Rossdale Lands
Redevelopment –
Breakdown of Costs
Recommendations:
That the March 21, 2012, Sustainable
Development report 2012SPE005 be
received for information.
Report Summary
This report provides information on
the redevelopment/repurposing of
the Rossdale Generating Station
buildings and the West Rossdale
land development.
Previous Council/Committee Action
At the November 2, 2011, Executive
Committee meeting, the following
motion was passed:
That Administration return to
Executive Committee with a report
outlining a breakdown of costs
associated with the Rossdale Lands
Redevelopment, including:
1. Responsibilities of EPCOR prior
to the EPCOR buildings being
returned to the City.
2. A budget for servicing the land,
including a reasonable
landscaping package which
might be part of the developer’s
costs.
3. Information on whether a
contractor could heat the building
in 2012, and associated costs.
4. Information on the roadwork that
needs to be done, outside of the
development.
5. A status report on the first phase
of the plaza development.
6. A status report on the pump
houses.
Report
This report provides an overview of the
response to the Executive Committee
inquiry. With negotiations underway
regarding the transfer of the Rossdale
Generating Station, as well as
associated land development
information, an in-private presentation is
available for the Committee.
Background
In December 2011, City Council
approved $10.6 million to upgrade the
arterial roads in West Rossdale in
accordance with the West Rossdale
Urban Design Plan as part of the 2012 –
2014 capital budget. Administration is
advancing the preparation of the
conceptual and detailed design for the
upgraded arterials and associated public
realm, and the deep and shallow utilities
to service both West Rossdale and the
EPCOR site.
Administration is working such that the
opportunity for full repurposing of the
buildings in the future is preserved,
programming options are explored, and
business cases are confirmed for future
capital budgets.
The City owns the majority of land in the
West Rossdale Urban Design Plan area.
The City is currently the registered
owner of the EPCOR Site (a portion of
which includes the Rossdale Power
Generating Station buildings) and holds
the land as a bare trustee for EPCOR
pursuant to the Master Agreement
between the parties dated September
27, 1995.
EPCOR continues its work to
decommission the western portion of the
6
site, such that it will be transferred to the
City in June/July 2012.
The “lay down” areas for the new
Walterdale bridge construction include
the future Plaza area immediately west
of the main heritage power generating
buildings on the EPCOR site. This use
of the proposed Plaza area will, for the
short term, restrict public access to the
site and buildings.
1. Responsibilities of EPCOR prior to
the EPCOR buildings being returned
to the City
As part of its decommissioning of the
site, EPCOR has committed to fund the
cost of grading, leveling and seeding the
area (i.e., the future Plaza) formerly
occupied by several recently
demolished (non heritage designated)
buildings. A commitment by EPCOR to
the Rossdale Community League to
remove the security fence to allow
public access to the future Plaza area
will be deferred until its use as a “lay
down” yard is complete.
Currently, all of the buildings on the site
require some level of repair and
upgrading. Prior to the City taking
possession of the land and buildings,
Administration is negotiating with
EPCOR to:
• repair or replace the roof of the
Boiler Hall building
• address the current structural
integrity of the main buildings (a
provincially designated historic
resource) and installation of a
heating system to protect the
building foundations during the cold
weather months
• leave the security fence in place so
as to prevent public access to the
bridge lay down area
• transfer the funds earmarked to
“finish” the Plaza, such that they are
used by the City to restore the “lay
down” area after the new Walterdale
Bridge is complete
If the building upgrades are not
complete prior to June/July 2012, then
Administration will work with EPCOR to
ensure they are in place before winter
2013.
The detailed responsibilities of both
EPCOR and the City in accepting the
land and buildings will be addressed in
an agreement that will identify:
• the date of transfer
• the new boundaries of the site
relative to the interests of the City
and EPCOR
• the conditions under which the site
and buildings will be transferred to
the City
• the means by which the City and
EPCOR will exchange any funds to
fulfill the terms of the Transfer
Agreement
• a report approved by the City and
EPCOR confirming the condition of
the buildings and site at the time of
transfer
2. Budget for Servicing the Land,
Including a Reasonable Landscaping
Package Which Might Be A Part of
the Developer’s Costs
The estimated cost to upgrade utility
services for new residential
development in West Rossdale is
$5.7 million, and public realm park and
streetscape improvements are
estimated at $41 million.
Administration believes it reasonable (in
the Edmonton market) that the
developer be responsible for the costs
associated with the public realm
between the property line and the curb
for the frontage of the development
sites.
Three scenarios were developed to
assess the revision to the streetscape
cost allocation. The first scenario
assumes that all of the streetscaping
and park improvements identified in the
West Rossdale Urban Design Plan are
funded and built with costs shared
between the developer and the City.
The second scenario assumes only the
developer portion of the streetscape
improvements are funded and built. The
third scenario assumes that limited
streetscape improvements are funded
and built. This reflects a base case for
discussion purposes, but does not
implement the Urban Design Plan.
The City as the owner of the majority of
the redevelopment lands, would realize
varying degrees of returns under each
scenario. Administration has detailed
information on the scenarios available
for discussion in private.
3. Information on Whether a
Contractor Could Heat the Building in
2012, and Associated Costs
EPCOR is currently heating the Boiler
and Turbine Halls with a system of
portable propane fuelled furnaces at an
approximate cost of $160,000 annually.
Additional operating expenses include
electricity, primarily to heat the Pump
Houses, and ground water maintenance
monitoring and security.
4. Information on the Roadwork that
needs to be Done, Outside of the
Development
The West Rossdale Urban Design Plan
requires changes to surrounding arterial
roads as follows:
• Rossdale Road east of 104 Street to
97 Avenue will be converted from
one way to two way flow inclusive of
three northbound lanes, two
southbound lanes, a new raised
centre median, and a new access to
the EPCOR site.
• Rossdale Road north of 97 Avenue
to 103 Street/Rossdale
Road/Bellamy Hill intersection will
require changes to accommodate
two-way traffic on Rossdale Road.
• The road surface and public realm
for Rossdale Road, 105 Street and
97 Avenue will be repaved.
Landscaping and decorative street
lighting enhancements will also be
considered, subject to their
availability under the Provincial fuel
tax grant program.
A work program to complete preliminary
and detailed designs for the
infrastructure upgrades for these arterial
roadways in West Rossdale is underway
and will be funded from the $10.6 million
in funds approved by City Council.
5. A Status Report on the First Phase
of the Plaza Development.
Community Services developed a
preliminary program statement and
summary of public consultation for the
EPCOR repurposing as part of the
October 5, 2011, Sustainable
Development report 2011SPE032 –
Redevelopment of Rossdale Lands.
The "Great Lawn" will be developed with
funds to be provided by EPCOR through
the Transfer Agreement once the lay
down area is complete. Administration
will seek the transfer of this funding to
complete the work.
During the time the new bridge is being
constructed, Administration will continue
business and program planning to
repurpose the heritage buildings and
activate the Plaza. When the Plaza is
no longer required for lay down
purposes, the security fence will be
removed and at a minimum, grade, level
and seed the Plaza.
Initial estimates project the construction
of the Plaza to occur over two years and
be concurrent with the construction of
the East Esplanade (the area from the
entrance to the site on Rossdale Road
to the water’s edge near Pump House
1).
6. A Status Report on the Pump
Houses
Pump House Two (being newer, larger
and with more potential program
opportunities) should be repurposed
before Pump House One (see
Attachment 1 – Rossdale Lands
Redevelopment Map). The pump house
would be brought up to a basic standard
for life safety and the level of
commercial standard would depend on
the desired program for the building.
Repurposing the pump houses will be
advanced with a business plan, program
statement and funding framework. To
achieve the above, Administration will
pursue expressions of interest to reuse
Pump House Two. The proposed scope
of work would be outlined in a Request
for Proposal that would be coordinated
with timing of the construction of the
bridge. This initiative has the potential
to create an immediate investment in
the area, as well as create an attraction
to complement the place making
associated with the Plaza and river front
improvements associated with the new
Walterdale Bridge.
Next Steps
Administration will pursue the following
next steps:
• Design the utilities, reconfigured
arterial roadways and associated
public realm improvements along
Rossdale Road, 105 Street and 97
Avenue.
• Negotiate the transfer of a portion of
the EPCOR site and buildings to the
City and in so doing, ensure the
buildings are in a stable condition
suitable for future upgrading.
• Advance the program and business
planning to repurpose the Rossdale
generating buildings.
• Continue dialogue with affected
stakeholders on the residential
development in West Rossdale and
the repurposing of the Rossdale
power generating buildings.
• Advance an integrated plan to
repurpose the Rossdale generating
buildings, construct the Plaza and
East Esplanade, and move the West
Rossdale development lands into the
marketplace.
Policy
The Way We Grow, Edmonton’s
Municipal Development Plan:
• 5.8.1.3 – Support conservation and
adaptive use of historic resources.
The Way We Live, Edmonton People
Plan:
• 2.1.2 - Optimizes partnerships to
build and maintain venues that serve
as a legacy for all Edmontonians.
• 2.3.2 – Champions the River Valley
as a centrepiece of an integrated
regional parks system.
• 2.5.2 – Maintains and celebrates its
history at city-owned attractions and
facilities.
Corporate Outcomes
The Way Ahead, Edmonton’s Strategic
Plan 2009-2018:
• Transform Edmonton’s Urban Form
Public Consultation
An extensive combined public
consultation process was completed for
the West Rossdale Urban Design Plan
and new Walterdale Bridge in 2010. In
the fall of 2011, an extensive public
consultation process with various
stakeholders groups, including
aboriginal stakeholders, was completed
for the repurposing of the Rossdale
Generating Station.
Further consultation will be required as
the repurposing and programming of the
Rossdale Generating Station site and
buildings evolves. As well, further
discussions with EPCOR on the
Transfer Agreement are planned.
Budget/Financial Implications
An integrated business plan for
implementing the West Rossdale Urban
Design Plan is being finalized. Work
approved in the 2012 ($10.6 million) is
being advanced to upgrade/reconfigure
97 Avenue, 105 Street and Rossdale
Road.
Attachments
1. Rossdale Land Redevelopment Map
Others Reviewing this Report
• R. Boutilier, General Manager,
Transportation Services
• L. Cochrane, General Manager,
Community Services
• M. Koziol, General Manager,
Infrastructure Services
• L. Rosen, Chief Financial Officer and
Treasurer
• D. H. Edey, General Manager,
Corporate Services
(
http://i184.photobucket.com/albums/x164/coldrsx/misc%20photos/Picture1-53.png)
Prev
Linear Mode
