Rayleigh Sanitary Sewer LAS

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Background

The Rayleigh and Karindale neighbourhoods, which have a total population of 2,110, are among the last areas in Kamloops that are not serviced by the municipal sanitary sewer system. Wastewater from properties in these neighbourhoods is managed by pre-treatment and disposed via in-ground septic fields, some of which are nearing the end of their useful life. The Rayleigh Waterworks District (RWWD) owns and operates a community septic field system that services 147 properties in Rayleigh, and the remaining properties are on individual private septic systems. The City’s Liquid Waste Management Plan encourages reducing reliance on septic fields and connecting to the City’s sanitary sewer network when sufficient property owner interest exists.

In 2019, a group of Rayleigh residents presented an Expression of Interest (EOI) regarding connection to the City’s sanitary sewer system. The EOI was signed by 298 of the 778 (38%) Rayleigh and Karindale property owners and is shown on this map. Because the group collecting the signatures for the EOI was unable to visit every property in Rayleigh, the EOI is not a full representation of the community. However, an upgrade to the sanitary sewer system would affect everyone, regardless of whether they are on a private septic system or the community septic fields

In January 2020, Council authorized staff to spend up to $75,000 from the Local Area Servicing (LAS) reserve on the Rayleigh and Karindale Sanitary Sewer Servicing Study. The study was to better identify the required servicing infrastructure and estimate the costs so that the LAS program could proceed to the preliminary petition stage. The study was awarded to McElhanney.

Study Results

The study by McElhanney was completed in June 2021, along with additional off-site analyses, particularly on the downstream impacts of connecting Rayleigh/Karindale, which were conducted by the City's Engineering Division. The resulting conclusions and recommendations include the following:

  • proposed service area includes the Karindale and Rayleigh neighbourhoods
  • infrastructure needed to service the area to municipal standards include the following:
    • new wastewater collection mains
    • four new pumping stations
    • four new pressurized mains
    • one pipe crossing of the North Thompson River
    • two pipe crossings of the CN Railway
    • off-site upgrades to the following:
      • 2.4 kms of existing gravity collection mains in Westsyde
      • 3.3 kms of existing pressurized mains
      • the existing Oakhills lift station
  • a desktop geotechnical study
  • Class “D” estimate for costs with accuracy of +/- 50%, which:
    • includes allowance for direct costs related to land acquisition and approvals
    • excludes service connection costs incurred on private property
    • excludes allowance for growth in the newly serviced areas (as per KAMPLAN)
    • prepared assuming 2021 construction; inflation should be applied for construction planned later than 2021
    • $36.5 million ($31.7 million on site plus $4.8 million off site)
    • approximately $45,000/lot (based on 805 lots)
      • The residents' share of this cost would be 80% ($36,000), with the City paying the remaining 20%.
      • This cost would be collected via a parcel tax bylaw established by Council at the end of the project.
      • This amount does NOT include the costs of each property's connection from their house to the sanitary service at their property line (ranging from no cost to approximately $15,000 depending on existing infrastructure and individual properties).
      • This cost does NOT include annual sewer charges. This is the initial connection cost only.

The costs determined by the study are sufficient to inform a preliminary petition process under the LAS program. If the LAS program is followed to conclusion, the residents’ share of costs (80% for sanitary sewer projects) will be collected via a parcel tax bylaw established by Council at the end of the project.

Local Area Service Program

Council Policy No. GGL-26 establishes the guidelines that enable the City to enter into cost-sharing agreements for neighbourhood improvements that are paid for in whole or in part by the benefiting property owners. The existing Council policy outlines the cost sharing for sanitary sewer works as 80% paid by the benefiting property owners and 20% paid by the City. The LAS process includes the following steps:

  1. Confirmation of expected project costs and establishing the proposed service area boundary (complete).
  2. Submission of a preliminary petition by the residents group representing a majority of the benefiting property owners and approval by Council to proceed to an official petition.
  3. An official petition sent to benefiting property owners and managed by the City’s Legislative Services Division. The official petition requires a minimum 50% support to be successful.
  4. Pending a successful official petition, Council’s adoption of a service construction bylaw authorizing the project to proceed to construction.
  5. Following construction, a parcel tax bylaw with a final statement of costs to be adopted by Council.

If the preliminary petition is successful, more engineering work will be recommended to achieve greater cost certainty in the form of a Class “C” or “B” estimate, prior to completing the official petition process.

Grant Funding Opportunities

In January 2020, Council also authorized staff to seek grant funding for the project. Staff monitor and assess all grant opportunities that are rolled out. To date, no opportunities have been suitable for this project, but staff will continue to monitor grant opportunities until 2024. Grant funding is awarded by the Federal and/or Provincial Governments. If a grant was secured, the funding would reduce the overall cost of the projects and the LAS model would apply to the remainder of the cost.

Official Community Plan and Growth in Rayleigh and Karindale

The focus of the sanitary sewer servicing LAS is on servicing the existing properties and reducing the reliance on private septic fields. Page C-3 of the Official Community Plan (OCP) does not identify future growth in Rayleigh or Karindale. This is due to the focus on “densification within Urban areas of the city in an effort to maximize existing services and infrastructure; promote compact, complete neighbourhoods; and revitalize areas within the Core sector.” This is the direction the City has taken to achieve its growth strategy and sustainability goals. Changes in land use, in density, and to the growth strategy in Rayleigh and Karindale would require an OCP amendment and Council approval. If the LAS proceeds and Rayleigh and Karindale are serviced for sanitary sewer, no changes to the subdivision potential to those areas will be supported at this time.


Background

The Rayleigh and Karindale neighbourhoods, which have a total population of 2,110, are among the last areas in Kamloops that are not serviced by the municipal sanitary sewer system. Wastewater from properties in these neighbourhoods is managed by pre-treatment and disposed via in-ground septic fields, some of which are nearing the end of their useful life. The Rayleigh Waterworks District (RWWD) owns and operates a community septic field system that services 147 properties in Rayleigh, and the remaining properties are on individual private septic systems. The City’s Liquid Waste Management Plan encourages reducing reliance on septic fields and connecting to the City’s sanitary sewer network when sufficient property owner interest exists.

In 2019, a group of Rayleigh residents presented an Expression of Interest (EOI) regarding connection to the City’s sanitary sewer system. The EOI was signed by 298 of the 778 (38%) Rayleigh and Karindale property owners and is shown on this map. Because the group collecting the signatures for the EOI was unable to visit every property in Rayleigh, the EOI is not a full representation of the community. However, an upgrade to the sanitary sewer system would affect everyone, regardless of whether they are on a private septic system or the community septic fields

In January 2020, Council authorized staff to spend up to $75,000 from the Local Area Servicing (LAS) reserve on the Rayleigh and Karindale Sanitary Sewer Servicing Study. The study was to better identify the required servicing infrastructure and estimate the costs so that the LAS program could proceed to the preliminary petition stage. The study was awarded to McElhanney.

Study Results

The study by McElhanney was completed in June 2021, along with additional off-site analyses, particularly on the downstream impacts of connecting Rayleigh/Karindale, which were conducted by the City's Engineering Division. The resulting conclusions and recommendations include the following:

  • proposed service area includes the Karindale and Rayleigh neighbourhoods
  • infrastructure needed to service the area to municipal standards include the following:
    • new wastewater collection mains
    • four new pumping stations
    • four new pressurized mains
    • one pipe crossing of the North Thompson River
    • two pipe crossings of the CN Railway
    • off-site upgrades to the following:
      • 2.4 kms of existing gravity collection mains in Westsyde
      • 3.3 kms of existing pressurized mains
      • the existing Oakhills lift station
  • a desktop geotechnical study
  • Class “D” estimate for costs with accuracy of +/- 50%, which:
    • includes allowance for direct costs related to land acquisition and approvals
    • excludes service connection costs incurred on private property
    • excludes allowance for growth in the newly serviced areas (as per KAMPLAN)
    • prepared assuming 2021 construction; inflation should be applied for construction planned later than 2021
    • $36.5 million ($31.7 million on site plus $4.8 million off site)
    • approximately $45,000/lot (based on 805 lots)
      • The residents' share of this cost would be 80% ($36,000), with the City paying the remaining 20%.
      • This cost would be collected via a parcel tax bylaw established by Council at the end of the project.
      • This amount does NOT include the costs of each property's connection from their house to the sanitary service at their property line (ranging from no cost to approximately $15,000 depending on existing infrastructure and individual properties).
      • This cost does NOT include annual sewer charges. This is the initial connection cost only.

The costs determined by the study are sufficient to inform a preliminary petition process under the LAS program. If the LAS program is followed to conclusion, the residents’ share of costs (80% for sanitary sewer projects) will be collected via a parcel tax bylaw established by Council at the end of the project.

Local Area Service Program

Council Policy No. GGL-26 establishes the guidelines that enable the City to enter into cost-sharing agreements for neighbourhood improvements that are paid for in whole or in part by the benefiting property owners. The existing Council policy outlines the cost sharing for sanitary sewer works as 80% paid by the benefiting property owners and 20% paid by the City. The LAS process includes the following steps:

  1. Confirmation of expected project costs and establishing the proposed service area boundary (complete).
  2. Submission of a preliminary petition by the residents group representing a majority of the benefiting property owners and approval by Council to proceed to an official petition.
  3. An official petition sent to benefiting property owners and managed by the City’s Legislative Services Division. The official petition requires a minimum 50% support to be successful.
  4. Pending a successful official petition, Council’s adoption of a service construction bylaw authorizing the project to proceed to construction.
  5. Following construction, a parcel tax bylaw with a final statement of costs to be adopted by Council.

If the preliminary petition is successful, more engineering work will be recommended to achieve greater cost certainty in the form of a Class “C” or “B” estimate, prior to completing the official petition process.

Grant Funding Opportunities

In January 2020, Council also authorized staff to seek grant funding for the project. Staff monitor and assess all grant opportunities that are rolled out. To date, no opportunities have been suitable for this project, but staff will continue to monitor grant opportunities until 2024. Grant funding is awarded by the Federal and/or Provincial Governments. If a grant was secured, the funding would reduce the overall cost of the projects and the LAS model would apply to the remainder of the cost.

Official Community Plan and Growth in Rayleigh and Karindale

The focus of the sanitary sewer servicing LAS is on servicing the existing properties and reducing the reliance on private septic fields. Page C-3 of the Official Community Plan (OCP) does not identify future growth in Rayleigh or Karindale. This is due to the focus on “densification within Urban areas of the city in an effort to maximize existing services and infrastructure; promote compact, complete neighbourhoods; and revitalize areas within the Core sector.” This is the direction the City has taken to achieve its growth strategy and sustainability goals. Changes in land use, in density, and to the growth strategy in Rayleigh and Karindale would require an OCP amendment and Council approval. If the LAS proceeds and Rayleigh and Karindale are serviced for sanitary sewer, no changes to the subdivision potential to those areas will be supported at this time.


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Page last updated: 15 November 2021, 11:48