TAMRMS#: B06
11.1
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Project Charter - Schematic Design for the Community Amenities Site
Notice given by: Councillor Hughes
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PROPOSED MOTION(S):
recommendation
That the project charter to complete the schematic design for the Community Amenities site for TBD dollars is approved, to be funded by the TBD reserve or debt.
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ADMINISTRATION’S UNDERSTANDING OF THE INTENT OF THE MOTION
This motion would direct Administration to advance the schematic design in alignment with the Community Amenities concept plan, endorsed by Council September 19, 2023, at a cost of $4,490,000 (see Attachment 1) funded from the capital reserve.
The wording of the motion would be:
That the project charter to complete the schematic design for the Community Amenities site for $4,490,000 is approved, to be funded from the Capital Reserve.
ADMINISTRATION’S RECOMMENDATION
That Council supports Alternative 1.
PURPOSE OF REPORT
The purpose of this report is to present a motion for which Councillor Hughes gave notice on March 11, 2025.
ALIGNMENT TO COUNCIL DIRECTION OR MANDATORY STATUTORY PROVISION
N/A
BACKGROUND AND DISCUSSION
The Site
In 2022, Council reached an agreement with Rohit Lands St. Albert West Ltd. which secured 59 acres of land in St. Albert’s northwest for the development of the Community Amenities Site. The site contains 29 acres of developable land and 30 acres of undevelopable land (former landfill). As per the land agreement, the undevelopable land remains with Rohit, subject to their capping of the landfill and 2 years of environmental monitoring (conditions estimated to be met in 2027).
Project Delivery
Administration is advancing work on the Community Amenities Site through a gated approach (see Image 1). This allows for Council to 1) control timing of investments in the project and 2) make strategic decisions regarding project scope, phasing and partnership exploration.
Completed Steps
Between 2022 and 2025, Administration conducted a city-wide community recreation needs assessment; affirmed a site concept plan; and completed preliminary site studies, a functional study, and a partnership opportunity review.
Council affirmed the site concept plan on September 19, 2023, which includes three functional areas:
1. Indoor amenities - a large aquatics facility, ice arena, gym and fitness spaces, and community spaces
2. Outdoor amenities - spray park, sports fields, courts, bike skills area, and passive recreation spaces
3. High school site.
Study results were presented to Council on March 11, 2025, and are summarized below.
Site Studies
Site investigations included a geotechnical drilling program, hydrological study, and traffic impact assessment. Nothing was uncovered during these preliminary investigations that indicated any issues or concerns in proceeding with the project.
Operating Functional Study
The operations of public recreation consider facility operating expenses, council and community values, delivery of programs and services, and community well-being. The Community Amenities Site would be operated in alignment with and in consideration of impacts on existing City recreation facilities (e.g., Fountain Park Recreation Centre). This means that the amenities will provide both individual and community benefits and that operational costs of these amenities will not be fully recoverable.
Partnership Opportunity Review
The review examined several municipal partnership models that could be applied to the Community Amenities Site. While there is no mandate for partnership on this project, later project phases will consider the potential for capital and operating partnerships, which would include clear evaluation metrics.
Next Steps
The next steps in the project (see Image 1) are related to design, schematic design and detailed design.
Schematic design allows for better cost estimates and informed decisions on project phasing and partnership exploration. Detailed design further refines costing and provides near construction ready details.
Though these steps can be funded independently, funding both, while still respecting Council decision points, provides two key advantages:
1. Advances design to point of greatest cost certainty before construction, and
2. Signals to potential partners that the work is a municipal priority and is likely to be constructed.
IMPACTS OF MOTION
Financial:
If approved, $4,490,000 will be funded from the Capital Reserve, which has funds to support this project.
Compliance & Legal:
None at this time.
Program or Service:
The longer the gap between completing schematic design and advancing further stages of work, the greater the risk that assumptions around community need and costing will need to be revisited. This could result in a need to redo previously completed work.
Approval of funding would impact the City’s funding for prioritized capital initiatives planned for the near term.
Organizational:
Administration has included consideration for additional staffing to both support this work and maintain existing levels of service.
Risks:
Approving funds for schematic design may increase community expectations that the project has been prioritized for continued investments in design and construction.
Funding partial design does not ensure consultant continuity across design and may limit construction delivery considerations, both which may have negative cost implications.
If no funding is approved, this project will not advance beyond its current state for the time being. It will remain on the 10-Year Capital Plan, in alignment with the long-term debt strategy.
Schematic design should not be advanced without certainty on the site concept, which includes considerations of the identified high school site. The schematic design will not include any indoor or outdoor amenities related to the collocated high school site.
ALIGNMENT TO PRIORITIES IN COUNCIL’S STRATEGIC PLAN
Item aligned to Strategic Plan:
Community Amenities Planning
ALIGNMENT TO LEVELS OF SERVICE DELIVERY
A.
B. Community Amenities
A.1.4 Parks, Open Spaces and Recreation Sites
A.1.5 Recreation and Sport Amenities
ALTERNATIVES
If Council does not wish to support the proposed motion, Administration presents the following alternatives for Council’s consideration.
Alternative 1: That the project charter for full design (schematic and detailed) for the Community Amenities Site be approved in the amount of $9,990,000, funding $4,500,000 from the Capital Reserve and $5,490,000 from the Land & Facilities Reserve (see Attachment 2).
Financial:
If approved, $9,990,000 would be funded from reserves.
• $4,500,000 from the Capital Reserve
• $5,490,000 from the Land & Facilities Reserve
To stay within the City’s available capital funding, this project will necessitate postponing other prioritized capital growth projects by a minimum of $1,000,000 in 2026, $1,900,000 in 2027, and $4,500,000 in 2028 (see Funding Analysis). Using reserves to fund a project of this scale without prior planning and with finite funding exposes the City to increased risk in its ability to address emergent infrastructure requirements and/or emergencies.
Compliance & Legal:
None at this time.
Program or Service:
Funding full design provides increased certainty on project scope and future construction investments. It also provides a strong position for exploring partnerships.
However, the longer the time between completing detailed design and funding construction, the greater the risk that community needs or Council priorities change and partner retention becomes difficult.
Organizational:
If this motion passes, Administration has included consideration for additional staffing to both support this work and maintain existing levels of service.
Risks:
Approving design funds may increase community expectations that the project has been prioritized for capital construction.
Uncertainty about construction funding may weaken our partnership position.
Significant delays between completing design and beginning construction increase the potential for changes in community need or Council priorities which would require reinvesting in completed steps.
Alternative 2: That administration prepare a borrowing bylaw for the project charter for the Community Amenities Site in the amount of $173,010,000 (see Attachment 2) for Council’s consideration.
Financial:
If approved, administration would prepare a borrowing bylaw in accordance with the requirements of the Municipal Government Act and Council Policy for $173,010,000 for Council’s consideration.
It is important to note that approving this funding source would bring the City close to its maximum allowable debt limit and would require a phased approach for construction to remain compliant. Other prioritized debt-funded projects being considered for debt financing in the near term would need to be delayed as there would not be enough room within the debt limit to accommodate them.
Compliance & Legal:
None at this time.
Program or Service:
Administration would return to Council, in line with the gated approach shown in Image 1, for direction on project scope to be advanced for detailed design, partnership exploration, and construction. Administration would continue to refine operating impacts in line with partnership opportunities and construction timing.
Organizational:
Administration has included consideration for additional staffing to both support this work and maintain existing levels of service.
Risks:
This approach provides access to full project delivery funds. While it would accelerate timelines for construction, it presupposes all amenities will be constructed without phasing.
Total project costs may be impacted through further design work.
Schematic design should not be advanced without certainty on the site concept, which includes considerations of the identified high school site. The schematic design will not include any indoor or outdoor amenities related to the collocated high school site.
If no funding is approved, this project will not advance beyond its current state for the time being. It will remain on the 10-Year Capital Plan, in alignment with the long-term debt strategy.
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Report Date: June 17, 2025
Author: Parks & Community Partnerships branch
Department: Recreation & Parks
Department Director: Daniele Podlubny
Managing Director: Dinu Alex
Chief Administrative Officer: William Fletcher