this money over
to the Town of Newcastle.
3.0 SHOULD THE WATER BOOSTER PUMPING STATION BE LOCATED AT
THE DOWNSTREAM END OF THE WATERMAIN OR AT THE ARENA?
...2
" 1 — B
- 2 -
3.1 If the booster pumping station is located at the
downstream end of the watermain, service could be
provided to properties located between the pumping
station and the arena.
3.2 The cost estimate provided on April 7 was for a pumping
station at the downstream end of the watermain. A
pumping station located in the arena would cost less
than the pumping station at the downstream end of the
watermain.
3.3 This issue should be examined in detail during the
preliminary design of the watermain and pumping
station.
4.0 WOULD A SANITARY SEWER OR A WATERMAIN TO PROVIDE
SERVICE TO THE ARENA PROVIDE A BENEFIT TO THE
BOWMANVILLE WEST DEVELOPMENT LOCATED BETWEEN BASELINE
ROAD AND THE C.P.R. TRACKS AND WEST OF MARTIN ROAD?
4.1 No.
4.2 Please refer to Attachment 2. With the exception of
the Woodbridge Development which is tributary to the
sanitary sewer on Martin Road and shown hatched, the
land will require the construction of a sanitary sewer
as shown "Future Trunk Sanitary Sewer".
4.3 Please refer to Attachment 3. Since development will
progress from the south to the north because of the
sanitary sewer requirements, water supply will be
provided by the construction of a main from the
intersection of Baseline Road and Martin Road, through
the development. This main will be connected to the
existing main on Waverly Road to provide a looped
system.
5.0 DOES THE POLICE BUILDING LOCATED JUST TO THE NORTH
REQUIRE WATER AND/OR SANITARY SEWER SERVICE, AND IF SO,
WOULD THE POLICE DEPARTMENT BE WILLING TO- SHARE IN THE
COST OF THE WATERMAIN AND/OR SANITARY SEWER?
This building was constructed very recently. It is
unlikely that they are experiencing problems with the
well and septic system.
The Town should contact the Police Department to
discuss the possibility of cost sharing.
.. .3
- 3 -
6.0 ACCESS
6.1 The following issues relating to site access will
require review:
6.2 Access to Regional Road 57
6.2.1 The existing speed limit is 80 km/h.
6.2.2 There are large volumes of heavy trucks on Regional
Road 57.
6.2.3 The proposed entrance is relatively close to the
Highway 2 intersection which is built to rural (high
speed) standards.
6.2.4 Regional Road 57 narrows from 4 lanes to 2 lanes in the
near vicinity of the proposed access. The access is
located at the end of the westbound to northbound
acceleration lane and at the beginning of the
southbound right turn lane.
These conflicts would result in weaving manoeuvres and
driver confusion which would be compounded by turning
movements at the proposed access.
6.3 Access to Highway 2
6.3.1 The proposed access is located in the transition
between a 2 and 4 lane section and at the end of the
southbound to westbound acceleration lane.
6.4 General comments
6.4.1 Highway 2 is under the jurisdiction of the Ministry of
Transportation and Communications (M.T.C. ) and their
approval will be required for the Highway 2 access.
6.4.2 If the M.T. -C denies access to Highway 2 the
significance of the Regional 'Road 57 access changes
considerably.
The approval of M.T.C. is also required for the
Regional Road 57 access because it is within 1/2 mile
of a King's Highway and serves a "place of assembly".
6.4.3 In order to make one or both of the entrances
acceptable to the M.T.C. and the Region, road works
will be required. These could include widenings for
left turn storage lanes, right turn deceleration lanes
and extension of 4 lane sections beyond access points.
.. .4
�-1 o
- 4 -
6.4.4 It may be necessary to modify the north half of the
Highway 2/Regional Road 57 signalized intersection to
an urban design standard. This would reduce operating
speeds and reduce conflicts between accelerating
traffic and vehicles using the proposed entrances.
6.4.5 The cost of the required roadworks will almost
certainly be well in excess of $100,000 and will have
to be paid for by the Town of Newcastle.
7.0 STORM DRAINAGE
7.1 The requirements for storm drainage have not been
investigated but could result in a significant cost.
These are the major servicing issues as we see them. If you
have any questions, please call me.
Yours very truly,
W.A. Evans, P. Eng.
Design Manager
/rd
Attach.
cc: J. Baker
G. Crawford
D. McMullen
K. Schipper
M. Bellamy
DURHAM April 7, 1986
The Regional
Municipality
of Durham
Works Department
Box 623
105 Consumers Or.
Whitby, Ontario
Canada,Lt N 6A3
x416►666-7721 Mayor John Winters
Town of Newcastle
vV.ATWELVETREES,P.Eng. Municipal Offices
Commissioner of Works '40 Temperance Street
BOWMANVILLE, Ontario
Please quote our ref: L 1 C 3A6
Dear Mayor Winters:
RE: Servicing of Five Potential Arena Sites
Newcastle (Bowmanville)
Please find attached a copy of the staff memorandum outlining
the information you have requested on the subject matter.
Should you require any additional information, please do not
hesitate to contact me.
Yours truly
CSL/ps V.A. Silgailis, . ng.
Attach. Director of Engin ering
a.
ATTACt4mewr
DURHAM Interoffice Memorandum
T0: V.A. Silgailis, P. Eng. , Director of Engineering
The Regional
Municipality FROM: C.S. Lee, P. Eng. , Water & Sewer Design Engineer
Of Durham_
DATE: April 7, 1985
RE: Servicing of Five Potential Arena Sites
Newcastle (Bowmanville) - File: WAT-N-1-1
The following sumnarizes the availability of water supply and
sanitary sewer service for five potential arena sites in Newcastle
(Bowmanville) .
Since the limits of these sites have not been specifically defined,
the estimates for extension of services are only approximate.
Also, these estimates do not include the cost of connections or any
works required within the sites.
For your reference, general locations of the sites with required
sewer and watermain extensions are shown on the attached plans.
SITE 1 - SOUTHWEST CORNER OF HWY. NO. 2 AND REGIONAL ROAD 57
Water Supply
There are no existing watermains abutting this site. In order to
provide municipal water supply, it would be necessary to construct a
watermain extension on Waverly Road and on easement from Coleman
Street to Highway 2 and on Highway 2 from the C.P.R. tracks to
Regional Road 57.
Because of the high elevation of the site, it would also be
necessary to construct a booster pumping station to provide adequate
pressure.
These works would provide adequate water supply for both domestic
use and fire protection.
The estimated costs of constructing these services are as follows:
Watermain - $275,000
Booster Pumping Station - $215,000
Sanitary Sewer Servicing
There are no existing sanitary sewers abutting this site. In order
to provide sanitary sewer service, it would be necessary to
construct a sanitary sewer extension on easement from the existing
sanitary sewer on Waverly Road to Highway 2 and on Highway 2 from
the C.P.R. Tracks to Regional Road 57.
The esti,,,+ 'hP Pxtension is $250,000.
t4 �'�3rr.+a�,�tn fe,,�`• r;/'M.��'e:wws v�-.rr -a
Page 2SCHOOL
SITE
2 ADJACENT
TO THE BOWMANVILLE HIGH ._....-
SI__ _
1 the eXisting 150 mm watermain on
Water Su serviced by
This site
can be adequately
Liberty Street•
Sanitary Sealer
Servicing. 600 mm sanitary sewer on
serviced by the existing
Tcan be his site it would be necessary
Street. this site,
Liberty elevation °f the sanitary sewer*
because of the low building to
However,the sewage from the EAST OF SPRY AVENUE
to pump ROAD AND _
BASELINE CREEK
SITE 3 - NORTH OF T gOWMANVILLE
IN THE RAVINE A
ly the existing 300 mm watermain on
Water Su serviced by
This site can
be adeQuately
Baseline Road.
sanitary sewer °n
Sewer Servicin 600 mm this site, it
Sanitary the xis low elevation of the sanitary
This site can beHoweer'ver yicedbecause ewage from the building to
Baseline Road• Pump th
would be necessary to p flood plain'
;ewer. this site is within the R_O�-
noted that AND BASELINE
It should be LIBERTY STREET
SOUTHEAST CORNER OF
- SITE 4 w
Water Supatermain on
I y quately serviced by
the existing 400 mm
This site
can be ade
Baseline Road.
sanitary sewers On would
Sewer Servicing trunk Site,
Sanitary the existing of the sewer•
be serviced by to the low bui�d�n9 to the sanitary
This site can However, due a from the mm sanitary
a, Liberty StrQeo pump the sewage the exist is 900 than th'
necessary this sewer is lower
be ne could be $erviced by However
this site Since require d• alon9 War
AlternatelY2 along Soper Creek- . would $e ere extension
sewer on easemen`iberty Street, puma sanitary
trunk sewers on to construct sewer,
from the building to the sanitary
it would 30,000•
Street of this extension �s $
The estimated cost
... rea'eT*'°"....�^.¢'•-.. .: '. :.. fir.
„'„•..•+!S!•'"�r" � "'� Wit.'.
•` )4 —
Page
r—Page 3
SITE 5 - NORTHWEST CORNER OF BASELINE ROAD AND WAVERLY ROAD
Water Supply
The site can be adequately serviced by the existing 300 mm watermain on
Waverly Road.
Sanitary Sewer Servicing
This site can be adequately serviced by the existing 250 mm sanitary
sewer on Baseline Road.
C.S. Lee
PU/jg
HYDRO AND GAS REQUIREMENTS
Z-- ` r.7-
TOWN OF NEWCASTLE
WRRANDUM
457
Members of Arena Sub-Committee
T0; Lawrence E. Kotseff, M.C. I.P. , Chief Administrative Officer
FR(JM; Joseph P. Caruana, Deputy Director of Community Services
DATE: December 8, 1986
SUBJECT: HYDRO REQUIREMENTS - NEW ARENA
A meeting was held on Tuesday, December 2nd with Mrs. M. Gordon,
(Marketing Rep.) , Mr. John Coffey (Customer Service Supervisor) and the
undersigned to discuss Hydro requirements and related installation
charges at the proposed new arena site at Hwy.#2 and Regional Road #57.
The following items were discussed:
Complete Hydro Services
It is estimated that complete hydro service could be made available to
the site by August of 1987.
Construction Power
Ontario Hydro will make construction power available to the site
whenever required.
Transformer
The trans mer must be ordered (by Ontario Hydro) from six to nine
months prior to its intended hook-up. A signed contract is required
prior to placing the order for the transformer. The municipality will
provide the anticipated maximum load requirement to determine the size
of transformer required to service the site. There is no charge to the
municipality if an above ground transformer is installed. However, if
the Town should decide to install an underground system, the
Municipality would be responsible for the difference in cost (approx.
$5,000.) from that of an above ground system.
Transformer Base
a the responsibility of the municipality to install a
t w� a so
pre-cast base to support the installation of the transformer. Cost is
estimated at $700.00.
Hydro Cables
It will -66e the responsibility of the municipality to supply and install
the primary underground cables for the service required (4 cables at a
cost of $12.00 per meter each - $48.00 per meter) . Our preliminary site
plan indicates that the building envelope could be situated
approximately seventy-six (76) meters from regional road #57.
Cost for cables is 76m x $48.00/m = $3,648.00
5- 2
Page 2.
Termination Charges
A termination (hook-up) charge will also be assumed by the municipality
at a cost of $1,135.00.
Costing Recap
Underground Transformer $5,000.00
Cables $3,648.00
Transformer Base $ 700.00
Termination Charges $1,135.00
Total Estimate $10,483.00
1 have attached a follow-up letter received from Ontario Hydro
confirming discussions at our meeting of December 2nd, 1986.
Information related to Hydro rates and operating costs at Harman Park
Arena (Twin Pad) in Oshawa are also included.
I trust this information is complete.
9JC:sa
Encl .
0
53
7fa�`O
by
Box 98, Scugog Road, Bowmanville, Ontario L1C 3K8 December 2, 1986
Town of Newcastle,
40 Temperance St. ,
Bowmanville, Ontario.
L1C 3A6
Attention of Mr. J. Caruana
Dear Sirs:
Re: Proposed Arena Complex
Lot 15, Conc. 1, Darlington Twp.
Thank you for allowing us the opportunity to
discuss with you the various heating options available
and power supply requirements for the proposed arena at
corner of R.R. 57 and Hwy. 2.
Construction power is readily available.
Ontario Hydro will provide 3 phase power to the site
at no cost to the Town of Newcastle. The transformer
will also be supplied free of charge_ There is a
charge of $1135.00 for Ontario Hydro to terminate your
28 KV 3 0 primary cables at the transformer and at
our distribution system.
Please advise what your secondary voltage
requirements will be - 600/347 or 120/208. We will
also require your total connected kilowatt/horsepower
load prior to ordering the transformer for your service.
Please keep in mind that, delivery of the transformer
is six to nine months following date of ordering.
The Town of Newcastle will supply and
install the 28 KV primary underground cables from our
system to the transformer and all civil costs related
to the installation, including a precast base for the
transformer. See the attached specifications. (approxi-
mate cost $700.00) .
V%M
D
EC 3 1966
TOWN Of NEWCASTLE
Cornmunity Services Dept.
Telephone 623-2561
-2-
Town of Newcastle Dec. 2/86
To reduce your operating costs we suggest
that the metering of the future lighting for the
baseball diamonds, be done through the arena service.
Please note that Ontario Hydro 3 phase
electricity rates are approximately 9% - 10% higher
than those of Newcastle H.E.C. , not 25% as reported in
local newspapers.
We have also enclosed comparisons on
operating costs (rural rates versus Utility rates) for
Harman Park Arena in Oshawa as requested by your
councillor Mr. H. McKnight.
As discussed, we have confirmed arrangements
for you and councillor KcKnight to view the Cantherm
ground source heat pump installation in the Otonabee
Arena at Keene, Thursday December 11/86. As 'our guests,
you will have the opportunity (over lunch) to discuss
the installation with Mr. John Andela, the installing
contractor. We recognize this type of system as one
of the most energy efficient systems available for an
arena application.
Please supply us with the name of your
consultant and a set of your drawings as soon as
they are available.
Yours truly,
J.M. Gordon
JMG:bb Marketing Representative .
Lakeshore Area
Enc.
P.S. See you at 11:15 a.m. ,
Thursday, Dec. 11/86.
c.c. Mr. J.F. Coffey
Mr. R.M. Fitzsimmons
Box 98, Scugog Road, Bowmanville, Ontario L 1 C 3K8
Newcastle HEC
Commercial-Rates-_-1986
Monthly
Energy-Charge
First 250 Kwhr @ 7 . 8�:
Next 12250 Kwhr @ 4 . 82
Balance per Kwhr @ 3 . 43,
Demand-Charge
First 50 Kw or less - no charge
Balance per Kw - $3 . 47
Ontario Hydro
Commercial Rates - 1986
Monthly
Energy-Charge
First 250 Kwhr @ 14 . 4
Next 10 , 900 Kwhr @ 5 . 5(�
Next 1 , 506 , 600Kwhr @ 3 . 44
All additional per Kwhr @ 2 . 03(
DemandCharge
First 50 Kw or less - no charge
Next 4 , 950 Kw @ $4 . 60
Balance per Kw @ $8 . 88
Minimum bill $6 . 75*
* plus 60rI per kw of maximum demand or contracted amount
in excess of 50 kw established in previous 11 months
Telephone 623-2561
o�
Box 98, Scugog Road, Bowmanville, Ontario LiC 3K8
RATE COMPARISON
20 , 000 Kwhrs 70 Kw Based on 1986 rates
Rural
Energy
250 @ 1-4 . 4( = 36 . 00
10 , 900 @ 5 . 5G = 599 . 50
8 , 850 @ 3 . 44 = 304 . 44
Demand
70Kw - 50Kw ( free ) = 20Kw @ $4 . 60 = 92 . 00
Total Charge - 939 . 94 + 92 . 00 = $1031 . 94
Newcastle HEC
--------------
Energy
250 @ 7 . 8(� = 19 . 50
12 , 250 @ 4 . 82
= 590 . 45
7 , 500 @ 3 . 43 = 257 . 25
Demand
70 Kw - 50Kw ( free ) = 20Kw @ $3 . 47 = 69 . 40
Total Charge - $867 . 20 + 69 . 40 = $936 . 60
Rural Rates 9% higher than
Utility.
Telephone 623-2561
s-7
1, lr i
1 �,�.: ., �n�
Ir
c 60
�r JJ
i t) IG . 30 KIAJ
A
Brookiin Concrete Products Limited
BROOKLIN NEWMARKET HUNTSVILLE HALIBURTON O BCP 114_ P O Box 370 P.O Box 114 P.O. Box 599 P.O. Box 818
Hwy. 12 Yonge Street Hwy. 11 Hwy. 121
LOB ICO L3Y 4W3 POA 1 K KOM 1S0
(416) 655-3311 (416)895-2373 (705) 789-2338 (705) 457-1395
(Tor)683-8729
72
I i
Precast Concrete
Transformer
Threaded
Insert Box Pad
BCP 114
72N 60~ L)1 '
w
I
6
6+�--- —6U - 16 {
�-�-- —72� 72"
"E 33�—�� 4 33--�3�-- �3 -33" �--}-� 33--�-13 —
I
2� Dia.
I Lifting Hole ( I I
49' ( I 484
36 ---1
--- -- r--
� I I I
I I 18` I I
—� 6�--18» —24--{--187----4 Er 6� 18 — 24 18
SPECIFICATIONS
• Concrete minimum strength - 4500 psi • Threaded inserts
• Steel reinforced • Total weight 5700 lbs.
• Openings and knockouts - as per dwg. • Reference/notes
9 Lifting holes
1131 Brooklin Concrete Products Limited BCP 114A
BROOKLIN NEWMARKET HUNTSVILLE HALIBURTON
P.O. Box 370 P.O. Box 114 P.O. Box 599 P.O. Box 818 & 114 B
Hwy. 12 Yonge Street Hwy. 11 Hwy. 121
LOB 1CO L3Y 4W3 POA 1K0 KOM 1 S
(416)655-3311 (416) 895-2373 (705) 789-2338 (705)457-1395
(Tor)683-8729
Precast Concrete
Transformer Pad
BCP 114A
M O
2
17—•— G
72"
— 44
'
78
I ' 6�
Precast Concrete
Transformer Base
BCP 114B
78'
s
SPECIFICATIONS
2242 lbs.
• Concrete minimum strength -4500 psi • Total weight- 3168 lbs.
• Steel reinforced • Reference/notes
• Openings - as per dwg.
Box 98, Scugog Road, Bowmanville, Ontario L1C 3K8 December 9, 1986
Town of Newcastle
40 Temperence Street
BOWMANVILLE, Ontario
L1C 3A6
Attention: Mr. J. Caruana
Dear Sirs:
Re: Proposed Arena Complex
Lot 15, Conc. 1, Darlington Twp.
In our letter of December 2, 1986, we indicated that Ontario
Hydro would supply the pad mount transformer free of charge. We
wish to advise that our policy was interpreted incorrectly and
that a charge .of approximately $5,000.00 will apply.
We apologize for any inconvenience this may have caused you.
Yours truly,
/John'F. Coffey
Customer Service Supervisor
Lakeshore Area
JMGordon:bap
Telephone 623-2561
TOWN OF NEWCASTLE
i nYORANDUM
458
Members of Arena Sub-Committee
TO: Lawrence E. Kotseff, M.C. I.P. , Chief Administrative Officer
FROM: Joseph P. Caruana, Deputy Director of Community Services
DATE: December 8, 1986
SUBJECT: GAS REQUIREMENTS - PROPOSED ARENA SITE
A meeting was held between Mr. Ivan Luke (Sales Rep. ) of Consumers Gas
and the undersigned on Friday, December 5, 1986. The possibility of
utilizing natural gas at the proposed arena site at Hwy. #2 and Regional
Road #57, related costs and time frames was discussed.
The following is offered for information:
Lead Time/Service Availability
It is estimated that Consumers Gas would require at least six (6) months
lead time prior to making gas service available at the proposed arena
site. The main line would be installed to the entrance of the site, at
no cost to the municipality.
Service Line
It was suggested that a two (2) inch service line, be installed to meet
requirements of the facility. Consumers Gas will assume all costs for
installing this pipe line for 30 meters (from the road to the building
envelope) . Any distance further than 30 meters will be charged to the
municipality at a cost of $32.50/meter. It is estimated from our
preliminary site plan that the building envelope would be approx. 76
meters from Regional Road #57. Therefore, cost of gas line would be 46
meters @ $32.50/meter = $1,495.00.
There would be no other costs (other than the above figure) associated
with the installation of a gas line to the facility.
I trust this information is complete.
l
JPC:sa
... may. ....
, 12-
101 Consumers Drive 1 Consumers Place,Box 658
Whitby,Ontario L1 N 1 C4 Peterborough,Ontario K9J 6Z8
Tel.(416)668-9341 Tel.(705)745-3261
Consumers'Gas
1986 12 05
Whitby, Ontario
Mr. J. Caruana
Town of Newcastle
40 Temperance Street
Bowmanville, Ontario
L1C 3A6.
In response to our meeting this morning, I wish to confirm the
following:
The Consumers' Gas Company Ltd., will be prepared to supply natural
gas to your proposed new Arena project at the N/W corner of Highway #2
and Regional Road #57.
Since there is extensive road work being done in this area, and we
anticipate the necessity of extending the existing gas main to serve
the project, we request six months notice prior to the time when
natural gas would be used.
We will provide 30 metres of 2" service from property line to building
at no cost. Any remaining service requirements would be subject to
a cost of $32.50 per metre. There will be no cost in locating a
metering station on the outside of the building.
If further information is required in this matter, please do not
hesitate to contact the undersigned.
Yours truly,
`cwt r
Ivan Luke
Industrial/Commercial
Sales Representative
IL:ca
PLANNING POTENTIAL OF GENERAL AREA
(PREFERRED SITE) AND COST
RECOVERY POSSIBILITIES
r
Larry Kotseff, Chief Administrative Officer
ARENA PROJECT
Page 4
2. PLANNING POTENTIAL - THE GENERAL AREA AND POSSIBLE COST RECOVERIES
The proposed site at the corner of Regional Road No. 57 and Highway
No. 2 is located immediately north of the urban boundary of
Bowmanville and lands to the north of the site and west are
designated "Major Open Space" by the Durham Regional Official Plan. !�
The subject site and lands to the north were orginally proposed for
inclusion within the Urban Area of Bowmanville (Study Area No. 13),
however, as a result of the preparation of the Durham Regional
Official Plan, it was determined that the area should not be included
as part of the Bowmanville Urban envelope.
The lands immediately to the east of Regional Road No. 57 have been
developed for a church site on private services as have the lands at
the southwest corner of Highway No. 2 and Regional Road No. 57. _The
southeast corner of this intersection is located within the
Bowmanville Urban Area and is designated "Minor Open Space". This
designation reflects the unsuitability of the site for residential
development because of the proximity of the rail line and two major
roads and the fact that municipal services are not immediately
available to this site. The Region has indicated that water and
sanitary sewer can be provided to the proposed arena site from
existing services located at the intersection of Waderley Road and
Old Highway No. 2. Extension of these services to the proposed Arena
site could benefit both the properties located on the southeast and
northeast corners dependent upon the design of the services. In that
regard, if the pumping station for water is located at the arena
site, neither of these properties would benefit. However, if the
pumping station is located at the present terminus of the water
system, any property located between it and the arena site could
receive the benefit of this extension. It could be expected that the
property on the southeast corner would be required to make a
contribution towards this service, however, it is unlikely that the
church on the northeast corner would want to contribute unless they
experience problems with their existing water supply or propose
additional development on their site.
Lands to the north and west of the arena site, as wel l as those to
the south and west, must rely, due to the size of existing sanitary
sewers, upon a future trunk sewer to be constructed along a route
paralleling the 401 to Martin Road and thence north through future
residential development to Highway No. 2. There is therefore, no
perceived benefit to these properties by extending sanitary sewer to
the arena site. Similarly, due to the fact that the area north of
the Canadian Pacific Rail line is within a second water pressure
zone, any benefits resulting from construction of the proposed
watermain extension would be limited by the size of the pumping
. . .5
Larry Kotseff, Chief Administrative Officer —�
ARENA PROJECT
Page 5
station and the existing infra-structure. Given these
considerations, it would not seem practical or in the best interests
of the municipality to consider redesignation of lands north and west
of Highway No. 2 for development. If, however, an appropriate
development proposal is submitted for the southeast corner, or the
church' s vacant lands on the northeast corner of Highway No. 2 and
Highway No. 57, some opportunity would exist for cost sharing
assuming firstly, oversizing of the system to accommodate these
sites, secondly that the Town is willing to front-end the cost of
installing the services in the absence of such development proposals
and thirdly, the Region's standard endeavour to collect agreement
with the Town.
3. OFFICIAL PLAN AND ZONING CONSIDERATIONS
As discussed with you, a number of sites were considered as
possibilities for the arena proposal . These sites are identified
below with a brief comment as to Official Plan and zoning
considerations.
Site 1 - Highway No. 2/Regional Road No. 57 (northwest corner)
This site is designated "Major Open Space" by the applicable Official
Plans and the development of a community facility at this location
would conform to the policies of the Official Plans: By-law 84-63 of
the Town of Newcastle provides an exemption from the zoning
provisions for public uses. This site is therefore, also considered
to be in conformity with the Zoning By-law.
Site 2 - Baseline Road/Martin Road (northwest corner)
The subject site is designated "Minor Open Space" with the presence
of "Hazard Lands"; the hazard being the presence of a flood plain
related to a small creek which tra.overses the property. The intent
of the Official Plan is to preserve the natural environment for use
of passive recreational activities compatible with the area. In
consideration of the presence of the "Hazard Lands" , the site is
zoned "Environmental Protection (EP)" by By-law 84-63. In
consideration of the- policies of the Official Plan, an Engineering
Study would be required to ascertain whether or not the effects of
the hazard on this site can be mitigated to permit development. In
addition, an amendment to the Official Plan would be required to
designate this as a community park site.
Site 3 - Bowmanville High School
The subject site is designated as a "Community Park" site by the
Newcastle Official Plan. The siting of an arena at this location
would conform with the intent of the Official Plan and the provisions
of By-law 84-63 which permits public uses within any zone.
. . .6
FINANCIAL IMPLICATIONS
REFER TO SECTION 13
VARIOUS ALTERNATIVES AVAILABLE
g - I
Debenture Process
Once an option has been selected, an application to the Ontario Municipal
Board requesting approval of a $3,000,000 debenture issue will be submitted.
Discussions with representatives at the Ontario Municipal Board indicate that
the Town is well within the quota established and approval would be at the
discretion of the Board.
Fi
::=..
UPDATE COSTS OF CONSTRUCTING THE PROJECT
W`��utlwtED(�'A"O Q�
r
TOWN OF NEWCASTLE
1 U Evl A DUM
467
Lawrence E. Kotseff, M.C. I.P. , Chief Administrative Officer
TO: Members of Arena Sub-Committee
FROM: Joseph P. Caruana, Deputy Director of Community Services
DATE: December 9, 1986
SUBJECT: UPDATE COSTS OF CONSTRUCTING ARENA PROJECT
Information supplied was received from the consulting firms which will
be asked to make a formal presentation on their proposal .
Estimated costs were received based on the following criteria:
a) Cost of SINGLE PAD ARENA - 33,800 sq. ft.(stand alone-no hook-ups)
b) Cost of SINGLE PAD ARENA- 33,800 sq. ft.(stand alone-with hook-ups)
c) Cost of TWIN PAD ARENA- 55,800 sq. ft.(second pad - 22,000 sq. ft.)
d) Cost of SINGLE PAD ARENA & BANQUET FACILITY - 40,800 sq. ft.
e) Cost pf TWIN PAD ARENA & BANQUET FACILITY - 62,800 sq. ft.
f) Cost of FURNISHINGS & EQUIPMENT (ARENA ONLY)
g) Cost of FURNISHINGS & EQUIPMENT (ARENA and BANQUET FACILITY)
Please note with respect to the furnishings and equipment separate
estimates were offered with respect to arena equipment, banquet hall
(partially equipped) and banquet hall (fully equipped) . A partially
equipped hall would allow for a service to be offered where the
individual group may serve a meal which is prepared outside the
facility, a fully equipped hall would allow for complete catering and
preparation within the facility.
../2
ir A I E PAD A NA I TWIN PAD WITH I FURNISHINGS & EQUIP.
SINGLE PAD
( CONSULTANTS (NO HOOK-UPS) (WITH HOOK-UPS) I I &(WITH
HOOK-UPS BANQUET
BANQUET FAC.BANQI ARENA BAPARTIALALFUILY EQUIPPEI
L I
2.3M - 2.8M 2.4M - 2.9M 3.5M - 4.4M 2.7M - MM � 3.9M - 4.9M � N/A I N/A � N/A
I A I 68.00-83.00/sq.ft.l 71.00-86.00/sq.ftl 63.00-79.00/sq 66.00-83.00/sq. l 62.00-78.00/
;.::.:::;:•'• ft.l ft.I sq.ft.i I 1
I I
8M I4.7M 100,000 50,000- UP to
8 3 2.4M 4.3M 2
6800/sq.ft. 71.00/sq.ft. 77.00/sq.ft. 69.00/sq.ft. 75.00/sq.ft. 100,000 400,0
00 I
I I I 3.5M 2.1M -•2.7M 3.2M - 4M 150,000 50,000- 2
000
1.6M - 2.1M 1.7M - 2.2M 2.8M 100,000 400,
000
C 47.00-62.00/sq.ft� 50.00-65.00/sq.fq 50.00-63.00/ I 51.00-66.00/sq. 51.00-64.00/ I
I I
sq.ft.I ft. ( sq.ft. I I I I
d Out
Hand Out I Hand Out I Hand Out I
Hand I atnmtgut Hand out
atnmtg; atnmtq.
D I at mtg. I at mtg. I at mtg. I g I I I I I
£i.
�•-ter::
Jo
q-3
Update Costs of Constructing Arena Project Cont'd. . . Page 2.
Additional information with respect to costing of various projects which
have been recently completed is also offered for consideration.
I trust this information is complete.
i
JPC:sa
Encl .
i,
a) Erin Mills Twin Arena - City of Mississauga
Size 62,000 sq. ft.
Meeting Room (with kitchen facilities) capacity 100
Seating Capacity 300
Total Project Cost $4,200,000 ( 1984)
Cost per square foot $67.75 (1984)
b) Picton Arena - Picton
Single Pad Arena
Seating Capacity 650
Community Hall capacity 400
Total Project Cost $2,500,000 (1985)
c) Burlington Twin Pad - City of Burlington
Size 57,000 sq. ft.
Seating Capacity 750 & 250 total 1,000
Meeting Room capacity 20
Land Acquisition $500,000
Building Cost $3,750,000 (1986)
Total Project Cost $4,450,000 (1986)
Cost per sq. ft.(building) $66.00 sq.ft. (1986)
d) Lindsay Twin Pad Arena - Town of Lindsay
Size 62,000 sq. ft.
Seating Capacity 1000 (one pad only)
-Meeting Room (2) Capacity 15 - 20 each
Community Hall Capacity 250
Building Cost $4,100,000 (1986)
Cost per sq. ft. (building) $66.00 sq.ft. (1986)
NOTE - Lindsay Arena is scheduled for construction in 1987.
. lo
ZONING ISSUES FOR VARIOUS SITES
to - f
Larry Kotseff, Chief Administrative officer
ARENA PRWEGT
P age 5
station and the existing infra-structure. Given these
considerations, it would not seem practical or in the best interests
of the municipality to consider redesignation of lands north and west
of Highway No. 2 for development. If, however, an appropriate
development proposal is submitted for the southeast corner, or the
church' s vacant lands on the northeast corner of Highway No. 2 and
Highway No. 57 , some opportunity would exist for cost sharing
assuming firstly, oversizing of the system to accommodate these
sites, secondly that the Town is willing to front-end the cost of
installing the services in the absence of such development proposals
and thirdly, the Region' s standard endeavour to collect agreement
with the Town.
3. OFFICIAL PLAN AND ZONING CONSIDERATIONS
As discussed with you, a number of sites were considered as
possibilities for the arena proposal . These sites are identified
below with a brief comment as to Official Plan and zoning
considerations.
Site 1 - Highway No. 2/kegional Road No. 57 (northwest corner)
This site is designated Major Open Space by the applicable Official
Plans and the development of a community facility at this location
would conform to the policies of the Official Plans. By-law 84-63 of
the I-own of Newcastle provides an exemption from the zoning
provisions for public uses. This site is therefore, also considered
to be in conformity with the Zoning By-law.
Site 2 - Baseline Road/Martin Road (northwest corner)
The subject site is designated "Minor Open Space" with the presence
of "Hazard Lands"; the hazard being the presence of a fl ood plain
related to a small creek which tranverses the property. The intent
of the Ufficial Plan is to preserve the natural environment for use
of passive recreational activities compatible with the area. In
consideration of the presence of the "Hazard Lands" , the site is
zoned "Environmental Protection (EP)" by By-law 84-63. In
consideration of the policies of the Official Plan, an Engineering
Study would be required to ascertain whether or not the effects of
the hazard on this site can be mitigated to permit development. In
addition, an amendment to the Official Plan would be required to
designate this as a community park site.
Site 3 - Bowmanville High School
The subject site is designated as a "Community Park" site by the
Newcastle Official Plan. The siting of an arena at this location
would conform with the intent of the Official Plan and the provisions
of By-law 84-63 which permits public uses within any zone.
.. .6
Larry Kotseff, Chief Administrative Officer _
ARENA PROJECT
Page 6
Site 4 - Schwarz Brothers Farm (Baseline Road and Spry Avenue)
The subject site is designated "Major Open Space" with the presence
of "Hazard Lands"; the hazard in this case being a significant flood
plain related to the Bowmanville Creek. As with Site 2, an
Engineering Study would be required to ascertain the limitations
imposed upon the site by the flooding. The policies of the Newcastle
Official Plan provide that "Major Open Space" areas shall be used in
accordance with the provisions of the Durham Regional Official Plan;
in which case, it would not be necessary to designate this area as a
Community Park to be developed for an arena. As with the other sites
the provisions of the Zoning By-law permit public uses in any zone.
Site 5 - Sod Farm (Liberty Street North)
This site is located on the west side of Liberty Street, north of the
existing built up area of Bowmanville and is designated "Residential"
by the Newcastle Official Plan. An Official Plan Amendment would be
required to designate the lands for a community park site, however,
the provisions of By-law 84-63, relative to public uses, would not
necessitate a rezoning.
Site 6 - Baseline Road/Spry Avenue (northwest corner)
The subject site is designated "Residential " by the Newcastle
Official Plan and is currently the subject of a residential plan of
subdivision. The easterly portion of the site is subject to a hazard
related to the floodplain of the Bowmanville Creek and an Engineering
Study would be required to ascertain whether or not the hazard can be
overcome. An Official Plan Amendment would be required to designated
the site as a Community Park site, however, the Zoning By-law, as
with the other sites, permits public uses in all zones.
Site 7 - Baseline Road East of Liberty Street
This site on the south side of Baseline Road is designated "Major
Open Space" with the presence of "Hazard Lands", the hazard in this
case being a significant flood plain related to the Soper Creek. The
comments relative to Site 4 would also apply to this site.
I trust that the foregoing information is sufficient and I _enclose
herewith a copy of the outstanding items list with the cost implications
related to each of the foregoing identified thereon.
T. Edwards
*jip
Attach.
CC: Councillor Hal McKnight
CC: G. Ough, Director of Public Works
CC: J. Caruana, Deputy Director Community Services
CONSULTANT SELECTION
TOWN OF NEWCASTLE
u 4 M RANDUM
468
Lawrence E. Kotseff, M.C.I.P. , Chief Administrative Officer
TO: Members of Arena Sub-Committee
FROM: Joseph P. Caruana, Deputy Director of Community Services
DATE: December 9, 1986
SUBJECT: CONSULTANT COSTS
The short listed consultants were asked to provide information with
respect to hourly or daily charges of the firms staff.
The following is offered for consideration:
Totten Sims & Hubicki :
Draftsman 200.00 per day - 25-00 per hour
Architects 500.00 per day - 62.50 per hour
Technical Staff 500.00 per day - 62.50 per hour
Barry Associates Ltd. :
Project Manager 75.00 per hour
Draftsman 25.00 - 46.00 per hour
Architect 56.00 per hour
Designer 46.00 per hour
Technical Staff 63.00 per hour
Phillips Barrett Kaiser:
Principles 70.00 per hour
Senior Engineers 45.00 per hour
A. J. Graham Associates:
Information Pending
The firm which have not provided figures will attempt to make them
available prior to the meeting of December 15, 1986.
With respect to the cost of each consultant, I have been informed that
the rates quoted in each case are as stipulated in the respective
proposals at this particular point in time.
The following is offered as contained in each of the respective
proposals. Estimated Project Value is based on most recent
information.
. ./2
H - z
Consultant Costs Cont'd. . . Page 2.
CONSULTANT FEE CONSULTANT FEE
FIRM RATE ESTIMATED PROJECT VALUE DESIGN TENDER DESIGN BUILD
Totten Sims Hubicki 6.25%(cost) 4.4 M (average) 275,000 N/A
Phillips Barrett Kaiser 5.5% (cost) 4.7 M (average) 258,500 142,000 -
155,000
Barry Associates 7.3% (cost) 3.6 M (average) 262,800 90,250
A. J. Graham N/A N/A 200,000- 218,000 160,000 -
170,000
I trust this information is complete.
JPC:sa
i
DESIGN/CONSTRUCTION METHOD SELECTION
TO BE DETERMINED AFTER CONSULTANT INTERVIEWS
VARIOUS ALTERNATIVES AVAILABLE
Various Alternatives Available
Staff have considered the financing requirements for this project and Schedule
"A" attached, presents six different options. The first four relate to site at
Highway 2 & 57 and and the last two to the site at Baseline - Martin Road area.
Based on funding figures currently available, i.e. Wintario, Ontario Hydro etc. ,
estimated 1986 surplus and projected lot levy revenue for 1987 as provided by
the Planning Department, various funding proposals shown on schedule "A' , are
suggested. On reviewing these options, it should be noted, that
options 3 & 4 would require a tax levy. If this levy were spread over two years
and 1985 assessment figures were utilized, realizing that as the assessment
increases the mill rate will decrease, the effect would be as follows per year.
Mill Rate Increases
(3) (4)
Amount to be raised 190,920 4201250
1985 Assessment base 37,815,536 37,815,536
Commercial Mill Rate 5.05 11.11
Residential Mill Rate 4.29 9.45
The impact on the tax rate has not been considered beyond the current term of
Council. Section 64 of the Ontario Municipal Board Act, does not authorize
the Municipality to proceed with or provide any moneys for any undertaking of
which the cost or any portion thereof is to be raised in a year or years
subsequent to the terms for which the Council then in office was elected,
without first obtaining the Board's approval.
The information indicates that if a single or twin pad arena were to be built at
the Baseline-Martin Road site, utilizing the existing community hall,operated by
the Baseline Community Hall Board the overall cost of the facility would be
approximately $1.1 million less than a similar facility constructed at the site
at Highway 2 and Regional Road No. 57. However, it should be realized that
this site is considerably smaller than the site at Highway #2 and Regional Road
#57 and would limit the Town's flexibility for future recreation facilities
unless additional lands which are adjacent to this site are made available or
acquired.
SCHEDULE A
"- ARENA PROJECT - FUNDING
HIGHWAY #2 & REGIONAL ROAD #57 1 BASELINE - MARTIN ROAD
(1) (2) 3 5 )
SINGLE SINGLE PAD TWIN TWIN PAD ; SINGLE PAD TWIN PAD
PAD COMMUNITY HALL PAD COMMUNITY HALL ; COMMUNITY HALL COMMUNITY HALL
COSTS '
Land 225,000 225,000 225,000 225,000 ; - -
Con- 2,500,000 31100,000 3,900,000 41500,000 ; 2,500,000 3,900,000
struction Costs
Site 764,640 818,900 813,740 868,000 ; 864,640 913,740
Preparation
SERVICES
Water - 520,000 520,000 520,000
Wells 70,000 - - -
Septic
System 75,000 75,000 100,000 100,000 ; - -
Sewer - - - - ; 300,000 300,000
UTILITIES
Hydro & Gas 17,000 17,000 17,000 17,000 ; 17,000 17,000
CONSULTANT'S FEE
i
Design- 175,000 202,000 238,000 260,000 ; 175,000 238,000
Tender Approach
% Fee (7.0) ' (6.5) (6.1) (5.8) i (7.0) (6.1)
- TOTAL '
PROJECT '
i
COSTS 3,826,640 4,957,900 5,813,740 6,490,000 ; 3,856,640 5,368,740
N
SCHEDULE A -(PAGE 2)
ARENA PROJECT •- FUNDING It
HIGHWAY #2 & REGIONAL ROAD #57 1 BASELINE - MARTIN ROAD
(1) (2) 3 i 5 )
I
SINGLE SINGLE PAD TWIN TWIN PAD ; SINGLE PAD TWIN PAD
PAD COMMUNITY HALL PAD COMMUNITY HALL ; COMMUNITY HALL COMMUNITY HALL
. I
I
FUNDING
WINTARIO
I
I
-Arena 625,000 625,000 625,000 625,000 ; 625,000 625,000
-Hall - 200,000 - 200,000 ; - -
I
I
Ontario - - 180,000 180,000 i - 180,000
Hydro
I
I
Sale - 175,000 175,000 175,000 175,000 ; 175,000 175,000
Old Arena
I
I
I
Fundraising 750,000 750,000 750,000 750,000 ; 750,000 750,000
I
OTHER REVENUE
I
COMMUNITY SERVICE LOT LEVY
I
NEWCASTLE 381,500 381,500 381,500 381,500 ; 381 ,500 381 ,500
COURTICE 35,200 52p800
70,400 88,000 ; 35,200 70,400
% COURTICE L.L. 10% 15% 20% 25% i 10% 20%
I
I
1986 250,000 250,000 250,000 250,000 ; 250,000 250,000
SURPLUS
I
i
I
:.. DEBENTURE 1 ,609,940 2,523,600 3,000,000 3,000,000 ; 1,639,940 2,936,840
I
TAX LEVY - - 381 ,840 840,500 ; - -
nirn+:
TOTAL
REVENUE $3,826,640 $4,957,900 $5,813,740 $6,490,000 ; $3,856,640 $523682740
13 - -
Notes to Schedule "A"
1) Site Plan
Costs identified in Section 3 have been pro-rated for parking and concrete
curbing on the basis of the various alternatives being considered. All
these costs were considered to be applicable to all alternatives including
access cost estimated at $100,000. In addition $100,000 was added to
alternatives 5 and 6 because of the nature of this site relative to the
flood plain. This latter aspect would require more detailed examination
with the Conservation Authority (refer to Schedule 'B" and "C" attached
relating to this matter).
2) Consultants Fee
Rates used are based on the schedule of recommended fees established by
the Professional Association of Architects of Ontario.
3) Wintario
Application for funding with respect to the community hall component is
possible in accordance with letter dated October 9, 1986 from the Ministry
of Tourism and Recreation.
4) Ontario Hydro
Contribution in the amount of $180,000 is based upon construction
of a second ice pad.
CjG4EOUL.E
G.L.TOTTEN B.Sc., P.Eng.
R.E. SIMS B.A.Sc.,P.Eng.
J.M. HUBICKI B.A.Sc., OAA, P.Eng.
R.L. WINDOVER M.Sc.,P.Eng.
Ll
P.C. EBERLEE BA.Sc., P.Eng.
CONSULTANTS
TOTTEN SIMS HUBICKI ASSOCIATES(1981)LIMITED
1A KING STREET EAST P.O.BOX 398, COBOURG '
totten suns hubicki associates ONTARIO CANADA K9A 41.1 (416)372-2121
Mr. Jan Devantier R.D.M.R. Director
Department of Community Services,
Corporation of the Town of Newcastle,
40 Temperance Street,
Bowmanville,
Ontario, LIC 3A6
July 2, 1986
Dear Sir,
Re: Engineering Info on Arena Site, Baseline Road and Martin Road,
Bowmanville.
The time alotted to review the site and research your questions is very
brief. Much more detailed research is necessary to confirm our comments.
From our knowledge of the area and a site inspection we present the
following response (numbered as per your letter) .
1. Ground conditions at the site do not appear unusual. Marsh
conditions appear only close to the small watercourse which
runs North/South through the site.
Techniques are available to design foundations for practically
all ground conditions. A soils investigation will be necessary
prior to commencement of design. Unless unusual ground conditions
are encountered we expect conventional footing design to be
used for this site.
2. The question of damage to the parking lot from flooding due to
its location within the flood plain will be dependent on the
design elevation. The higher the parking lot surface the less
likelyhood there is of damage from flooding.
Research is required to determine flood level for a variety of
storm design frequencies say S year, 10 year etc. and the frequency
of flooding of the parking lot will be determined by the elevation
chosen.
cont'd. . . . .2
f}
nuc 2 l9 U
To W"4 OF
Cornmurrit 9rTWC'4STEf
Y S�rwiCeg eept.
ENGINEERS ARCHITECTS AND PLANNERS
Mr. Jan Devantier R.D.M.R. Director
. . .2
July 2, 1986
The Conservation Authority has raised the matter of filling within
the flood plains. The placing of fill within a flood plain is not
readily accepted by the Conservation Authority without considerable
back-up information on the effects of such an operation. A basic
requirement of this type of operation entails the replacement of
storage area lost within a reach by fill with an equal increased
through cut operations depending on the degree of potential
damage which might result from a rise in flood level.
The Conservation Authority will require considerable documentation
on the matter before approval is given if past experience in this
type of operation holds true.
In regard to the possible damage to the parking lot however note
that Baseline Road traverses the flood plain and has not been
damaged to our knowledge, by flooding in this area.
The question of run off as an environmental concern has not been
raised by "the Conservation Authority. Informal discussions with
the Ministry of the Environment indicates that because the proposal
involves a building, which will be d. . igned according to the
requirements of the Building Code and because the playing fields
and parking lot have a relatively low cost, the site is exempt
from the requirements of the Environmental Assessment Act.
We would caution however that construction of a large building
such as this coupled with a large paved parking facility will
increase run off considerably to the culvert on Baseline Road.
This increased run off may be a cause of concern to the property
owner immediately downstream where the outlet channel from the
culvert is small in cross section and may easily overflow unless
it is upgraded.
We recommend that storm run off be handled by a storm sewer
system to avoid the potential for erosion damage to fill embank-
ments which can easily occur if water is allowed to run from the
parking lot surface by sheet flow. This type of erosion damage,
which we have witnessed on a number of sites, will be expensive
to repair and inevitably re-occurs if the right precautions are
not undertaken.
3. The question of backwater effect as mentioned in CLOCA's letter
is likely caused by the Baseline Road embankment. The time frame
cont'd. . . . .3
Mr. Jan Devantier R.D.M.R. Director
. . .3
July 2, 1986
did not allow us to verify this through a review of the flood plain
mapping. The matter of how much of the site is affected comes back
to the question of how much fill can be placed. As it exists now
most of the arena site and approximately half the ball diamond area
lies outside the flood plain limits and would not be affected by
the regional storm flooding.
In summary we would advise that questions of increased run off, filling
within flood plains and potential for flood damage are matters which
require considerable review during design stage. While we feel that
the potential for such problems arising on this site are not that great
we nevertheless advise that every precaution be taken to provide a
design that is sympathetic to existing conditions adjacent to the site.
We trust these comments are of value in your deliberations and we would
be pleased to provide any further assistance on this matter which you
may require.
Yours truly,
R.A.Kempton
P.Eng.
RAK/db
10- LAKF
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kp 1 e
�°
q
r10 N p.J
CENTRAL LAKE ONTARIO CONSERVATION AUTHORITY
100 WHITING AVENUE,OSHAWA,ONTARIO L1H 3T3 (416) 579-0411
REF NO.
April 7, 1986
Mayor John Winters,
Town of Newcastle,
40 Temperance Street,
Bowmanville, Ontario
LIC 3A6
\ Dea r S i r:
Further to our recent meeting and subsequent discussion concern-
ing two possible arena sites on Baseline Road in Bowmanville, I have
looked at both sites and reviewed the Authority's floodplain mapping
for each area, and advise as follows:
Site A - North East corner of Spry Avenue and Baseline Road
This site is flat valleyland presently in agricultural use within
the catchment area of the Bowmanville Creek. it is also floodplain
and hazard land and would be subject to flooding of approximately
8 to 9 feet under regional storm conditions. While there may be some
potential to raise the building site by filling, or isolate it with a
berm, these measures would likely be expensive undertakings, and
require some detailed engineering investigation to show that such works
would not detrimentally affect other property owners in the vicinity.
Conversely, it may also be possible to arbitrarily reduce the flood
elevations by adopting the 100 year flood standard as opposed to the
current regional storm standard. Again, some preliminary engineering
work would be required to see if this would alleviate the flooding
potential of the site, but this kind of change in the standards should
not be viewed as a short term endeavour.
The full documentation on the approach to such a change is on
file with the Town 's Planning Department, but considering all parameters,
this site has the lesser potential , and the Authority could not recom-
mend in its favour under the present circumstances.
Continued. . . . . . .2
/ CENTRAL LAKE ONTARIO CONSERVATION AUTHORITY
Letter� to Mayor John Winters,
r Town of Newcastle,
April 7, 1986
Page 2
Site B - North West corner of Martin and Baseline Roads
This site is characterized by a gently downward sloping plain to
the west and presently appears to be in open space use. The easterly
Portion of the site is above the regional storm floodplain of the
Westside Creekandas the floodplain itself appears to result from the
backwater effect, it would probably be possible to alter the flood-jo'
lines by filling the area without significant effect tQ, other. ]
9
properties. With this considerationlplus„the' fact thatYthe Authority
has already approved the community centre structure in this locale,
1 believe Authority staff could support an application for additional
construction in this vicinity.
Again, if some site grading that might alter the existing flood-
lines is being contemplated, then the Authority would require engineer-
ing evidence as to its impact on this reach of the creek,,, but this is'
only a minor undertaking for this particular site;
If any further elaboration may be required, please so advise.
Yours truly,
WMC:jt
W. M. Campbell ,
Chief Administrative Officer.
i.