Redwood Heights Stage 2 Update

Citizen’s Advisory Committee April 25, 2017

Outline • Transportation Study • Utility Servicing • Biodiversity Conservation

Strategy • Outstanding Items • Timeline

Water Servicing • Limited water infrastructure exists in the

NCP area. • Water supply will be from the Grandview

pump station and reservoir on 24 Ave / 168 St.

• To service the NCP area, new feeder mains, distribution mains and pressure zone boundaries are required.

Water Servicing • Limited water infrastructure exists in the

NCP area. • Water supply will be from the Grandview

pump station and reservoir on 24 Ave / 168 St.

• To service the NCP area, new feeder mains, distribution mains and pressure zone boundaries are required.

Water Servicing • Limited water infrastructure exists in the

NCP area. • Water supply will be from the Grandview

pump station and reservoir on 24 Ave / 168 St.

• To service the NCP area, new feeder mains, distribution mains and pressure zone boundaries are required.

• New feeder mains are required along 24 Ave for the 142m and 110m pressure zones.

• 142m Zone is supplied by Grandview Pump

Station and Grandview Reservoir.

• 110m Zone is supplied by the Grandview Reservoir.

• 90m Zone is supplied by the 110m Zone via PRVs.

Water Servicing

• No existing sanitary sewer infrastructure in the NCP area.

• To service the NCP area, a network of gravity sewers is required convey the sanitary sewer.

Sanitary Sewer Servicing

• No existing sanitary sewer infrastructure in the NCP area.

• To service the NCP area, a network of gravity sewers is required convey the sanitary sewer.

Sanitary Sewer Servicing

• A pump station, is then required to pump sanitary sewer from Redwood Heights and the surrounding areas

Sanitary Sewer Servicing

• The NCP area is currently serviced by open ditches and culverts, typical of rural and agricultural areas.

• The existing system conveys stormwater to the Nicomekl River lowlands, to the north.

• A servicing plan has been developed to: – Protect downstream lands from prolonged flooding – Protect receiving watercourses from erosion – Maintain base flows in creeks – Maintain water quality in creeks, ditches and storm systems – Safely convey runoff to large river systems – Protect the natural environment adjacent to watercourses

Stormwater Management

• 5 stormwater catchments • 4 catchments will require stormwater

detention ponds.

Stormwater Management

• To mitigate the increase in impervious surface runoff, infiltration measures are required, such as:

– Rain gardens;

Stormwater Management

• To mitigate the increase in impervious surface runoff, infiltration measures are required, such as:

– Rain gardens; – road infiltration trenches; and

Stormwater Management

• To mitigate the increase in impervious surface runoff, infiltration measures are required, such as:

– Rain gardens; – road infiltration trenches; and – absorbent lawns.

Stormwater Management

Utility Infrastructure - Expenditures

Servicing Type

Stage 1 Cost Estimate

(2013)

Stage 2 Draft Cost Estimate

(2017)

Stormwater $36,240,000 $36,660,000

Sanitary Sewer $22,260,000 $11,400,000

Water $13,770,000 $11,510,000

Utility Infrastructure - Revenues

Servicing Type

2017 DCC Rate RF

Estimated DCC Revenues

Stormwater $4,014 / home $10,470,000

Sanitary Sewer $2,668 / home $9,240,000

Water $2,402 / home $8,310,000

Utility Infrastructure - Revenues

Servicing Type

Estimated DCC Revenues

Stage 2 Draft Cost Estimate

(2017) Total Shortfall

Stormwater $10,470,000 $36,660,000 $26,190,000

Sanitary Sewer $9,240,000 $11,400,000 $2,160,000

Water $8,310,000 $11,510,000 $3,200,000

Utility Infrastructure – Financing Tools

• Establish an Area Specific DCC rate for Sanitary, Stormwater and Water infrastructure in the Redwood Heights NCP area.

• Utilize Development Works Agreements to fund any revenue shortfall.

Engineering Servicing - Next Steps

• Complete Transportation Servicing Strategy.

• Explore opportunities for interim lower pressure connection from MV.

• Initiate design of high pressure water feeder main.

• Continue property acquisition for the sanitary sewer pump station.

• Initiate design of sanitary sewer pump station and forcemain.

• Establish Recommended Financing Tool(s)

Discussion / Comments

Biodiversity Conservation Strategy

The Biodiversity Conservation Strategy: • Identified and quantified current

biodiversity and habitat resources in the City; and

• Established the Green Infrastructure Network (GIN) to preserve our biodiversity for the benefit of our existing and future residents.

Biodiversity Conservation Strategy

Biodiversity Conservation Strategy

Ownership of the Green Infrastructure Network (acres)

Presenter

Presentation Notes

*NOTES: *ROW may includes a variety of unparcilized areas such as stream channels or Road ROW areas. **Riparian Area Setback assumes 30 meter setback from Stream CL for A and A0 Streams and 15 m Setback for B Streams by Riparian Bylaw Requirements * **Farm Trust option adjacent to Corridors with the ALR Only. Similar to Delta Farm Trust where portions of ALR properties are rented in lieu of farming practices (fallowing) or providing wildlife food functions (winter cropping for Pacific Flyway Birds)  ****NCP Land Uses include Approved or Pending NCP Land Uses such as Parks, Open Space, Landscape Buffers, and Cluster Housing etc.      

Biodiversity Conservation Strategy

• Of the 625 acres of private land that are to be acquired to support the City’s Biodiversity Conservation Strategy, 40 acres are within the Redwood Heights NCP Area.

• At present, there is no Citywide funding strategy to acquire the 625 acres of private land.

Biodiversity Conservation Strategy

• In 2012, based on an assumed land value of $1M / acre, a levy of $7,000 - $12,000 per home was estimated.

• Since 2012, land costs have substantially increased.

Biodiversity Conservation Strategy

• Based on a value of $2M per acre, a levy in the form of a DCC has been estimated as follows:

• $28,300 per SF home

• $18,400 per townhouse (1,550 square feet)

• $15,500 per apartment (950 square feet)

Discussion / Comments

STAGE 2 – Other Outstanding Issues Finalize cost of “Greenspace Levy” and financing

strategy;

Prepare “Design Guidelines” for the various land uses and features such as: greenways, walkways, selected streets, neighbourhood gateways, entrance points, gathering places and buffers;

Establish list of “NCP Amenity Contributions needed to serve area including: park development, fire, police and library needs.

Establish per unit “Application Surcharge Fee” to recover NCP ‘consultant’ preparation cost.

Prepare an “Implementation Strategy” to guide the

development in keeping with the NCP's Vision, Principles and land Use Concept Plan.

Greenspace Levy

Design Guidelines

NCP Amenity Contributions

NCP Surcharge Levy

Implementation Strategy

REDWOOD HEIGHTS NCP Community Amenity Contributions (CAC’s)

Amenity Type Per Dwelling Unit Contribution (Approx. 4,348 Dwelling Units @ Avg.

Density)

Per Acre Contribution (All Non-Residential Uses)

Anticipated Total Revenue (At Build-out)

Police Protection $66.59 per dwelling unit $266.36 per acre

$289,533.32 Residential $9,269.33 Non-Residential

Fire Protection $287.65 per dwelling unit $1,150.60 per acre

$1,250,702.20 Residential $40,040.89 Non-Residential

Parks & Pathway Development $1,5000.00 per dwelling unit (Residential) - TBD

N/A -TBD

$6,522,000.00 Residential -TBD

Library Materials $149.80 per dwelling unit N/A $651,330.40 Residential

Total Contributions (Per Unit) $2,004.04 Per dwelling Unit $1,416.96 Per Acre

TOTAL ANTICIPATED REVENUE $8,762,876.14 - TBD

NCP Amenity Contributions

* Contributions are payable upon subdivision for single-family subdivisions or upon issuance of building permits for multiple development and other uses.

NCP Surcharge Fee REDWOOD HEIGHTS NCP

Cost Recovery of NCP Preparation (Surcharge)

CONSULTANT STUDY COST UNIT FEE

Stage 1 Environmental Study $6,000.00 $1.38

Stage 1 Heritage Study $4,000.00 $0.92

Stage 1 Planning/Transportation/Servicing Studies $334,351.59 $76.89

Stage 2 Utility Studies $120,000.00 $27.59

Stage 2 Transportation Study $60,890.00 $14.00

Grandview Heights Transportations Study $123,000.00 (Portion Charge to NCP#4?) ?

TOTAL $525,241.59 $120.80

*The surcharge fee per residential unit (or equivalent) is based on the projection of 4,348 units anticipated in the plan, and would result in a fee of $120.80= per unit.

Potential Land Use Changes Land Use amendments will be required surrounding New and Removed Detention Pond Areas:

Removed Storm water Facility Stage 1 Moved Storm water Facility Stage 2 New Stormwater Facility Location Stage 2

Potential Land Use Changes Land Use amendments may be required surrounding Highway 15 Corridor depending on Transportation study Outcome and Ministry of Transportation input? Key areas of possible changes may include:

Area surrounding 24 Ave and Highway 15;

Areas surrounding Highway 15;

Areas near proposed Intersections along Highway 15

STAGE 2- Consultation Timeline Stage 2 - Update CAC Meeting

(Initial Servicing & Transport Study Update)

Stage 2 - Additional CAC Meetings (If Required)

Stage 2 - City Internal Committee Meetings (AFSAC, ESAC, DAC)

Interagency and Stakeholder Group Meeting(s)

Final Stage 2 Public Open House

Council Consideration of Stage 2 Final NCP

*We are Here

Estimate: Fall 2017

Estimate: Winter 2017

Dependant on Ministry of

Transportation Review Time

Required.

Discussion / Comments