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.
Water Servicing 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.
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 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
Stormwater Management 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.
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
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 Ownership of the Green Infrastructure Network (acres)
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
NCP Amenity Contributions 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 * 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
*We are Here 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) Dependant on Ministry of Transportation Review Time Required. Final Stage 2 Public Open House Estimate: Fall 2017 Council Consideration of Stage 2 Final NCP Estimate: Winter 2017
Discussion / Comments