Offsite Levy Bylaw 2020-15
Calmar, Alberta
· No. 2020-15
· adopted 2020-07-20
· summary & facts
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TOWN OF CALMAR
BYLAW 2020-15
A BYLAW OF THE TOWN OF CALMAR to establish an offsite levy for undeveloped properties in the Town
of Calmar.
WHEREAS the Municipal Government Act, R.S.A 2000, Chapter M-26 provides that a Council may pass a
Bylaw for the imposition and payment of offsite levies in respect to lands that are to be developed or
subdivided and te authorize agreements to be entered into in respect of the payment of the levies.
AND WHEREAS certain lands within the corporate boundaries of the Town of Calmar are proposed for
subdivision or residential, commercial or industrial developments.
AND WHEREAS Council for the Town of Calmar requires an expenditure for capital costs for:
1. Water supply, transmission, treatment, storage and distribution facilities;
2. Sanitary sewage collection, treatment, movement and disposal facilities;
3. Roads required for or impacted by subdivision or development; and
4, Land required for or in connection with any facilities, as mentioned above,
because of current and future population growth occurring in the Town of Calmar.
AND WHEREAS the Town of Calmar engaged the firm of Corvus Business Advisors to prepare a report in
respect of the fair and equitable calculation of offsite levies in accordance with the purposes of the Act.
AND WHEREAS the Town of Calmar has reviewed the report and wishes to enact this Bylaw to impose
and provide for the payment of the offsite levies, to set out the object of each levy and to indicate how
the amount of each levy was determined.
AND WHEREAS the Town of Calmar presently imposes and collects offsite levies.
AND WHEREAS Council has advertised its intention to consider the provisions of this Bylaw pursuant to
Section 606 of the Municipal Government Act.
NOW THEREFORE, the Council of the Town of Calmar, in the Province of Alberta, duly assembled, hereby
enacts as follows:
short title
1. This Bylaw may be referred to as the "Offsite Levy Bylaw".
Definitions
2. For the purposes of this Bylaw, the following words shal! be defined as follows:
{a} "Act" means the Municipal Government Act, R.S.A 2000, chapter M-26, and regulations
passed pursuant to the Act;
(b} "Agreement" means an agreement as referred to in the Act in Section 648;
{c) "Applicant" means the person(s) who applies for subdivision or development approval:
{d) "Arterial Roadways" means roadways providing major circulation movements, generally
spaced at 1600 metre intervals, both north/south and east/west;
{e) "Town Manager" means the Town Manager of the Town of Calmar and includes any person
appointed as the designate for the Town Manager or any person appointed to act in the
absence of the Town Manager;
(f} "Consumer Price Index" means the Consumer Price Index for Alberta as published by Statistics
Canada;
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(g) "Council" means the Council of the Town of Calmar;
(h) "Development" means any new residential use where none existed before or an increase in
the number of residential units on a parcel, or any new or expanded commercial or industrial
use;
(i} "Development Area" means that area of a parcel of land that is to be develaped pursuant to
a Development Permit and, for greater certainty but without restricting the generality of the
foregoing, includes that area of land to be used for the principal uses, accessory uses, parking,
loading, vehicle access points, walkways, lighting, landscaping and fencing;
{j) "Development Permit: means a permit issued in accordance with the Town of Calmar's Land
Use Bylaw;
{k) "Levy" means the offsite levy imposed and created by this Bylaw pursuant to the Act;
(l} "Municipality" means the Town of Calmar or where the context requires, the area within the
boundaries of the Town of Calmar;
{m) "Parcel of Land" has the meaning provided for in Part 17 of the Act;
{n) "Plan of Subdivision" has the meaning provided for in the Act;
{o) "Subdivision" has the meaning provided for in the Act;
(p) "Subdivision Area" means that area of a Parcel of Land, less environmental reserve, municipal
reserve and land for Arterial Roadways that is the subject of a Subdivision and that is proposed
for Development but dees not include the remnant, if any;
(q) "Subdivision Authority" means the person(s) or body appointed by Council pursuant to
Section 623(1) of the Act;
(r) "Town" means the municipal corporation of Calmar or where the context requires, the area
within the boundaries of the Town.
Establishment of Levy
3. Levies are imposed upon land in the Town of Calmar that is to be subdivided or developed and
for which no offsite levies have previously been paid.
Object of Levy
4. The object of the levy is to pay for all or part of the capital costs of any or all of the following:
(a) New or expanded facilities for the storage, transmission, treatment or supplying of water;
(b) New or expanded facilities for the treatment, movement or disposal of sanitary sewage;
(c) New or expanded storm sewer drainage facilities;
(d) New or expanded roads required for or impacted by a subdivision or development; and
(e} Land required for ar in connection with any facilities described in (a) to (d) above,
as determined in the Offsite Levy Report, prepared by Corvus Business Advisors dated May 11, 2020,
incorporated into this Bylaw as Schedule "C".
Division into Areas
5. For the purposes of imposing an offsite levy in accordance with the Act, the Town of Calmar is
divided into 9 areas, as shown in Schedule "A".
Amount of Levy
6. The amount of the levies and method of determining the amount of the levies are set out in
Schedule "B",
Imposition of Levy
7. {a) A Levy shall be imposed on a subdivision or development, as follows:
(i) A subdivision, before the date of subdivision endorsement, and
(ii) A development, before the date of issuance of a development permit.
(b) Levies are deemed to have been imposed whether or not the imposition of the levies is
made a specific condition of subdivision or development approval.
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Payment of Levy
8. (a) A Levy shall be paid at the time of payment specified in Schedule "B".
{b) Interest on any outstanding Levy shall be calculated from the time it is payable at Prime
Rate plus 4%, compounded annually.
{c) Any payment of a levy pursuant to this Bylaw, which is not made when due, shall be a
debt owing to the Town by the Applicant. This provision does not in any way affect any
other remedy available to the Town for late or non-payment of a Levy.
(d) In addition to paragraph 8(c), where an Applicant fails neglects or refuses to pay the Levy
imposed, the Town may refuse to register a Subdivision until the Applicant has paid the
Levy.
Agreements
9. The entering into a Development Agreement or Servicing Agreement in respect of payment of
levies is hereby authorized.
Review of Levy Rates
10. (a) The Town shall review the Levy rates and Levy projects on a regular basis.
(b) After the review has been completed, the Town may amend this Bylaw to update the levy
rates.
Annual Report
11. The Town Administration shall report annually to Council regarding the levies in a format
acceptable to the Town Manager.
Severability
12. In the event that any provision of this Bylaw is found to be contrary to law by any Court of
competent jurisdictions, then that provision shall be severed and the remainder of the Bylaw shall
be of full force and effect.
Transition
13. This Bylaw applies to:
(a) Any Subdivision where the date of Subdivision approval occurs on or after the date this Bylaw
comes into force; and
(b) Any Develapment where the date of issuance of a Development Permit occurs on or after the
date this Bylaw comes into force.
General
14. Nothing in this Bylaw precludes the Town from:
(a) Imposing further or different offsite levies, duly enacted by Bylaw, on any land in respect of
which the Town has not collected the offsite levies imposed under this Bylaw or any previous
offsite levy bylaw authorized by statute; or
(b) Adopting policies, procedures or guidelines for the assistance and direction of the Town
Administration with respect to the implementation of this Bylaw.
Repeal
15. Bylaw 2017-08 is hereby repealed.
Enactment
16. This Bylaw shall come into effect on the day that it is passed.
Schedules
17. Schedules "A", "B" and "C" form part of this Bylaw.
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Rules of Interpretation
18. The headings in this Bylaw are for reference purposes only and do not form part of the Bylaw.
READ a first time this 15" day of June, 2020
ny) 2
S
Mayor
Town Manager Ren
READ a second time this 20" day of July, 2020
READ third time this 20" day of July, 2020
Mayor
out HrowchX Coen
Town Manager | a rn
This Bylaw signed the 20" day of July, 2020
4
Schedule "A"
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Schedule "B"
Summary of Offsite Levies by Area'
Levies Levies Lavies
| 65 |S 38.157 /$ 7.75218 45.060/$ 90,969
, 94 [$ 38.157/$ 7, 752/$ 45,060 $ 90,969 |
' Offsite Levy Areas marked X.1 denote commercial development. Areas marked X.2 denote industrial
development. Areas marked X.3 denote residential low density development. Areas marked X.4 denote
residential medium & high density development. Areas marked X.5 denote other devefopment. vie
SCHEDULE "Cc"
Win 'Advisors
Town of Calmar:
Offsite Levy Rate Update
Version 1
May 11', 2020
Prepared by:
Greg Weiss, President
CORVUS Business Advisors
9670 -- 95 Avenue
Edmonton, AB T6C 2A4
(780) 428-4710
[email protected]
www.corvusbusinessadvisors.com
This dacument has been prepared by CORVUS Business Advisors for the sole purpose and exciusive use of the yr
Town of Calmar.
--~.CORYUS..
>»; Business Advisors
yim
May 11, 2020
Town of Calmar
Box 750, 49071-50th Ave
Calmar, Alberta
TOC OVO
RE: Town of Calmar Offsite Levy Rate Update
Enclosed is our report summarizing the Town's recent update to offsite levy rates. Rates
have increased from an average of approximately $71,300 per ha. to an average of
approximately $95,700 per ha. The rate increase stems primarily from:
1. The Town's last model update was undertaken several years ago (effective end-
2015). If rates are updated more frequently, increases/decreases are generally
smaller.
2. Costs attributed to future development within the 25-year review period increase
each year as project construction moves closer in time. The previous 25-year review
period spanned from 2016 to 2040. The new 25-year period spans from 2020 to
2044. Accordingly, costs previously ascribed to the 2041 to 2044 timeframe are now
included in rates. Overall, costs within the 25-year review period increased 15% from
$6.76 million to $7.77 million. An increase in costs puts upward pressure on rates alll
other things being equal.
3. The pace of development has been slower than anticipated in Calmar. Accordingly,
Town staff have decreased the forecast of land development within the 25-year
review period from 96 ha. to 80 ha., a decrease of 17%. A decrease in forecast land
development puts upward pressure on rates all other things being equal.
While the resulting increase may not be viewed positively by some stakehclders, the new
rates reflect the realities of the Town (casts and development pace). Most importantly, the
new rates ensure the Town does not under collect from developers thereby burdening tax
payers with uncollected costs.
If you have any questions, do not hesitate to contact me.
Respectfully,
Hyde. :
Greg Weiss
President
| CORVUS Business Advisors Inc. | VY
| 9670 --95 Avenue | Edmenton | Alberta | T6C 244 | 780-428-4110 | XY
Town of Calmar Offsite Levy Rate Update
1 DOCUMENT INFORMATION
Version
Number Revision Date Summary of Changes and Author
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2 CONTENTS
3.1 INTRODUCTION 00.2... .cceeceseceecescescescesseseessenscescsseessecssuarsscsussssessesanuseasaeeesseaseustssteaseeseesesseaseerseensee I
3.2 METHODOLOGY .... sussssescesscavaencansnanar axasuninanamearastn selene aiasacac aanearaiundoioasaasesonsaeavandsnaaascnests h
APPENDIX B: WATER OFFSITE INFRASTRUCTURE.............:ssccccssssrsssessssesesesseenseesseeesesntsesseeeeses VO
APPENDIX C: SANITARY OFFSITE INFRASTRUCTURE ............ccccccssesesreesseerseeeenseeeeeseeseeereeeenneee 2U
APPENDIX D: TRANSPORTATION OFFSITE INFRASTRUCTURE .......cc:ccssesssscetsceestieeseesseeseneenen ee
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3 INTRODUCTION
3.1. Introduction
Bylaw 2017-08, established by the Town of Calmar ("the Town") in 2017 defines offsite levy
charges pertaining to water, sanitary and transportation infrastructure for the municipality.
The Town wishes to update this bylaw ensuring updated costs and development forecasts
are reflected fairly and equitably in new rates to ensure a financially sustainable community.
This report outlines the methodotogy and information used in establishing transportation,
water, and sanitary offsite levy rates for the Town, as well as other key findings and
recommendations.
3.2 Methodology
The Town of Calmar has various infrastructure master plans/capital plan in place, and these
plans have been used as key inputs into this offsite levy rate review. Town staff reviewed
existing plans and verified offsite projects for transportation, water, and sanitary
infrastructure?®2, The Town's review also included verification of benefits to existing
development, future development, and benefiting areas.
Support provided by CORVUS Business Advisors included:
e Provision of the newest CORVUS offsite levy model.
e Transfer of data from the Town's current offsite levy model to the new model,
including configuration, priming, and data loading (new data provided by Town staff).
* Incorporation of offsite levy area measurements and land development forecasts
{provided by Town staff).
» Reconciliation of offsite levy reserve balances (data provided by Town staff).
* Development of transportation, water, and sanitary offsite levy rates.
» Preparation of the offsite levy report.
Offsite levy rates within the CORVUS offsite levy model are forecast using a rolling 25-year
review period. During this review, a cut-off date of December 31%, 2019 was established,
and so the review period stems from 2020 to 2044. The cut-off date coincides with the
Town's most recent year-end. Project expenditures, offsite levy receipts etc. were gathered
as "actuals" from the Town's financial records up to the cut-off date. Beyond the cutoff date,
all financial details are estimates. When the Town completes its next rate update,
information from January 1°, 2020 up to the new cutoff date will be converted from
1 It was not within CORVUS' scope of work to review the Town's infrastructure plans. Infrastructure plans were
verified by Town staff.
2 Currently, all stormwater infrastructure in the Town is "onsite" in nature and, therefare, was not included in the
scope cf this analysis. Should the Town add offsite stormwater infrastructure to its capital plans in the future, the
offsite levy model and bylaw can be amended during one of the annual updates to include stormwater charges.
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estimates to actuals.
Costs that benefit development prior to and within the review period are included in rates.
Costs that benefit development beyond the review period (called "financial oversizing") are
excluded from rates. In future years, when rates are updated and the rolling 25-year period
moves further out, offsite infrastructure costs beyond 2044 (i.e., beyond the current review
period) will gradually find their way into rates.
4 KEY FINDINGS
Key findings pertaining to the establishment of Town offsite levy rates are as follows:
« Offsite infrastructure costs to be included in the offsite levy bylaw total approximately
$24.26 million, An overview of offsite infrastructure costs and maps is provided in
Appendices B1, C1, and D1.
Before determining how the infrastructure costs will be allocated to parties that
benefit (e.g., existing development, new development, other municipalities etc.),
financing provided by way of special ear-marked grants and other contributions are
deducted from offsite infrastructure costs. For this review, the Town has identified
approximately $6.39 million in grants and contributions. An overview of grants and
contributions and resulting net costs is provided in Appendices B2, C2, and D2.
The share allocated to existing development (the Town's share) is approximately
$4.95 million.
That portion of cost which is allocated to future development totals approximately
$12.92 million and is based on the allocations shown in Appendices B4, C4, and
D4. However, a portion of the cost allocated to future development is beyond the 25-
year review period (called "financial oversizing"). Financial oversizing is determined
based on the anticipated year of construction (construction staging) which is
provided in Appendices B3, C3, and D3.
Of the $12.92 million in total offsite infrastructure costs allocated to future
development, the share allocated to future development that is included in rates
today (the offsite levy share) is approximately $7.77 million, as shown in the table
below. This is an increase of 15% from $6.76 million when the Town last completed
a rate update end-2015. An increase in costs attributed to future development within
the 25-year review period puts upward pressure on rates all other things being equal.
A complete summary of offsite infrastructure net cost "flow-thru" is provided in
Appendices B6, C6, and D6.
Summary of Infrastructure Costs & Allocations
Developer Cost
Special Grants | Muni Share of | Beyond 25 Yrs 'eee, Total eka
& Contributions Costs {Financial (in Rates)
Oversking
Transportatian $ - § 4,950,000 $ 3,154,600 $ 2,895,200 $ 11,000,000
Water S 3,456,374 §$ - § 702,000 § 1,355,010 $ 5,513,384
Sanitary $ 2933.996 § - $ 1,290,000 § 3,523,995 § 7,747,993
Total SS 6,390,370 $ 4,950,000 $ 5,146,800 S$ 7.774.207 $ 24,261,376
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Before allocating infrastructure costs to benefitting lands, offsite levy costs must be
reduced by the amount of levies collected to date. Up to December 31", 2019, the
Town has collected $512,166 as shown in Appendices B5, C5, and D5.
# To facilitate the allocation of infrastructure costs to those lands that benefit from the
infrastructure, the Town is parsed into 9 offsite levy areas. The area boundaries,
numbering schema, and area measurements are described in Appendix A along with
an offsite levy map; and, an overview of offsite infrastructure allocations to each
benefitting area is provided in Appendices B7, C?, and D7.
» To calculate offsite levy rates, it is necessary to forecast the amount of land that will
develop during the 25-year review period. Land development forms the denominator
of the rate calculation. A larger denominator reduces rates but could potentially result
in under-collection thereby placing an increased burden on tax payers. A smaller
denominator increases rates but could potentially result in over-collection thereby
placing an increased burden on future development. Accordingly, land development
forecasts need to be: (a) reasonable and reflect current planning assumptions
including the current pace of development in the community, and (6) updated
regularly.
For this review, the Town is forecasting development of approximately 80 ha. over
the 25-year review period. This is a decrease of 17% from 96 ha. when the Town last
completed a rate update end-2015. A decrease in development within the 25-year
review period puts upward pressure on rates alt other things being equal. The land
development forecast is shown in Appendix A.
= Offsite Levy Reserves. The Town is managing offsite levy receipts and withdrawals
via three reserves/accounts (one for each infrastructure type) in alignment with MGA
requirements. The reason this is a requirement is because offsite levies can only be
used to fund the type of infrastructure for which they were collected (e.g., water
levies can only be used to construct water offsite infrastructure, not sanitary
infrastructure etc.). An overview of reserve/account reconciliations from 2016 to 2019
are shown in Appendices B8, C8, and D8.
« interest. Offsite levy reserves/accounts (both actual and forecast) are impacted by
interest. Actual reserve inflows and forecast reserve balances that are in a positive
position earn interest (as required by the MGA). Actual reserve outflows and forecast
reserve balances that are in a negative position are charged interest (forecast
balances that are negative indicate that front-ending will be required).
An overview of reserve/account interest rates and forecast balances over the 25-year
review period is shown in Appendices BY, C9, and D9.
* Front-ending. Front-ending is an extremely important concept that underpins
rigorous management of offsite levies. Front-ending represents debts owed by future
development to the municipality for past construction undertaken by the municipality
on behalf of future development--i.¢e., a municipality will often pay for its share of an
offsite infrastructure project in addition to that portion of the project which benefits
future development when offsite levy reserve balances are insufficient to pay for
future development's share of the project.
Because front-ending balances represent debts owed to the municipality, they need
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to be clearly reflected in official municipal documents such as levy account/reserve
balances, financial statements {(e.g., frontending notes}, or accounts receivables,
etc. This dacumentation enables the municipality to collect on these debts as future
development occurs, and offsite levies are collected.
For example, at end 2019 there is frant-ending debt of $(246,242) due to the Town
from the water offsite levy reserve. Any excess funds in the water reserve should be
withdrawn immediately and transferred to the Town's General Revenue account.
thereby paying down developer debts owed to the Town.
A complete reconciliation of reserve balances for each of the 3 reserves/accounts is
provided in Appendices B8, C8, and D&
5 RATES
For future development to pay for its share of the $24.26 million infrastructure costs in the
Town, rates are approximately $95,700 per net hectare on a weighted average basis, with
rates differing by development type as shown in tables below. This rate is similar to other
municipalities of similar size in Alberta (a comparison of rates to other municipalities is
outlined in Appendix F}. Most importantly, these rates reflect the actual cost of infrastructure
required to facilitate development in the Town.
Offsite Levy Rates: Highs. Lows. and Averages?
Charges | Water Cerses | Charge | Toth
é T
Charges Water Charges Charges otal
Weighted Average
3 Highs, Lows, and Averages are shown for information purposes only. Develapers pay the actual rate applicable
to their specific development area and development type.
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Summary of Offsite Levies by Area'*
Transportation Water Sanitary
ome! prose |e | hachanslitbese
4 Offsite Levy Areas marked X.1 denate commercial development. Areas marked X.2 denote industrial
development. Areas marked X.3 denote residential low density development. Areas marked X.4 denote
residential medium & high density development. Areas marked X.5 denote other development.
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6 RECOMMENDATIONS
CORVUS recommends the following:
1. Implement the offsite levy rates outlined in Section 5.
2. Ensure offsite levy rates are updated annually and accompanied by a report to
Council. In addition to enabling compliance with the Town's bylaw and MGA
requirements, regular updates ensure offsite levy rates do not "decay", and Council
is apprised regularly of the status of changes, reserves balances, etc.
3. Amend Town reserve/account balances as reflected in Appendices B&: $(246,242),
C8: $109,073, and D8: $46,697. In so doing, any excess funds in these accounts
should be transferred to general revenues.
4. Update offsite levy reserve/account balances annually (and financial statements, and
other internal documentation) to reflect the true balance, including front-ending.
5. During the reconciliation of future reserve balances, the interest earning and charge
rates that underpin the offsite levy bylaw for that time period should be used to
deiermine reserve interest impacts. This is outlined in the offsite levy model user
guide and instructions for the annual rate update.
5. Develop an offsite levy policy framework to aide in effective implementation of the
bylaw. There are about a dozen policy areas for which the MGA provides no
guidance, but the Town will require clarity on to effectively implement the bylaw.
7. Undertake a water and sanitary utility rates study to enable sustainable funding of
the Town's share of offsite infrastructure projects. Current utility rates should be
brought current and in alignment with current master plans and offsite levy financing
summarized in this report, etc.
7 ACKNOWLEDGEMENTS
CORVUS Business Advisors would like to thank all Town of Calmar who supported the work
of this review,
8 DISCLAIMER
CORVUS Business Advisor has relied upon the Town of Calmar (and its engineering and
other advisors) to provide all the data and information used to construct the offsite levy
model and create the rates, such as planning data and assumptions, development forecasts
and assumptions, infrastructure costs and costs estimates, allocations to benefitting parties,
allacation to benefitting areas, and other assumpticns etc. As such, CORVUS Business
Advisors makes no guarantee as to the accuracy of the input data and information provided
by these groups or the results that stem from this data and information.
Offsite levy rates are not intended to stay static; they are based upon educated assumptions
and the best available information of the day. Planning assumptions, cost estimates etc. can
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change each year. Accordingly, the Municipal Government Act requires that offsite levy
rates be updated with the mast available information on a regular basis (usually annually).
When information changes, it will be reflected in a future update, and rates adjusted
accordingly.
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APPENDIX A: OFFSITE LEVY AREAS AND STAGING
A1. Offsite Levy Areas
The Town is parsed into 9 offsite levy areas, as shown in the map below.. The 9 areas are
generally about a quarter section in size but also take into consideration existing/planned
infrastructure basins (i.¢., transportation, water, sanitary) as well as natural and man-made
barriers (e.g., rivers, highways, etc.). All offsite levy infrastructure costs are allocated to one
or more areas.
Offsite Levy Areas
|| 4
Cabiiar aT 4
Qe i Ms |
x AE 2 3
Offsite Levy Areas Al net 'ca E
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Total net develapment area, the amount of land available for development across all offsite
levy areas, was approximately 217.65 net ha. when the model was establisned end-2015. In
calculating net development area oniy those lands remaining to be developed that have not
previously paid offsite levies were considered (as required by legislation/regulation). Further,
allowances were made to net development area calculations for environmental reserves,
municipal reserves, and arterial road right of way. Of the 217.65 ha. available for
development, 7.36 ha. of land developed fram 2016 to 2019.
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Offsite Levy Net Development Area®
Net
Devel t i Environmental Municipal | Arterial Right of Daves Area Developed
[ys |seapds-274 (Old Area Sid+exstn (| SS tesa) | Ya ta | eae]
[25 |swa1 49-26-4 (Old Aress2&11+ existing | #499) Ss | Oar Tar spy
[3.5 |S631 4926-4 (Ol Areas +axsing) «(| SSB) | STP agg]
45 INW3049-264 (OM Areas 7 &Otensting | Se3) | SAT Sa ofa |
[5.5 _|Ne2$40-27-4 (Old Areas6Sizvexsting) | 1d) | BP ae et
[65 INWe5 49-27-4 (old Area4&5~enisting) | ~~~ 46.25) | ET fee east
(75 |sW2549-27-4 (Old Area @+exsling) +d' SSCS |]
a SV a a (ee (eS
CGH C Fr eS SS SSS SS Sa SS as nS SSS Saas
[_asas|COCCOC)C('"'CSCC#OSNSS 2862] 389] 2aG5 | 7.36 |
5 The Town's offsite levy model is configured to include 5 land use types: (1) commercial (X.1), (2) industrial (X.2), (3) residential low density (X.3), (4)
residential medium and high density (X.4), and (5) other (X.5). For ease of administration all lands are designated "other" (e.g., 1.5, 2.5, etc.).
SS
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Summary of Offsite Levy Net Development Area
Description | ha |
Gross Development Area 246.15
Less Envirenment Reserve -
Less Municipal Reserve 24.62
Less ROW Allowance 3.89
Net Development Area 217.65
*Note: 1 Hectare (ha.) = ~2.47 Acres
Net development area definitions will be applied in determining offsite levy obligations of
developers on application for subdivision or development within the Town of Calmar. Net
development area is defined as follows:
e Gross Area -- The area of lands to be developed in hectares that have not previously
paid an offsite levy.
o Less: Any environmental reserves contained within the development area.
o Less: A 10% allowance for Municipal Reserves.
o Less: Arterial road right of way that bisects the development lands.
e Equals: Net Developable Area, which is the area subject to offsite levies.
A2. Development Staging
A rate planning period of 25-years underpins the offsite levy model and rate calculations.
Many municipalities use this planning period as it provides a reasonable timeframe to
recoup the costs associated with offsite levy infrastructure construction, and it aligns with the
timeframes of many municipal capital planning and construction cycles.
Of the 217.65 net ha. of development area available across all offsite levy develapment
areas, planners estimate that approximately 80 ha. (37%) will develop during the next 25-
years (the rate planning period) as shown in the tables below. This is a decrease of 17%
from 96 ha. when the Town last completed a rate update end-2015.
Summary of Anticipated Development during the 25-year Rate Planning Period
Developed Since Model Created 7.36 3.4%
'Developed In Next 25 Years 80.00 36.8%
Developed Beyond 25 Years 130.29 59.9%
Net Development Area 217.65
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Anticipated Development During the 25-year Rate Planning Period
[Aven Beveloped
Mist he.
<a iy aS TTS iietS Secce Sc ee e eR eer eres a C
Pete fe a ee oe ee ce le Te SS
es | tano0| - | 200] 2001 400| 400] - | 400) sooy - | - | - | - | - | - |. [= [=P
2 ee a a se re NB
io es SS et Se ed Re ee ee ee ee ee ee ee ee ee es ec
[ee ao oo | aad] e0o] S00] 70] soo} aco] aoc] - | - | - | = | seo) 400] 400) a00| sco) aos | ~aoo[ [= [=
Se ee sss
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A3. Service Demand Factors
The Town distinguishes differential benefit (use) of the water and sanitary infrastructure as
highlighted in the table below.
Demand Factor | Demand Factor | Demand Factor |
Land Use Transportation Water Sanita
Commercial es Fe ,) ')
industrial
Residential a FP) A)
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Ee ee
APPENDIX B: WATER OFFSITE INFRASTRUCTURE
B1. Water Offsite Infrastructure Costs
To support future growth, water offsite infrastructure is required. The estimated cost of this
infrastructure is based upon: (a) actual construction costs to the cut-off date, (b) debenture
interest associated with financing, and (c) future cost estimates. Total cost is approximately
$5.51 million as outlined in the table below. Actual costs, debenture interest (if any), and
cost estimates were provided by Town staff. It is important to note that these costs represent
"gross" costs, of which only a portion will go to support future development during the 25-
year review period. The remainder of this section outlines how the "net" costs for future
development are determined.
Summary of Water Offsite Infrastructure
2a Pisin: D - Total Prejeet | Spectal Provineial hana Reduced Project
° Estimated Cast Granta Contributions Estimated Cost
[1 |Water Reservoir Exmansion (200) SSC--~--"~*~*~rCSC*« SBA | HBT STA |S OS 582,010 |
[2 [Water Reservair Expansion (2036) SC--C~d GOO |B 1.576,000}e 925.900 |
[3 [Loop main-400mm-westinternal SC«d SGOT SB 850,000 |
(s 551338a/$ a4sas74[$ TS 2,057,010 |
A map showing the location of this infrastructure is shown below.
Lacation of Water Offsite Infrastructure
UN
. x pee lm 7 y .
| aia el Se
a a TOWN OF CALMAR ane
1st Boer Cal WATER aa a Rivcadinasl AL PO OE I ee
OFFSITE LEVY INFRASTRUSTURE TF iearesseanese i
Neen ee eee eee
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B2. Water Offsite Infrastructure Grants & Contributions to Date
The MGA enables the Town to allocate the costs of offsite infrastructure to future
development, other than those costs that have been provided by way of special grant or
contribution (i.e., contributed infrastructure). The Town of Calmar has/will receive
approximately $3.46 million in special grants and contributions for water offsite levy
infrastructure as shown in the table below (note, if the Town receives other grants or
contributions in the future, it will be reflected in one of the annual updates and rates adjusted
accordingly). The result is that the total reduced project estimated cost is $2.06 million.
Special Grants and Contributions for Water Offsite Infrastructure
I Total Project | Special Provincial Ay Reduced Project
a Project Oe Estimated Cost Grants Rick em Estimated Cost
butions
| 1 [Water Reservoir Expansion (2008) ead |S i eatava ys Te 582,010 |
| 2 |Water Reservoir Expansion(2036)_ B.D St eEKOO Ys ZED
[3 [Loop main-400mm-westinteral OOS 55.0 |
[Ss easzaa]s ane.a74] $82,057,010 |
*The Town anticipates receiving a grant of 63% far Project 2.
B3. Water Infrastructure Staging
The timing of construction is used to determine the impact of inflation on cost, the impact of
forecast reserve balances, and the estimate of financial oversizing (described in the Section
that follows). The Town anticipates construction of offsite infrastructure as outlined in the
table below. Note, if this schedule is adjusted in the future, it will be reflected in one of the
Town's annual rate/bylaw updates.
Water Infrastructure Staging
| ee een
*Project costs are inflated by 2% per annum for the first 3-years and 3% per annum thereafter to the year of
canstruction,
B4. Water Offsite Infrastructure Benefiting Parties
The water offsite infrastructure previously outlined will benefit various parties to varying
degrees as determined by Town's staff. During this review three potential benefiting parties
were identified including:
« Town of Calmar -- a portion of the water infrastructure which is required to service
existing residents.
e Financial Oversizing -- that portion of cost which benefits future development beyond
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ig
the 25-year review period.
e Town of Calmar Future Development -- all growth related infrastructure (i.e., levyable
water infrastructure costs) during the 25-year rate planning period.
The table below outlines the allocation of water offsite levy infrastructure costs to benefiting
parties. Project allocations were determined by Town staff.
Allocation of Water Infrastructure to Benefiting Parties
Developer Share
Reduced Project A - Beyend 25 Yrs OSL / Developer
item, ProjectiBes crete Estimated Cast | 'Muni Share" (Financial Share %
Oversizing %)
[1 [Water Reservoir Expansion (2008)----CC*d SOO tm
| 2 |Water Reservor Expansion (2036) C--C--C"--~'"'CSS25.OOD] HH
[3 [Loop main-400mm-westinternal sd ODT 8.0%
*Allocations were determined by the Town.
Financial oversizing is determined by separating out the pro rata portion of developer cast beyond the 25-year
review period, in comparison with the anticipated year cf construction. As the years move forward and rates are
updated, these additional developer costs will be included in rate calcutations.
B5. Existing Receipts & Adjusted Levy Cost
Using the offsite levy share percentages shown in the previous section and applying those
percentages to project costs results in an offsite levy cost of approximately $1.36 million.
However, prior to allocating these costs to benefiting areas, existing offsite levy receipts
collected from developers need to be considered in determining the residual/net costs to
developers. The Town has collected $196,804 in offsite levies to date. This results in an
adjusted offsite levy cost of approximately $1.16 million.
Offsite Levy Funds Collected to Date & Adjusted Levy Cost ;
Offsite Levy h
Offsite Levy Adjusted
OSL / Developer Funds Collected
bi
2076
[2 [Water Reservoir Expansion (2036) C--C--C--"*~'~dCSS LOB BGR] 520.604 |
[8 [Loop main-400mm-westinteral --SSC«d SAO BO 40.000 |
B6. Summary of Water Offsite Levy Cost Flow-through
As shown in the figure below, the total cost for water infrastructure that forms the basis of
the rate is approximately $1.16 million. The cost allocations to each benefitting party are
based on the benefitting percentages shown in Section B4. The offsite levy balance (due
from developers) is allocated to various benefitting areas (as described in the next section).
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Total Water Offsite Levy Costs
a = ange : Less: Levy = Off-site
evelopiiret Receipts Balance*
(OSL Share) / 4
41.36M €0.20M £1,.16M
= Future
Development
"Financial
Oversizing"
$0.70M
. Less: Special
Project Grants & = Project = Other
Costs Contributions Balance share
$5.51M $3.46M $2.06M $0.00M
= Existing
Development
(Town Share)
$0.00
B7. Water Infrastructure Benefiting Areas
Net developer costs for each project have been allocated to multiple benefiting offsite levy
area (see tables below). Allocations are dencted with a "1" below applicable area numbers.
Benefiting areas were determined by Town staff and their engineering advisors. The lands
anticipated to develop over the 25-years in each offsite levy benefitting area are used to
determine rates.
Benefiting Areas for Water Offsite Infrastructure
b[ newt | SY [ull] ls] [ [|| [oo [a] |]
1 [Water Reservoir Expansion (2009) Ts a7.co2 a Pata ta tata pata tata tata aaa a
|_2 [Water Reservoir Exnansion(2036} scene a a a te aaa tat at a tata tala t iia aay
3 |laap main 400mm-westinternal ------=--S--sd Ss 440.000) | | | | 11/4111) 1/111/4171414/114]1]1]11
fen] Preet Deen | cm en | ez sx] ca cs] ur ea] eo] ne] as] | 2] ta] ts] v0] 00 [22] an] ea| es] ns| ve 2s] [ |
[1 [WaterReservairEmansion (2009) «TS «897,502 | Pe ee E
[2 [Water Reservoir Expansion (2036) |S szosoe] a1 4141411]4]41114/414111114]11114141411141414141 1]
[3 [loop main-400mm- west internal --SSSS=*& EE
B8. Reserve Balance
At December 31%, 2019, the balance of the Town's water reserve is $(246,242) as shown in
the table below. This amount takes inte consideration expenditures up to end-2019 and
assumes that front-ending debts (if any) will be drawn down via a withdrawal of excess cash
in the reserve/account.
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Water Offsite Levy Reserve Balance
Opening Balance $ 26,867.50
2046 $ 28,867.50
Interest on Opening Balance a 266.67 '§ 27,136.17
Project Expenditures (OSL Share) $ - 8 27,136.17.
Offsite Levy Receipts Se! = ; . 3 5 5 27,136.17
Offsite Levy Receipts Collected Under Gid Agreement or Cld >
Bylaw (if any} oo. . 3 = 3 27,136.17 ¢
Debenture Interest Accrued This Year by - $27,136.17:
Interest on Project Expenditure $ ai: 5 27,136.17 ,
Interest on Offsite Levy Receipts ain § 27,136.17
Offsite Levy Receipts Collected Under Old Agreement ar Old 7
Bylaw (if any) 7 A = $ 27,136.17 ;
Interest on Debenture interest $ - *$ 27,136.17
2017 $ 27,136.17
Interest on Opening Balance $ 271.36 $ =. 27,407.53
Project Expenditures (OSL Share) § 256,189.30 § (228,781.77)
Offsite Levy Receipts LB 43,328.38 $ (185,453.39)
Offsite Levy Receipts Collected Under Old Agreement or Old *
Bylaw (if any) 5 : $ (185,453.39)
Debenture Interest Accrued This Year $ - $ (185,453.39)
Interest on Project Expenditure § 1,865.23" $ (187,118.62)
Interest on Offsite Levy Receipts $ 216,64" % (186,901,98)
Offsite Levy Receipts Collected Under Otd Agreement or Old b
Bylaw (if any) oe a 1. US > $ (186,901.98)
Interest on Debenture {interest $ - ™$ (186,901.98)
2018 $ (186,901.98)
Interest on Opening Balance & 4,959.45 $ (191,761.43)
Project Expenditures (OSL Share) ; B 47,929.00 '$ (239,690.43)
Offsite Levy Receipts ae 4s s ____§ (239,690.43)
Offsite Levy Receipts Collected Under Old Agreement or Old ~ '
Bylaw (ifanyy $ - $ (239,690.43)
Debenture Interest Accrued This Year 3 - § (239,690,453)
Interest on Project Expenditure 5 311.54% § (240,001.97)
Interest on Offsite Levy Receipts a 5 - * $ (240,001.97)
Offsite Levy Receipts Collected Under Old Agreement or Old *
Bylaw (if any} 3 - _ $8 (240,001.97)
Interest on Debenture Interest 5 - "8 (240,001.97)
2019 B (240,001.97)
Interest on Opening Balance & 6,240.05 § (246,242.02)
Project Expenditures (OSL Share) $ - B (246,242.02)
Offsite Levy Receipts Fy - $ (246,242.02)
Offsite Levy Receipts Collected Under Old Agreement or Old *
Bylaw (if any) 5 : $ (246,242.02)
Debenture Interest Accrued This Year § - $ (246,242.02)
Interest on Project Expenditure a - "§ (246,242.02)
Interest on Offsite Levy Receipts $ = * B (246,242.02)
Offsite Levy Receipts Collected Under Old Agreement or Old x
Bylaw (if any) 5 - B (246,242.02)
Interest on Debenture Interest $ - "B (246,242.02)
B9. Development and Water Infrastructure Staging Impacts
Water offsite infrastructure will be constructed in staged fashion over the 25-year review
period. We have reviewed the availability of offsite levy funds to meet these construction
requirements and found that offsite levy reserve funds will not be sufficient to pay for
construction of water infrastructure from time to time--front ending of infrastructure will be
required. A front-ender is the party that constructs and pays up front for infrastructure that
benefits other parties.
i
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Town of Calmar Offsite Levy Rate Update
To compensate parties for capital they provide in front-ending offsite infrastructure
construction, a 2.179%° interest allowance has been charged to the reserve when it is
forecast to be in a negative balance. Further, a 1.00% interest credit has been provided to
the reserve when it is forecast to be in a positive balance. The graph and table below outline
the forecast water levy reserve balances over the 25-year development period.
lf necessary, an interest staging adjustment has been applied to rates (slightly positive or
slightly negative) to ensure that the forecast reserve balance at the end of the 25-year
review period always returns to break-even (i-e., developers are not charged too much
thereby providing a windfall to the Town, nor are they charged too little thereby placing an
unequitable burden on taxpayers).
Anticipated Water Offsite Levy Reserve Balances
Water Reserve
$100,000 --------------------------,,
- -- ---- as : es . --e-- Reserve Balance|
oO N oO co oO N tT © co N t+ |
$(100,000) ; Ne st LL _______
rt aR Ne & W\R SPR 8 A
$(200,000} +---- Lit ee
e
$(300,D00)
$(400,000) /
$(500,000)
$(600,000) - | |
Year
ha]
§ The 20-year debenture rate at the Alberta Capital Finance Authority at the time of writing.
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Anticipated Water Offsite Levy Reserve Balances
Opening Balance
Year _ Receipts © Expenditure. Interest Balance
, 2020 $ - § - $ 6,368) $ (251,608),
2021 $ 15,815 '$ - $ (5,138), $ (240,931)
2022 $ 70,663 | $ : $ (3,710) $ (173,978)
2023 $ 144,153 $ = $ (650) $ (30,475)
2024 § 67,759 $ - $ 373 §$ 37,687
2025 1S 118,021 § 495,368 $ (7,401) $ (347,061)
2026 $ 67,422 $ - |§ (6,093) $ (285,732)
2027 $ 27,778 .$ - <6 (6,621) $ (263,574)
2028 $ 38,148 i §$ ~ ,$_ (4,912) $ (230,338).
2029 $ 39,293 § - 38 (4,163) $ (495,208)
2030 $ - i$ - ?§ (4,254) $ (199,462)'
2031 $ - $ - $ (4,346) $ (203,808)
2032 $ : $ - $ (4,441) $ (208,249)
2033 $ = $ = $ (4,538) $ (212,787)
2034 $ 40,665 § = $ (3,751) $ (175,872)
2035 $ 111,692 § - $ (1,398) $ (65,579)
2036 3 115,043 §$ 518,954 § (10,230) $ (479,720)
2037 i$ 118,494 § - § (7,871) $ (369,097):
2038 '§ 122,049 $ : $ (5,383) $ (252,431)
2039 $ 125,710 $ - $ (2,761) $ (129,482);
2040 $129,482 5 $ - I$ 0's 0°
2041 $ - 3 § - (3 0'$ 4)
2042 §$ - § - § 0° $ 0
2043 $ - $ - $ 0 $ a
2044 $ - § - § 0 $ 0
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Town of Galmar Offsite Levy Rate Update
APPENDIX C: SANITARY OFFSITE INFRASTRUCTURE
Ci. Sanitary Offsite Infrastructure Costs
To support future growth, sanitary offsite infrastructure is required. The estimated cost of
this infrastructure is based upon: (a) actual construction costs to the cutoff date, (b)
debenture interest associated with financing, and (c} future cost estimates. Total cost is
approximately $7.75 million as autlined in the table below. Actual costs, debenture interest
(if any), and cost estimates were provided by Town engineering staff. it is important to note
that these costs represent "gross" costs, of which only a portion will go to support future
development during the 25-year review period. The remainder of this section outlines how
the "net" costs for future development are determined.
summary of Sanitary Offsite Infrastructure
Estimated Cost of '
P Cost of Debe Total P
| ee | ee |
[i [Sewage Lagoon Expansion __------SCSCS BSCS SH SCSCSCSCSC*~dSCSSSC«* OO] S--_--«B BBO
| 2 NE Trunkto 0 Street 280.000 fe 1.290.000 |
[3 |NWReliet Pipe 0 580,000 § &s0.000 |
[$s te7ses[s | 7.580.000] $7,747,993 |
A map showing the location of this infrastructure is shown below.
Location of Sanitary Offsite Infrastructure
MAGOCA
1
a |) . @
; x | Dh tjarres
we Bete Bee we 2
PLS -- SHEE oe
Ps 2. pt enh A cs l= Ye
dee cil aS See (oe .
-- | | CELT Fes ea boomy |
i e fee
; r = TT ~ _--
i si WEE TT p=
{ jf uttiniit=
7 , mie TUT
See ee i --_--_ Sata. CU
; O I
; he since - os tr et) mens the oe
ay TOWN OF CALMAR LesEND
se Eel Cabit WASTEWATER Sree ORG Ke mm tn
OFFSITE LEVY INFRASTRUCTURE Tin} Saenmaems are
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Town of Calmar Offsite Levy Rate Update
C2. Sanitary Offsite Infrastructure Grants & Contributions to Date
The MGA enables the Town io allocate the costs of offsite infrastructure to future
development, other than those costs that have been provided by way of special grant or
contribution (i.e., contributed infrastructure). The Town of Calmar has/will receive $2.93
million in special grants and contributions for sanitary offsite levy infrastructure as shown in
the table below (note, if the Town receives additional grants or contributions in the future, it
will be reflected in one of the annual updates and rates adjusted accordingly). The result is
that the total reduced project estimated cost is $4.81 million.
Special Grants and Contributions for Sanitary Offsite Infrastructure
F Geveloper
a Total Project Reduced Project
™
[1 |Sewage Lagoon Expansion Ss CC"'iCS!:~CO.8G7.ODG[ GS ZOBRGRG]S = a 2. 809,906 |
[2 |NETrunkin50Steet SS C";'"'iCSCCS OY 280,000 |
[3 |NWReletPipe C--"~'"*S*S*~**~--"'"'~iSSCC'WG B00
[s7vargas[s zesases|s = [8 4,813,996 |
*The Town anticipates receiving a grant of 50% far Project 1.
C3. Sanitary Infrastructure Staging
The timing of construction is used to determine the impact of inflation on cost, the impact of
forecast reserve balances, and the estimate of financial oversizing (described in the Section
that follows). The Town anticipates construction of offsite infrastructure as outlined in the
table below. Note, if this schedule is adjusted in the future, it will be reflected in one of the
Town's annual rate/bylaw updates.
Sanitary Infrastructure Staging
Fea hoon
*Project costs are inflated by 2% per annum for the first 3-years and 3% per annum thereafter to the year of
construction.
C4. Sanitary Offsite Infrastructure Benefiting Parties
The sanitary offsite infrastructure previously outlined will benefit various parties to varying
degrees as determined by the Town's staff. During this review three potential benefiting
parties were identified including:
e Town of Calmar -- a portion of the sanitary infrastructure which is required to service
existing residents.
e Financial Oversizing -- that portion of cost which benefits future development beyond
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Town of Calmar Offsite Levy Rate Update
the 25-year review period ("financial oversizing").
¢ Town of Calmar Future Development -- all growth related infrastructure fi.e., levyable
sanitary infrastructure costs) during the 25-year rate planning period.
The table below outlines the allocation of sanitary offsite levy infrastructure costs to
benefiting parties. Project allocations were determined by Town staff.
Allocation of Sanitary Infrastructure to Benefiting Parties
Developer Share
Project Descriptian pei Munl Share % Bre rnctal OS Speer
Oversizing %)
| i |Sewage LagoonExpansion eG tor.
[2 |NETrunkto S50 Street B00 Ft
[3 |NWRelisfPipe aon me oom
*Allocations were determined by the Town.
**Financial oversizing is determined by separating cut the pro rata portion of developer cost beyond the 25-year
review period, in comparisan with the anticipated year of canstruction. As the years move forward and rates are
updated, these additional developer costs will be included in rate calculations.
Cs. Existing Receipts & Adjusted Levy Cost
Using the offsite levy share percentages shown in the previous section and applying those
percentages to project costs results in an offsite levy cost of approximately $3.52 million.
However, prior to allocating these costs to benefiting areas, existing offsite levy receipts
collected from developers need to be considered in determining the residual/net casts ta
developers. The Town has collected $271,332 in offsite levies to date. This results in an
adjusted offsite levy cost of approximately $3.25 million.
Offsite Levy Funds Collected to Date & Adjusted Levy Cost
Offsite Levy .
Offsite Levy Adjusted
q OSL! Developer Funds Collected
P tO i Funds Ceftected '1 Develo Levy}
eG ae
2016
|i |SewaneLanocnExpansion SOG] az6.010) Ss 38.872 |S 2.670.174 |
| 2 |e Trunkto 50 Street 0
[3 INWeReliefPine DS esas 582,550 |
C6. Summary of Sanitary Offsite Levy Cost Flow-through
As shown in the figure below, the total costs for sanitary infrastructure that forms the basis of
the rate is approximately $3.25 million. The cost allocations to each benefitting party are
based on the benefitting percentages shown in Section C4. The offsite levy balance (due
from developers) is allocated to various benefitting areas (as described in the next section).
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Total Sanitary Offsite Levy Costs
= ' uture . Less: Levy = Off-site
eeereeuel Receipts Balance*
{OSL Share) é }
$3.52M $0.27M £3.25M
= Future
Development
"Financial
Oversizing"
ee $1.29M
-- Less: Special ----
Project Grants & = Project = Other
Costs Contributions Balance Share
$7.75M $2.93M $4.51M £0.00M
= Existing
Development
(Town Share)
$9.00M
C7. Sanitary Infrastructure Benefiting Areas
Net developer costs for each project have been allocated to multiple benefiting offsite levy
area (see tables below). Allocations are denoted with a "1" below applicable area numbers.
Benefiting areas were determined by Town staff. The lands anticipated to develop over the
25-years in each offsite levy benefitting area are used to determine rates.
Benefiting Areas for Sanitary Offsite Infrastructure
fo] emai | me [ola] =|] o[[o|
[4 |SewageLagoonEwension SS OT tp aap ap apap pata aa ayaa pata aaa
[2 [we Trunkto50Street CS | Ta aati taf ifatitat Tot Tt
[3 |NWRelefPipe C--~--~iSSSCSCS,GHO PP Ppa a tats ata tatatatyat ata ta yaii ts |
peewee | else [=f [-]|s[5 =)
[1 [sewage tageoieoomen fe aerate bette a a
Ce he tunetnsosiret CT PPE PT PP TP TP Pe
8 EN en
C8. Reserve Balance
At December 31°, 2019, the balance of the Town's sanitary reserve is $109,073, as shown
in the table below. This amount takes into consideration expenditures up to end-2019 and
assumes that front-ending debts (if any) will be drawn down via a withdrawal of excess cash
in the reserve/account.
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Sanitary Offsite Levy Reserve Balance
Opening Balance $ 59, 180.43
2016 $ 69,180.43
Interest on Opening Balance $ £91.80 $ 59,772,23
Project Expenditures (OSL Share) $ - $ ° 59,772.23
Offsite Levy Receipts § - $ 59,772.23
Offsite Levy Receipts Collected Under Old Agreement or Old 7
Bylaw (if any) $ - 3 59,772.23
Debenture Interest Accrued This Year 5 - 3 58,772.23
Interest an Project Expenditure 5 - "§ 59,772.23
Interest on Offsite Lewy Receipts $ = * $ 69,772.23
Offsite Levy Receipts Callected Under Old Agreement ar Old 7
Bylaw (if any) $ - $ §9,772.23
Interest on Debenture Interest $ - *$ §9,772.23
2017 $ 59,772.23
interest on Opening Balance $ 597.72 $ 60,369.95
Project Expenditures (OSL Share) $ - $ 60,369.95
Offsite Levy Receipts $ 46,322.46 $ 106,692.43
Offsite Levy Receipts Collected Under Old Agreement or Old ~*
Bylaw (if any) $ - $ 106,692.43
Debenture Interest Accrued This Year 5 - $ 106,692.43
Interest on Project Expenditure § - "§ 106,692.43
Interest on Offsite Levy Receipts $ 231.61 * § 106,924.05
Offsite Levy Receipts Collected Under Old Agreement or Old ¥
Bylaw (if any) $ - § 106,924.05
Interest on Debenture Interest $ - '*§$ 106,924.05
2018 -$ 106,924.05
Interest on Opening Balance $ 1,069.24 $ 107,993.29
Project Expenditures {OSL Share) $ - $ 107,993.29
Offsite Levy Receipts $ - $ 107,993.29
Offsite Levy Receipts Collected Under Old Agreement or Old *
Bylaw (if any) $ - $ 107,993.29
Bebenture Interest Accrued This Year g - $ 107,993.29
Interest on Project Expenditure $ - '*$ 107,993.29
interest on Offsite Levy Receipts $ - * $ 107,993.29
Offsite Levy Receipts Collected Under Old Agreement or Old x
Bylaw (if any} $ = _ § 107,993.29
Interest on Debenture Interest $ - "$ 107,993.29
2019 § 107,993.29
Interest on Opening Balance $ 1,079.93 $ 109,073.22
Project Expenditures (OSL Share) $ - $ 109,073.22
Offsite Levy Receipts $ : $ 109,073.22
Offsite Levy Receipts Collected Under Old Agreement or Old *
Bylaw (if any) 5 - % 109,073.22
Debenture Interest Accrued This Year B - $ 109,073.22
Interest on Project Expenditure $ - *§ 109,073.22
Interest on Offsite Lew Receipts § - % § 109,073.22
Offsite Levy Receipts Collected Under Old Agreement or Old 1
Bylaw (if any) $ = $ 109,072.22
Interest on Debenture Interest $ - "'$ 109,073.22
C9. Development and Sanitary Infrastructure Staging Impacts
Sanitary offsite infrastructure will be constructed in staged fashion over the 25-year
development period. We have reviewed the availability of offsite levy funds to meet these
construction requirements and found that offsite levy reserve funds will not be sufficient to
pay for construction of sanitary infrastructure from time to time--front ending of
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Town of Calmar Offsite Levy Rate Update
infrastructure will be required. A front-ender is the party that constructs and pays up front for
infrastructure that benefits other parties.
In order to compensate parties for capital they provide in front-ending offsite infrastructure
construction, a 2.179%' interest allowance has been charged to the reserve when it is
forecast to be in a negative balance. Further, a 1.00% interest credit has been provided to
the reserve when it is forecast to be in a positive balance. The graph and table below outline
the forecast water levy reserve balances over the 25-year development periad.
If necessary, an interest staging adjustment has been applied to rates (slightly positive or
slightly negative) to ensure that the forecast reserve balance at the end of the 25-year
review period always returns to break-even (i.e., developers are not charged too much
thereby providing a windfall to the Town, nor are they charged too little thereby placing an
unequitable burden on taxpayers).
Anticipated Sanitary Offsite Levy Reserve Balances
| Sanitary Reserve |
$3,000,000 |
$2,500,000 - --
| $2,000,000 + a | |
Se a
soo oon! al
" $00,000
$- =v T T 7 a T T
$(1,000,000) |_|} --_&]\ --_&--_&-- faetR--& 8 | Reserve
$(1,500,000) +-- = Balance
$(2,000,000) $--$--$--$-- --_$ $< $< |
Year
|
? The 20-year debenture rate at the Alberta Capital Finance Authority at the time of writing.
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CORVUS Business Advisors
Town of Calmar Offsite Levy Rate Update
Anticipated Sanitary Offsite Levy Reserve Balances
Opening Balance
Year Receipts Expenditure Interest Balance
2020 $ . $ 590,000 ' $ (10,479) §$ (491,406)
2021 $ 91,922 $ " $ (8,705) $ (408,189)!
2022 $ 281,280 $ - '$ (2,765) $ (129,675)'
2023 3 573,812 '$ - '§ 4,441 § 448,578 :
2024 $ 394,017 | $ - § 8,426 $ 851,022
2025 $ 405,838 ; $ - $ 12,569 | $1,269,428 :
2026 $ 391,887 , $ - $ 16,613 ,$ 1,677,928 |
2027 $ 161,457 § - § 18,394, $ 1,857,779
2028 $ 221,735 $ - $ 20,795: $ 2,100,310 ,
2029 $ 228,387 | $ - $ 23,287 $ 2,351,984
2030 '§ - $ : $ 23,520 $ 2,375,503
2031 ($§ - $ - $ 23,755 $ 2,399,258
2032 $ - (§ - if 23,993 $ 2,423,251
2033 $ - $ - $ 24,233 $ 2,447,483
2034 $ 99,286 $ 4,180,626 $ (35,602) $ (1,669,458)
2035 $ 272,706 $ = $ (30,435) $ (1,427,187)
2036 $ 280,887 $ * $ (24,978) $ (1,171,278)
2037 $ 289,314 §$ - $ (19,218) $ (901,182)
2038 $ 297,993 $ - $ (13,143), $ (616,332)
2039 $ 306,933 $ - $ (6,742) $ (316,141)
2040 $ 316,141 $ - $ (0) $ (0)
2041 $ - $ - $ (0) $ (0)
2042 $ - $ - $ (0) $ (0)
2043 $ - $ = $ (0) $ (0)
2044 $ - § - §$ (0) $ (0)
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Town of Calmar Offsite Levy Rate Update
APPENDIX D: TRANSPORTATION OFFSITE INFRASTRUCTURE
D1. Transportation Offsite Infrastructure Costs
To support future growth, transportation offsite infrastructure is required. The estimated cost
of this infrastructure is based upon: (a) actual construction costs to the cut-off date, (b)
debenture interest associated with financing, and (c) future cost estimates. Total cost is
approximately $11.00 million as outlined in the table below. Actual costs, debenture interest
(if any), and cost estimates were provided by Town staff. It is important to note that these
costs represent "gross" costs, of which only a portion will go to support future development
during the 25-year review period. The remainder of this section outlines how the "net" costs
for future development are determined.
Summary of Transportation Offsite Infrastructure
Estimated Cost of
Project Deseription : Poller " a Work Yet te be | Total Project Cost
a rr at Completed
+ __ | Traffic Signals at 50 Ave & 50 St (Hwy SBS Hwy 795) | BS 0D gs 400,000 |
[2 [Traffic Signals at 50 Ave&52Si(Hwyse&52S) | SS TS 400,000] $400,000 |
[ae ee
(RR Fe Dacca AN (i
Drive}
| 3 free Signs AB ne and 7 Seal Sipnals at 50 Ave and 47 Street [S$ -|/§ - | - |S 400000/8 400,000 |
[6 [Traffic Signals at 50 Ave, west of Westvaw | SSS a DONS 400,000 |
[7 lEastAreralRoad C--C--"--~S*s*s--"'"';SSd UH 8800S 3,.800,000 |
[8 [Northwest ColectorRoad BS 80. FS 4Ba0.C0N |
ee ©
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CORVUS Business Advisors
Town of Calmar Offsite Levy Rate Update
A map showing the location of this infrastructure is shown below.
Location of Transportation Offsite Infrastructure
FSS See
---- e "S
4S LC
f ai mma Bar ye
y, = ie ue ;
"dl aa F muni: SS
{ y, 5 iat
{ f TT f
} \ ate
i . PO St
i LT |
i ~ -- = --------y ~ 4 Se aa a ee
| arent = ae
j i} ts
t ------ rena Gore
: onan RA, ps re as iu paerses ibaa
i hassceecaraanties Sarees ia err
= TOWN OF CALMAR
FEA yee (Cabs: TRANSPORTATION a
OFFSITE LEVY INFRASTRUCTURES St --
Oearxs
D2. Transportation Offsite Infrastructure Grants & Contributions to Date
The MGA enables the Town to allocate the costs of offsite infrastructure to future
development, other than those costs that have been provided by way of special grant or
contribution (i.¢., contributed infrastructure). The Town of Calmar has/will receive $0.00 in
special grants and contributions for transportation offsite levy infrastructure as shown in the
table below (note, if the Town receives other grants or contributions in the future, it will be
reflected in one of the annual updates and rates adjusted accordingly). The result is that the
total reduced project estimated cost is $11.00 million.
Special Grants and Contributions for Transportation Offsite Infrastructure
Developer dl
=
Contributions
| 1 firatfic Signals at 50 Ave & 50 St(nwy 39 & Hwy 795) gs oopo fs SB 400,00 |
[2 [Traffic Signals at 60 Ave & 62 St (Hwy Sea h2Sn TB aaoopa BB 400.000 |
ee
Le, MRM teicia Seewesen [Smee
Drive)
| 8 [Traffic Signals at 50 Ave and 47 Street BODO sO 400,000 |
(6 _ [Traffic Signals at 50 Ave, west of Westview ------=~Sid S$ ~----aoon; $ SSC (dS A.C |
[7 |EastArterialRoad Cd ODLCOD B00. 000 |
| 6 [Northwest ColiectarRoad Cd BOO YB BS 4 800.000 |
[s tioonon ts = TS 44,000,000 |
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Town of Calmar Offsite Levy Rate Update
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D3. Transportation Infrastructure Staging
The timing of construction is used to determine the impact of inflation (on cost, the impact of
forecast reserve balances, and the estimate of financial oversizing (described in the Section
that follows). The Town anticipates construction of offsite infrastructure as outlined in the
table below. Note, if this schedule is adjusted in the future, it will be reflected in one of the
Town's annual! rate/bylaw updates.
Transportation Infrastructure Staging
- acai
a area ce) ae
2025
+ ag ee Aceves mmarcn ET sexe
Drive} 2022
| 6 _|Traffic Signals al 50 Ave west of Westview | 20R7
| 2 [Northwest Collector Road 0
*Project costs are inflated by 2% per annum for the first 3-years and 3% per annum thereafter to the year of
construction,
D4. Transportation Offsite Infrastructure Benefiting Parties
The transportation offsite infrastructure previously outlined will benefit various parties to
varying degrees as determined by the Town. During this review three potential benefiting
parties were identified including:
e Town of Calmar -- a portion of the transportation infrastructure which is required to
service existing residents.
e Financial Oversizing -- that portion of cost which benefits future development beyond
the 25-year review period ("financial oversizing').
e Town of Calmar Future Development -- ail growth related infrastructure (i.e., levyable
transportation infrastructure costs) during the 25-year rate planning period.
The table below outlines the allocation of transportation offsite levy infrastructure costs to
benefiting parties. Project allocations were determined by Town staif.
De ee
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Town of Calmar Offsite Levy Rate Update
Allocation of Transportation Infrastructure to Benefiting Parties
4 i]
ttem Project Description peer Munl Share % SS ait Pal benere
Oversting A)
2
:
Orive)
6
__ 8 [Northwest CollectorRoad 4B. | | 8.0% OK
*Allocations were determined by the Town.
"Financial oversizing is determined by separating out the pro rata portion of develaper cost beyond the 25-year
review period, in comparison with the anticipated year of construction. As the years move forward and rates are
updated, these additional developer costs will be included in rate calculations.
D5. Existing Receipts & Adjusted Levy Cost
Using the offsite levy share percentages shown in the previous section and applying those
percentages to project costs results in an offsite levy cost of approximately $2.90 million.
However, prior to allocating these costs to benefiting areas, existing offsite levy receipts
collected from developers need to be considered in determining the residual/net costs to
developers. The Town has collected $44,030 in offsite levies to date. This results in an
adjusted offsite levy cost of approximately $2.85 million.
Offsite Levy Funds Collected to Date & Adjusted Levy Cost
Offsite Levy
Offsite Levy Adjusted
Project Description er ais, Funds Collected eee Developer (Levy)
to Dec 34, 2015 pee Cost
|__1 [Traffic Signats at 50 Ave & 50 SLiHwy 39S Hwy 795) s22gc0n [say S485 |B 209,756 |
|? [Pa Rae aS Ae Meme ees ene |y rece[s See ee
Drive)
| 5 [Traffic Signals at 60 Aveand 47 Street tte ao Sea 173,782 |
| 6 [Traffic Signals at 50 Ave, westofWestiew sd B® SAOD TS OCS 157.367 |
| 7 |EastArterlalRoad BOD BS aa 768 |
| 8 |NorthwesiCollectorRoad OOD SS TS 1.050.656 |
D6. Summary of Transportation Offsite Levy Cost Flow-through
As shown in the figure below, the total cast for transportation infrastructure that forms the
basis of the rate is approximately $2.85 million. The cast allocations to each benefitting
pary are based on the benefitting percentages shown in Section D4. The offsite levy
balance (due from developers) is allocated to various benefitting areas (as described in the
next section),
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Town of Calmar Offsite Levy Rate Update
Dennen ene Se eee
Total Transportation Offsite Levy Costs
= Future Less: Levy = Off-site
Development Receipts Balance*
(OSL Share) Applied $2.85M
$2.90M $0.04M
= Future
Development
"Financial
Oversizing"
$3.15M
: Less: Special =
Project Grants & = Project = Other
Costs ontniwltions Balance Share
$11.00M §0,00M $11.00M $0.00M
= Existing
Development
(Tawn Share)
$4.95M
D7. Transportation Infrastructure Benefiting Areas
Net developer costs for each project have been allocated to multiple benefiting offsite levy
area (see tables below). Allocations are denoted with a "1" below applicable area numbers.
Benefiting areas were determined by Town staff. The lands anticipated to develop over the
25-years in each offsite levy benefitting area are used to determine rates.
Benefiting Areas for Transportation Offsite Infrastructure
ftom] Proiect Destrintion _--_--_--_--~*( Developer Gost | 11 [12] va] 1a] ss] 2i|2a[2s|aalaa] si] sz [aa] say as [aa [az [as[aa [a5 |
[1 [Traffic Signals at 50 Ave &50 Si [Hwy s9 Hwy 795) [8 2oe7ae| a | a | tt afetatatatststatatatatatal aati |
[2 [Trae Sona al 6OAvee sz Siitwysvaszsy fs wesed} a fatatats ts ta tatat stata itt ata tata tats |
Fl cal Ade CD Oe OD ed DD cc
IR eran Kad OEE OY ED ED
[5 traffic Signals alS0Aveandar Steet [8732 tT at att tata l att tat at at atatatat at atti] 4 |
[6 [Traffic Slanals at SO Ave, westarwestwew =| ter.get| 4] alata; atal rt statatataltasyaiftajasasitils|
("7 [eastArienalRoadSC™C--~--"--~--s we tt aap ata aaa aya tats
[a [Northwest CollectorRoad SS C--"';'";*é~iSS;~SC | TT tata tai apa altaya tapas fat at iiss)
fem --Fisject Description ______ ] Developer Cost [5352 [a3] s4] 55] ax] ez] es] ea] =s|7a] v2] ra] 7a] rs]en[az] os] ea] es}an[oa[ea]oaos]
1 [Tratic Signals at SO Ave ASO St(Hwy Sty Te) _1s zoarselaistatairislitaitislsitisiatrisislatatsla [stata ia|
2 Frrattc Signals at SO Ave a S2St(rny39e525) 1s tessa] 41414] 4/4] 4141 41 t1 sl titi sl t{tisltltisialsls isis
i i OOOO Oooo Oooo
IR 7 eam GM DA A A DD
CE rattic Signals ot S0Ave and aT Sweet [8 _wavsz]a7{a1a]tiaiala[aialalsltiaialsialalalaiaielaiai aa
se eee Hr re renee
'ast Arterial Row 14 |
Pe fetees ea ag 1. rae eee ESE Eee cee eee
D8. Reserve Balance
At December 31%, 2019, the balance of the Town's transportation reserve is $46,697, as
shown in the table below. This amount takes into consideration expenditures up to end-2019
and assumes that front-ending debts (if any) will be drawn down via a withdrawal of excess
cash in the reserve/account.
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Town of Calmar Offsite Levy Rate Update
Transportation Offsite Levy Reserve Balance
Opening Balance $ 29,089.23
2nié $ 28,089.23
Interest on Opening Balance 3 290.89 $ 29,380.12
Project Expenditures (OSL Share). = $ - $ -- 28,380.12
Offsite Levy Receipts $ - $ 29,380.12
Offsite Levy Receipts Collected Under Old Agreement or Old *
Bylaw (if any) $ - 8 29,380.12
Debenture [nterest Accrued This Year $ - 3 29,380.12
Interest on Project Expenditure 5 - '$ 29,380.12
Interest on Offsite Levy Receipts $ - * % 29,380.12
Offsite Levy Receipts Collected Under Old Agreement or Old %
Bylaw {if any} $ - $ 29,380.12
Interest on Debenture Interest $ - *$ 29,380.12
2017 $ 29,380.12
Interest on Opening Balance $ 293.80 : $ 29,673.92
Project Expenditures (OSL Share) $ - 3 29,673.92
Offsite Levy Receipts a 16,022.65 $ 45,696.77
Offsite Levy Receipts Collected Under Old Agreement or Old *
Bylaw (if any) $ - $ 45,696.77
Deberture Interest Accrued This Year $ - $ 45,696.77
Interest on Project Expenditure 5 - "$ 45,696.77
interest on Offsite Lew Receipts $ 80.11% $ 45,776.89
Offsite Levy Receipts Collected Under Old Agreernent or Old *
Bylaw (if any} $ - 3 45,776.89
Interest on Debenture Interest $ - "§ 45,776.89
2018 $ 45,776.89
Interest on Opening Balance a 4AgT TT Bi 46,234.65
Project Expenditures (OSL Share) 5 - 3 46,234.66
Offsite Levy Receipts : & - $ 46,234.66
Offsite Levy Receipts Collected Under Old Agreement or Old *
Bylaw (if any) 3 - $ 46,234.66
Debenture Interest Accrued This Year B - $ 46,234.66
Interest on Project Expenditure § - V§ 46,234.66
Interest on Offsite Levy Receipts $ - 7 $ 46,234.66
Offsite Levy Receipts Collected Under Old Agreement or Old '
Bylaw (if any) $ - $ 46,234.66
Interest on Debenture Interest 5 - *$ 46,234.66
2018 $ 46,234.66
Interest on Opening Balance $ 462.35 $ 46,697.00
Project Expenditures (OSL Share} $ - $ 46,697.00
Offsite Levy Receipts $ - $ 46,697.00
Offsite Levy Receipts Collected Under Old Agreement or Old *
Bylaw (if any} 5 - $ 46,697.00
Debenture Interest Accrued This Year 5 - $ 46,697.00
Interest on Project Expenditure $ - '$ 46,697.00
Interest on Offsite Levy Receipts $ i. $ 46,697.00
Offsite Levy Receipts Collected Under Old Agreament or Old '
Bylaw (if any} $ - $ 46,697.00
Interest on Debenture Interest $ - '$ 46, 697,00
D9. Development and Transportation Infrastructure Staging Impacts
Transportation offsite infrastructure will be constructed in staged fashion over the 25-year
review period. We have reviewed the availability of offsite levy funds to meet these
construction requirements and found that offsite levy reserve funds will not be sufficient to
pay for construction of transportation infrastructure from time to time--front ending of
infrastructure will be required. A front-ender is the party that constructs and pays up front for
infrastructure that benefits other parties.
In order to compensate parties for capital they provide in front-ending offsite infrastructure
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Town of Calmar Offsite Levy Rate Update
i
construction, a 2.179%®interest allowance has been charged to the reserve when it is
forecast to be in a negative balance. Further, a 1.00% interest credit has been provided to
the reserve when it is forecast to be in a positive balance. The graph and table below outline
the forecast transportation levy reserve balances over the 25-year development period.
If necessary, an interest staging adjustment has been applied to rates (slightly positive or
slightly negative) to ensure that the forecast reserve balance at the end of the 25-year
review period always returns to break-even (i.¢., developers are not charged too much
thereby providing a windfall to the Town, nor are they charged too little thereby placing an
unequitable burden on taxpayers).
Anticipated Transportation Offsite Levy Reserve Balances
i ey
Transportation Reserve |
52,000,000 ee
$1,500,000 |}------_______, #4 --__ |
$4,000,000 ae ee --*-- Reserve Balance | |
| $500,000 ww )]
Sid s |
§(500,000) {su Si s_--_8 2 a. A 3 3 |
sti.000,000) + = = = al = "|
B(1,500,000)
Year
# The 20-year debenture rate at the Alberta Capital Finance Authority at the time of writing.
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CORVUS Business Advisors
Town of Calmar Offsite Levy Rate Update
Anticipated Transportation Offsite Levy Reserve Balances
Reserve Balance | $ 46,697
Year _ Receipts , Expenditure. __ Interest Balance
2020 $ - $ 220,000 $ (3,776) $ (177,079)
2021 $ 77,840 '$ - $ (2,162) $ -- (101,402)
2022 $ 238,190 $ 240,577 | $ (1,608) $ (75,397)
2023 $ 485,907 § - $ 4,105 $ _ 414,615 -
2024 $ 333,656 | $ - $ 7,483 $ 765,753
2025 :§ 343,666 : $ 198,147 $ 9,013 | $ 910,285
2026 i$ 331,652 | $ - 3 12,421 $ 1,254,558
2027 $ 136,723 $ 189,193 $ 12,021 $$ 1,214,109
2028 $ 187,766 $ - § 14,019 $ 1,415,894
2029 $ 193,399 $ - Ǥ 16,093 $ 1,625,387
2030 $ ~ $ 172,280 $ 14,531 § 1,467,638
2031 $ - if - $ 14,676: $ 1,482,314
2032 $ - $ 158,402 , $ 13,239: $ 1,337,151 ;
2033 $ - §$ - §$ 13,372 ,$ 1,350,522 |
2034 $ 84,076 $ - $ 14,346 $ 1,448,944
2035 $$ 230,929 $ 2,862,651 § (25,773) $ (1,208,550)!
2036 i$ 237,857 $ - § (21,151): $ (991,844)
2037' $ 244,993 § - $ --_(16,274)' $ ~--_-(763,126)
2038. § 252,342 - § - § (11,130) $ (621,914)
2039 § 259,913 | § - .§ (5,709) $ | (267,710)
2040 $ 267,710 .$ - $ 0 § 0
2041 $ - $ «+ i$ oO § 0
2042 $ - 1§ - --§ 0 3 0
2043 $ - $ - .§ 0.$ 0
2044 $ - $ - if o $ 0
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Town of Calmar Offsite Levy Rate Update
APPENDIX E: RATE COMPARISONS
The table below compares the weighted average offsite levy rate in the Town to rates in
other municipalities.
Town of Stony Plain (2007) $69,000
Town of Edson* (not incl drainage} $77,400
City of Spruce Grove (not inc! drainage) (being updated) $80,000
Sturgeon County Industrial Park* (not incl drainage) $80,700
Red Deer County (Gasline Alley} $96,500
Town of Calmar* $95,700
City of Fort Saskatchewan (South Fort} $104,140
Town of Redcliff* $109,200
Leduc County" (2009) $106,300
Town of Devan* $119,960
City of Leduc* $117,500
Town of High River $130,000
City of Cold Lake" (in process) $140,530
City of Chestermere* (in process) $145,524
Town of Beaumont* $161,000
Town of Cochrane ~$180,000
City of Red Deer $203,300
City of Lethbridge $249,000
City of Medicine Hat* (subsidy) $250,000
City of St. Albert* $290,000
City of Edmonton +$300,000
City of Calgary (incl rec & stabilization) +$350,000
* CORVUS Clients
**Based on available information on municipal websites end-2019.
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a's