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Page 1 of 7
Town of Coaldale
Off-Site Levy Bylaw 866-P-03-23
May 23, 2023
BYLAW 866-P-03-23
TOWN OF COALDALE
PROVINCE OF ALBERA
BEING A BYLAW OF THE TOWN OF COALDALE
PROVIDING FOR THE IMPOSITION OF AN OFF-SITE LEVY IN RESPECT
OF LAND TO BE DEVELOPED OR SUBDIVIDED
WHEREAS Section 648 of the Municipal Government Act authorizes Council to pass a
bylaw to:
a) Provide for the imposition and payment of levy Off-Site in respect of land within
the Town that is to be developed or subdivided; and
b) Authorize an Agreement to be entered into in respect of the payment of the levy.
AND WHEREAS the Municipal Government Act provides that an Off-Site Levy may only
be used to pay for all or part of 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;
e) Subject to the regulations, new or expanded transportation infrastructure required
to connect, or to improve the connection of, municipal roads to provincial highways
resulting from a subdivision or development;
f) Land required for or in connection with any facilities described in clauses a-e;
g) New or expanded community recreation facilities;
h) New or expanded fire hall facilities;
i)
New or expanded police station facilities;
j)
New or expanded libraries.
AND WHEREAS the Council of the Town of Coaldale finds that sharing the benefits of
development equally across the Development Region is the most effective and efficient
way to achieve both the orderly, economical and beneficial development, use of land and
patterns of human settlement and the maintenance and improvement of the quality of the
physical environment;
AND WHEREAS the bylaw was advertised in accordance with section 606 of the
Municipal Government Act and the Town of Coaldale Public Notification and Advertising
Bylaw 814-R-05-21;
NOW THEREFORE the Town of Coaldale Council enacts as follows:
PART I - TITLE, PURPOSE AND DEFINITIONS
1. This bylaw may be cited as the "Off-Site Levy Bylaw".
Purpose
Page 2 of 7
Town of Coaldale
Off-Site Levy Bylaw 866-P-03-23
May 23, 2023
2. The purpose of this Bylaw is to impose off-site levies for water, storm sewer
drainage, sanitary sewage and roads required for or impacted by subdivision or
development on all land within the Town that is developed or subdivided.
Definitions
3. In this Bylaw, unless the context otherwise requires:
a. "Arterial Road Right of Way" means Land that is used for an arterial road
and other infrastructure and is designated as an Arterial Road in the Town
of Coaldale Transportation Master Plan, or other road meeting arterial road
design standard per the Town's adopted Design Standards.
b. "Town" means the Town of Coaldale.
c. "Council" means the elected council of the Town.
d. "Development" means:
i. A change of use of land, or an act done in relation to land that
results in or is likely to result in a change in the use of the land, or
ii. A change in the intensity of the use of land or an act done in relation
to land that results in, or is likely to result in, a change of the
intensity of the use of the said land.
e. "Development Region" means the benefiting area shown on the map
included in the report attached as Appendix B.
f.
"Gross Development Area" means each and every hectare or part thereof
as show on a plan for the development which has been approved by the
Development Authority, or on a Plan of Subdivision which has been
approved by the Subdivision Authority, including any are which may be
dedicated or used for roads, lanes, walkways, parks, reserve parcels,
schools or any other public use.
g. "Growth" is the creation of new serviced residential, commercial, or
industrial lots from previously un-serviced land.
h. "Levy" means the Off-Site Levy for each of water, sanitary sewage, storm
sewer drainage or roadways imposed and collected pursuant to this Bylaw.
i.
"Net Development Area" means the area remaining after deletion of the
following lands from the Gross Development Area:
i. Previously developed lands for which Off-Site Levies have already
been paid;
ii. Road rights-of-way for expressways and arterial roadways as
designated by the Town;
iii. Environmental Reserves as defined in the Municipal Government
Act;
iv. Municipal Reserves as defined in the Municipal Government Act;
v. School Reserves as defined in the Municipal Government Act;
vi. Municipal and School Reserves as defined in the Municipal
Government Act;
vii. Oil and gas pipeline rights-of-way and facilities necessary for the
operation of the pipeline; and
viii. Railway rights-of-way.
Page 3 of 7
Town of Coaldale
Off-Site Levy Bylaw 866-P-03-23
May 23, 2023
j.
"Sanitary Sewer Off-Site Infrastructure" means the new or expanded
facilities for the storage, transmission, treatment or disposal of sanitary
sewage identified in Appendix B of this Bylaw for which a Sanitary Sewer
Off-Site Levy shall be imposed.
k. "Sanitary Sewer Off-Site Levy Rate" means the per hectare rate to be used
to determine the Sanitary Sewer Off-Site Levy to be imposed and collected
from land being developed or subdivided in the Development Region for
the Sanitary Sewer Off-Site Infrastructure.
l.
"Stakeholders" are defined in the Municipal Government Act and include
interested members of the development community.
m. "Storm Sewer Off-Site Infrastructure" means the new or expanded storm
sewer drainage facilities identified in Appendix B of this Bylaw for which
a Storm Sewer Off-Site Levy shall be imposed.
n. "Storm Sewer Off-Site Levy Rate" means the per hectare rate to be used
to determine the Storm Sewer Off-Site Levy to be imposed and collected
from land being developed or subdivided in the Development Region for
the Storm Sewer Off-Site Infrastructure.
o. "Transportation Off-Site Infrastructure" means the new or expanded
transportation infrastructure required to service growth as identified in
Appendix B of this Bylaw for which a Transportation Off-Site Levy shall
be imposed.
p. "Transportation Off-Site Levy Rate" means the per hectare rate to be used
to determine the Transportation Off-Site Levy to be imposed and collected
from land being developed or subdivided in the Development Region for
the Transportation Off-Site Infrastructure.
q. "Water Off-Site Infrastructure" means the new or expanded facilities for the
storage, transmission, treatment or supply of water identified in Appendix
B of this Bylaw for which a Water Off-Site Levy shall be imposed.
r. "Water Off-Site Levy Rate" means the per hectare rate to be used to
determine the Water Off-Site Levy to be imposed and collected from land
being developed or subdivided in each basin for the Water Off-Site
Infrastructure.
PART II - RATES OF OFF-SITE LEVIES
4. For the purposes of calculating and imposing Off-Site Levies the Town is a single
Development Region as shown in the report attached as Appendix B.
5. The Off-Site Levy Rates (Appendix A) for each separate Levy Fund shall be
calculated based on the cost of the Off-Site Infrastructure (Appendix B).
6. The Off-Site Levy Rates (Appendix A) may be reviewed annually to ensure that
the Rates reflect actual construction costs and are adjusted for inflationary
increases.
7. The Net Development Area shown in the report attached as Appendix B may be
reviewed annually to ensure the Rates accurately reflect the available developable
area.
Agreement for Services
Page 4 of 7
Town of Coaldale
Off-Site Levy Bylaw 866-P-03-23
May 23, 2023
8. The Town may enter into Agreements in respect of the payment of Off-Site Levies
or oversizing credits.
Imposition of Levy
9. An Off-Site Levy shall be imposed on each hectare of Net Development Area
within the Town at the time an approval is given for the subdivision of the land or
on the date a Development Permit is approved for development on the land.
10. Levies are deemed to have been imposed whether or not the imposition of the
Levies is made a specific condition of the subdivision approval or development
permit.
General
11. Nothing in this Bylaw precludes the Town from:
a. Imposing further or different Levies, duly enacted by Bylaw, on any portion
of the lands within the Town in respect of which the Town has not collected
an Off-Site Levy imposed under this Bylaw or any previous Off-Site Levy
Bylaw authorized by statute;
b. Deferring collection of an Off-Site Levy on any portion of the lands within
the Town in respect of which the Town has not collected Levies, including
the requirement for security for the payment of such deferred Off-Site Levy;
and
c. Reducing or forgiving payment of an Off-Site Levy required pursuant to the
Bylaw.
12. Council may from time to time adopt policies or guidelines for the assistance and
direction of the Chief Administrative Officer in determining which Development and
Subdivision applications shall require a Development Agreement or where to defer
(and to require security for deferred payment) or waive collection of the Off- Site
Levy imposed pursuant to this Bylaw.
Transition
13. This Bylaw applies to any:
a. Subdivision approved on or after the date this Bylaw comes into force; and
b. Development where the issuance of the development permit occurs on or
after the date this Bylaw comes into force.
Severability
14. If any portion of this Bylaw is declared or held to be invalid for any reason the
remaining provisions of the Bylaw shall continue to be in full force and effect.
Repeal
15. Bylaws 582-C-08-07 and 730-C-06-17 are hereby repealed.
16. Any Off-Site Levy imposed under previous Bylaws but not yet paid shall continue
to be imposed and collected as though the Bylaw under which they were enacted
was never repealed.
Page 5 of 7
Town of Coaldale
Off-Site Levy Bylaw 866-P-03-23
May 23, 2023
Effective Date
17. This Bylaw shall come into full force and effect when this Bylaw has achieved third
reading and is duly signed.
READ a FIRST time this 13th day of March, 2023, for Off-Site Levy Bylaw 866-P-03-23.
___________________________
___________________________
Mayor - Jack Van Rijn
CAO - Kalen Hastings
Motion: 71-2023
Public Hearing for Offsite Levy Bylaw 866-P-03-23 was held at 5:05pm at the Regular
Council Meeting on May 23, 2023.
READ a SECOND time this 23rd day of May, 2023, for Off-Site Levy Bylaw 866-P-03-23.
___________________________
___________________________
Mayor - Jack Van Rijn
CAO - Kalen Hastings
Motion: 181-2023
READ a THIRD and FINAL time this 23rd day of May, 2023, for Off-Site Levy Bylaw 866-P-
03-23.
___________________________
___________________________
Mayor - Jack Van Rijn
CAO - Kalen Hastings
Motion: 182-2023
CAO - Kalen Hastings
Page 6 of 7
Town of Coaldale
Off-Site Levy Bylaw 866-P-03-23
May 23, 2023
APPENDIX A - OFF-SITE LEVY RATES
Category
Amount (Net Developable Area)
Water
$50,253/Hectare
Wastewater
$68,834/Hectare
Storm Sewer
$0/Hectare
Transportation
$65,679/Hectare
Facilities
$0/Hectare
Total
$184,766/Hectare
Page 7 of 7
Town of Coaldale
Off-Site Levy Bylaw 866-P-03-23
May 23, 2023
APPENDIX B - OFF-SITE LEVY REPORT
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FIGURE 3.1
FUTURE DEVELOPMENT AREAS
TOWN OF COALDALE
OFF-SITE LEVY REVIEW
Document: Q:\Projects\27907_Coaldale_OSL\251_Figures\Figure3.1_Development_Areas.mxd
Date: 2023-02-15
1:20,000
0
500
1,000
250
Meters
Legend
Future Development
Area Land Use
Commercial
Industrial
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Residential
25-Year Growth Boundary
Town Boundary
³
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FIGURE 3.2
BENEFITING AREAS
TOWN OF COALDALE
OFF-SITE LEVY REVIEW
Document: Q:\Projects\27907_Coaldale_OSL\251_Figures\Figure3.2_Benefiting_Areas.mxd
Date: 2023-02-15
1:20,000
0
500
1,000
250
Meters
Legend
Benefiting Areas
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Northeast
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Southeast
Southwest
West
Benefiting Area Within 25-
Year Growth Boundary
(Colour Varies)
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FIGURE 5.1
WATER INFRASTRUCTURE PROJECTS
TOWN OF COALDALE
OFF-SITE LEVY REVIEW
Document: Q:\Projects\27907_Coaldale_OSL\251_Figures\Figure5.1_Water_Infrastructure.mxd
Date: 2023-02-15
1:20,000
0
500
1,000
250
Meters
Legend
%,
West Reservoir and Pump
Station
Proposed Water Main
Improvements
North Main Loop (300mm)
South Main Loop (300mm)
Existing Watermain
Town Boundary
³
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FIGURE 5.2
WASTEWATER INFRASTRUCTURE
PROJECTS
TOWN OF COALDALE
OFF-SITE LEVY REVIEW
Document: Q:\Projects\27907_Coaldale_OSL\251_Figures\Figure5.2_Wastewater_Infrastructure.mxd
Date: 2023-03-23
1:20,000
0
500
1,000
250
Meters
Legend
$+
Lagoon and Lift Station
Capacity Upgrades
Proposed Sanitary Sewer
Improvements
West Main Trunk - Phase 1
(750mm)
West Main Trunk - Phase 2
(750mm)
West Main Trunk - Phase 3
(450/600mm)
30 Avenue Upgrade
(375mm)
Existing Sanitary Sewer
Existing Forcemain
Town Boundary
³
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
FIGURE 5.3
TRANSPORTATION INFRASTRUCTURE
PROJECTS
TOWN OF COALDALE
OFF-SITE LEVY REVIEW
Document: Q:\Projects\27907_Coaldale_OSL\251_Figures\Figure5.3_Transportation_Infrastructure.mxd
Date: 2023-02-15
1:25,000
0
625
1,250
312.5
Meters
Legend
Proposed Road Improvements
!(
18 Avenue/20 Street
Intersection Upgrades
!(
21 Avenue/Land O'Lakes
Drive Intersection Upgrades
!(
30 Avenue/20 Street
Intersection Upgrades
!(
New West Coaldale Highway
3 Intersection
")
Highway 3/30 Street
Geometric Improvements
^_
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Signalization
^_
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Signalization
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Grade Pedestrian Crossing
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Highway 512
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Town Boundary
³
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