A Bylaw on property charges for the Hillcrest Local Improvement was introduced to City Council in March 2017. Letter notifications and ballots were sent to property owners by registered mail (one ballot per property) to initiate a voting process. A Public Hearing was held prior to the May 9 conclusion of the vote, and a report summarizing the input received, along with the results of the vote, was presented to City Council on May 15. The Bylaw was defeated by City Council on May 23. View the reports:
As follow-up to concerns raised at public meetings held in September 2016, several changes occurred to Draft 2 of the Hillcrest Preliminary Infrastructure Design Report. The City hosted an Open House on January 4, 2017 to display the design revisions and provide an additional opportunity for public feedback. View the Public Input Summary from the meeting and revised figures from Draft 2 below:
Additional information requested during the September meetings:
Public meetings were held on the evenings of September 19, 20, and 21, 2016 to discuss Draft 2 of the Hillcrest Preliminary Infrastructure Design Report and next steps in the local improvement process. Approximately 90 people attended the events. The following information was discussed.
The Hillcrest Local Improvement (LI) Project seeks to reconstruct the majority of water, sewer, and road infrastructure in Hillcrest, excluding the newer portion of Sunset Drive North. The City is currently in the Preliminary Design (“Pre-design”) phase of the project, which will result in a conceptual report that identifies infrastructure issues, recommends improvements, and proposes phasing for construction. In April 2013, the City released Draft 1 of the report, which was discussed with residents during consultation for the Hillcrest Neighbourhood Plan. Revisions were made resulting in Draft 2 of the design, below. The design was further discussed at public meetings in September 2016.
The goals of the Hillcrest LI Project are to:
A questionnaire was delivered to Hillcrest residents and property owners in January 2012 to help the City identify infrastructure issues and gauge preliminary preferences for infrastructure design. The questionnaire was completed by 122 people. Responses are summarized in the following documents:
What kind of frost protection systems are in place in the Hillcrest LI Project area?
The majority of properties in the Hillcrest LI Project area rely on thermostatically controlled bleeders (TCBs) for the frost protection of water services. TCBs have a sensor that measures water temperature and periodically releases water to prevent freezing. A smaller number of properties have free flow bleeders (FFBs), which are less efficient than TCBs by continuously bleeding water during winter months, regardless of temperature. The area’s most recent developments have recirculating services that function using an electric pump and do not bleed any water. Other systems in place include heat traces, which are wrapped around water services and consume a steady flow of electricity to keep lines warm. Some properties may have thaw wires, which are charged only after services have frozen to thaw them out.
Why does the City want to replace bleeders?
Bleeders are water intensive systems and are costly to the City, taxpayers, and the environment. Bleed water must be chlorinated, heated, and pumped to buildings. The water is used for no other purpose before it empties into the sewer system. The water must then be pumped to the City’s sewage lagoon for treatment and eventual discharge.
The City stopped allowing for bleeders to be installed in new developments in the early 1960s. In the late 1990s, the City installed thermostatic controls in many FFBs (turning them into TCBs) to reduce the water consumption of these systems by approximately 2/3rds. This was intended as a stopgap measure that would ultimately be eliminated, since TCBs are also water intensive.
How can I tell if my home has a bleeder?
Click here to view an example of a TCB. Notice the clear tube which feeds into the sewer pipe and the thermostatic control box. FFBs look similar, but do not have the thermostatic control.
Who should I contact if my TCB needs servicing?
Until the LI upgrades can be achieved, bleeders will continue to require maintenance to ensure they operate in the most efficient way possible. If you experience problems with your bleeder, such as a failing thermostatic control, call 668-8350 to schedule a servicing appointment.
Why should I replace my property’s sewer service during the Hillcrest LI Project construction?
The City recommends that aging sewer services on private property be replaced at the time of LI upgrades to take advantage of trench work that is carried out and paid for by the City. The replacement of sewer services is at the expense of the property owner and is estimated at approx. $100 per metre. Future trench work to replace a failed service after project construction is complete would be at the at the expense of the property owner.
How wilI I know if my sewer line needs replacing?
During the detailed design phase of the Hillcrest LI Project, the City will attempt to video inspect all private sewer services to assess their condition.
What are the costs associated with the Hillcrest LI Project?
If the project proceeds to the construction phase, property owners on Chalet Cr, Kluane Cr, Sunset Dr S, and Sunset Dr N (including and east of #81) can expect to pay for:
Properties on Park Ln, Dalton Tr, and Hillcrest Dr that do not receive the full recirculating service can expect to pay for the LI Charge and optional sewer replacement.
The City will pay for new recirculating water lines to be installed on private property up to the front of each building (an estimated value of $15,000), or ending within the property where the full service is not installed. The City will also pay for all underground infrastructure in the right-of-way and the remainder of urban surface works not covered by the LI Charge.
The urban LI Charge rates in 2016 have been set as follows:
How much was the urban residential rate for past projects?
LI Charges are adjusted annually based on rising construction costs and inflation. In 2011, the urban residential rate was $560/metre. In 2010, it was $458/metre (applied to properties on Black Street and Hanson Street).
When will the LI Charge for the Hillcrest project be determined?
The charge will be determined during the pre-design phase of the project (currently underway). Property owners will be informed on the charge calculated for each property at the time of the LI Vote. This information will be mailed in a letter sent along with the ballot.
How can I find out the frontage of my property?
Click here to view a map of frontage calculations for the project area.
What are the payment options?
Property owners can pay the LI Charge through one of two options:
When does the LI Charge take effect?
The LI Charge applies to properties once the construction phase of each street is complete.
If I have a corner lot, am I charged for two frontages?
No. Corner properties are charged only for the narrower portion of frontage.
How does the LI Vote work?
When the scope and costs of the Hillcrest LI Project are determined, a bylaw will be introduced to City Council and a 30 day voting period will be launched for benefiting property owners. A ballot will be sent to each legally titled property in the project area. For condominium situations, each unit is entitled to one vote. In accordance with the Yukon Municipal Act, if more than 50% of the benefiting property owners vote against the proposed LI Project, then the City shall not proceed with the project in that year.
What happens if I don’t vote?
An unreturned ballot is considered to be “no opposition” to the project.
What if everyone on my street votes for the project to proceed, but other streets vote to object?
The Hillcrest LI Project will either be approved or cancelled at the neighbourhood-level, not on a street-by-street basis.
If there are no improvements in front of my property, do I get to vote?
Only property owners fronting onto the improvement area will be entitled to vote. Property owners that are unaffected by the LI Charge are not entitled to vote.
If I vote against the LI Project and it passes, will I have to pay the LI Charge?
Yes. The LI Charge will apply to all properties that front onto the improvement area.
How long will construction take?
Construction for the Hillcrest LI Project is likely to be phased over 3 to 4 years.
What will my street look like during construction?
Construction on public and private property will look similar to that of the Hanson Street LI Project, which was completed in 2011.