FAQs

A municipality has the authority to provide services such as water and sewer or business improvements to specific areas within its community. These local area services are paid for in whole or in part by local property owners in that area through local service taxes.

A municipal council may, by Bylaw, provide for services to only a portion of the municipality (i.e. a local service area). The tax levied within this area is referred to as a local service tax.

Local area services may be initiated either by owners of property in the proposed local area, or by the municipal council. The Bylaw requires approval by the Council as well as the property owners. 

This project was initiated by a petition from a portion of the Arrow Heights neighbourhood to extend the City’s sewer services.   

The City would like to gauge the interest of residents who would like to participate in the LAS Bylaw beyond the original petitions. See the original petition map. 

A successful petition must be signed by at least 50 percent of property owners and 50 percent of the assessed land value.

No. Participation is not mandatory however, if you are interested in extending the City’s sewer service to your property, you may want to consider signing the petition in support of the extension. You may do so by attending the open house being held on March 7th.  

See the potential future LAS areas on the map. 

This question will vary on a case-by-case basis; for the construction itself the following will impact the costs:

• Location of existing septic tank.

• Distance to run a new sewer line from existing tank location to connection at road right.

• Restoration of landscape, hardscapes and driveways following trenching required to complete the sanitary service tie-in.

• Ability to drain existing septic through gravity connection to the sanitary system.

• Requirement to tie-in using a pumped (pressurized connection) to the sanitary system. Our engineers have estimated the cost to each homeowner to budget for the on-site works is $5,000 ‑ $15,000 or more per connection as a guideline. The low end would likely be a gravity connection scenario, and the high end would likely include a pressurized pumping system with a higher level of restoration.

In 2020, the Newlands subdivision was proposed for the area across from Queen Victoria Hospital. This project consisted of approximately 25 single family homes and a remainder parcel that has since been zoned for multi-family townhomes. For the developer to achieve the density proposed, the subdivision needed to be serviced by the City Sanitary system.

As a part of the subdivision, the developer constructed a sanitary lift station to allow the density for the project (Williams Gate).

Staff directed the developer and their engineer to design the sanitary lift station with the goal of servicing the whole of the lower Arrow Heights area. This meant that the entire lift station wet well was lowered by approximately 1.5m to achieve this goal, in addition, the wet well was sized to ensure that there was capacity in the lift station for future expansion.

Very shortly after the project was permitted, staff received numerous inquiries by neighbours to connect to the new lift station and get off septic tanks. Since that period of time, the neighbourhood has sent in petitions to the City to initiate a Local Area Service to construct a sanitary sewer system in this area. The petition included 61 signature in support.

Local Service Areas are regulated under the Community Charter, and this is the appropriate method for funding this project. The City would need to:

• seek approval for the works from the affected area’s property owners through a petition

• create a bylaw that would allow the City to borrow the funds for the project

• create a Bylaw to reimburse the City for the costs of design and construction, with reimbursement imposed by parcel tax on all of the benefiting parcels. 

For this to proceed, approval of 50% of the number of properties affected, and 50% of the assessed value of the properties affected is required.

To gauge the interest of residents who would like to participate in the LAS Bylaw beyond the original petitions, the City conducted an in-person open house consultation meeting on March 7, 2023.

TIMELINE:

2020

• Newlands subdivision proposed with City Sanitation System including a sanitary lift station.
• To achieve the goal of servicing the Lower Arrow Heights area this sanitary lift station was sized and designed for future expansion.

January 2022

• A petition was initiated by the community to initiate a Local Area Service.

August 2022

• City administration presented a report to Council outlining the options to provide a Local Area Service Bylaw in order to construct sanitary connections to the area.

February 28th 2023

• Council debriefing about the project

March 7th 2023

• Community Engagement

July 26th 2023

• What We Heard document published

We would estimate the supply and installation of a backflow valve to be $500 - $1,000. Backflow valves are not required by City Bylaw, the purchase and installation of a backflow valve would the an additional cost at the owners request.

DCC (Development Cost Charges) are payable to support the future expansion of the WWTP and other sanitary sewer infrastructure to the existing City infrastructure. At this time we estimate the DCC connection cost will be the difference of the DCC for Septic and Sanitary – which is approximately $6,200. 

If gravity sewer connection from the City sanitary main to the basement floor elevation cannot be achieved, an onsite pressurized pumping system would be required (See question 2 above). There are several options and products capable of achieving this, including interior options and exterior options within a tank.

High-level estimate for interior sump pump is about $3,000. For an exterior pump, estimate for chamber and controls is about $7,500.

The cost for connection to the sanitary system is $440, the DCC is $6,200 and the estimated construction cost of the sewer pipe in the road is estimated to be $29,270 per lot. Total fees are estimated to be $36,000.

Yes, there is interest to be paid if the periodic payment plan option is chosen.

Estimates have been provided which include a total project cost. These estimates are based on a preliminary design, and will be updated, through the detailed design stage. Final construction costs will be determined through the tendering process.

This has been revised to be an estimated cost per connection. 

They stay with the property at the time of sale and are transferred to the new owner. If LAS bylaw is approved, all properties within the LAS bylaw area will be required to pay for the upgrades, regardless of owner choice to connect their property to the new services.

The payment may be made as a lump sum or financed through the City over a period of time.

Assessed fee will be spread out over time through annual payments. Details of payment timeline will be presented to residents as options with the notice and ballot to particiate. If the petition process moves forward, construction of the sanitary sewer would begin in 2024.

Estimated costs have been revised to be calculated per connection.

Updated preliminary engineering drawings have identified approximately 26 properties that will likely have to have a pump system installed. This will be verified through completion the final engineering design.

Owners can choose to decommission existing septic system.