Alternative Approval Process (AAP) – Squamish-Lillooet Regional District Pemberton and District Transfer Station Loan Authorization Bylaw No. 1661-2020

Sep 2, 2020
Electoral Area C, Village of Pemberton

Service Area

This information relates to the SLRD’s Pemberton Refuse Disposal Local Service Area, which consists of the Village of Pemberton and a portion of Electoral Area C, as shown on the map below.

Pemberton Transfer Station Service Area 2020

Summary

The purpose of Bylaw No. 1661-2020 is to authorize the SLRD to borrow additional funds of up to $811,353 over a term of 30 years for the purpose of acquiring property and constructing the Pemberton Transfer Station.

Repayment of the borrowed funds is intended to be spread out over a term of 30 years, the cost of which is to be borne by the taxable properties within the Service Area. If the full amount of the $811,353 loan to be authorized under Bylaw No. 1661 is issued, the estimated tax requisition is as follows: (*The electoral area rates below are higher due to a mandatory 5.25% provincial fee which is added to properties within electoral areas.)

Participant Rate per $1,000 Max. Annual Tax Requisition for a $100,000 Property Max. Annual Tax Requisition for a $500,000 Property
Village of Pemberton

0.0258

$2.58  $12.90
Portion of Electoral Area C * 0.0272 $2.72 $13.60

The SLRD Board is seeking participating area approval of the electors by way of Alternative Approval Process for the entire Service Area. The number of eligible electors in the entire Service Area is 3,956 and the number of elector responses required to prevent the SLRD Board from proceeding without the further assent of the electors is 395. The deadline for receiving elector responses for this Alternative Approval Process is 4:30 p.m. on October 13, 2020. The SLRD Board may proceed with the Bylaw unless, by the deadline stated above, at least 10% (being 395) of the electors of the Service Area indicate that the SLRD Board must obtain approval by assent vote (referendum).

Elector responses must be given in the form established by the SLRD Board. Elector response forms are available at the SLRD office (1350 Aster St., Pemberton, BC) and on the SLRD website according to the schedule below. The only persons entitled to sign the forms are electors of the Service Area. More information about elector qualifications is also available on the SLRD website through the link provided below.

Public inspection of the Bylaw can be made at the SLRD office (1350 Aster St., Pemberton, BC) from 8:00 a.m. to 4:30 p.m. (Monday-Friday, except holidays) and on the SLRD website according to the schedule below.

Availability of Elector Response Forms and Inspection of Bylaw

Date

Availability

September 3 – September 10  

Online only

September 11 until 4:30 pm on October 13, 2020. 

Online and at SLRD Office*

*Please follow the instructions for COVID-19 Safety Protocol, provided at the SLRD office, if visiting the SLRD office for one of the reasons identified above.

Current Situation

The Pemberton Transfer Station will move to its new site next summer.

Based on a renewed feasibility study conducted in 2019, staff estimates a total cost of $2,200,103 to acquire the new site and to build the facility.

The first loan authorization bylaw has already authorized borrowing of $1,375,000 for the new facility. The Board is now considering a second loan authorization bylaw to provide for additional funds of $811,353 which are needed for the acquisition of the new site and for the associated increase to development costs for the new site (i.e. based on a larger property with additional facility improvements).

Site preparation work is anticipated to begin in fall 2020, with construction to be completed by August 31, 2021.

The new site is large enough to accommodate the current and future needs of the community and key infrastructure is expected to include:

  • Waste and resource recovery services (all recyclables and household waste);
  • Weigh scale, scale house, and administration building;
  • Containment area for used oil and household hazardous waste; and
  • Storage area for household appliances containing ozone-depleting substances.

Additional Land Costs

The additional cost to acquire the new site will be $350,500 as described below:

Item Value
Appraised Value of the SLRD-owned property (1950 Venture Place) $678,000
Appraised Value of the New Site (i.e. 50% of the parent parcel) $1,018,000
Difference  
(+) SLRD’s share of estimated professional costs associated with subdivision and land conveyance $10,500

Difference to be financed

(in order to acquire new site)

$350,000

It is estimated that the acquisition of the new site in exchange for the SLRD property will cost $350,500, which is additional to development and construction costs.

Estimated Additional Development Costs

Staff re-engaged a planning and design engineering consultant in order to update cost estimates related to design and construction for the larger site with the addition of extra geotechnical fill (to cover the larger site and fully raise it to flood construction levels), site lighting, landscaping, fencing and screening, storm water management, additional electrical servicing costs and operational equipment (including a previously-owned back-hoe and skid-steer). These modifications to the original design increased expected development costs by $452,820, summarized below:

Item

Value 

Total Estimated Development Costs (a)

$1,827,820

Previously Authorized Borrowing (b)

$1,375,000

Difference to be financed (a)-(b)

$452,820

Total Costs

The sum of the new land costs and the estimated additional development costs is summarized below:

Property Acquisition and Land Development Cost Summary

Property

(A)

Land Transaction Cost

(B)

Development Cost #1 (First Loan Bylaw)

(C )

Estimated Additional Development Cost (2019 Cost Increase)

Total Cost (A) + (B) + (C ) + 1% financing fee Additional Financing Required (i.e. over the $1,375,000 already authorized)
New Site $350,000

$1,375,000

$452,820 $2,200,103 $811,353

The SLRD is proposing to obtain elector approval (i.e. via an alternative approval process) for borrowing up to $811,353.

AAP Background

Local governments can use an Alternative Approval Process as a way to obtain electoral approval with respect to certain types of proposed bylaws. An AAP is less expensive than undertaking assent voting (referendum).

Prior to undertaking an AAP, the Inspector of Municipalities (Ministry of Municipal Affairs and Housing) must first approve the request. The SLRD received approval from the Inspector of Municipalities on August 30, 2020 to undertake an AAP for Bylaw No. 1661-2020. 

AAP - What's Required

A local government must publish a Notice of Alternative Approval Process for two consecutive weeks in a local newspaper. In the case of this AAP, the SLRD is placing the Notice in the Pique Newsmagazine, as follows:

  • September 3, 2020
  • September 10, 2020

The deadline for submitting elector responses for this AAP is October 13, 2020.

The method by which an eligible elector expresses opposition to Bylaw No. 1661-2020 is by signing and submitting an Elector Response Form to the SLRD (before 4:30 p.m. on October 13, 2020).

Eligible electors must provide their full name and residential address. Eligible non-resident property electors must also provide the address of the property that they own within the Service Area and they are only entitled to sign and submit one elector response form, regardless of how many properties they may own within the Service Area.  If a property is owned by more than one person, only one of the owners may submit an Elector Response Form in respect of that property and a majority of the property owners must sign a Consent Form setting out which of the owners is authorized to submit the Elector Response Form on their behalf.  If a corporation is the owner (or one of the owners) of the property, no one may submit an Elector Response Form in respect of that property.

If 10% of eligible electors in the Service Area (395 people) oppose the SLRD Board's intention to adopt Bylaw No. 1661, the SLRD Board cannot proceed with adopting Bylaw No. 1661-2020 unless elector approval is obtained via assent voting.

If the 10% threshold is not attained (i.e. if less than 395 electors submit Elector Response Forms), then the SLRD Board may proceed with adopting Bylaw No. 1661-2020.

The SLRD will use this page to provide regular updates on this project.

Background Information

Important Forms and Documents

Questions?

For more information about the Alternative Approval Process (AAP), contact:
Kristen Clark
Director of Legislative and Corporate Services
Telephone: (604) 894-6371 ext. 230
Email: kclark@slrd.bc.ca

Alternative Approval Process (AAP) – Squamish-Lillooet Regional District Pemberton and District Transfer Station Loan Authorization Bylaw No. 1661-2020