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
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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.
Case 01298 – Giles Drive, Bedford - 3 - July 5, 2011
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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.
Case 01298 – Giles Drive, Bedford - 4 - July 5, 2011
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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.
Case 01298 – Giles Drive, Bedford - 5 - July 5, 2011
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R:\ Subdivision By-law Amendments\01298 Giles Drive Bedford\Case 01298 Extension of Central Water Service to Giles Drive, Bedford.doc
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
Case 01298 – Giles Drive, Bedford - 6 - July 5, 2011
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R:\ Subdivision By-law Amendments\01298 Giles Drive Bedford\Case 01298 Extension of Central Water Service to Giles Drive, Bedford.doc
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
REGIONAL AND COMMUNITYPLANNING SERVICES
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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Giles Dr
Hammonds Plains Rd
Gary
Martin
Dr
Bluewater R d
Symonds RdSc
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
REGIONAL AND COMMUNITYPLANNING SERVICES
±
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
REGIONAL AND COMMUNITYPLANNING SERVICES
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
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]