New Westminster Gas Works Building – 231 Twelfth Street –
Purpose Discuss the possible land use considerations and environmental implications with Gas Works site. City to decide possible offer by Province of a Free Crown Grant.
Process Overview
Overview of the Process • Site is Provincial Crown Land • Province considering gifting site to City as a Crown Grant • Province’s obligation to remediate site contamination remains • City to undertake land use plan for civic and community uses and heritage plan for Gas Works building, and transfer obligation for 20 non-market housing units
Overview of the Process • City retained consultants to work over the summer • Consultation with the community in September – Environment Committee – September 9 – Heritage Commission – September 16 – Council Workshop – September 21 – Community Open House – September 23 • Report back to Province – September 30* * ����������������������������������������������������������
City Due Diligence • City has retained two sets of consultants: –Somerset Engineering Group (with Barry McGinn); and –Ramsey Warden Architects
Background
Location • Located in North Arm North neighbourhood. • Old industrial area with many properties converted to automobile sales, service and repair. • City adopted Official Community Plan for this area in 2004 – Lower Twelfth Street Area Plan
Adjacent Neighbourhood • Located adjacent to the Brow of the Hill neighbourhood. • Steep slopes to Fraser River. • Historic “working class” neighbourhood. • Undeveloped until the 1890’s. • Today mix of three story multifamily residential and older single detached dwellings.
Gas Works Building • Brick masonry building 34’ x 86’ • Retaining wall built to create usable areas • Situated on highest elevation of site • Interior wood framed timber trusses • Interior demising walls create four chambers • Additions and alterations over time
Site Remediation
Contamination • Hydrocarbon impacted soils – total volume of impacted soils 3,645 m 3 • 845 m 3 in lower area • 2800m 3 in upper area including: – 400 m 3 below heritage building – Contaminants include, among others: • benzene, ethylene benzene, toluene, xylene, naphthalene, pentachlorophenol, and cyanide • Contamination extends onto streets and lane – 145 m 3 in dissolved phase hydrocarbon plume onto Twelfth Street
Contamination • Province has offered to cleanup site. – Province’s preferred option is to remove the on- site contamination and use monitoring and risk assessment for off-site contamination (the plume on the street) • Estimated cost for Province’s preferred option: – $1.45 -$1.85 million – Engineering Department prefers total cleanup • Additional costs for cleanup, as opposed to monitoring and risk assessment of off-site contamination – $0.6 million
Contamination • Cleanup Standards – study done on basis of residential level according to site contamination guidelines. – Urban park has same standard as residential however, agricultural standard is 10 to 100 times more stringent. – If there are to be community gardens, they must be isolated from site soil.
Key Remediation Questions • Should the site cleanup occur now or later? – Engineering Department would prefer that it is done now. • Does the Province provide funds to the City for cleanup or does the Province do the work? – Engineering Department would prefer that the Province do the work. • Who manages the cleanup – the City or the Province? – Engineering would prefer that the Province manage the cleanup. • Is the proposed method of cleanup suitable? – Not suitable for in-site remediation, excavation required.
Heritage Value
Heritage Value Building listed on the Heritage Register- July 23, 1997 Heritage value based on three main areas: 1. Historical Associations • historical themes, associations, persons and events 2. Architecture • design, materials, craftsmanship, construction techniques and architect 3. Historic Environment • site, setting/context, landmark
1. Historical Association • Has high local and regional significance as an early public works system – Built in 1886 when New Westminster was industrial heartland of the region – One of two coal gasification plants remaining in BC
1. Historical Association • Keen community interest – 37 articles in the Columbian during construction • Coal gasification process was considered “high tech” • Coal first used as street lighting on Columbia and Front Streets • Now very little remaining of New Westminster’s industrial heritage
2. Architectural • High architectural significance with its design and as the oldest remaining brick building in New Westminster, having survived the Great Fire of 1898 • Built at a cost of $65,000 – large expenditure for the time • Designed in the Victorian Fire Ruins, 1898 (NWPL 994) Chicago Industrial style – displaying civic progress and industry
2. Architectural • Designed by prominent architect George W. Grant who also designed other civic buildings in New Westminster • Features arched window openings, corbelled brick work, ocular windows • Once had a 5 foot high gable on the roof that held wooden louvers for roof ventilation
3. Historic Environment • One of the few remaining industrial buildings • Once surrounded by industrial uses • Retains an original relationship to the site • Dimensions and form similar to Parthenon – tribute to industrial progress • Highly visible on hillside and has a landmark status
Assessment of Gas Works Building
Consultant • Somerset Engineering Group - review feasibility and costs related to retaining the heritage building, including: – raising or relocating the building to remediate soil underneath; or – disassembling the building, storing it during cleanup and then putting it back together. • Heritage Consultant (Barry McGinn)
Gas Works Building • Becomes City’s responsibility if land accepted as Free Crown Grant • City would like to protect but may be too costly • On-going engineering studies to report on protection during cleanup – how to do it and costs
Gas Works Building • How to define acceptable level of cost for heritage protection – e.g. cost savings from free land and cleanup, other • If very expensive, appetite for referendum, bond issue • Uses for building, if retained
Land Use Study
Consultant • Ramsey Warden Architects preparing land use planning options for entire site examining civic and community uses
Site Elements and Principles • Site has important connections: – Third Avenue is an entry to the Quay via the Third Avenue overpass; – Relationship to Twelfth Street corridor and gateway to Downtown • Need for strong uses along Twelfth Street to reinforce activity and synergy on the site.
Potential Uses –Fire Hall: • Appropriate location – completion of location plan • Size – 4 bay? • Timing of construction • Accumulation of funds for capital expenditure –Neighbourhood park and open space: • Appropriate location • funding –Community space and community use These meet the goals of the 2004 Lower Twelfth Street Area Plan.
Potential Uses
Connections
Proposed Site View
Possible Ground Floor Plan
Potential Site Plan (without Gas Works Building)
Potential Site Plan (with partial retention of Gas Works Building )
Option - Walled Courtyard
Garden Wall Examples
Potential Site Plan (with restored Gas Works Building)
Option - Community Facility
Housing Agreement
• Obligation to provide 20 non-market housing units • Would involve process with BC Housing in form of a MOU
Next Steps
1. Continue with due diligence with time extension. 2. Work with Province regarding remediation issues with City Streets. 3. Inform Province of City’s decision to accept or refuse the offer. 4. Province to inform City of their decision to pursue Free Crown Grant or not. 5. Legal and Regulatory Process if project proceeds (i.e., OCP and Zoning).
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