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6. LANSDOWNE PARK
- Parc Lansdowne - |
Committee Recommendation
That
Council approve the demolition and removal of the lower south side grandstands
at Frank Clair Stadium for the consideration of $1,200,000, subject to the
requirements of a technical feasibility study and the development of a detailed
demolition work plan.
Recommandation du comité
Que le Conseil approuve
la démolition et l'enlèvement des tribunes inférieures du côté sud du stade
Frank-Clair pour la somme de 1 200 000 $, sous réserve des exigences relatives
à l'étude technique de faisabilité et de l'élaboration d'un plan détaillé des
travaux de démolition.
Documentation
1. Executive Director's report (Business
Transformation Services) dated 2 October 2007 (ACS2007-BTS-RPM-0041).
2. Extract of Draft Minute, 2 October
2007.
Report
to/Rapport au :
Corporate Services and Economic Development Committee
Comité des services organisationnels et du
développement économique
and Council / et au Conseil
2 October 2007/ le 2 octobre 2007
Submitted by/Soumis par: Stephen A. Finnamore, Executive Director,
Business Transformation Services / Directeur exécutif, Services de transformation
des activités
Contact Person/Personne ressource:
Doug Moore, Manager Venture Properties Division
Real Property Asset Management/Gestion des
actifs des biens immobiliers
(613) 580-2424 x 41301, Doug.Moore@ottawa.ca
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SUBJECT: |
LANSDOWNE PARK – STRUCTURAL
INSPECTION OF LOWER SOUTH SIDE STANDS |
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OBJET : |
PARC LANSDOWNE - INSPECTION STRUCTURELLE DES TRIBUNES INFÉRIEURES DU
CÔTÉ SUD |
REPORT RECOMMENDATION
That
the Corporate Services and Economic Development Committee recommend Council
approve the demolition and removal of the lower south side grandstands at Frank
Clair Stadium for the consideration of $1,200,000, subject to the requirements
of a technical feasibility study and the development of a detailed demolition
work plan.
RECOMMANDATION DU
RAPPORT
Que le Comité des services
organisationnels et du développement économique recommande au Conseil
d'approuver la démolition et l'enlèvement des tribunes inférieures du côté sud
du stade Frank-Clair pour la somme de 1 200 000 $, sous réserve des exigences
relatives à l'étude technique de faisabilité et de l'élaboration d'un plan
détaillé des travaux de démolition.
BACKGROUND
In 2007, Real Property Asset Management (RPAM) budgeted and commissioned a structural adequacy review of the lower south side grandstands at Frank Clair Stadium, continuing a repetitive assessment and remediation effort, which has been applied throughout the operational history of the site. The 2007 inspection, however, is the first to assess deterioration and incremental weathering of the structure relative to the updated 2006 Ontario Building Code and the 2004 concrete design code.
As a result of this inspection, and on the advice of the Consulting Engineering team, the City closed the lower South side grandstand on August 31, 2007 in the interest of public safety. On September 5, 2007, RPAM issued a memo to the Mayor and Members of Council advising of structural concerns with the lower South side grandstand. The Engineers provided their final report, including a summary of observations, conclusions and recommendations for risk mitigation on September 20, 2007.
The lower south side stands at Frank Clair Stadium were designed in 1960 and constructed circa 1961. The stands seat 6,648 spectators and represent approximately 25% of the overall stadium seating capacity.
As the oldest permanent stadium infrastructure within the City inventory, the design predates improved construction codes and practices introduced for seismic resistance in the early 1970’s. Further, the lower South side stands are a completely separate structure from the upper stands, which are mid 1970’s vintage and representative of a more robust design.
As a consequence of the recent inspection of the lower South side stands and a combination of key factors including; age (48 years), design, usage and observed distress, the Engineers have concluded that the lower South side stands have reached the end of their service life.
Based on the summary report issued by the Consulting Engineers, staff has determined that there are six (6) options for consideration. The cost estimates below have been presented in the absence of any detailed drawings, specifications or work plan assessment. The estimates are understood to be of limited precision and are considered to be “order of magnitude” only.
The six options are:
In consideration of the key factors and the
conclusions of the Engineering Report, it is the recommendation of RPAM that
the existing lower South side grandstand at Frank Clair Stadium be subject to
demolition and removal (Option 3, above). Staff will continue to investigate alternate
dressing room arrangements as warranted to meet short-term programming needs.
Planned demolition work will require the removal of all resulting debris from the site. The disposal of this debris may be subject to specific environmental regulations.
CONSULTATION
The Ward Councillor has been consulted and supports this recommendation. Further consultation may be required depending on the specific demolition methodology which is applied.
FINANCIAL IMPLICATIONS
An initial contribution of $1,200,000 from the City Wide capital reserve fund will be required in order to fund this expenditure.
SUPPORTING DOCUMENTATION
Following Council’s
approval, Real Property Asset Management will initiate a technical feasibility
review to establish an appropriate demolition work plan.
LANSDOWNE PARK -
STRUCTURAL
INSPECTION OF LOWER SOUTH SIDE STANDS
Parc Lansdowne - Inspection structurelle
des tribunes inférieures du côté sud
ACS2007-BTS-RPM-0041 city-wide
/ À l’Échelle de la ville
Staff responded to Committee members’
questions on the report. The following
summarises the main points raised.
Mr. B. Robinson, Acting Director of Real
Property Asset Management, explained that staff had considered the various
options from three perspectives; due diligence and public safety; impact to
clients in terms of programming requirements; and sensitivity to financial
implications. He maintained staff had
narrowed the options down to one recommendation because it provided the most
flexibility in terms of being responsible for the safety of users, being able
to put in interim seating to accommodate events, and reducing the financial
commitment to the City in terms of providing interim seating on an as needed
basis. Furthermore, he submitted that
in light of potential impending changes at Lansdowne, this scenario provided
the flexibility to be in accordance with whatever direction Council might
decide to take.
Mr. Robinson noted that by law, this
structure did not specifically require regularly scheduled inspections, though
he indicated the City’s program had been very pro-active. He explained that shear load was
unpredictable failure and that the stress cracks had become wider and more
numerous over time. He maintained this
was a gradual deterioration based on use, age and design and that it had gotten
to the point where they were recommending closure. However, he indicated it was very difficult to say how long the
stands had been in this state.
In terms of the impact on adjacent
facilities, Mr. Robinson explained that staff would be undertaking a technical
assessment in terms of all the variables to be factored in; impact on adjacent
facilities; safeguarding the upper deck; road allowances and load limits when
removing materials from the site; programming impacts. He indicated staff was currently developing
the scope of the work, pending Council’s direction on this report, and that all
the referenced issues would be presented in the technical review.
Mr. Robinson noted there were mechanical and
electrical systems underneath the structure, which would be assessed as part of
the technical review. However, in terms
of salvaging some components of the structure in order to offset costs, he
referenced current demolition and labour costs and the challenges these posed
and he indicated this had yet to be determined but that staff would be looking
for the best value.
Ms. Simulik confirmed that the costs would be
paid out of reserves and would therefore not create a pressure for the 2008
budget, but that this would deplete the reserve fund.
Mr. Robinson indicated inspections were done
every five years, based on staff’s prudent decision-making, which was based on
potential risks, funding availability and former law.
With respect to getting to facilities in time
to do remedial work before they were deteriorated to the extent where they had
to be demolished, Mr. Robinson indicated staff was using a very effective tool
called a condition assessment audit. He
explained this had been very beneficial in terms of being able to prioritize
funding and deal with safety issues.
However, he acknowledged that there was not enough funding to inspect
all facilities in a short period of time but that the program was progressing
within the budget capacity.
Mr. P. Jolicoeur, Manager of Comprehensive
Asset Management, indicated that in 2007, inspections were conducted on 12 to
15 buildings of a wide-span structure (i.e. arenas and pools).
In closing, Mayor O’Brien congratulated staff
for their work on this project. He
indicated he believed staff was leading Council in the right direction in terms
of their decision and he submitted that they had potentially saved lives.
That the Corporate Services and Economic
Development Committee recommend Council
approve the demolition and removal of the lower south side grandstands at Frank
Clair Stadium for the consideration of $1,200,000, subject to the requirements
of a technical feasibility study and the development of a detailed demolition
work plan.
CARRIED