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THE CORPORATION OF THE CITY OF NELSON REQUEST FOR DECISION

DATE:

LATE ITEM November 16, 2015 Special

TOPIC:

Cottonwood Market Re-Design

PROPOSAL:

Approve Design Proposal

PROPOSED BY:

Staff

ANALYSIS SUMMARY:

The existing structures that house the Cottonwood Market were constructed some 40 years ago by the boy scouts as camping structures.

The Eco-Society noted the following: “The reality of the current structures is that the roof needs to be replaced, more covered area is needed, and security is a concern for market assets. The walls and foundations seem sound. If the structures are going to be torn down in the next 10 years to facilitate Railtown development, it doesn't make sense to invest 50-100K in repairing them.

City engineering staff also did a review of the structures and agrees with the assessment made by the Eco-Society. As the owners of the structures, once these are deemed unsafe, then Council needs to either close them, repair them or remove them.

The orientation to the park is also poor as the structures effectively create a barrier to the park. The other big concern with the present market is pedestrian and parking circulation, the current situation is “chaotic” and pedestrian safety is poor. Circulation to the vendors in the market is also not ideal.

Attached is the proposal from Cover Architectural to develop a new re-designed market area, this was contemplated by the Eco-Society for a number of years and some preliminary work was done before the city completed the downtown waterfront master plan which created a larger community vision for the Railtown area. The vision includes the opportunity to revitalize this once thriving neighbourhood and build on its many assets including Cottonwood Park, Cottonwood Creek, the recently renovated CP Stationhouse and the other heritage buildings in the area. The City purchased some strategic properties in the area to facilitate this revitalization.

Railtown has the opportunity to become an eclectic new downtown neighbourhood. That planning process, the Railtown sustainable neighbourhood plan has been kicked off and will include a number of opportunities for the community to provide additional input.

The current challenge is the design work for the new market needs to be completed now in order to be able to re-open the market in the spring. Staff is confident a new design can be completed that does not impact the revitalization options being contemplated for the Railtown neighborhood and the two processes can be completed in parallel.

There is also interest from a community business to participate and contribute to a new Cottonwood Market.

BACKGROUND:

A design proposal has been sought from Cover Architectural to complete the design work for

the new market. The City and the Eco-Society have agreed that the new market will roughly equal the capacity of the existing market, with some additional features. The following is a

description of the proposed functional elements of the new market. Construction:

• Approximately 2000 sqft of covered area for vendors and pedestrian circulation.

• Two durable washroom facilities with the potential for use beyond market hours.

• A lockable facilities maintenance room and storage area for management use.

• A covered bandshell that includes electrical services and a lockable storage area.

• Audience seating incorporated into the landscape that may or may not be covered.

• Play area

Additional considerations:

• Potential protective fencing along Cottonwood Creek.

• Space for additional formal (paying) market vendors in proximity to the covered market stalls.

• Space for informal (non paying) market vendors in proximity to the covered market stalls.

• Pedestrian and vehicular circulation on and around the site.

• Pedestrian and vehicular connections between the market site and the remainder of Nelson.

• Relationships between the new market and surrounding properties, including Cottonwood Park and other City Properties. Considerations for future expansion:

• Additional covered and uncovered vending spots.

• Future parking needs.

• Storage capacity for vendors.

BENEFITS, DISADVANTAGES AND NEGATIVE IMPACTS:

The Eco-Society has identified the need to develop a new market at Cottonwood for a number of years as the current market had a number of deficiencies and was nearing end of life. A community business partner has expressed interest in participating in a new market. In order to design and construct a new market by spring 2016 the design work needs to begin late 2015/early 2016. The design can be completed that does not impact the larger Railtown revitalization planning work.

LEGISLATIVE IMPACTS, PRECEDENTS, POLICIES:

It is within Council’s legislated authority to approve the proposal for the re-design of

Cottonwood Park. Council is responsible for the safety of the public in public spaces and must address any potentially unsafe conditions.

Council has adopted the Sustainable Waterfront and Downtown Master Plan and provided funding to complete the Railtown Sustainable Neighborhood Plan.

COSTS AND BUDGET IMPACT - REVENUE GENERATION:

The design fees to complete the work are $12,600 and can be funded from the development services consulting fees budget. The preliminary estimate for the construction of the new market is between $100,000 and $150,000. The Eco-Society has agreed to take the lead in

fundraising for the construction costs. A community business partner has expressed interest

in contributing to this project.

IMPACT ON SUSTAINABILITY OBJECTIVES AND STAFF RESOURCES:

The city’s sustainability plan identifies a number of goals regarding food security that are met with Council supporting the ongoing operations of the Cottonwood Market. A number of sustainability goals will be moved forward with the development of the Railtown neighborhood sustainability plan.

COMMUNICATIONS:

The decision of council will be communicated to the media and on the city’s website and Facebook page. There will be an opportunity for the community to participate in the design process as well as the Railtown sustainable neighborhood plan.

OPTIONS AND ALTERNATIVES:

1. Approve the request.

2. Deny the request.

3. Refer to staff for more information.

ATTACHMENTS:

Design Proposal Cover Architectural.

Excerpts from the Railtown neighborhood sustainability plan.

Excerpts from the Sustainable Waterfront and Downtown Master Plan.

STAFF RECOMMENDATION:

That Council passes the following resolution:

That Council approves the fee proposal and scope of work from Cover Architectural

Collaborative Inc. for the amount of $12,600 and the removal of the existing structures in

2015.

AUTHOR

REVIEWED BY:

of $12,600 and the removal of the existing structures in 2015. AUTHOR REVIEWED BY: CITY MANAGER

CITY MANAGER

of $12,600 and the removal of the existing structures in 2015. AUTHOR REVIEWED BY: CITY MANAGER

CORPORATE OFFICER

Introduction Cottonwood Market Replacement November 4th 2015 It has been identified that the current Cottonwood

Introduction

Cottonwood Market Replacement

November 4th 2015

It has been identified that the current Cottonwood Market poses a safety risk to the public and is beyond rehabilitation. The City of Nelson, working with the West Kootenay EcoSociety, has decided to create a new permanent market within the boundaries of Cottonwood Falls Park. It is expected that the new market will be operational for the 2016 market season.

Scope

The City and the EcoSociety have agreed that the new market will roughly equal the capacity of the existing market, with some additional features. The following is a description of the proposed functional elements of the new market.

Construction:

Approximately 2000 sqft of covered area for vendors and pedestrian circulation.

Two durable washroom facilities with the potential for use beyond market hours.

A lockable facilities maintenance room and storage area for management use.

A covered bandshell that includes electrical services and a lockable storage area.

Audience seating incorporated into the landscape that may or may not be covered.

Play area

Additional considerations:

Potential protective fencing along Cottonwood Creek.

Space for additional formal (paying) market vendors in proximity to the covered market stalls.

Space for informal (non paying) market vendors in proximity to the covered market stalls.

Pedestrian and vehicular circulation on and around the site.

Pedestrian and vehicular connections between the market site and the remainder of Nelson.

Relationships between the new market and surrounding properties, including Cottonwood Park and other City Properties.

Considerations for future expansion:

Additional covered and uncovered vending spots.

Future parking needs.

Storage capacity for vendors.

Cover Architectural Collaborative Inc.

#5 - 320 Vernon Street, Nelson, BC, Canada V1L 4E4 p.250.354.4445 f.250.352.0017 www.coverac.ca Graeme Leadbeater Architect AIBC, AAA, FRAIC, Principal Lukas Armstrong, B.Des, M.Arch, Principal Robert Stacey, BFA, M.Arch, Principal

RAILTOWN RFP

The Railtown neighbourhood plan will be developed based on the principles and directions in Nelson’s Path to 2040 - Sustainability Strategy and it needs to consider the following:

planning context (SWDMP, OCP, etc.)

sustainability context and FCM requirements: Integrating energy, utilities, building, transportation, solid waste, and social considerations

site conditions: creek, hazardous lands, existing land uses, heritage, environmental/ecological amenities considerations, on-street parking configurations

Infrastructure and Servicing Capacity (hydro, sanitary, storm, water, transportation)

appropriate mix and density of uses, and increase of residential units with reference to Market Analysis from SWDMP

Specifically, the plan will be required to address and make recommendations on the following:

energy (micro-hydro and potential for community energy system);

current best practices towards sustainable land use development;

interaction with and expanding the City's active transportation infrastructure specifically in regards to walking, cycling and public transit;

environmental remediation of Cottonwood Creek where applicable;

brownfield development (specifically discussing the challenges to develop brownfields in a community where land values are relatively low in relation to costs for reclamation);

energy efficient housing;

water and wastewater infrastructure. The plan must look at existing infrastructure and the need to maximize efficiencies of the infrastructure to ensure operations are sustainable for the long term;

solid waste: the Plan needs to touch on the need to reduce solid waste. It is understood that the Regional District (not the City of Nelson) has the primary responsibility for solid waste, but there needs to be a discussion on the possibility of waste reduction particularly since the recycling centre is located in middle of the neighbourhood and since programmes are already in place for composting in Cottonwood Falls Park.

By May 2016, a focused sustainable neighbourhood plan that provides:

concept plan for the Railtown neighbourhood that illustrates: zones/land uses, street improvements, on-street parking configurations, and pedestrian, cycling and vehicular connections/improvements.

review of existing Development Permit Area Guidelines, with comment on any necessary revisions or changes.

review of land use zone(s) for possible update of the Zoning Bylaw, including details for permitted uses, lot coverage, height, setbacks, and minimum and/or maximum lot sizes, and off-street parking and loading requirements.

cross sections for streets that incorporate recommendations from the Active Transportation Plan.

development of sustainability goals, targets, strategies for achieving goals, and an implementation and monitoring strategy including appropriate indicators

detailed recommendations in order to achieve momentum towards implementation by using such opportunities as:

Brownfield redevelopment incentives;

energy efficient building incentives;

planning incentives i.e. bonusing, streamlined approval process, etc.

taxation incentives.