item no. 11.1.9 (i) - legacycontent.halifax.ca

R:\ Subdivision By-law Amendments\01298 Giles Drive Bedford\Case 01298 Extension of Central Water Service to Giles Drive, Bedford.doc

Item No. 11.1.9 (i) Halifax Regional Council

July 5, 2011

TO: Mayor Kelly and Members of Halifax Regional Council

SUBMITTED BY: ___________________________________________________________

Richard Butts, Chief Administrative Officer

__________________________________________________________

Mike Labrecque, Deputy Chief Administrative Officer, Operations

DATE: June 1, 2011

SUBJECT: Case 01298: Extension of Central Water Service to Giles Drive,

Bedford

SUPPLEMENTARY REPORT

ORIGIN

1. Motion of Halifax Regional Council, June 30, 2009:

That staff be requested to prepare a report on the possible initiation of a process to allow for

extending central water service to the residents of Giles Drive in Bedford.

2. Motion of Halifax Regional Council, August 4, 2009:

(a) Initiate the process to consider amending the Regional Subdivision By-law to include

properties on Giles Drive, illustrated on Map 2, within the Water Service Area;

(b) Direct staff to follow the public participation program approved by Council in February,

1997.

3. Motion of Halifax Regional Council, November 16, 2010:

(a) Based on the unique circumstances associated with this issue and this specific location

that HRM pay $50,000 toward the street portion of the laterals for the affected residents,

in addition to the developer‟s contribution of $50,000;

(b) Give First Reading to consider amendments to the Regional Subdivision By-law to

extend the Water Service Area boundary, as set out in Attachment A of the October 28,

2010 staff report and schedule a Public Hearing.

RECOMMENDATIONS ON PAGE 2

Case 01298 – Giles Drive, Bedford - 2 - July 5, 2011

Council Report


RECOMMENDATION

It is recommended that Halifax Regional Council:

1. Approve in principle and begin the process for adoption of Local Improvement By-law

L-133, attached hereto as Attachment A, to set the charges for the installation of central

water servicing on a portion of Giles Drive, Bedford;

2. Subject to approval of By-law L-133, authorize Halifax Regional Municipality and Halifax

Water to be the contracting agencies for the required installation of the water servicing;

3. Approve in principle the project budget for the Giles Drive Water Servicing Project in the

amount of $150,000 including net HST, with $50,000 to be provided from West Bedford

Holdings Ltd., and $50,000 from Operating Cost Centre M421, with the net residual amount

funded from a Local Improvement Charge as per By-Law L-133;

4. Schedule a public hearing to consider the proposed amendment to the Regional Subdivision

By-law to extend the Water Service Area Boundary, as illustrated in Attachment B of this

report; and

5. Approve the amendment to the Regional Subdivision By-law as illustrated in Attachment B

of this report.

BACKGROUND

Project Synopsis

The following provides a summary of information and analysis contained in the staff report dated

October 28, 2010 and presented to Regional Council on November 16, 2010.

Location and Context:

Giles Drive is located on the north side of Hammonds Plains Road across from Gary Martin

Drive - a new entrance to the Bedford West community (see Map 1 and Map 2). There are six

properties involved in this water service matter, five of which contain existing single detached

homes and one of which is vacant. The homes are currently serviced with on-site wells and

septic tanks, and all properties are situated outside the Service Area Boundary as delineated in

the Regional Subdivision By-law.

The area across Hammonds Plains Road from Giles Drive has been undergoing extensive

development in recent years, with construction activities associated with the Bedford West

community, the Business Campus (RIM) development, four-pad arena, and a seniors‟ complex.

In addition, during the Hammonds Plains Road widening project in 2009, Giles Drive was used

as the detour route for much of the construction period. Further extensive land development will

continue to occur in the Bedford West area over the coming years.


Council Report


Water Issue:

At or about the time of the construction of the RIM project in the Bedford West Business

Campus, and the associated blasting activity (2007/2008), Giles Drive residents informed staff

and the area Councillor that their well water had been adversely affected, primarily relating to

the issue of water quality - turbidity and higher mineral content (iron, sodium, chloride), causing heavy staining. They indicated that the quality of the water was essentially unusable for most

domestic purposes. This issue remains present today.

The residents felt that this water problem is urgent and requires resolution. Further, because of

the circumstances described above, residents have felt that they should not be responsible for

financing the solution.

Regional Plan Policy:

In order to address Regional Plan policy regarding the potential extension of the Water Service

Area boundary for Giles Drive properties, HRM retained a consultant to examine the specifics of

the water supply issues and possible solutions. The consultants report verified the water quality

problems indicated by the residents. It also explained that due to the particular geology of the

area upslope from Giles Drive (bedrock type and presence of an „anticline‟ formation), it was

possible that blasting activity associated with the RIM may have contributed to the water supply

issues. The report also notes, however, that it appears that all blasting activities that have

occurred were in compliance with the provisions of HRM‟s Blasting By-law. The report

concluded that, given the proximity of the central piped water supply, the recent and previous

problems with well water for the Giles Drive residents and the long term concerns, it makes

sense to extend the Water Services Area boundary to include the homes, such that they do not

have to rely on what is a questionable supply.

Project Funding:

The estimated price to complete the water supply project is $150,000. To help offset this cost,

West Bedford Holdings Ltd. has offered a contribution of $50,000, as a gesture of good will

toward the residents and, in particular, is in recognition of the fact that for several months during

2009, Giles Drive was the detour route for the Hammonds Plains widening project.

In addition, Regional Council, at its meeting of November 16, 2010, approved a contribution of

$50,000 toward the work (refer to “Origin” section of this report).

Funding to address the estimated outstanding amount ($50,000) would be required to come from

the five property owners in the form of a Local Improvement Charge (LIC).

DISCUSSION

Following the November 16, 2010 Council session, staff of HRM and Halifax Water and the

District Councillor met with the residents to explain the LIC process and by-law. From that

meeting, it was agreed that the engineering design of the project would be re-examined to

determine if further cost savings might be achievable and that additional sources of funding

would be further explored.


Council Report


The end result of these efforts concluded that the cost estimate for the project should remain at

$150,000. While it is possible the project might be completed for less, thereby reducing the

amount of the LIC, the unknown factor for the work concerns the amount of rock that might be

encountered, and this will only be determined once excavation commences. No other funding

sources were identified.

Following this analysis, the property owners were then issued individual Survey Letters

(Attachment C) describing the estimated proposed amount and other details of the LIC ($10,000

per property), and requesting that they respond in writing to the survey. The results of the survey

indicate that four of the property owners are in favour of proceeding with the project, with one

no-response.

Based on this response, staff advises that Council proceed to schedule two (concurrent) Public

Hearings on the Giles Drive water servicing matter to:

(a) approve an amendment to the Regional Subdivision By-law to extend the Water Service

Area Boundary to include the Giles Drive properties (Attachment B); and

(b) approve the Local Improvement Charge By-law L-133 , describing the estimated amount

and method by which a proportion of the project‟s cost is to be payable by the property

owners.

Once the tender prices for the work are received, should the cost for the successful tender

exceed staff‟s estimate ($150,000) by more than 10%, staff will consult with the property

owners as to their acceptance of the increased LIC amount. It is also noted that the LIC amount

indicated in By-law L-133 (Attachment A) is an „interim” amount, meaning that property

owners will be responsible for equally paying for the total final cost of the project including any

amount in excess of the estimated $150,000 project cost.

Council is also made aware that at some future point in time the Sandy Lake area, of which

Giles Drive is a part, may be serviced with central water and sewer services. The installation of

a watermain fronting these properties may be required as part of the master infrastructure

serving Sandy Lake. The costs for the watermain would be incorporated into the overall CCC

infrastructure costs. In other words, the subject property owners would not be required to

contribute an LIC or CCC amount for water service a second time.

BUDGET IMPLICATIONS

Of the estimated $150,000 cost of the project, $100,000 will be funded from external sources

($50,000 from the Developer, West Bedford Holdings Ltd; and $50,000 from local improvement

charges). The remaining $50,000, which is to come from HRM, was not specifically included in

the 2011-2012 Budget. This amount will be re-directed from cost center M421- Service

Improvement Reserve. These funds would otherwise have been deposited into the Service

Improvement Reserve Q310.

Property owners are responsible for any amounts in excess of the project cost of $150,000.


Council Report


FINANCIAL MANAGEMENT POLICIES/BUSINESS PLAN

This report complies with the Municipality‟s Multi-Year Financial Strategy, the approved Project

and Reserve budgets, policies and procedures regarding withdrawals from the utilization of

Project and Operating reserves, as well as any relevant legislation. It does recommend charging

an unbudgeted amount of $50,000 to Operating Budget cost centre M421 which would otherwise

have been deposited to the Service Improvement Reserve.

COMMUNITY ENGAGEMENT

The community engagement process conducted for this case is consistent with the Community

Engagement Strategy. The level of engagement was consultation, achieved through a series of

“kitchen-table” meetings with residents and direct mail-out of correspondence regarding matters

of wastewater disposal systems and LIC particulars.

Public Hearings must be held by Regional Council before it can consider adopting an LIC By-

law and an amendment to the Regional Subdivision By-law. Should Council decide to proceed to

Public Hearing, in addition to published newspaper advertisements, property owners in the

subject area will be individually notified. The proposed by-law/amendment will impact property

owners on a certain portion of Giles Drive.

ALTERNATIVES

1. Regional Council may choose to proceed to Public Hearings to consider its approval of the

LIC By-law with property owners and an amendment to the Regional Subdivision By-law to

extend the Water Service Area boundary to include properties on Giles Drive, Bedford. This

is the recommended course of action.

2. Regional Council may choose not to approve the LIC By-law and/or amend the Regional

Subdivision By-law. These actions are not recommended for reasons described in the staff

report(s).

ATTACHMENTS

Map 1: Location Map

Map 2: Subject Properties on Giles Drive, Bedford

Attachment A: Proposed Local Improvement Charge By-law L-133

Attachment B: Proposed Amendment to the Regional Subdivision By-law

Attachment C: Letter to Property Owners Regarding the Proposed LIC


Council Report


A copy of this report can be obtained online at http://www.halifax.ca/council/agendasc/cagenda.html then choose the appropriate

meeting date, or by contacting the Office of the Municipal Clerk at 490-4210, or Fax 490-4208.

Report Prepared by: Roger Wells, Supervisor, Regional and Community Planning, Community Development, 490-4373

Report Approved by: _________________________________________________

Austin French, Manager, Planning Services, Community Development, 490-6717

Financial Approval by: ___________________________________________________

Bruce Fisher, MPA, CMA, A/Director of Finance/CFO, 490-6308

___________________________________________________

Report Approved by: For Paul Dunphy, Director, Community Development

Highway

102

Hammonds Plains Rd

Kearney Lake Rd

Bluew

ater R

d

Gateh

ouse

Run

Blue Forest Lane

Farm

ers Da

iry La

ne

Lewis

Dr

Blue Mountain Dr

Smiths Rd

Innov ation Dr

Giles Dr

Olive

Av

e

Gar y M

artin

Dr

Arbor Way

Terradore Lane

Magnate Crt

Moirs Mill RdBaha Crt

Symonds Rd

Baroness Cl

Granter Rd

Ahmadi Cres

Lasalle Crt Brook

shire

Crt

Archers Lane

Topsail Crt

Lauder Way

Bernard St

Sandy Lake

Paper Mill LakeHigh

way 102

Hammonds Plains Rd

Kearney Lake Rd

Bluew

ater R

d

Gateh

ouse

Run

Blue Forest Lane

Farm

ers Da

iry La

ne

Lewis

Dr

Blue Mountain Dr

Smiths Rd

Innov ation Dr

Giles Dr

Olive

Av

e

Gar y M

artin

Dr

Arbor Way

Terradore Lane

Magnate Crt

Moirs Mill RdBaha Crt

Symonds Rd

Baroness Cl

Granter Rd

Ahmadi Cres

Lasalle Crt Brook

shire

Crt

Archers Lane

Topsail Crt

Lauder Way

Bernard St

Sandy Lake

Paper Mill Lake

June 30, 2009 Case 01298

REGIONAL AND COMMUNITYPLANNING SERVICES

Bedford Plan Area

0 250 500m

HRM does not guarantee the accuracy of anyrepresentation on this plan.

T:\work\planning\Scott\2009\RCP-CD\Service Requests\Giles Drive BEDFORD\Map 1.mxd

Giles Drive, BedfordMap 1 - Location Map

Giles Drive

Giles Dr

Hammonds Plains Rd

Gary

Martin

Dr Symonds Rd

Bluewater R d

Scien

ce Pa

rk Dr

Angus Morton Dr

Sandy Lake

Giles Dr

Hammonds Plains Rd

Gary

Martin

Dr Symonds Rd

Bluewater R d

Scien

ce Pa

rk Dr

Angus Morton Dr

Sandy Lake

Jan. 22, 2010


0 50 100m

Map 2

HRM does not guarantee the accuracy of any representation on this plan. T:\Alden\Repmaps\planadm\01298\Map 2.mxd (AKT)

Subject properties

VACANT

Urban Service Area

Attachment A

HALIFAX REGIONAL MUNICIPALITY

BY-LAW L-133

RESPECTING CHARGES FOR LOCAL IMPROVEMENT PROJECTS

Be It Enacted that Council for the Halifax Regional Municipality that the By-law L-100, the

Local Improvement By-law, be amended as follows:

1. Schedule “A” of By-law L-100 is amended by adding the following:

(a) The Giles Drive, Bedford, Water Servicing Project is a project to install a public water

system in the area, known as the Servicing Area, as shown on the attached Map A.

(b) The Project entails the installation of the Water Lateral Service from the public supply main

to the foundation of each home located within the Servicing Area. The Project does not

include the conversion of the home plumbing system from the well to the piped system.

(c) The estimated cost for the Project is $150,000, with $50,000 to be provided from West

Bedford Holdings Ltd., $50,000 from Operating cost centre M421, with the net residual

amount to be funded from a Local Improvement Charge as described in (d).

(d) An interim charge of $10,000 per lot, less any other external funding not referred to in (c),

shall be levied on all parcels shown within the Servicing Area which includes the following

parcels:

PID# 00417980 PID# 00419622 PID# 40098543

PID# 00419606 PID# 00419655

(e) The final charge applied in clause (d) shall be calculated following the completion of the

work, based on the actual cost of the project.

Done and passed By Council on this day of , 2011.

MAYOR

MUNICIPAL CLERK

I, , Municipal Clerk for the Halifax Regional Municipality, hereby

certify that the above noted By-law was passed at a meeting of Halifax Regional Council held on

, 2011.

Municipal Clerk

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Hammonds Plains Rd

Gary

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Dr

Bluewater R d

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ience

Park

Dr

Angus Morton Dr

Sandy Lake

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Giles Dr

Hammonds Plains Rd

Gary

Martin

Dr

Bluewater R d

Symonds RdSc

ience

Park

Dr

Angus Morton Dr

Sandy Lake

May 9, 2011


±

0 50 100m

MAP AGiles Drive Water Servicing ProjectBy-Law L-133

HRM does not guarantee the accuracy of any representation on this plan.

T:\Alden\Repmaps\planadm\01298\Map A.mxd (SML)

! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! !

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! ! ! ! ! ! ! ! ! ! !

Servicing Area

VACANT

Attachment B

Proposed Amendments to the Regional Subdivision By-law

BE IT ENACTED by the Halifax Regional Council of the Halifax Regional Municipality that the

Regional Subdivision By-law as enacted by the Halifax Regional Council on the 27th

day of

June, 2006 and approved by the Minister of Service Nova Scotia and Municipal Relations on the

26th

day of August, 2006 as amended, is hereby further amended as follows;

1. Schedule “B”, Service Requirement Map, shall be amended by creating a new Water

Service Area to include certain properties on Giles Drive, Bedford as illustrated on the

attached Schedule A.

I HEREBY CERTIFY that the amendments

to the Regional Subdivision By-law as set

out above, were passed by a majority vote of

the Halifax Regional Council held on the

day of , 2011.

GIVEN under the hand of the Municipal

Clerk and under the Corporate Seal of the

Halifax Regional Municipality this

day of , 2011.

Cathy Mellett

Municipal Clerk

Giles Dr

Hammonds Plains Rd

Gary

Martin

Dr Symonds Rd

Bluewater R d

Scien

ce Pa

rk Dr

Angus Morton Dr

Sandy Lake

Giles Dr

Hammonds Plains Rd

Gary

Martin

Dr Symonds Rd

Bluewater R d

Scien

ce Pa

rk Dr

Angus Morton Dr

Sandy Lake

September 7, 2010


0 50 100m

Schedule A - Proposed Amendment to the RegionalSubdivision By-law (Schedule B - Service Requirement Map)

HRM does not guarantee the accuracy of any representation on this plan. T:\Alden\Repmaps\planadm\01298\Map 1 rev1.mxd (SML)

Subject properties

VACANT

Urban Service Area Boundary

Proposed Water Service Area Boundary Extension

ATTACHMENT C

April 27, 2011

Re: Central Water Service, Giles Drive, Bedford

Dear Giles Drive Residents,

Since our last meeting of March16th, Councillor Outhit and staff of HRM and Halifax Water have again

revisited the water service project design in attempts to reduce the cost estimate. We have spoken with

Clayton Developments with respect to funding and project cost estimates. Councillor Outhit has explored

whether or not his District funds could be put toward the project, but unfortunately this does not comply

with HRM policy.

With respect to the cost estimate for the project, staff concludes that there is a possibility that the work

can be completed for less than the estimated $150,000. The major unknown issue, however, concerns the

amount of rock that might be encountered. If we’re lucky, minimal rock will need to be excavated,

thereby reducing the cost. However, if the contractor encounters significant rock, this will increase the

price of the job, perhaps even to the point of exceeding the $150,000 estimate.

For this reason, staff is maintaining its estimate for the work at $150,000, which includes a $50,000

contribution from the developer and a $50,000 contribution from Regional Council. The remaining

estimated $50,000 is to be collected from the five properties ($10,000 each) in the form of a Local

Improvement Charge (LIC). Should the final cost of the project be less than the estimate, the LIC amount

will be reduced accordingly. Should the final cost of the project exceed the estimate, the LIC amount will

be increased accordingly.

As discussed at our March meeting, attached is a Survey Form that requires a response from each

property owner regarding this proposed LIC. We request that this form be returned to my attention by

May 9, 2011. Staff will then prepare a report to Regional Council requesting it set a date for a Public

Hearing to (a) amend the Regional Subdivision By-law to extend the Water Service Area to include the

Giles Drive properties, and (b) make a decision on the proposed LIC By-law.

On behalf of staff and Councillor Outhit, I wish to thank you for your cooperation and patience to date in

this important issue. Should you have questions or with to discuss this matter further, please call me at

490-4373 or e-mail [email protected].

Yours truly,

Roger Wells

Supervisor, HRM Regional and Community Planning

cc. Councillor Tim Outhit

mailto:[email protected]

ATTACHMENT C (CON’T)

April 26, 2011

Mr. Philip Giles

64 Giles Drive

Bedford, NS

B4B 1J1

Re: Giles Drive Water Servicing Project

Dear Mr. Giles:

Halifax Regional Council has directed staff of HRM and Halifax Water to further investigate the

extension of central water service to Civic Numbers 64, 65, 75, 87 and 109 Giles Drive, Bedford.

The project, if approved by Regional Council, entails the installation of this water service, from

the supply main to each home, at an estimated cost of ten thousand dollars ($10,000.00) per

property, subject to the approval of Halifax Regional Council. The final cost would be

determined once the project is completed. This final cost will be charged to the property owners

receiving the service as a Local Improvement Charge (LIC), which forms a lien on the property

that can be paid off over a maximum of twenty years. Additionally, interest is due annually on

any outstanding balance at the rate of Prime plus 2%. The interest rate is set at the time the

project is complete and remains fixed until the LIC is paid in full. Property owners would be

responsible for the conversion of the home plumbing system from the well to the piped system.

In order for the project to proceed to construction, the proposed LIC requires that a public

hearing be held at Regional Council and that the LIC by-law be approved by Regional Council.

Are you in favour of this proposal?

YES NO (Circle one)

Name(s) of Property Owner:

Civic Address of Property: ,OR;

Property Identification No. (PID):

Signature(s):

Please return by May 9, 2011 to:

Roger Wells, Supervisor, HRM Regional and Community Planning

By Mail: Regional and Community Planning

Halifax Regional Municipality

PO Box 1749

Halifax, NS

B3J 3A5

By Hand: Regional and Community Planning

2nd

Floor, Alderney Gate Building

Alderney Drive

Dartmouth NS

By Fax: (902) 490-3976

By E-mail: [email protected]

item no. 11.1.9 (i) - legacycontent.halifax.ca

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