Off-Site Levy Bylaw 15/2025
Cochrane, Alberta
· No. 15/2025
· adopted 2025-09-08
· summary & facts
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COC | rane
TOWN OF COCHRANE
BYLAW 15/2025
A bylaw of the Town of Cochrane in the Province of Alberta, Canada for the purpose
of establishing Off-Site Levies.
WHEREAS the Municipal Government Act provides that a council of a
municipality may by bylaw provide for the imposition and
payment of an off-site levy in respect of land that is to be
developed or subdivided and authorize an agreement to be
entered into in respect of the payment of such levy; and
WHEREAS the Council of the Town of Cochrane deems it desirable to
impose off-site levies for the purposes described in the
Municipal Government Act; and
WHEREAS the Council of the Town of Cochrane deems it desirable to
authorize agreements to be entered into in respect of the
payment of off-site levies; and
WHEREAS the Town of Cochrane engaged the engineering firm of Urban
Systems Ltd. to prepare a report in respect of the fair and
equitable calculation of off-site levies for the purposes
described in the Municipal Government Act, which information
is attached as Schedule C to this bylaw; and
WHEREAS the Council has reviewed the report prepared by Urban
Systems Ltd. and deems it desirable to impose off-site levies in
accordance with such report.
NOW THEREFORE The Council for the Town of Cochrane, duly assembled, hereby
enacts as follows:
1. NAME OF BYLAW
1.1. This bylaw may be cited as the "Off-Site Levy Bylaw".
2. INTERPRETATION:
2.1 In this bylaw:
a. "Act" means the Municipal Government Act, RSA 2000, c. M-26;
Bylaw 15-2025 ~ Off-Site Levy/Town of Cochrane/Page 1 of 5
b."CAO" means the Chief Administrative Officer of the Town, or that
person's authorized delegate;
c. "Community Purpose Lands" means lands that are exempt from
taxation pursuant to section 362(1)(b) of the Act;
d. "Council" means the municipal council of the Town of Cochrane;
e. "Development Area" means land that is to be developed or
subdivided excepting:
i. the area taken as environmental reserve or as an
environmental reserve easement; and
ii. the area taken as road right-of-way to the extent the road
right-of-way width exceeds twenty-nine (29) metres;
f. "Off-Site Levy" means an off-site levy imposed by this bylaw;
g. "Redevelopment" means subdivision or development on land that
has previously been the subject of urban development, as
determined by the CAO; and
h. "Town" means the municipal corporation of the Town of Cochrane
or the geographical area within the municipal boundaries of the
Town of Cochrane, as the context may require.
2.2 Any references in this bylaw to any statutes are to those statutes as
amended or replaced from time to time and any amendments thereto.
2.3. Whenever the singular or masculine form of a word is used in this
bylaw, it shall include the plural, feminine or neutral form of the word
as the context so requires and vice versa.
2.4. The headings in this bylaw do not form part of this bylaw and shall not
affect its interpretation.
2.5. The word "may" when used in this bylaw shall be construed as
permissive and empowering, and the word "shall" when used in this
bylaw shall be construed as imperative.
3. ADMINISTRATION AND ENFORCEMENT:
3.1 Council hereby delegates to the CAO the authority to enforce and
administer this bylaw.
3.2 Without restricting subsection 3.1, where this bylaw specifies that
something is to be determined by the CAO or in the CAO's discretion,
the CAO's decision shall be final.
4. ENACTMENT:
Bylaw 15-2025 ~ Off-Site Levy/Town of Cochrane/Page 2 of 5
4.1 Off-Site Levies are hereby imposed in respect of all land within the
Town that is to be developed or subdivided against which off-site
levies may be imposed in accordance with the Act.
5. AGREEMENTS:
5.1 The Town may negotiate and enter into agreements with respect to
the payment of Off-Site Levies.
5.2. Without restricting subsection 5.1, at the discretion of the CAO the
Town may enter into agreements deferring the imposition of Off-Site
Levies to future subdivision or development in the case of subdivision
or development of Community Purpose Lands.
5.3. Without restricting subsection 5.1, at the discretion of the CAO the
Town may enter into an agreement for the construction or payment for
a project with excess capacity pursuant to section 651 of the Act. Such
agreement may provide for the reimbursement of the cost incurred or
payment made in respect of the excess capacity together with interest
at the rate of prime plus 2%.
6. PAYMENT OF LEVIES:
6.1. Except as otherwise expressly set out in this bylaw, Off-Site Levies
shall be payable in respect to the Development Area.
6.2. Off-Site Levies in respect of land that is subject to subdivision must be
paid prior to the endorsement of the plan of subdivision.
6.3. Off-Site Levies in respect of land that is subject to development must
be paid prior to the release of the development permit.
6.4. Notwithstanding clauses 6.2 and 6.3, if the CAO is satisfied that
adequate security is provided for the payment of the Off-Site Levy, the
Town may enter into an agreement whereby Off-Site Levies are paid
as follows:
a) 40% (forty percent) of the Off-Site Levy shall be paid prior to the
endorsement of the subdivision or the release of a development
permit as applicable; and
b) 60% (sixty percent) of the Off-Site Levy shall be paid within 1
(one) year of endorsement of the subdivision or release of the
development permit, as applicable
6.5 The Off-Site Levy rate payable in respect to the Development Area
shall be the rate in effect on the date of endorsement of the plan of
subdivision or the release of the development permit, as applicable.
7. REDEVELOPMENT:
Bylaw 15-2025 ~ Off-Site Levy/Town of Cochrane/Page 3 of 5
7.1. The Off-Site Levies in respect of Redevelopment shall be determined as
follows, with reference to the methodology set out in Schedule C:
Redevelopment Levy Calculation = Off-Site Levy x Development
Area x Incremental increase in intensity of development (as
determined by the CAO)
8. DEFAULT OF PAYMENT:
8.1. If a person fails, neglects or refuses to pay an Off-Site Levy, the Town
may:
a) commence proceedings in a court of competent jurisdiction for
payment of the Off-Site Levy;
b) refuse to endorse a plan of subdivision or release a development
permit; and
c) take any other steps available in law or equity for the failure,
neglect or refusal to pay the Off-Site Levy.
9. OFF-SITE LEVY FUND:
9.1. The CAO shall set up and maintain a separate fund for each grouping of
facilities as provided in Schedule "B" in respect of which Off-Site Levies
are paid.
9.2. Off-Site Levies shall be invested in accordance with the Town's
investment policy in force from time to time.
10. DIVISION OF TOWN INTO AREAS:
10.1. The Town is divided into 17 geographical areas as shown in Schedule
"A", Map 1. Off-Site Levies will be imposed according to the
geographical areas shown in Figure 1.
11. DETERMINATION OF THE LEVIES:
11.1. Off-Site Levies for each of the geographical areas as shown in Schedule
"A" shall be as shown in Schedule "B".
11.2. Notwithstanding section 11.1, Off-Site Levies in respect of Sanitary
Collection Projects and Water Storage as identified in Schedule "B" will
only be imposed against land if the subdivision or development's
proposed servicing uses these facilities.
INFORMATION ON REQUEST:
11.3. The Town shall disclose upon request the information the Town has
relied upon in establishing the Off-Site Levies and the current Off-Site
Levy fund balances.
Bylaw 15-2025 ~ Off-Site Levy/Town of Cochrane/Page 4 of 5
12. YEARLY REPORT TO COUNCIL:
12.1. No less than once in each calendar year, the CAO shall provide a report
to Council, which report shall be publicly available, containing the
information required in section 648.4(2) of the Act.
13. REVIEW:
13.1. The calculation of the Off-Site Levies shall be reviewed no less than
once every three (3) calendar years.
14. GENERAL PROVISIONS AND COMING INTO FORCE:
14.1. If any term, clause or condition of this bylaw or application thereof is
found to be invalid or unenforceable, the remainder of this bylaw or
the application of such term, clause or condition shall not be affected
and shall remain in force and effect.
14.2. Schedule "C" provides information on the approach and methods used
to calculate off-site levies in this bylaw.
14.3. This bylaw repeals Bylaw 09/2021 and any amendments thereto.
14.4. This bylaw shall come into full force and effect upon the date of third
and final reading.
This bylaw shall come into full force and effect upon the date of third and final
reading.
Read a First Time: July 14, 2025
Public Hearing: September 8, 2025
Read a Second Time: September 8, 2025
Read a Third Time: September 8, 2025
Mayor
Director, Legislative &
Administrative Services
Bylaw 15-2025 ~ Off-Site Levy/Town of Cochrane/Page 5 of 5
SCHEDULE A
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SCHEDULE B
DETERMINATION OF THE LEVY
The below table provides the levies by develooment area that will be effective as of the passing of the 2025 Bylaw. Every year (effective January 1) the levies shall increase by an inflation factor of 2% or as amended from time to time. The three-year horizons shown in the below table are for quick reference. The
levies shall continue to inflate at the noted rate until such time as the Bylaw is updated and new rates are established.
Development Sanitary Collection Sanitary Water Water Water Water Water Transportation Highway Intersections Police Community | Fire Hall | Library* Effective Effective Effective
Zone Disposal | Supply | Distribution | Storage- | Storage- | Storage - Off-Site Staton Recreation | Facilities Until Starting Starting
. . Main River River . . Facilities | Facilities - December January 1, January 1,
Sanitary Sanitary Pressure Heights Heights Hwy 1A -5 Sunset Sunset | JWT& | Rolling | Heritage Twin 31, 2025 2026 2027
SC4 sc5 Zone Reservoir | Reservoir Ave & Centre | North & | South & Hwy Range Hills Arena*
Second Ave Hwy 22 | Hwy 22 22
Supply Intersections
Line
$32,476 $17,669 $77,731 $47,752 $9,998 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $393,932 $401,811 $409,847
$32,476 $17,669 $77,731 $47,752 $9,998 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $393,932 $401,811 $409,847
$32,476 $17,669 $77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $427,150 $435,693 $444,407
$32,476 $17,669 $77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $427,150 $435,693 $444,407
$32,476 $17,669 $77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $427,150 $435,693 $444,407
Foe | $32,476 $17,669 $77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $427,150 $435,693 $444,407
$17,669 $77,731 $47,752 $9,998 $43,076 $36,587 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $441,119 $449,942 $458,941
Fok | $32,476 $17,669 $77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $427,150 $435,693 $444,407
3 | we | $17,669 $77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $394,675 $402,568 $410,620
$17,669 $77,731 $47,752 $9,998 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $361,456 $368,685 $376,059
$77,731 $47,752 $9,998 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $343,788 $350,663 $357,677
$77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $377,006 $384,546 $392,237
$77,731 $47,752 $9,998 $43,076 $36,587 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $423,451 $431,920 $440,558
$17,669 $77,731 $47,752 $9,998 $43,076 $36,587 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $441,119 $449,942 $458,941
$17,669 $77,731 $47,752 $9,998 $43,076 $36,587 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $441,119 $449,942 $458,941
$77,731 $47,752 $9,998 $43,076 $36,587 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $423,451 $431,920 $440,558
$17,669 $77,731 $47,752 $9,998 $43,076 $36,587 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $441,119 $449,942 $458,941
*Note: A 20% factor of the total levy value has been applied to these rates as indicated in Section 7.7 and Section 7.8.
The following calculation shall be used to calculate levies that apply to redevelopment (refer to Schedule C for redevelopment levy calculation examples):
Off-Site Levy (based on geographical area) x Development Area (Ha) x Incremental Intensity
= Redevelopment Levy Calculation
Incremental Intensity accounts for existing uses on the site, which may be reflected through the number of units or total floor area. Incremental Intensity will be determined by the Town of Cochrane utilizing historical development
intensity and proposed development plans to establish base line and future intensity of use levels
SCHEDULE C
OFFSITE LEVY BACKGROUND REPORT
2025 OFF-SITE LEVY
BACKGROUND REPORT
2025 OFF-SITE LEVY BACKGROUND REPORT
PREPARED FOR:
Cochrane
101 RancheHouse Road
Cochrane, AB T4C 2K8
Attention: Drew Hyndman
Suite 101, 134 - 11] Avenue SE, Calgary, AB T2G OX5 | T: 403.291.1193
File: 1728.0458.01
This report is prepared for the sole use of Town of Cochrane. No representations of any kind are
made by Urban Systems Ltd. or its employees to any party with whom Urban Systems Ltd. does
not have a contract. © 2021 URBANSYSTEMS®.
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6.2.2. -- SAN tary CON\SCTION PLOJSCES oeeeeccceecsssseesssssssssnssscssssinssesssssnasssessssuseesssssisseesssssinmssssssissessssssissesssssnueesssssiseeessssseeneessssseseeeee LO
6.3. -- TFANSPOrtAatiON PrOJeCtS..... re cscecsecsecseeseecesseesecsecsscseeseecsesuecsecnecuecseessenscsuscsscnecsscsecsecsesuccsecsecssceeeseecsesueesecsecuecseeseeneesereeenee LD
6.3.1. OFF-SITS] TLANSPOLTATION oooeeecceccssesessssssssnusssesssssiesesssssssnussecsssssisssessssiusessussinseesssssisessssnnsessssiesssssietestsssseteesssssessessseeessne LO
6.3.2. HIGHWAY INTEFSECTIONS veecccccssssssssesessssssssesessssssstessessssssissessssssimssesssssiusesssssusssssssisesssssiusesssssimessssssessesssetesssssnesssssseseeseseee LO
6.4. COMMUNITY AMENITIES 0... ee eccessscecsecsecneessccscsnccsccnccsscnscsuccscsuccuccuscsecasesucsscsuecsecuscsecascsscescsuecsscuseseesscssesscsuccsecueeusesseserseseee 1O
TV. SAMITATY we eeessessssceessscsscnscsscneessccsesuccsscuccuecascssccscsuecsecuscuscuscsscnscsuccsccuccuecasesscnscsuccsccuscuccuscscnsesuccscsuecuscuscuecescsuccecsuecuscsceseceeestessesnceeeee TZ
TAA. CONS CTI ON a accceccessssssssssssessseseccsssssssssnneneesseeececssssssnnunmesseeeecesessssuinmmsseeceeesssssnnumssseeeeeesessssnsumesseseeeesssssssinusseeeeeesessssssssseesessssssssseeeel 7
71.2. DISPOSAL eeesssccsssssssssssssssssssiesesssssssnussscsssssusssssssssssmsessssssusseesssssinsessssssimssesssssnusseesssnsusessssssnssesssssiusesssssiesssssustseesssssussesssssseseessssseesseeeseee LO
TD. NACL ee sesseseesecseceesecnecsesecneesesucnscsssuenscsesuensssecuscessecuseessecusesssecnesessecuscessecnecessecnscussucnscsesucnscuesussseuecuscessecusesesecuseessecuseessecsssessecneeeeseeee2O
72.1. Water SUPPLY ANA Treat MEN wocceeecceccccsssssssuesssssssssnnsssesssssuusesssssstmssessssussssssssuusssesssssussssessssustesssssiuseessssssueesssssieseessssseeseesses 2O)
722. \Nater DISCIDUTION cece cccccccsccccsssssssssnnnmnssssseceeessssnunmseseeeeeessssssnmussseeeeeessssssnmmesseeeeeesssnssuumsseseesessssssssuuseeeseesessssstineeed|
725. WACSL SCOLAGE coeceecccessesessssuessssesssnsessssessssecsssscsssssssusessssessusessssessusecsssssssscessusesssecssuecssseessusessssessssessssssssucessuecssueessucessieessseessssessseessueessueesseees 22
7.3. TYANSPOFtAtTION OFF-SITC oe ccessssssssscssssssessssussecsssecsecsssessecsesscsscsesscsscsesassucsucssssesucasescsussscsesusasescsusascussusseesssucseesssesseeseees LO
URBAN 2025 Off-Site Levy Background Report | i
SYSTEMS
7A. Highway INtersection Projects.....sesssssscssssscsecsecsscnsessecesuecsecseesseneessecscsuccsscuccsecnsesuccscsuccuscaseaensesucesecseeuseaseneensesneesee lO)
TAA. INT 1 = HWY 1A = Centre AV) to SAVE icccccccssssssnnnnsssssnsnsssssssssssssssssssssssssssssssssssssssssssssssssseeee 29
TA2. OTNE|PF HIGNWaAY INTEFSECTIONS wieceeceseecccsssssssseesssssssnnsesesssssissscsssssiusesssssiisseesssssiussessessinmsssssstussessssssuusseesssssimetsssssssseessssseseeeesee LO)
7.5. Police Station Facilities... essessessseseesecsscnecsscseeseenscssecsecuecsscssenecnscsuccscsuecsecseeucnsesucescsuccsscuceuscesesucsecsuscsecuseuseneessensesneeeee OD
7.6. Fire Halll Facilities... ssssessssceessscsscsecsscssessecscsuccsscnscuscesesuccsssuscuscuesecnscsucescsuccuscuecsscnsesuccscsuccuscasesensesuscsscuceueeaseneeeesneees OO
7.7. LUD ALY ceeeeessessesseessecsccnccuecsecsscnscsuccsccuccuscnscsscnsesuccsccuscuscasesscescsuscsscuscuscasessensesuscsecuscuscasessccscsuccsccuscuecasessecsesuscsccuscucensesuecscsnecseeneeneeneeseeO
7.8. COMMUN IY RECrEeatiON FACIITICS ..ecesssceecsecsecseeseccscssecsecnecsecseessenscsuecsecuecsecscseenscsuecsecuecuecsscseensesueesccnecseeneeneeneesee OM
Table 1: Summary of Cost Recovery Method by Infrastructure TY PC wiccccecssssssessssessssssseessecsssessssesseesseesseeessee®
Table 2: Summary of Levy Calculation Method by Infrastructure TY PC. | O
Table 3: FINANCIAl MOCE|! INPUTS. ecssssssessscsssesssecssscssscssuecssscssscssusssuscssscssscsssecssscssscsssesssecssscssucsssscssecssecssuesssecssecsseesseess LD
Table 4: Cochrane Capital Project Cost Estimate Development Policy CONtiNGeNcy nce 1S
Table 5: Sanitary Disposal Project COStS wccccesssssssssssssessssssseessscsssessuscssscssscssussssecssscsssesssscssecssucssuesssecssecssuessseesseesseesseeees LO
Table 6: Water SUPPly ANA TreatMEeNt ProjectS COSTS wcccccccccssssesssessseesseesssesssecssecsseessuessseessesseessseesseessessseesseesseees DI
Table 7: Water DIStriDUTION PLrOjeCtS w.ececcecsssssssesssssssssssscsssesssssssscssscsssesssscssscsssessscssscssscsssssssecssscssuscasscssecssuecssecssecssessses 2D
Table 8: Main Pressure Zone ReServoir EXPANSION PLOjet weeccccccsesssssssseessesssesssesssesssessuessseessecsssessseesseesseesseees DO
Table 9: River Heights Reservoir ANd PUMP Station EXPANSION PLOje cts ww.eccccccssssseesseecsecsseesseesseeseee 24
Table 10: River Heights SECON SUPPLY LINE COSTS. eececcecssssssssssseessscsssesssscssscsssessussssscssscsssecsseessecssuesssecsseesseessees DD
Table 11: Off-Site TranSPOrtatiON PrOojectS ececcccccscsssussssesssesssssssecssscssuesssscssscssscssuscssscsssessussssecssecssuecssecssecssessseesseesseesseee 27
Table 12: Developer Front-ended Highway INtersections wcccccccccssssssussssecsssesssesssessssesssessuessseessecssuessseesseessesseees OO)
Table 13: Other Highway INtersectioN LEVY RATES wecccessssssssssssesssesssscssscsssessuscsscsseessuessseessessuessseesseesseessssesseesseees OI
Table 14: Other Highway INtersection LEVY Rate wccccccsssssssssussssscsssessussssscsssesssessuecssscssucssuesssecssecssuesssecsseesseesseees OD
Table 15: Fire Hall Project COSt wccccccccsssssssssssssssssussssssssscsssessussssscssscssussssscssscsssssssssssscssscsssssssscssucssussssecssscssucsssecsseesscsseesssess OO
Table 16: Off-Site LEVY SUIMIMALY wecccesssesssessssecsscsssssssscssscssssecssscssscsssscssscssscsssscsuscssscsssscsuscssscssucsssecssscssscssuecassessucsssesssecsseessecssees OO
URBAN 2025 Off-Site Levy Background Report | il
SYSTEMS
APPENDICES
APPENDIX A: FIGURES
APPENDIX B: GRANT CALCULATIONS
APPENDIX C: COST ESTIMATE UPDATES
APPENDIX D: REDEVELOPMENT CALCULATION EXAMPLES
APPENDIX E: DEBENTURE SCHEDULE
APPENDIX F: PROJECT SUMMARY SHEET
APPENDIX G: PROJECT CASH FLOWS
URBAN 2025 Off-Site Levy Background Report | iil
FORWARD
This report provides information to support the 2025 update of Cochrane's Off-Site Levy Bylaw and is
intended to provide information on the approach and methods used to calculate off-site levies in
Cochrane.
The intent of the 2025 Off-Site Levy Bylaw update is to revise projects and project costs where
applicable, account for collections since the last Levy update, update growth assumptions, and include
new infrastructure to facilitate cost recovery for needed community services to support the Cochrane's
growth and to support cost recovery for front-ending developers.
Similar to the update in 2021, a working group of development industry representatives was established
to obtain feedback throughout the update process. The working group was consulted, including
through regular meetings and other communications. In addition to consultation with the working
group, the broader development industry in Cochrane was also consulted through the update process.
The community as a whole will be consulted prior to adoption of the 2025 Off-Site Levy Bylaw through a
non-statutory public hearing process.
SYSTEMS 2025 Off-Site Levy Background Report | 4
1. INTRODUCTION
Collecting off-site levies for subdivisions and developments allows Cochrane to ensure that new
developments pay for the cost of infrastructure to service new developments. Collecting off-site levies is
intended to result in a reduced need for taxes and utility rates to cover the costs of new development.
Through consideration of applicable statutory and non-statutory plans and comprehensive
infrastructure master planning, Cochrane works proactively to anticipate infrastructure needs to service
future developments. However, many things can influence the Cochrane's ability to predict, with
certainty, the future cost and methods of infrastructure servicing to service new development. Some of
the factors that can influence the cost and shape of the infrastructure required, include construction
cost inflation, the order of development, technology, and environmental factors and requirements.
Fairness is best achieved through keeping the necessary assessments of future infrastructure needs
current.
Cochrane also endeavors to keep the determination of off-site levies current to ensure that both the
development industry and the existing taxpayers are not overly burdened with changes that result over
time with respect to the provision of infrastructure. Updates to the Off-Site Levies Bylaw can result in
the adjustment of costs due to inflation, the reassessment of the scope of projects, the reassessment of
beneficiaries, and sometimes, the addition of new projects. Some of the changes can result in
inconsistencies from year to year, but this is necessary to ensure that Cochrane is not overly burdened
with the cost of new infrastructure in the future. When determining off-site levies, Cochrane seeks to
find a balance between achieving equity between beneficiaries while still maintaining reasonable
administrative efficiency.
Where infrastructure or facilities affect or provide services to other municipalities, this has been taken
into consideration in this report.
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SYSTEMS 2025 Off-Site Levy Background Report | 5
2. ENABLING LEGISLATION
The Municipal Government Act (MGA) is the Provincial Legislation that governs the conduct of
municipalities. The MGA provides the rules or laws that municipalities must follow in undertaking its
function as a municipal government. The rules that govern the imposition or collection of off-site levies
are included in the MGA. Section 648 allows municipalities to pass bylaws requiring the payment of off-
site levies subject to several conditions. Section 648(2) specifically states:
e An off-site levy may be used only to pay for all or part of the capital cost 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;
(c.l) new or expanded roads required for or impacted by a subdivision or development;
(c.2) 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;
d) land required for or in connection with any facilities described in clauses (a) to (c.2).
e Additionally, Section 648(2.1) specifically states:
In addition to the capital cost of facilities described in subsection (2), an off-site levy may be
used to pay for all or part of the capital cost for any of the following purposes, including the cost
of any related appurtenances and any land required for or in connection with the purpose:
a) newor expanded community recreation facilities;
b) new or expanded fire hall facilities;
c) newor expanded police station facilities;
d) newor expanded libraries.
Municipalities must follow the MGA when determining their off-site levy charges. Municipalities must
also follow regulations established to guide the implementation of off-site levies. Among other things,
the MGA and the Off-Site Levies Regulation require that there be a correlation between the levy and
the impacts of new development, that the method of calculation is clear, that the information used in
the levy calculations is kept current, and that the levies are determined in consultation with affected
stakeholders.
If Cochrane enters into an agreement pursuant to section 648 of the MGA whereby a developer
constructs or pays for an improvement with an excess capacity, Cochrane must comply with section 65]
of the MGA regarding recovery of costs by the developer for that excess capacity.
The MGA allows municipalities to charge for each type of infrastructure separately and over time. This
permits municipalities to collect levies for a development area that has already paid levies if the levy
being imposed is for a different type of infrastructure.
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SYSTEMS 2025 Off-Site Levy Background Report | 6
Off-site levies are one tool that can be utilized by municipalities to finance and fund growth-related
infrastructure. Off-site levy programs, like other programs utilized by municipalities, should reflect
broader objectives of the community. The following Guiding Principles serve as a benchmark to
evaluate future servicing and financing decisions for growth related infrastructure.
GUIDING PRINCIPLE #1
BALANCING MUNICIPAL Balance financial risk to minimize the burden on the Municipality while
FINANCIAL RISK stimulating sustainable long-term growth.
- Municipalities generally assume financial risks when they undertake capital projects to
accommodate new development. This is especially true when long-term borrowing is used to
finance capital projects that are required by new development prior to having collected the
necessary off-site levies and other funds from developers to pay for these projects. While Cochrane
feels that it is important to take measures to support and stimulate growth, to take on all risk for
development, assumes too much financial risk for Cochrane and does not align with long-term
financial stewardship for the community.
GUIDING PRINCIPLE #2
EQUITY Ensure equitable allocation of costs of capital projects based on a user
pay system.
- Equity is a major consideration in the development of Cochrane's infrastructure financing and cost
recovery strategy for each capital project. Cochrane largely uses a "user pay" philosophy where
beneficiaries of a service are expected to pay its cost. Where a service provides broad based benefits
to the community as a whole, the municipality contributes to the funding of the project. However,
where a service provides a benefit only to new development, the cost of the project(s) are allocated
directly to the development through a variety of mechanisms.
GUIDING PRINCIPLE #3
MV). Sis 2gsieia\iay | Ensure a balance between the principle of equity and administrative
efficiency.
- If the principle of equity was the only consideration, complex financial management and cost
recovery procedures can result. Instead, equity is balanced with administrative efficiency to ensure
cost recovery strategies that are easily implemented, efficient and cost effective.
GUIDING PRINCIPLE #4
BALANCED APPROACH TO Incor a" " : :
porate a balanced "pay as you go" approach to completing capital
PAYING CAPITAL PROJECTS [Ri yrerce
- Take a balanced approach to paying for capital projects that considers the long-term objectives and
goals and the needs of the community. These capital projects will be financed using a variety of
approaches dependent on the circumstances and need.
GUIDING PRINCIPLE #5
Off-site levies, property taxes, utility rates, and other municipal fees
COCHRANE NEEDS TO REMAIN need to be structured to allow Cochrane to compete with surrounding
COMPETITIVE communities.
-When establishing charges, Cochrane is mindful of what other municipalities are charging. Further,
when considering the establishment of development related charges, the impact to other forms of
levies, taxes, and charges need to be considered.
SYSTEMS 2025 Off-Site Levy Background Report | 7
4. ANTICIPATED GROWTH
Growth assumptions are used to determine the projected population and development area expected
to contribute to levy infrastructure as development occurs. The Cochrane Growth Strategy (the Growth
Strategy) established low, medium, and high projections for residential and non-residential growth
based on development trends in the community and development trends within the region. These
growth rates were utilized as the basis for establishing an assumed growth rate for this levy update. In
addition, historical trends for levy collections were consulted. From 2015 to 2023 Cochrane experienced
an average of 30 hectares (ha) of growth. This historical growth aligns with the low-medium scenario in
the Growth Strategy.
As shown in Figure 1, there are approximately 613.6 ha of potential remaining lands to develop within
Cochrane's boundary. Of these lands, approximately 49.8 ha are under subdivision review by Cochrane,
and are assumed to be substantially complete applications (i.e., close to endorsement). It is assumed
that these lands will be subject to the rates under the 2021 Bylaw (Bylaw 09-2021), inflated to the year of
endorsement. This will need to be confirmed through the subdivision endorsement process. Therefore,
563.6ha of potential developable lands will be subject to the revised levy rates. It is anticipated that
these lands will build out within the next 20 years, which aligns with the Cochrane's 20-year revolving
window calculation for infrastructure. As a result, the growth per year utilized in this levy update is 28.2
ha per year, assuming Cochrane builds out by 2045.
For projects that utilize a capacity calculation based on population, the 2024 Growth Strategy assumed
that approximately 16% of total future growth will be regional commercial and industrial growth. This is
not accounted for through population/density conversions and as such is grossed up to reflect the total
amount of hectares served by these projects (Sanitary Disposal and Water Supply & Treatment).
For area-specific recoveries Cochrane is demarcated into 17 development zones as shown on Figure 2.
To allocate project recoveries that are area-specific, an approximate allocation of growth by area is
utilized.
5. METHODOLOGY FOR DETERMINING OFF-SITE LEVIES
Cochrane has engaged Urban Systems Ltd. to calculate the off-site levies. The 2025 Off-Site Levy Bylaw
update continues to utilize a cash flow projection model. The model uses assumptions for growth,
interest rates, financing rates and inflation to determine the levy rates for growth. The detailed
methodology and assumptions used in the cost recovery model are provided in the following sections.
5.1. REVOLVING VS. CAPACITY
Generally, off-site levies are determined under one of two cost recovery program methodologies: a
revolving program or a capacity-based program. The revolving timeframe approach considers potential
development within a set number of years. If there are several projects anticipated over time, the
revolving timeframe approach helps to minimize fluctuations and provides more funding flexibility. For
Cochrane's levy calculations, a 20-year revolving program is used, as this typically matches the long-
term planning horizon. In this timeframe, Cochrane has a reasonable understanding of its
infrastructure needs and the costs for major infrastructure improvements are captured within the 20-
URBAN 2025 Off-Site Levy Background Report | 8
year calculation which results in consistent charges over time as the window moves forward and costs
are recalculated.
A capacity-based program considers all the projects necessary to service the build-out of a particular
area / community and typically includes a long-time horizon. A capacity-based approach considers all
land potentially available for build-out and is typically most appropriate for well-defined build-out areas
with a limited number of projects. A fixed development window (i.e., a set number of hectares), which
functions like a capacity-based approach, is utilized for highway intersections to ensure front-ending
developers recover funds financed to advance the project. The cost recovery methodology used for
each infrastructure type is indicated in Table 1.
Table 1: Summary of Cost Recovery Method by Infrastructure Type
. . Capacity / Fixed
Infrastructure Type Revolving Timeframe .
Development Window
Sanitary Sewer Collection Projects Y
Sanitary Disposal Projects VY
Water Supply & Treatment Projects VS
Water Distribution Projects VY
Water Storage Projects VY
Transportation Projects VY VY
Police Station Facilities VY
Fire Hall Facilities VY
Community Recreation Facilities SY
Libraries Y
In determining allocation of benefit of projects to existing development or existing users of
infrastructure, several factors are considered including capacity allocation, asset renewal benefits, and
improved level of service to existing users. In general, for water and wastewater infrastructure,
allocation of benefit is determined based on the portion of the capacity of the upgrade that is required
to serve existing development and the portion of capacity allocated to growth. In addition, allocation of
benefit to existing users is also considered when regulatory compliance upgrades, renewal of existing
assets and/or improved level of service provides benefit to existing users at the time the project was
first included in the calculation of off-site levies.
Allocation of benefit for transportation projects, has been determined utilizing corridor capacities.
When allocating benefit for transportation projects between existing development (community-at-
large) and new development, a ratio is established using current corridor capacity verse future capacity
served following upgrades to the corridor.
For Community Amenity projects, current level of service has been analyzed and population for Police,
Recreation, Library and land areas for Fire have been utilized to determine allocation of benefit for
future improvements.
SYSTEMS 2025 Off-Site Levy Background Report | 9
Cost recovery of off-site levy infrastructure projects can be calculated and applied on a community-
wide basis or on a specific benefitting area or catchment basis. The decision to apply levies by either of
these methods depends on the infrastructure projects and whether the benefit of the projects can be
definitively allocated to a specific area.
Table 2 displays how the infrastructure types for the purposes of the current levy calculations are
calculated. For area-specific calculations Cochrane is divided into development zones for sanitary
collection and catchments for water storage projects. These zones and catchments are demarcated
based on anticipated areas of benefit for the specific infrastructure. Figure 2 captures the development
zones within Cochrane. Under each sanitary collection project, the benefiting development zones are
indicated. Figure 3 displays the water storage catchment extents. The total remaining benefiting
hectares to contribute to these area-specific projects is indicated under each project in Section 7.
Table 2: Summary of Levy Calculation Method by Infrastructure Type
Community-Wide Le Area-specific Le
Infrastructure Type y . Ny P . Ny
Calculation Calculation
Sanitary Sewer Collection Projects Y
Sanitary Disposal Projects VY
Water Supply & Treatment Projects Y
Water Distribution Projects VY
Water Storage Projects SY
Transportation Projects Vv
Police Station Facilities VY
Fire Hall Facilities Y
Community Recreation Facilities VY
Libraries VY
Redevelopment shall be subject to offsite levies where the lands have not been previously subject to an
off-site levy for the same purpose. Redevelopment refers to the creation of new units, uses or lots on
previously developed land. An incremental intensity calculation is utilized to determine the off-site levy
applicable for redevelopment. Application of the incremental intensity calculation accounts for previous
use of existing infrastructure and applies the levy to only the increased intensity of development for the
lands within the development area (refer to Appendix D for example calculations).
[Redevelopment Levy Calculation = Off-Site Levy X Development Area X
Incremental Intensity]
SYSTEMS 2025 Off-Site Levy Background Report | 10
Incremental Intensity accounts for existing uses on the site, which may be reflected through the
number of units or total floor area. Incremental Intensity will be determined by Cochrane utilizing
historical development intensity and proposed development plans to establish base line and future
intensity of use levels.
5.3.3. LAND AREA TO BE CHARGED LEVIES
The land area to be charged levies includes all lands within the development area, excluding
Environmental Reserve and Environmental Reserve Easement, the area of land required to provide
additional road right-of-way for arterial roads above the width of a divided primary collector which is
29.0 m. Levies for Community Purpose Lands that are owned by Cochrane and that are exempt from
taxation, may also be deferred at the CAO's discretion.
5.4. FINANCIAL MODEL INPUTS
A cash flow model is used to calculate the levies. Assumptions related to interest earned/paid on fund
balances, inflation and payment timing are required to determine the financial inputs used in the
model. The assumptions are based on market conditions at the time of the update, along with input
from Cochrane and Development Industry.
5.4.1. INTEREST EARNED/PAID AND INFLATION
Within the cashflow model, several inputs are assumed to try and capture the levies as accurately as
possible over time periods. When positive fund balances (i.e., collections exceed expenditures) are
experienced interest is assumed to be earned within the model. Two distinct costs related to debt are
utilized in the model depending on the entity financing the infrastructure. When Cochrane finances
(frontends) infrastructure a 5yr (2019 -- 2024) interest rate average has been utilized. This average is
based on the 25yr debenture rates through Alberta Capital Finance. When debentures have been
advanced by Cochrane, applicable borrowing costs are applied. Where a developer has agreed to
finance and/or construct infrastructure with excess capacity, the debt cost utilized for this infrastructure
has been determined through consultation with Industry. "Prime" reflects the Prime Rate at the time of
authoring this report as posted by the Royal Bank of Canada. Inflation rates are applied in two different
ways in the modelling. To determine future anticipated expenditures, project costs are inflated
annually. Given the current construction context within the Calgary region at time of drafting the Off-
Site Levy Background Report, a 5% annual inflation rate is applied for the next three years (2025, 2026,
and 2027 -- as most of the cost estimates are in 2024) within the model to reflect higher inflation
pressures. Subsequent years (2028 and beyond) have been inflated at 2% annually to reflect the
targeted inflation rate by the Bank of Canada. An inflation rate is also applied to the levy rate to try and
equalize payments between years. This rate is reflective of general inflation within the economy and is
based on the Bank of Canada's long-range target. The following assumptions have been utilized in the
levy calculations:
SYSTEMS 2025 Off-Site Levy Background Report | 11
Table 3: Financial Model Inputs
Interest Earned on Positive Fund Balances 3.34%
Debt Cost on Negative Fund Balances Financed by Cochrane 3.72%
Debt Cost on Negative Fund Balances Financed by Industry 6.95% (Prime + 2%)
Inflation Rate -- Project Costs - 2025 and 2026 5%
Inflation Rate -- Project Costs -- 2028 and Beyond 2%
Inflation Rate --- Levy Rate 2%
Cochrane may receive project specific and/or discretionary grants that may be utilized to help fund off-
site levy projects. Application of the grants within the off-site levy program will vary depending on the
type of grant. Project specific grants, such as Alberta Municipal Water/Wastewater Partnership
(AMWWP) are applied to the total project cost. Both Cochrane and developers will share the benefit of
these grants based upon the allocation of benefit of the project. An overview of project specific grants
assumed is captured in Appendix B. As the Cochrane's population grows, access to grants, such as the
AMWWP, is diminishing.
Discretionary grants, such as Local Government Fiscal Framework, gas tax or others will be applied to
Cochrane's portion of the project costs. These grants are discretionary in nature and the Cochrane can
choose which projects to apply funding received.
Project costs for future projects are established using cost estimates. Contingencies are applied to
estimates based on the level of design and project understanding at the time of preparation. The
contingency applied align with Cochrane's Capital Project Cost Estimate Development Policy (1706-01),
shown below. In addition, for engineering projects, 15% design, testing, and survey fees are applied to
the estimate to ensure recovery of the entire project cost. Each project is assessed individually based on
the status of the project.
SYSTEMS 2025 Off-Site Levy Background Report | 12
Table 4: Cochrane Capital Project Cost Estimate Development Policy Contingency
. . a . Uncertainty Factor
Estimate Letter . Typical Administrative .
Cost Estimate Name (Based on Project
(Class) Needs .
Uncertainty)
Business Case/ Master
E Conceptual Planning Planning/Capital 35% to 50%
Planning
Functional/Feasibility 5 year or Less Capital
D . 25% to 35%
Study Planning
Preliminary Design/
Cc 30% Design/ Budget Approval 15% to 25%
Schematic
Detailed Design / 60%
. g / ° Confirm sufficiency of
B Design / Design 10% to 15%
budget
Development
Preo-Tender / Design
A . / g Approval for Tender Up to 10%
Build
The financial model for determining the levies also needs to consider the timing of off-site levy
payments.
The Town may enter into an agreement to permit the levies to be paid in two payments. Most
development opts for the two-payment plan and therefore the financial model assumes this lag in
payment. The first payment, which is 40% of the off-site levy, shall be paid prior to the endorsement of
the subdivision or the release of a development permit. The second payment, which is the remaining
balance, shall be paid within one year of endorsement of the subdivision or release of the development
permit when suitable security is provided.
To properly account for previous collection of levies and off-site levy project costs incurred to-date, off-
site levy fund balances are brought forward into the levy calculation model. This ensures that any
surplus funds to be spent on future projects are subtracted from the levy calculations to avoid
collecting twice for projects. In addition, any deficit in funds to pay for previously constructed projects
where the levies portion has not been fully collected is brought forward to the new levy calculation. The
model starts with either a positive or negative fund balance for each of the levy fund categories to
reflect the status of levy collections. Levy fund balances reflected in the 2025 Off-Site Levy Bylaw update
are as of December 31, 2024. For subdivision applications that are subject to the 2021 Off-Site Levy
Bylaw, as referenced in Section 4, collections have been projected and included within the starting fund
balances to determine the new levy rates. Refer to Appendix F for asummary of the fund balances.
SYSTEMS 2025 Off-Site Levy Background Report | 13
6. INFRASTRUCTURE INCLUDED IN THE OFF-SITE LEVY PROGRAM
6.1. WATER INFRASTRUCTURE
Water infrastructure projects in Cochrane that are considered for possible inclusion in the off-site levies
program can be grouped into three categories:
e Water Supply and Treatment
e Water Distribution
e Water Storage
6.1.1. WATER SUPPLY AND TREATMENT
Projects related to the supply and treatment of water benefit all developments regardless of location
and therefore the levy is calculated on community-wide basis. When a water supply and/or treatment
expansion provides improved supply and treatment to existing development and/or replaces existing
assets, that portion of the project is allocated as benefit to the commu nity-at-large.
6.1.2. WATER DISTRIBUTION
The water distribution network of the main pressure zone is an interlinked network of pipes that
together provides the necessary system water pressure, fire flow distribution and water flow to fill all
water storage reservoirs in Cochrane. Improvements in this infrastructure category will enhance the
water flow to those developments within the main distribution network and will also provide the
necessary water flow to fill the reservoirs to service the upper zones. As a result, any water distribution
improvements that enhance the main water network provide benefit to all new developments.
Unless there is an existing deficiency in the distribution system that is improved by a water distribution
project, the project will only provide benefit to new development. An improvement could be
considered to benefit existing development when the improvement also replaces existing aged
infrastructure; any benefit of infrastructure renewal could be shared by the existing development.
However, if the existing infrastructure is new, relative to its design life, Cochrane may not consider the
project as providing a benefit to existing users as the infrastructure would not need to be rehabilitated
for many years in the future.
Certainly, there will be more benefit to a development when the improvement also serves as the
distribution of water within the development's on-site distribution network. Many municipalities
determine a certain size of main within a development that would be the developer's sole responsibility
to construct. Any pipe size installed above this base diameter is considered over-sizing. Through its
Subdivision Servicing Agreement, Cochrane considers the construction of on-site 300 mm diameter
mains or less to be the responsibility of the on-site developer and therefore, these projects are not
included in the off-site levies. Any over-size cost associated with increasing the pipe size greater than
300 mm diameter in the Main Pressure Zone would be a benefit to the entire network and thus have
been included in the off-site levy for new development in all development zones.
6.1.3. WATER STORAGE
Due to the layout of Cochrane's water system, most water storage reservoirs serve distinct
development areas or elevated pressure zones. As well, the supply mains that feed these reservoirs only
serve to supply water to the water reservoirs. These mains are at an elevation that will not provide
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SYSTEMS 2025 Off-Site Levy Background Report | 14
adequate pressure to permit direct service connections or tie-ins. As a result, it can be said that these
mains are dedicated to the supply of the storage reservoir. The benefiting area of the water storage
reservoirs and their associated dedicated supply mains can be clearly defined as the service area of the
reservoir. Historically in Cochrane, developers have extended the dedicated supply mains and
constructed the reservoirs to service these defined areas. In these instances, front-ending developers
recover costs for the portion of the infrastructure that benefits other developments through front-
ending agreements and endeavours to assist by Cochrane.
Cochrane has now determined that it will consider including dedicated water supply mains and water
storage reservoir projects in the off-site levy program. If a developer has entered into an agreement
with Cochrane to finance and/or construct this infrastructure, the off-site levy program will assist
developer(s), and in some cases Cochrane, in the recovery of the costs to frontend infrastructure for
other developers.
6.2. SANITARY INFRASTRUCTURE
Sanitary Infrastructure Projects that could be considered for off-site levies projects can be grouped into
two categories:
e Sanitary Disposal Projects
e Sanitary Collection Projects
6.2.1. SANITARY DISPOSAL PROJECTS
Sanitary disposal projects include improvements related to facilities and pipelines that pump effluent
to the City of Calgary for disposal. These facilities and pipelines benefit all new development regardless
of location. Benefit to existing users will only be considered if the upgraded project includes
improvements to the existing system.
6.2.2. SANITARY COLLECTION PROJECTS
Due to the nature of sanitary collection systems, the capacity of the various sections of the system can
be allocated to specific development zones. Where new collection mains are extended to new
development zones, the developers extend the mains, and Cochrane enters an 'Endeavour to Assist'
agreement to assist the developer who constructs these mains to recover from future developers that
benefit from the mains. These extension projects are not included in the off-site levies.
When mains within Cochrane's existing collection system are twinned or replaced to provide additional
capacity, Cochrane undertakes, and typically frontends these upgrades and recovers the costs through
an off-site levy. Only when the replacement of an existing sanitary collection main provides a benefit to
existing users through renewal of aging infrastructure will Cochrane consider an allocation of costs to
existing development.
6.3. TRANSPORTATION PROJECTS
Generally, it is difficult to isolate specific development areas that benefit from transportation
infrastructure. However, lower standard roads are intended to provide access to properties while higher
standard roads are intended to move traffic through development areas. Higher standard roads
provide more regional or community-wide benefit than lower standard roads.
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6.3.1. OFF-SITE TRANSPORTATION
In anumber of municipalities, primary collectors are the road standard that determines if a road Is local
and/or regional in nature. Roadways constructed to a primary collector standard or less provides more
of a local benefit and, as such, are built by the local developer and are not included in the off-site levies.
If a developer is advancing a roadway through their development that will ultimately be an arterial
standard, the developer is required to provide the entire right-of-way, pre-grade the entire right-of-way
and construct the initial half of the arterial. Construction of the initial half of the arterial approximately
equates to the same investment had the developer built the required minimum standard, primary
collector. Any over-sizing beyond a primary collector provides a regional or community-wide benefit as
the roadway's primary purpose is to move traffic through the development, and thus the over-sizing
portion of these projects are included in the off-site levies. Transit, bicycle paths, and trails are not
permitted within the Offsite Levy Bylaw. For those intersections that include complete cross sections
that provide benefit to both existing Town and future growth, this has been contemplated in the
allocation of benefit calculations.
In some cases, primary collectors or arterials may improve the existing traffic network such that it can
be deemed to also provide a benefit to the existing development in addition to providing capacity to
the network for new development. In general, Cochrane considers all major, off-site transportation
connections and arterial over-sizing projects to have a community wide benefit when included in the
off-site levies.
6.3.2. HIGHWAY INTERSECTIONS
The Highway 1A intersections provide a direct connection to Cochrane's commercial business area,
Cochrane at-large and access to the region. Given the regional nature of the connections they provide
benefit community-wide including both existing and future development.
Other highway intersections, provide direct access to specific development areas. These intersection
improvements have historically been funded by adjacent development areas. Through consultation
with Industry, three new highway intersections were included as projects in the 2021 Off-Site Levy
Bylaw, and an additional two new highway intersections through the 2025 Off-Site Levy Bylaw update.
If a developer has entered into an agreement with Cochrane to construct this infrastructure, the off-site
levy program will assist developer(s) in the recovery of the costs to frontend infrastructure from other
developers.
6.4. COMMUNITY AMENITIES
Community Amenities (Police, Fire, Recreation Centre and Library) take into consideration the
anticipated growth, existing level of service, and allocation of benefit. The Police Station Facility serves
existing and future urban (Cochrane) and rural catchments. The RCMP utilize staff complements to
determine the Provincial financial contribution to the overall facility, while population equivalents are
utilized to determine existing and future benefit within Cochrane. The planned Fire Hall Facilities will
provide a consistent level of service for the buildout of Cochrane and provide some benefit to existing
areas in Cochrane. Improvements planned for the Library will ensure Cochrane's desired level of service
supports the buildout of Cochrane and the replacement of an existing arena will provide a new sheet of
ice for future growth.
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SYSTEMS 2025 Off-Site Levy Background Report | 16
The sanitary collection projects required to serve growth within the development window include
projects as determined in the following report with cost estimates and project needs updated from
time to time through further review and study.
e Water/Wastewater Master Plan Update, 2023
SCl - Burnco Trunk Sewer --- Complete
This trunk sewer project was an upgrade to an existing trunk sewer within Cochrane's collection
system. The project was undertaken in 2003 and included the twinning of the existing 450 mm
diameter main. Collections for this project are complete. Any collections for this project received after it
was completed will be allocated to SC-5 as the catchment and benefitting areas for this project are the
same.
SC2 - Riverview Trunk Sewer --- Complete
Project Description
This trunk sewer project was an upgrade to an existing trunk sewer within Cochrane's collection
system. The project was undertaken in 2004 and completed in 2005. Collections for this project are
complete. Any collections for this project received after it was completed will be allocated to SC-5 as the
catchment and benefitting areas for this project are the same.
SC3 - Highway 22 Trunk Sewer - Complete
Project Description
This project was a new 6OO mm diameter trunk main, constructed adjacent to Highway 22 south of
Highway 1A. Collections for this project are complete. Any collections for this project received after it
was completed will be allocated to SC-4 as the catchment and benefitting areas for this project are the
same.
SC4 - Highway 22 to Riverview Syphon
Project Description
This project is a new syphon trunk main that twinned the existing syphon sewer that runs from Hwy 22
to Riverview Drive. The project location is shown on Figure 4. The project commenced in 2023 and was
completed in 2024.
Project Cost
The project is complete. The actual final project cost was $7,318,252.70. Debt has been utilized to fund a
portion of this project. Principal and interest obligations are captured in Appendix E.
SYSTEMS 2025 Off-Site Levy Background Report | 17
Project Beneficiaries
There is no benefit of this project to existing users as the project is a twinning of an existing main and,
therefore, the existing main will remain in service to provide capacity for the existing users. The existing
asset is not renewed and therefore the project does not provide any asset renewal benefit. Although
there will be two mains providing service, it was also determined that this does not provide any
increased reliability of service, as both mains are required to provide the capacity for the design flow.
One main alone could not provide enough capacity to accommodate all the flow.
The beneficiaries of this sanitary sewer collection project can be defined on an area-specific basis. The
development zones that benefit from this project include zones are 1, 2, 3, 4,5,6 and 8 The development
zones are shown on Figure 2. In addition, this project will benefit approximately 230ha of land beyond
the Cochrane boundary. Growth of these lands are included in the levy calculation to ensure fair
distribution.
Rocky View County -- Cochrane Lake development has contributed $203,189 towards this project. RVC's
capital contribution, project expenditures, advanced debt, principal and interest payments and levy
collections to the end of December 31, 2024, are reflected in the fund balance.
Levy Calculation
The levy fund balance for this project as of December 31, 2024, is $(72,143). In addition, collections from
the now complete SC-3 project have been allocated to this project for a total starting balance of
$572,590.44. Cochrane is paying an annual debenture (principal and interest) of $548,559. The levy for
this project is calculated on a build-out (capacity) basis. The remaining benefitting area for recovery of
this area-specific project is 326.8 ha. The resulting levy calculation from the model is $32,476 per
hectare.
SC5 -- Burnco Trunk
Project Description
This trunk sewer project is an upgrade to an existing trunk sewer within Cochrane's collection system.
The project is to include replacement of an existing 450 mm diameter main with a 900 mm diameter
main to allow for full buildout of Cochrane for contributing catchments. For the location of the project,
see Figure 4.
Project Cost
Future project costs for the Burnco Trunk replacement have been obtained from the above reports and
updated to 2024 dollars.
Project Beneficiaries
Given this is a replacement of an existing trunk there is benefit to both Cochrane and growth.
Allocation is based on trunk main capacity. The capacity of the line is expected to double, and as such,
benefit is allocated 50% to Cochrane and 50% to growth. The beneficiaries of this sanitary sewer
collection project can be defined on an area-specific basis. The development zones that benefit from
this project are Zones 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 14, 15 and 17. The development zones are shown on Figure 2.
SYSTEMS 2025 Off-Site Levy Background Report | 18
Levy Calculation
Given this is a new project, the fund balance as of December 31, 2024 is $0, however, collections from
the complete SCl and SC2 projects (same benefiting area) will be allocated to this fund balance for a
total starting balance of $222,824. The remaining benefitting area for recovery of this area-specific
project is 279.1 ha. Based on anticipated growth, recovery from the remaining hectares is to be achieved
by the end of 2044. The resulting levy calculation from the model is $17,669 per hectare.
The sanitary disposal projects required to serve growth within the development window include projects
as determined in the following reports with cost estimates and project needs updated from time to time
through further review and study.
e Water/Wastewater Master Plan Update, 2024
e Wastewater Pipeline Optimization Study (2024)
e Sanitary Sewer Strategy -- Updated - May 2017
e Sanitary Sewer Strategy, June 2015
Project Description
Sanitary disposal projects include a complete pump station and pipeline twinning project that pumps
effluent to the City of Calgary for disposal. The project has a phased implementation strategy based on
a build-out (capacity) based timeframe. Figure 5 shows the location of the projects.
Project Cost
Future project costs for pump station upgrades and pipeline twinning have been obtained from the
above reports and updated to 2024 dollars. The Alberta Municipal Water and Wastewater Partnership
Program (AMWWP) provides project specific grants for wastewater disposal projects. Cochrane applied
for the AMWWP grant and was notified in 2025 that they were unsuccessful. As such, no grants have
been assumed for this project. Summary of the project costs including estimated grants and
anticipated timing of grants is provided in Table 5.
Table 5: Sanitary Disposal Project Costs
Estimated Project Anticipated Year . .
. . Allocation of Benefit
Project Cost ($2024) for Construction
. . to New Development
Remaining / Future Completion
SD2 - Wet Well Phase 0 Complete 100%
Southbow Landing Preinstall
. $2,450,000 2026 100%
(Portion of Phase 3)
Pipeline Phase 1 $46,020,000 2030 100%
Pipeline Phase 2 $16,750,000 2033 100%
Pipeline Phase 3 $31,210,000 2043 100%
Pipeline Phase 4&5 $20 700,000 2054 100%
Combined Total $117,130,000
SYSTEMS 2025 Off-Site Levy Background Report | 19
Project Beneficiaries
All projects required in the Sanitary Sewer Strategy are required to only serve new growth. There is no
benefit of this project to existing users as the project is twinning of an existing main and pump station
and, therefore, the existing system will remain in service to provide capacity for the existing users. The
existing asset is not renewed and therefore the infrastructure does not provide any asset renewal
benefit. Although there will be two mains and pump stations providing service, it is also determined
that this does not provide any increased reliability of service, as both systems are required to provide
the capacity for the design flow. One main and pump station system could not provide enough
capacity to accommodate all the flow.
The allocation of benefit for Rocky View County (Cochrane Lake area) is as determined in the report,
titled "Proposed Sanitary Sewer User Rate MD of Rocky View, March 2005". From a capacity
contribution perspective, Rocky View County -- Cochrane Lake development contributed $788,144
towards this project. This capital contribution and accumulated interest is reflected in the fund balance.
Levy Calculation
The levy fund balance as of December 31, 2024, is $16,241,901. The levy for these sanitary disposal
projects is calculated on a build-out (capacity) basis. Build-out capacity of these improvements is based
on a population equivalency of 117,000 persons (+/- 1743 ha of development). The resulting levy
calculation from the model is $77,731 per hectare.
The water supply and treatment projects are required to serve growth within the development window
as determined in the following reports with cost estimates and project needs updated from time to
time through further review and study.
e Water/Wastewater Master Plan Update, 2023
e Water Treatment and Capacity Upgrades Study (Ongoing).
Project Description
The water supply and treatment projects included in the levies are all the upgraded projects required to
supply and treat water to support growth to the Cochrane boundary. Figure 6 shows the location of the
projects. The water supply and treatment upgrades include the following projects.
Project Costs
The project costs for water treatment plant upgrades are from the above reports and are in 2024
dollars. The Alberta Municipal Water and Wastewater Partnership Program provides project specific
grants for all water treatment upgrade projects. Grant calculations are provided in Appendix B.
Summary of the project costs including estimated grants is provided in Table 6.
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Table 6: Water Supply and Treatment Projects Costs
Estimated
Project Cost Anticipated Year Estimated Anticipated Allocation of
Project ($2024) for Construction Grant Year Grant Benefit to New
Remaining / Completion ($2024) Received Development
Future
WTP
Upgrades -- $27,160,000 2028 $1,667,264 2026 77%
Phase 1]
WTP
Upgrades -- $4,757,000 2032 $82,780 2028 91%
Phase 2
$31,917,000
Project Beneficiaries
A detailed description of the Water Treatment Plant Upgrade projects and associated allocation of
benefit can be found in Appendix C. The benefitting population of these upgrades based on the
capacity served following completion of the upgrades is 66,500, this equates to +/- 619 ha of
development.
These water treatment and supply projects benefit all develooment and, therefore, will be collected on
a community-wide basis.
Levy Calculation
The levy fund balance as of December 3], 2024, is ($644,086). The levy for water supply and treatment
projects is calculated based on when the benefitting population (66,500) is reached (+/- 619 ha of
development). The resulting levy calculation from the model is $47,752 per hectare.
The water distribution projects required within the next 20yr development window include projects as
determined in the following report with cost estimates and project needs updated from time to time
through further review and study.
e Water/Wastewater Master Plan Update, 2024
Project Description
The water distribution projects included in the levies are all upgrade projects required for water
distribution within the 20-year revolving timeframe. The projects are shown on Figure 6. The water
distribution upgrades include three projects.
e WDI- Heartland Oversize Projects (3): Watermain projects oversized by the Heartland
developer. Cochrane has an agreement to reimburse the Heartland developer for advancing
SYSTEMS 2025 Off-Site Levy Background Report | 21
the oversized portion of these mains. The over-sizing project costs were based on the City of
Calgary, Standard Development Agreement Rates at the time. Costs represented below reflect
the outstanding balance owed to the Heartland developer.
e WD2- Griffin Industrial Loop Across CPR: Future watermain loop across the CPR tracks near the
Griffin Industrial development to improve overall distribution system flows.
e WD3-600 mm Diameter Feedermain: New feedermain to be constructed from the water
treatment plant to Highway 22. Project is required to maintain output pressures at the existing
WTP to service future growth.
Project Cost
Table 7 provides the list of water distribution projects.
Table 7: Water Distribution Projects
Estimated Project Estimated Year for Allocation of Benefit
Project Cost ($2024) Construction to New
Remaining / Future Completion Development
WD1- Heartland Oversize
. $113,103 100%
Projects (3)
WD2 - Griffin Industrial Loo
P $1,600,000 2030 90%
Across CPR
WD3 - 600 mm Diameter
. $6,108,000 2030 100%
Feedermain
Combined Total $7,721,102
Project Beneficiaries
These projects are upgrades to the water distribution network that distributes water to all reservoirs,
supplying the entire water system. Project WD2 has been deemed to also provide increased fire
protection to existing developments in the vicinity of the project and therefore 10% of the project is
deemed to provide benefit to existing development. Projects WD1 and WD3 are 100% allocated to
growth as there is no increased reliability of service provided by the new mains as Cochrane's system is
currently looped sufficiently for a high degree of reliability of service.
These projects are upgrades to feedermains in the main pressure zone, all development zones benefit
from these projects, and as such, the levy is calculated on a community-wide basis.
Levy Calculation
The levy fund balance as of December 31, 2024, is $2,575,724. The levy for water distribution projects is
calculated on a 20-year revolving model, which through this update aligns with the buildout of
Cochrane. The resulting levy calculated from the model is $9,998 per hectare.
WS] - Main Pressure Zone Reservoir Expansion
The need for the Main Pressure Zone Reservoir Expansion to support future growth was identified in the
following report with cost estimates and project needs updated from time to time through further review
and study.
SYSTEMS 2025 Off-Site Levy Background Report | 22
e Water/Wastewater Master Plan Update, 2023
Typically, developers have constructed the supply mains and the storage reservoirs for various
developments areas. However, the Cochrane Water and Wastewater (W3) Master Plan (2012) and
subsequent master planning exercises, identified the need to expand Cochrane's main reservoir storage
capacity to support development within this water pressure zone as this reservoir serves several
development areas, this project will continue to remain an off-site levy project.
Project Description
This project includes an expansion of the existing 2-million-gallon reservoir. The expansion is planned to
be constructed adjacent to the existing reservoir. The project location and pressure zone catchment are
shown in Figure 3.
Project Cost
The cost for this project is provided in Table 8
Table 8: Main Pressure Zone Reservoir Expansion Project
Estimated Project Estimated Year for
. Cost ($2024) . Allocation of Benefit
Project . Construction
Remaining / . to New Development
Completion
Future
WS] - Main Pressure Zone
. . $10,005,000 2028 63%
Reservoir Expansion
Project Beneficiaries
This project benefits all new development that develops in the main pressure zone catchment area
(area-specific). The development zones that benefit from this project are zones 3, 4, 5, 6, 8, 9, and 12. The
main pressure zone catchment is shown on Figure 3.
The additional reservoir capacity provides benefit to both growth and existing development. Benefit
has been allocated based on storage capacity assigned by land area. As such, 63% storage has been
allocated to growth and 37% to existing development. There is no asset renewal that results from the
addition of this project.
Levy Calculation
The levy fund balance as of December 3], 2024, is $1,768,805. The levy for water storage projects is
calculated on a capacity basis. The remaining benefitting area for recovery of this area-specific project is
167 ha. Based on anticipated growth, recovery from the remaining hectares is anticipated to be
achieved by 2044. The resulting levy calculation from the model is $33,218 per hectare.
WS2 - River Heights Reservoir and Pump Station Expansion
The need for the River Heights Reservoir and Pump Station Expansion to support future growth was
identified in the following report with cost estimates and project needs updated from time to time
through further review and study.
e Cochrane - Reservoir and Pump Station Expansion Preliminary Design Report, May 2021
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Historically, developers have constructed the dedicated supply mains and storage reservoirs for various
development areas. River Heights Reservoir and Pump Station Expansion is intended to be partially
financed by Industry and recovered through the off-site levy program. Through consultation with
Industry, the 2021 Off-Site Levy Bylaw included the River Heights Reservoir and Pump Station Expansion
and divided into three phases to support developer financing (note, in the 2021 Bylaw the upgrades were
displayed in two phases).
If a developer has entered into an agreement with Cochrane to construct this infrastructure, the off-site
levy program will assist developer(s) in the recovery of the costs to frontend infrastructure for other
developer(s). Cochrane has been collecting contributions towards an overall water storage solution in
this catchment since 2017. These collections are reflected in the fund balance less the work expended to-
date to advance the project.
Project Description
This project includes the expansion of the existing River Heights reservoir and pump station. The
project is split into three phases. Phase 1A was completed in 2024 and is accounted for in the fund
balance. Phase 1B includes the addition of storage capacity (two cells) and commenced in 2025. Phase 2
includes improvements to pumps and is to commence in 2042. The location of the project is shown in
Figure 3. Project Cost
The cost for this project is provided in Table 9.
Table 9: River Heights Reservoir and Pump Station Expansion Projects
Estimated Project .
Estimated Year for . .
. Cost ($2024) . Allocation of Benefit
Project . Construction
Remaining / . to New Development
Completion
Future
WS2 - River Heights Reservoir $13,932,334.00
and Pump Station Expansion -- , 2025 100%
Phase 1A & Phase 1B
WS2 - River Heights Reservoir
and Pump Station Expansion -- $580,000.00 2030 100%
Phase 2
Total Project Cost $14,512,334.00
Project Beneficiaries
This project benefits all new development that develops in the River Heights catchment area (area-
specific). The development zones that benefit from this project are zones 7, 13, 14, 15, 16, and 17. River
Heights catchment is shown on Figure 3. There is no benefit to existing development as the current
facility provides the storage capacity necessary for existing development.
Levy Calculation
The levy fund balance as of December 31, 2024, is $873,983.30. The levy for River Heights Reservoir and
Pump Station Expansion is calculated on a capacity basis. The remaining benefitting area for recovery
of this area-specific project is 367 hectares. Based on anticipated growth, recovery from the remaining
SYSTEMS 2025 Off-Site Levy Background Report | 24
hectares is anticipated to be achieved by 2045. The resulting levy calculation from the model is $43,076
per hectare.
WS3 - River Heights Reservoir Second Supply Line
The need for the River Heights Second Supply Line to support future growth was identified in the
following report with cost estimates and project needs to be updated from time to time through further
review and study.
e Water/Wastewater Master Plan Update, 2024
Project Description
The River Heights Second Supply line isa 400mm diameter watermain connected from Bow Meadows
to the River Heights Reservoir. The current configuration of the water distribution system does not have
enough hydraulic grade to allow the River Heights reservoir to adequately fill once its buildout volume
is reached and as the community in South Cochrane grows. The need for a second supply line was
confirmed and costed through Cochrane's Water/Wastewater Master Plan update. This project is
carried under Water Storage Projects as it is only required to support growth in South Cochrane as
development occurs (area specific), and it is required to support the River Heights reservoir expansion
project.
Project Cost
The cost for the project is provided in Table 10.
Table 10; River Heights Second Supply Line Costs
Estimated Project .
Estimated Year for . .
. Cost ($2024) . Allocation of Benefit
Project . Construction
Remaining / . to New Development
Completion
Future
WS3-PH1 -- River Heights
Reservoir Second Supply Line $5,500,000 2026 100%
Phase 1]
WS3-PH2 -- River Heights
Reservoir Second Supply Line $6,260,000 2044 100%
Phase 2
Total Project Cost $11,760,000
Project Beneficiaries
This project benefits all new development that develops in the River Heights catchment area (area-
specific). The development zones that benefit from this project are zones 7, 13, 14, 15, 16, and 17. River
SYSTEMS 2025 Off-Site Levy Background Report | 25
Heights catchment is shown on Figure 3. There is no benefit to existing development as this pipeline is
a direct feed to River Heights Reservoir.
Levy Calculation
The levy fund balance as of December 31, 2024, is $0. The levy for River Heights Reservoir Second Supply
Line is calculated on a capacity basis. The remaining benefitting area for recovery of this area-specific
project is 367 hectares. Based on anticipated growth, recovery from the remaining hectares is
anticipated to be achieved by 2045. The resulting levy calculation from the model is $36,587 per
hectare.
The transportation projects required within the development window include projects as determined in
the following reports with cost estimates and project needs updated from time to time through further
review and study.
e James Walker Trail North Section: James Walker Trail, Bridge & Griffin Road Functional Design
Report, October 2017
e Connecting Cochrane, March 2017
The Transportation Master Plan contemplates the full buildout of the Town from a
transportation perspective, provides the basis for the required projects to support future
growth, and establishes the current level of service of existing infrastructure if improvements
are required. Allocation of benefit is based on an infrastructure-by-infrastructure basis as some
infrastructure is new to the Town, while other improvements are expansions of existing
corridors/intersections to support growth.
The projects are shown on Figure 7.
Project Description
e 7T2- Centre Avenue -Railway Street to 1% Street
Project consists of Arterial widening of Centre Avenue from Railway Street to First Street.
Widening from First Street to HWY 1A has been completed and is accounted for in the fund
balance.
e 713 -Griffin Road - Griffin Industrial Point to Arena Intersection
Phase 1 of this project is complete, and costs for this project are captured in the transportation
projects fund balance. Phase 1 included design and construction of the first two lanes from
Griffin Industrial Point to Arena intersection, and the design of the second two lanes. Phase 2,
which is not yet complete, includes land acquisition and backsloping costs to facilitate
construction of the second two lanes of Griffin Road (Griffin Industrial Point to Arena
Intersection). Land acquisition and back sloping costs are shown in Table 11 below,
Construction of the two additional lanes between Griffin Industrial Point and arena
intersection is the responsibility of the adjacent development and are not included in the
levy calculation.
e T5---James Walker Trail (JWT) --- Rivera Way Connection to Southbow Intersection
Project consists of two phases. Phase 1 scope included earthworks between Rivera Way and the
intersection at Southbow landing and Summit of Riversong property boundary. Phase 1 has
SYSTEMS 2025 Off-Site Levy Background Report | 26
been completed, and project costs are accounted for in the fund balance. Phase 2 consists of
the first two lanes from Riviera Way connection to intersection at Southbow Landing and
Summit of Riversong property boundary. The second two lanes for this stretch of JWT are
the responsibility of adjacent landowner(s) and are not included in the levy update.
e 1T7-Griffin Road (Arena Intersection to Bridge and Jack Tennant Memorial Bridge
Cochrane previously completed the first two lanes between the arena intersection and the Jack
Tennant Memorial Bridge and the first two lanes of the Jack Tennant Memorial Bridge. These
project costs are captured in the Transportation fund balance. Thenext phase of this project
includes the addition of two lanes between arena intersection and the bridge, and expansion of
the Jack Tennant Memorial Bridge to four lanes.
e T8-Griffin Road - Centre Ave to Griffin Industrial Point
This project includes arterial widening to four lanes of Griffin Road from Centre Ave to Griffin
Industrial Point. Costs of shifting powerlines from overhead to underground are not included in
the levy project costs, as these are assumed to be a required of adjacent landowners as
redevelopment occurs.
e T9-James Walker Trail (JWT) -Southbow South Section Phase 2
This project includes the second two lanes of James Walker Trail through Southbow south
section. Construction of the first two lanes and grading for the second two lanes along this
stretch of JWT is the responsibility of the adjacent landowner(s), and these costs are not
included in the levy update.
Project Costs
Table 11 provides the list of Off-Site Transportation Projects.
Table 11: Off-Site Transportation Projects
Estimated Project Anticipated Year Allocation of
Project Cost ($2024) for Construction Benefit to New
Remaining / Future Completion Development
T2 - Centre Avenue -- Hwy 1A to
. $3,910,000 2028 80%
Railway Street
T3 -- Griffin Road -- Griffin
Industrial Point to Arena $2,020,053 2025 100%
Intersection
T5 ---James Walker Trail (JWT)
$12,514,850 2025 77%
Stage 3
T7 -- Griffin Road - Arena
Intersection to Bridge and Jack
. . $25,700,00 2035-2040 100%
Tennant Memorial Bridge
Expansion
T8 -- Griffin Road -- Centre Ave to
_ . . $10,590,000 2035-2040 66%
Griffin Industrial Point
SYSTEMS 2025 Off-Site Levy Background Report | 27
T9 - James Walker Trail --
. $8,820,000 2035-2040 100%
Southbow South Section Phase 2
Total $63,554,903
Project Beneficiaries
T2- Centre Ave widening from HWY 1A to First Street has been completed by Cochrane and project
costs are accounted for in the fund balance. Centre Ave widening from First Street to Railway Street (T2)
is the next phase in the widening. Allocation of benefit for Centre Ave widening has been determined
for the entire project (i.e, portions that are now complete and future portions to be completed). The
Centre Ave improvements required overhead power lines be put underground to permit the widening.
As such, Cochrane will contribute to this portion of the project which equates to approximately 20%.
T5- James Walker Stage 3 benefits largely new development. From an access perspective to support
existing development a collector standard corridor would be required. However, with future growth an
arterial standard is required. As such, the upper limit capacity of a collector relative to an arterial has
been utilized to determine allocation of benefit. As per Connecting Cochrane (Cochrane's
Transportation Master Plan), a collector has the capacity of 8,000 vehicles per day and an arterial has
the capacity of 35,000 vehicles per day. This results in an allocation of benefit of 23% to Cochrane and
77% to growth.
A similar approach has been utilized for T8-Griffin Road -- Centre Ave to Griffin Industrial Point. This
portion of the corridor is currently a two-lane industrial standard. Once improved to support future
growth it will be an arterial standard. The upper limit capacity of an industrial corridor, as per
Cochrane's Transportation Master Plan, is 12,000 vehicles per day. An arterial corridor has the capacity of
35,000 vehicles per day, as per Cochrane's Transportation Master Plan. This results in an allocation of
benefit of 34% to Cochrane and 66% to growth.
All the remaining improvements (T3, T7, T9) represent the addition of two more lanes. The initial phases
of these projects were split with Cochrane to reflect an improved level of service. Future improvements
are allocated 100% to growth as they are purely capacity improvements.
Improving Cochrane's overall transportation network is a benefit to all development and therefore this
levy is charged to all development zones. In addition, expansion of this infrastructure is more local in
nature (opens new development areas or connects the Town internally) and as such regional usage is
not contemplated within the allocation of benefit.
Levy Calculation
The levy fund balance as of December 31, 2024, is $25,940,941.42. The levy for Off-Site Transportation
projects is calculated based on a 20-year recovery model, which aligns with the buildout of the
Cochrane boundary. Cochrane is paying a total of $1,464,563.66 per year in debentures on completed
projects until 2027, $729,273.46 until 2040, $440,668.50 until 2041, and $152,063.54 until 2043. The
resulting levy calculation from the model is $57,775 per hectare.
SYSTEMS 2025 Off-Site Levy Background Report | 28
7.4.1. INT 1 - HWY 1A - CENTRE AVE TO 5" AVE
Project Description
Improvements include upgrades to intersections along Highway 1A between Centre Avenue and Sth
Avenue to align with the twinning of Highway 1A.
Project Cost
The project is complete. The actual final project cost was $26,278,501, of which 54% ($14,190,391) is
allocated to growth.
Project Beneficiaries
Collection for the Highway 1A improvement commenced through the 2018 Off-Site Levy Bylaw Update.
Allocation of benefit was set through that update. Allocation of benefit to existing residents for these
Highway 1A intersection improvements is based on the ratio of the 2016 population (25,800) to the
estimated population when additional improvements (6-laned highway) have been identified
(population of 65,000). Therefore, contribution to the project for the existing population in Cochrane and
regional users is 46% of the project cost, while 54% is allocated to future growth. Improving Cochrane's
overall transportation network is a benefit to all development and therefore this levy is charged to all
development zones.
Levy Calculation
The levy fund balance as of December 31, 2024, is ($9,272,464.) The levy for Highway 1A Intersections was
established on a 20-yr development window (+/- 460 Hectares) as set through the 2021 Off-Site Levy
Bylaw Update. This horizon aligns with master planning horizons, typical community build-out
timeframes and is consistent with the calculation time horizon from other highway projects included in
the Off-Site Levy Bylaw. Since 2021, 257 hectares of development have contributed to the Highway 1A
intersection, therefore there are 203 hectares remaining to contribute. In addition to the negative fund
balance to be recovered, Cochrane utilized a debenture for this project -- payments allocated to growth
for each year are detailed out in Appendix E.
The resulting levy calculation from the model is $39,672 per hectare.
Historically, developers have constructed highway intersections benefitting adjacent develooment
areas. Other Highway Intersections are intended to be financed by Industry through the off-site levy
program. Through consultation with Industry, the 2021 Off-Site Levy Bylaw included the first three of
these intersections (INT 2, INT 3, and INT 4). The 2025 Off-Site Levy Bylaw includes the addition of two
more highway intersections (INT 5 and INT 6). If adeveloper has entered into an agreement with
Cochrane to finance and/or construct these intersections, the off-site levy program will assist
developer(s) in the recovery of costs to frontend infrastructure for other developer(s). These highways
reflect local roads connecting to a highway within the Cochrane boundary. The intersections have
certainty around timing, project scope and costs and are required within the development window
(20yrs). The total recovery hectares may vary per highway intersection based on projected growth over
the 20yr development window within the Off-Sitey Levy at the time of inclusion. The locations of these
SYSTEMS 2025 Off-Site Levy Background Report | 29
intersections can be found in Figure 8. The following studies supported understanding around
the highway intersections: Supporting studies include:
e Connecting Cochrane, March 2017
e Class D cost estimates provided by Developers, included in Appendix C.
e HWY 22 Functional Study Update, 2022
Project Description
e INT 2-Sunset North - HWY 22 and View Ridge Place
Project scope includes widening Highway 22 through intersection (building new road structure
and constructing new ditch), installation of traffic signals, and streetlights at intersection.
e INT3-Sunset South --- HWY 22 and Sunset Blvd
Project is to be completed by Alberta Transportation on behalf of the developer in 2025. The
final project cost is $3,484,467. Project scope included widening Highway 22 through the
intersection, installation of streetlights, and adjusting the westbound left to dual left turn lanes.
Widening includes relocation of existing traffic signals, new road structure and reinstallation of
guardrails along the west side.
e INT4---HWY 22 and James Walker Trail
Project scope includes widening Highway 22 through the intersection, and the addition of dual
left turns lanes from Highway 22 to James Walker Trail. Widening includes a new road
structure, relocation of existing traffic signals and streetlighting, and installation of high-tension
cable barrier. Widening will also require environmental and shallow utility work.
e INTS---HWY 22 and Rolling Range Drive
Project scope and estimate is established based on the Highway 22 Functional Planning Study
and latest TIA. The Intersection of Highway 22 and Rolling Range Drive will need to be
signalized with an added left turn lane for all approaches, plus one additional northbound
through lane. The estimate includes removal and replacement of existing asphalt, relocation of
two power lines across Highway 22, and new streetlighting.
e INT6---HWY 1A and Heritage Drive
Project scope includes a two-lane roundabout intersection at Highway 1A and the future
Heritage Drive (Appaloosa Way), assuming a two-lane Highway 1A. The cost estimate includes
the cost to grade and construct the two-lane roundabout, relocate shallow utilities, and add
solar powered pedestrian crossings.
Project Cost.
Table 12 provides the list of Highway Intersections to be financed by Industry and recovered through
the Off-Site Levy Bylaw. The projects are shown on Figure 7.
Table 12: Developer Front-ended Highway Intersections
. . Anticipated
Estimated Project . .
. Year for Allocation of Benefit to
Project Cost ($2025) .
. Construction New Development
Remaining / Future .
Completion
SYSTEMS 2025 Off-Site Levy Background Report | 30
INT 2--Sunset North - HWY 22
. . $6,210,000 2028 100%
and View Ridge Place
INT 3---Sunset South --- HWY 22
$3,484,467 2025 100%
and Sunset Blvd
INT 4--- HWY 22 and James
. $4,900,000 203) 100%
Walker Trail
INT 5-- HWY 22 and Rollin
. g $7,290,000 203) 100%
Range Drive
INT 6--- HWY 1A and Heritage
. $3,670,000 2028 100%
Drive
Project Beneficiaries
These highway intersections provide direct access to specific development areas as well as providing a
community-wide benefit through access to the Highways. These intersection improvements have
historically been funded and financed by benefitting adjacent development areas. Through
consultation with Industry, the 2021 Off-Site Levy Bylaw included highway intersections. The number of
highway intersections has expanded through the 2025 Off-Site Levy Bylaw update. If a developer has
entered into an agreement with Cochrane to construct this infrastructure, the off-site levy program will
assist developer(s) in the recovery of the costs to frontend infrastructure for other developers. The
intersections provide access and conditional capacity to the road network and therefore 100% of the
benefit is provided to new development. Improving access to highways for new development is a
benefit to all development and therefore this levy is charged on a community-wide basis to all
development zones.
Levy Calculation
Levies for some of these other highway intersections (INT 2, INT 3, INT 4) have been collected for in the
past, and as such, fund balances for these projects as of the end of December 24, 2024 are shown in the
below Table 14. For the new other highway intersections (INT 5, and INT 6), the starting fund balance is
$0.
The levy for Other Highway Intersections (INT 2, INT 3, INT 4) are calculated on a 20-year development
window (+/- 460 hectares) as set through the 2021 Off-site Levy Bylaw. This horizon aligns with master
planning horizons and typical community build-out. Since the levy was established for these
intersections, 250 hectares of growth has occurred. Therefore, there are 210 hectares remaining to pay
into this levy.
For INT-5 and INT-6, the 20-year development window established as part of the 2025 Bylaw update is
564 hectares which reflects the remaining developable area within the Town Boundary. This horizon
aligns with master planning and typical community build-out.
Table 13: Other Highway Intersection Levy Rates
Development Window
. Fund Balance (December 31, .
Project (Remaining Hectares to
2024) .
Contribute)
INT 2-- Sunset North - HWY 22 and 210
; $1,141,797
View Ridge Place
INT 3---Sunset South -- HWY 22 and
$1,779,406 210
Sunset Blvd
SYSTEMS 2025 Off-Site Levy Background Report | 31
INT 4-- HWY 22 and James Walker 210
. $2,180,442
Trail
INT 5--- HWY 22 and Rolling Range 0 564
Drive
INT 6-- HWY 1A and Heritage Drive 0 564
Given the uniqueness of each intersection (scope, cost, timing, etc.) and the possibility that developers
may want to enter into agreements with Cochrane to front-end this infrastructure, each highway
intersection levy is calculated and tracked separately.
The resulting levy rate from the model are:
Table 14: Other Highway Intersection Levy Rates
Project Levy Rate per Hectare
INT 2-- Sunset North - HWY 22 and View Ridge Place $24,991
INT 3--- Sunset South -- HWY 22 and Sunset Blvd $5,450
INT 4-- HWY 22 and James Walker Trail $8,554
INT 5--- HWY 22 and Rolling Range Drive $17,233
INT 6-- HWY 1A and Heritage Drive $9,829
Project Description
The project consists of land acquisition and construction costs for new police station facilities, being a
Protective Services Building. The new detachment will replace the current detachment within
Downtown Cochrane.
e Municipal Police Service Agreement (MPSA)
The project location is shown in Figure 9.
Project Cost
The project is complete. The actual final project cost was $25,880,695.
Project Beneficiaries
The new detachment serves urban (Cochrane) and rural catchments within the Cochrane area. The
RCMP utilize staff complements to determine the Provincial financial contribution to the overall facility,
while population equivalents are utilized to determine benefit to existing residents and new
development within Cochrane.
Based on estimates when this project was included (2021 Off-Site Levy Bylaw Update), 45% of the costs
attributed to Cochrane were allocated to growth. Since completion of the project, the area of benefit
has expanded to the Cochrane boundary. Remaining benefiting hectares have been adjusted to the
remaining lands to contribute within the Town boundary (564 hectares).
SYSTEMS 2025 Off-Site Levy Background Report | 32
Levy Calculation
The levy fund balance as of December 3], 2024, is $1,017,377. Cochrane is paying annual principal and
interest payments, of which $391,762 is allocated to growth. The levy for Police Station Facilities is
calculated based on a build-out (capacity) model. The resulting levy calculation from the model is
$8,267 per hectare.
Project Description
In 2023, Cochrane completed a Fire Services Master Plan. The Fire Services Master Plan identifies the
need for additional fire halls in north and south Cochrane to meet the emergency response needs as
the community grows. The addition of two new fire halls will support Cochrane to full community
buildout.
e Fire Services Master Plan (2023)
The project location is shown in Figure 9
Project Cost
The new stations are assumed to be two bay modular stations with costs provided by a local
manufacturer. Both stations will require the land to be acquired to accommodate the new stations. The
following project cost assumptions have been utilized:
Table 15: Fire Hall Project Cost
Land Cost Per Acre $1,500,000
Land Need 1.5 acres per station
Total Land Cost $4,500,000
Station Costs (per station) $3,892,500
Total Station Costs $7,785,000
Total Costs $12,285,000
Project Beneficiaries
As Cochrane continues to grow Cochrane's existing Fire Services are unable to provide adequate
response to the community. As the population grows, call volumes also rise, which puts significant
pressure ona single station. The additional fire halls allow the Fire Services to scale with the
community. In addition to a growing population, Cochrane continues to expand geographically. This
physical spread has extended the distance between the existing fire hall and new developments. There
are currently existing developed areas within Cochrane that are not within the 10-minute response
time. As of June 2025, approximately 4% of legally subdivided lands relative to future growth areas are
not within the 10-minute response time. As such, given the current station is at capacity from a call
volume perspective and that all currently developed lands within Cochrane are serviced within a 10-
minute response time, the addition of two new fire halls will provide largely benefit to future growth.
However, there is recognition that areas currently not within the 10-minute response time will receive
an increased level of service, and that call volume constraints will be allocated across multiple stations
as needed. As such, benefit has been allocated 10% to existing Cochrane and 90% to future growth. The
remaining contributing area to the growth portion is 564 hectares.
SYSTEMS 2025 Off-Site Levy Background Report | 33
Levy Calculation
The levy fund balance as of December 31, 2024, is $0. The resulting levy calculation from the model is
$22,353 per hectare.
Project Description
Cochrane's current library facility is exceeding capacity. A new library project to support growth consists
of replacing and expanding the existing library in downtown. The project size is based on a level of
service of 0.3sq/ft per person. The buildout of Cochrane is anticipated to accommodate around 76,000
people; as such, a library of 22,800sq/ft is required to meet the desired level of service.
e Facility Needs Assessment (Ongoing)
The project location is shown in Figure 9
Project Cost
The project cost is based on $853sq/ft, resulting in a projected project cost of $19,448,400 ($2025).
Project Beneficiaries
The new library will serve both the existing Cochrane residents and future growth. Allocation of benefit
is based on population. The current population is assumed to be approximately 38,861 (2025) with the
ultimate buildout of Cochrane being 76,000. As such, 51% of project costs are allocated to Cochrane and
49% to growth.
Levy Calculation
The levy fund balance as of December 3], 2024, is $0. The resulting levy calculation from the model is
$20,339 per hectare. Recognizing that the Facility Needs Assessment is still underway, and through
consultation with Industry, Cochrane is implementing an interim rate reflecting 20% of the total levy
calculated. Cochrane will continue to consult with Industry as the Facility Needs Assessment is being
finalized and update the levy rate accordingly in the future. As such, the levy rate applied through the
2025 Off-Site Levy Bylaw update is $4,068 per hectare.
Project Description
The project consists of replacing and expanding the existing Cochrane Arena. The Cochrane Arena
currently provides one sheet of ice and needs to be replaced. The intent is to replace the Cochrane
Arena with a twin arena. Cochrane currently has four sheets of ice for public recreational use, including
the Cochrane Arena. The current ice sheets are fully utilized. Replacement and expansion of the
Cochrane Arena will increase the number of ice sheets to five within Cochrane.
e Parks, Culture, and Active Living Master Plan (Ongoing)
The project location is shown in Figure 9
SYSTEMS 2025 Off-Site Levy Background Report | 34
Project Cost
The total project cost is estimated at $50,000,000 and is based on recent twin arenas built in Alberta.
Project Beneficiaries
The new twin arena will replace the existing arena, and as such benefit is allocated to both existing
Cochrane residents and future growth. Cochrane's current ice sheets, including the existing sheet at
Cochrane Arena, are fully utilized. As a result, benefit is allocated 50% to existing Cochrane, reflective of
replacing the level of service already provided and 50% to growth, reflective of the addition of an
additional sheet of ice to support growth.
Levy Calculation
The levy fund balance as of December 31, 2024, is $0. The resulting levy calculation from the model is
$50,563 per hectare. Recognizing that the Parks, Culture, and Active Living Master Plan is still underway,
and through consultation with Industry, Cochrane is implementing an interim rate reflecting 20% of
the total levy calculated. Cochrane will continue to consult with Industry as the Parks, Culture, and
Active Living Master Plan is being finalized and update the levy rate accordingly in the future. As such,
the levy rate applied through the 2025 Off-Site Levy Bylaw update is $10,113 per hectare.
SYSTEMS 2025 Off-Site Levy Background Report | 35
This section provides levy calculation based on assumptions provided in this report. Table 16 provides the levies by development zone that will be effective as of the passing of the 2025 Bylaw. Every year (effective January 1) the levies shall increase by an inflation factor of 2% or as amended from time to time. The three-year
horizons shown in Table 16 are for quick reference. The levies shall continue to inflate at the noted rate until such time as the Bylaw is updated and new rates are established. Note, development zones are for reference only, levies applicable to each development area will be determined through subdivision or development
permit process.
Development | Sanitary Collection Sanitary Water Water Water Water Water Transportation Highway Intersections Police Community | Fire Hall | Library* Effective Effective Effective
Zone Disposal Supply | Distribution | Storage- | Storage - Storage - Off-Site Station Recreation Facilities Until Starting Starting
; ; Main River River ; . Facilities Facilities* December January 1, January 1,
Sanitary | Sanitary Pressure Heights Heights Hwy 1A -5 Sunset Sunset JWT & Rolling | Heritage 31, 2025 2026 2027
SC4 sc5 Zone Reservoir Reservoir Ave & Centre | North& | South & Hwy 22 Range Hills
Second Ave Hwy 22 Hwy 22
Supply Intersections
Line
$32,476 $17,669 $77,731 $47,752 $9,998 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $393,932 $401,811 $409,847
$32,476 $17,669 $77,731 $47,752 $9,998 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $393,932 $401,811 $409,847
$32,476 $17,669 $77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $427,150 $435,693 $444,407
$32,476 $17,669 $77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $427,150 $435,693 $444,407
$32,476 $17,669 $77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $427,150 $435,693 $444,407
oe $32,476 $17,669 $77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $427,150 $435,693 $444,407
$17,669 $77,731 $47,752 $9,998 $43,076 $36,587 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $441,119 $449,942 $458,941
a | $32,476 $17,669 $77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $427,150 $435,693 $444,407
ar $17,669 $77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $394,675 $402,568 $410,620
$17,669 $77,731 $47,752 $9,998 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $361,456 $368,685 $376,059
$77,731 $47,752 $9,998 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $343,788 $350,663 $357,677
$77,731 $47,752 $9,998 $33,218 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $377,006 $384,546 $392,237
$77,731 $47,752 $9,998 $43,076 $36,587 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $423,451 $431,920 $440,558
$17,669 $77,731 $47,752 $9,998 $43,076 $36,587 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $441,119 $449,942 $458,941
$17,669 $77,731 $47,752 $9,998 $43,076 $36,587 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $441,119 $449,942 $458,941
$77,731 $47,752 $9,998 $43,076 $36,587 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $423,451 $431,920 $440,558
$17,669 $77,731 $47,752 $9,998 $43,076 $36,587 $57,775 $39,672 $24,991 $5,450 $8,554 $17,233 $9,829 $8,267 $10,113 $22,353 $4,068 $441,119 $449,942 $458,941
*Note: A 20% factor of the total levy value has been applied to these rates as indicated in Section 7.7 and Section 7.8.
SYSTEMS 2025 Off-Site Levy Background Report | 36
APPENDIX A: FIGURES
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3 / wh te nt : Sue Tete) 20: AX, / YY ". | ye ag SRY So pe development. Redevelopment areas have not been
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Q of m oe ww } | S eam a aml \ . YF yt ie i ie" ~ applied previously
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2 | 2 F ' -- * Date: 2025/7/9
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8 4 ae , oe Ure Uf fa 4 Offsite Levies - 2025
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2 2 j i ane o ks ' ' Date: 2025/7/9
235 ' ix :
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6 st Ee aS) oe mata SS" * Author: SDF
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gS ' ~ ty hae We Po a 4 ; Offsite Levies - 2025
Ss 5 \ KE | oF 4
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238 Se 4 ee BPN li _-- Sanitary Collection Projects
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5 \ . 4 . vi, id Revision: A
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- ee . r f ate: 2025/7/9
; Seen Cl cocnrane
7: a Haw THe
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" = 4 \
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7 'a sities hss el Offsite Levies
223 : eae je yy tment &
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as rom ae . os fe idee. my ee 2), Ld istribution Projects
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£3 2 ~® j i oh a" i oe "ah en" "sy : eee Water
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= S s uf \ y a Sv GS, EZ Qe ge Wes - we 5 ==) Cochrane
aee SN ll : a A a i pa eA z 4,
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c Cs "a ; - d a. ar ¥ % J f ye iS Soe oa )
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6) ; ee S ty \ 2 iS Ace memos i= = = : J eS pt 5 = of the information shown on this drawing to locate & establish the
| " wana? " ' ee <errr = was i "NS aa '4 precise location of all existing information whether shown or not.
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g =<: lake alone De mE ae) < S Bo Vas Bat /, Data Sources:
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3 Ww | i ame eam 2 We ees a= = aay i Author: SDF
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c 7m j i n= = mmm Tain : Status: Final
me} or + : ee
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= \ ps ' ; = : " Date: 2025/7/9
APPENDIX B: GRANT
CALCULATIONS
Alberta Municipal Water/Wastewater Partnership Grant Calculation
The Alberta Municipal Water/Wastewater Partnership (AMWWP) provides cost-shared funding to
eligible municipalities to assist in the construction of municipal water supply and treatment as well as
wastewater treatment and disposal facilities. Various initiatives have been included in the program to
ensure the needs of Alberta municipalities are met.
Funding is provided as a percentage of eligible approved project costs. For communities over 1,000 and
up to 45,000 like Cochrane, grant percentage ratios are calculated by a formula. The percentage ratio
declines as the population increases. The following calculations are based on the formula provided by
AMWWP. It is assumed that the grant application year takes place in the year the project starts.
AMWWP utilizes population as of grant allocation date to determine the grant amount. The formula for
Cochrane is as follows:
Grant Percentage = 35 - 0.001 (Population - 10,000)
Estimated .
. Estimated
Estimated Actual Grant Grant
Cost ($2024 Applicati
($2024) pplication Amount
Year
High Lift Upgrade 1 $1,423,000 2026 $87,350
Residuals Management $5,782,000 2026 $354,925
West Intake Replacement $6,225,000 2026 $382,118
Emergency Generator $2,862,000 2026 $175,682
Flocculation and Clarifier Upgrades $10,869,000 2026 $667,188
Additional Membrane Rack &
$3,558,000 2028 $61,928
Membrane Feed Pump Upgrades
High Lift Upgrade 2 $1,198,000 2028 $20,851
URBAN 2025 Off-Site Levy Background Report | B
SYSTEMS
APPENDIX C: COST ESTIMATE
UPDATES
APPENDIX D:
REDEVELOPMENT
CALCULATION EXAMPLES
Redevelopment Calculation Examples
Commercial Use to Commercial Use
Overview
Zone: 8
Development Area: 0.5ha
Offsite Levy: $427,150ha
Existing Use: Commercial Use - 145m?
Proposed Development Redevelopment Levy Calculation =
Commercial Use: 200m? Off-Site Levy X Development Area X
Incremental Intensity: 0.28 [(200m? - 145m7?)/200m?)] Incremental Intensity
Redevelopment Levy Calculation
$427,150 x O.5ha x 0.28 = $59,801
Incremental Intensity accounts for
Residential Use to Mixed Use existing uses on the site, which may be
reflected through the number of units or
fe) i .
verview total floor area. Incremental Intensity
Zone: 8
Development Area: Iha will be determined by Cochrane utilizing
Offsite Levy: $427,150ha historical development intensity and
Existing Use: Residential Use - 8 units proposed development plans to
establish base line and future intensity
Proposed Development of use levels.
Mixed-use Development
e Commercial Use: 1.000m2
e 120 residential units
Incremental Intensity: 0.93 [(120-8)/120]
Redevelopment Levy Calculation
$427,150x Tha x 0.93 = $397,250
APPENDIX E: DEBENTURE SCHEDULE
SC4 - Highway 22 to Riverview Syphon
Payments for SC4 -
Highway 22 to
Riverview Syphon
Allocated to Growth
Transportation Projects
Transportation Projects
Allocated to Growth
Police Station Facility
Station Facility Allocated to Growth
APPENDIX F: PROJECT SUMMARY SHEET
Sci Burnco Trunk 2015 2015 100% 0% $ - $ - 0
sc2 Riverview Trunk 2015 2015 100% 0% $ - $ - 0
sc3 Highway 22 Trunk 2015 2015 100% 0% $ - $ - 0
sca Highway 22 to Riverview Syphon 2023 2023 100% 0% $ - § - 0 $ 135,467 $ 437,124 § 572,590
SC5 Burnco Trunk 2030 2035 50% 50% $ 9,060,000 $ 4,530,000 2024 $ 5,683,636 $ 125,416 $ 97,408 $ 222,824
SD2 Wet Well Phase 0 2021 2021 100% 0% $ -
Southbow Landing Preinstall 2026 2026 100% 0% $ 2,450,000 $ 2,450,000 2023 $ 2,701,125
SD3 Pipeline Phase 1 2030 2030 100% 0% $ 46,020,000 $ 46,020,000 2024 $ 54,919,415
sD4 Pipeline Phase 2 2033 2033 100% 0% $ 16,750,000 $ 16,750,000 2024 $ 21,212,635
SDS Pipeline Phase 3 2043 2043 100% 0% $ 31,210,000 $ 31,210,000 2024 $ 48,180,942
SD6 Pipeline Phase 4&5 2054 2054 100% 0% $ 20,700,000 $ 20,700,000 2024 $ 39,733,219
WD1 Heartland Oversize 2024 2024 100% 0% $ 113,103 $ 113,103 2024 $ 113,103
WwD2 Griffin Industrial Loop 2027 2030 90% 10% $ 1,500,000 $ 1,350,000 2024 § 1,564,297
WwD3 600mm Feedermain 2028 2030 100% 0% $ 6,108,000 _$ 6,108,000 2024 $ 7,147,183
ws2 Water Storage - River Heights Reservoir - Phase 1B 2025 2025 100% 0% $ 13,607,642 $ 13,607,642 2025
ws2 Water Storage - River Heights Reservoir - Phase 2 2030 2030 100% 0% $ 580,000 $ 580,000 2024 $ 692,161
WD4-PH1 River Heights Second Supply Line - Phase 1 2025 2026 100% 0% $ 5,500,000 $ 5,500,000 2024 $ 5,919,375
High Lift Upgrade 1 2026 2028 66% 34% $ 1,423,000 $ 933,000 2024 $ 984,929
Residuals Management 2026 2028 100% 0% $ 5,782,000 $ 5,782,000 2024 $ 6,103,815
Phase 1 West Intake Replacement 2027 2028 60% 40% § 6,225,000 $ 3,735,000 2024 § 3,981,791
Emergency Generator 2027 2028 69% 31% $ 2,862,000 $ 1,987,000 2024 $ 2,118,292
Flocculation and Clarifier Upgrades 2027 2028 77% 23% $ 10,869,000 $ 8,401,000 2024 § 8,956,098
Phase 2 Additional Membrane Rack (5th rack) Includes Membrane Feed Pump Upgrades 2029 2032 93% 7% $ 3,558,000 $ 3,295,000 2024 § 3,903,153
High Lift Upgrade 2 2029 2032 85% 15% $ 1,198,000 $ 1,023,000 2024 $ 1,211,814
2 Center Ave - Railway to Ist Street 2028 2030 80% 20% $ 3,910,000 $ 3,128,000 2024 $ 3,660,182
TS, James Walker Trail Stage 3 2025 2025 17% 23% $ 12,514,850 $ 9,636,435 2024 $ 9,636,435
To James Walker Trail -Southbow South Section Phase 2 2035 2040 100% 0% $ 8,820,000 $ 8,820,000 2024 $ 12,217,926
Ts Griffin Road -- Centre Ave to Griffin Industrial Point 2035 2040 66% 34% $ 10,590,000 $ 6,989,400 2024 $ 9,682,083
T3, Griffin Road - Griffin Industrial Point to Arena Intersection 2025 2028 100% 0% $ 2,020,053 $ 2,020,053 2024 $ 2,234,225
17, Griffin Road - Arena Intersection to Jack Tenant Bridge, and Jack Tenant Memorial Bridge Phase 2 2035 2040 100% 0% $ 25,700,000 $ 25,700,000 2024 $ 35,600,986
INT-1 Hwy 1A - 5 Ave & Centre Ave Intersections 2025 2025 54% 46% $ - $ - 2024 -$ 9,272,464 § 1,908,264 -§ 7,364,200
INT-2 Sunset North & Hwy 22 2027 2028 100% 0% $ 6,210,000 $ 6,210,000 2025 § 6,717,419 § 1,141,797 § 514,397 $ 1,656,194
INT-3 Sunset South & Hwy 22 2025 2025 100% 0% $ 3,484,467 $ 3,484,467 2025 $ 3,484,467 § 1,779,406 § 801,675 $ 2,581,082
INT-4 Hwy 22 & James Walker Trail 2030 2031 100% 0% $ 4,900,000 $ 4,900,000 2025 § 5,624,805 § 2,180,442 § 872,712 § 3,053,154
INT-5 Hwy 22 & Rolling Range Drive 2030 2031 100% 0% $ 7,290,000 $ 7,290,000 2025 $ 8,368,332
INT-6 Hwy 1A & Heritage Drive 2027 2028 100% 0% $ 3,670,000 _$ 3,670,000 2025 $ 3,969,876
CA-1 Police Station 45% 55% $ 1,017,377 § 1,318,462 § 2,335,839
CA-2 Community Recreation Facilities 2030 2031 50% 50% $ 50,000,000 $ 25,000,000 2025 § 28,697,983
cA-3 Fire Hall Facilities - 1 2028 2028 90% 10% $ 6,142,500 $ 5,528,250 2025 $ 6,039,171
cA-4 Fire Hall Facilities - 2 2033 2033 90% 10% $ 6,142,500 $ 5,528,250 2026 $ 6,667,732
CA-5 Library 2029 2031 49% 51% $ 19,448,400 $ 9,503,870 2024 $ 11,343,225
APPENDIX G: PROJECT CASH FLOWS
SC4 - Highway 22 to Riverview Syphon
Off-site Levy Fund Gromibacleaat Anticipated Annual Fee . ,
-- oe Expenditures (Inflated Assumed Annual . Cumulative Surplus . Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Annually) & Debenture Growth (ha/yr) Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
of Year) Pearment ;
starting + -
2025 3.3% 3.72%
CG (GO GG (GG
P2020
p20
po 200
Po 2028
po 200
[2030 $a 155,239) $----saassa| ait SSC*dSSCSCSCS~« BGS CCSCSC~« S'S CSC aw sey SSCSCSCSCS~C*iSSSCSCSCS~SS SSNS --SS-- 82,070)
[2081 | $_(4a9,070)| $sagsso[ a | 2% _|s_36s73[s__1asama[s__(a,890,758)[s -}$ (70,336) $ (4,961,094
| 2032S ta 961,094] s5assgf 8704S ts2geo ts (2356,78a)fs 87,672) 8 (2,484,457)
[2033 __[§ _(aaaas7)[s__saasso[ a4 --+i| 2% --~«dS~--SCSC~C~S BOSS --CSC~C*~'iS SOG |S CBR] S --SSCSCSC~C~CS*dCS SSSCSCSCSC~*~«SOS SONY'S __--_--~C*w 92,629)
J 2034S 2,942,629) $ 5azssgf Ppt ts 159045 s(3,3321aa fs (023,956) $8,456,100)
| 203s St 456,100/$ 5aass9f P3958 ts t6n,2a6 [Ss 3 anasafs S939) $8,985,372)
J 2036S 3,985,372))$ Sass fm gs tes a7ots 4 3egaenfs S62, 507) $4,530,967)
[___2037___[§ (ase sagsso[ 4 --~*i| Si SSSCSC~dS SSCS SSC 7 SCS SSS SSCs) S ~~ 093,427]
[2038 _[$_,005.a27)|$_sagsso[ a | 2% [s_aaou1[s_17ass[$__(ae9an[$_-_]$__oaray[s_____(6.673,308)]
| 2039S t5,673,308)]$ Sasso] masa ts asso ts (6,046,269) $ S22 92S (6,271,191)
[204062700 sass SS*dS SOB StS 6 0 6003 SSCS S*S a0) S687, 671
[2001 | $__687,671)|$__sagsso| 0 | 2% _|[s_aasez[s__ 109201 [$___(27,010|$ -_}[email protected] )[$_____(7.589,57)|
[20827 589,578)[ $$ saass9| iC SSC*dSSSCSCSC SSCS SSC tsa SSSCSCSCSS*dS S08 08) S850, 002)
[2083 [$_(@50,001)| $sagsso| 6 | 2% _|s_46aea[s__1i3a70[s _(8,88s,000]s-}s__@30as[$__(9215,616)|
A) GS 750 2 XT) Pr) YZ]
J 068 Saar eof sm 6097S aan SS
= a) GG SZ 7:5 (>) )) |
SC5 - Burnco Trunk
, Growth-related aa
-- bail nee (bevinnin e Expenditures (Inflated Assumed Annual Inflation Rate Anticipated Annual ESD Cumulative Surplus . Off-site Levy Fee Reserve
Year Beginning ry rf iB Annually) & Debenture Growth (ha/yr) Annual Levy Rate (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
ciNicat) Payments .
starting + -
2025 3.3% 3.72%
a GG (GG
po 2020
P20
po 200
P2028
Po 200
Poa Sh agegaoyfs Hass aataaa sa aas7syfs 5226) $260,985]
J 2042S 260985)fs aos tgoat ss (Loagosafs 88,989) $087,083)
[2005s a02,0as)f$ SCC C~dSCC'"'CtKSC*~*~'"S(C*~'"'"'*C*'#SS*STSC~C~*"'"'CCOASYSCCC*~"'"'CSCCSS™™O™C™C~C"C~*CS*'" SSCS CNC CCC~C~SN
Sanitary Disposal
Off-site Levy Fund | Sain al Assumed Annual Anticipated Annualfee | oftaite lew Fee k
Year Beginning Balance (Beginning| -*P°™ ube (Iie jumed Annual Inflation Rate Annual Levy Rate Revenue OR TS Annual Interest Earned Annual Borrowing Costs FOURS / HED esanic
of Year) Annually) & Debenture| Growth (ha/yr) (Deficit) Fund Closing Balance
Payments omit ' 7
2025 3.3% 3.72%
2020 a OG GG GG
2021 a CG GC GG
2022 a CG GG GG
2023 a CG GO: SO:
2024 PS gg
2025 FS 2 a 77,731 $ 21,407,877 | 5 715,023 $ 22,122,900
2026 $ 22,122,900 | $ 2,701,125[ ---28ti'izd]ss a HSt~<--sSCSYT SS 79,286 | $ 394,084 | $ 20,315,859 | $ 673,550[/§s--<--~--SC*«dCS 20,994,409
2027 $___ 20,994,409 $ 80,872 | $ 2,253,092 | $ 23,247,500 | $ 776,467 $ 24,023,967
2028 $___ 24,023,967 $ 82,489 | $ 2,298,153 | $ 26,322,120 [ $ 879,159 $ 27,201,279
2029 $27,201,279 $ 34,139 | $ 2,344,117 [$ 29,545,396 | $ 986,816 $ 30,532,212
2030 $ 30,532,212 | $ 54919415] 8 (it HsS~<CsSCYL SS 85,822 | $ 2,390,999 | $ (21,996,204[$ | CWS (818,259)| $ (22,814,463)
2031 $(a2giaaeafs mS 87,538 | $ 2,438,819 | $ (20375,64a[$ dS (757,974)| $ (21,133,618)
2032 $(auaszera[s PTS 89,289 | $ 2,487,595 | $ (1g64602[$ CdS (693,632)| $ (29,339,654)
2033 $S (19,339,654) $ 2a21z635[ eT HS 91,075 | $ 2,537,347 [ $ (33o1494a[$ CdS (2,414,156)| $ (39,429,098)
2034 $(a9az9oga)[$ mT 92,896 | $ 2,588,004 | $ (36,841,00a[$ SSS --=«*S (1,370,485)| $ (38,211,489)
2035 $(agziiasafs mS 94,754 | $ 2,639,856 | $ (35,571,633)[$ SS --~*dS (1,323,265)| $ (36,894,898)
2036 $ (Gesoagcafs mS 96,649 | $ 2,692,653 | $ (34,202,245)[$ «dS (1,272,324)| $ (35,474,568)
2037 S$ (35a7aseay[s PHS 98,582 | $ 2,746,506 | $ (32,728,062)[$ CdS (2,217,484)| $ (33,945,546)
2038 $(33,945,546)[$ mS 100,554 | $ 2,801,436 | $ (ESSE EET) (2,158,561)| $ (32,302,671)
2039 $ (a2a0ze7yf$ mS 102,565 | $ 2,857,465 | $ (29,405,206)[$ SSS --«*dS (1,095,362)| $ (30,540,567)
2040 $ (aosaose7[$ TS 104,616 | $ 2,914,614 | § (27,625,953)[$ LS (1,027,685)| $ (28,653,638)
2041 $(286s36aa)[$ mS 106,709 | $ 2,972,907 | $ (25,680,732[$ SSS --«*dS (955,323)| $ (26,636,055)
2042 $ (266360ss)[$ = PTS 108,843 | $ 3,032,365 | $ (23,603,690[$ CdS (878,057)| $ (24,481,748)
2043 $__ (24,481,748)| $ agasooa2{ ag fH 111,020 | $ 3,093,012 | $ (6569,678)[$ CdS (2,587,992)| § (72,157,670)
2044 $(2as7e70f$ TS 113,240 | $ 3,154,872 | $ (69,002,797[$ SSS --«*dS (2,566,904)| $ (71,569,701)
2045 $s (7sea7onfs PHS 115,505 | $ 3,217,970 | $ (68,351,733/$ CdS (2,542,684)| $ (70,894,416)
2046 $(ossaare)[$ TS 117,815 | $ 3,282,329 | § (67,612,087)[$ LS (2,515,170)| $ (70,127,257)
2047 $orrasmf[s TS 120,171 | $ 3,347,976 | $ (66,779,281|$ «dS (2,484,189)| $ (69,263,470)
2048 $(69263,a70)[$ mS 122,575 | $ 3,414,935 | $ (65,848,535)[$ «dS (2,449,566)| $ (68,298,101)
2049 $(eszeatof$ mS 125,026 | $ 3,483,234 | § (64si4g6)[$ OLS (2,411,113)| $ (67,225,980)
2050 $(67225,980)[$ mS 127,527 | $ 3,552,809 | $ (63,673,081)[$ SS --«*dS (2,368,639)| $ (66,041,720)
2051 $ (66017205 TS 130,07 | $ 3,623,957 | $ (62,417,763)|$ «dS (2,321,941)| $ (64,739,704)
2052 S$ (64,739,70a[$ = THCY 132,679 | $ 3,696,436 | $ (61,043,268)[$ SS ~--«d'S (2,270,810) $ (63,314,078)
2053 $(e33iaovafs mS 135,332 | $ 3,770,364 | $ 595a3,71a[$ SC S«*S (2,215,026)| $ (61,758,740)
2054 $__(61,758,740)[ $ 39,733,219 [ae TS 138,039 | $ 3,845,772 | § (97,646187[$ LS (3,632,438)| $ (101,278,625)
2055 $(aorz7aeas)[$ mS 140,800 | $ 3,922,687 | $ (97,355,938)[$ «dS (3,621,641)| $ (100,977,579)
2056 $(aoo977,s7af$ TS 143,616 | $ 4,001,141 | $ (96,976,438)[$ «dS (3,607,524)| $ (100,583,962)
2087 $(t00se3z96a[$ = PTS 146,488 | $ 4,081,164 | $ (96,502,798)[$ dS (3,589,904)[ $ (100,092,702)
2058 $(t00,092,70f$ = PHS 149,418 | $ 4,162,787 | $ (95,929,915[$ CdS (3,568,593)| $ (99,498,508)
2059 $(ooaogsoa[$ = PTS 152,406 | $ 4,246,043 | $ (95,252,466)[$ dS (3,543,392)[ $ (98,795,857)
2060 $ (ogress mS 155,454 | $ 4,330,964 | $ (o4aeaaoa[S SSC S«*S (3,514,094) $ (97,978,988)
2061 S$ (ezs7asga)[$ mS 158,563 | $ 4,417,583 | $ (93,561.405)[$ CdS (3,480,484)| $ (97,041,889)
2062 $(o7oargaa)f$ mS 161,735 | $ 4,505,934 | $ (92,535,955)/$ CdS (3,442,338)| $ (95,978,292)
2063 $(959782cy[$ CCT --tié'dRSC"'CSNO2%OOCS 164,969 | $ 4,596,053 | $ (91,382,239[$ Ct -~SC«d' SS (3,399,419)| $ (94,781,658)
2064 S$ (oa7aresa[S CTC --i'iRSSCOCC*C*C'éiHSOC*C'COULSS: 168,269 | $ 4,687,974 | $ (90,093,684)/$_s--"'*'s*'CSC*dC' SS (3,351,485)| $ (93,445,169)
2065 S$ (34aste[$ CCT --"'é'iRSC"'CNSNCC#C#éMSG:COC'CS'SC#CUCSS 171,634 | $ 4,781,734 | $ (88,663,436)/$_CSC«d' SS (3,298,280) $ (91,961,715)
2066 S$ torgen7is[s PTS 175,067 | $ 4,877,368 | $ (87,084347[$ CdS (3,239,538)| $ (90,323,885)
2067 $(903238a5[$ = PHT 178,568 | $ 4,974,916 | $ (95,348,969)[$ CdS (3,174,982) $ (88,523,951)
2068 $s (sasazo5y[s PHS 182,140 | $ 5,074,414 | $ (3,449537[$ CdS (3,104,323)| $ (86,553,859)
2068 $(e6ss3asq[$ mS 185,782 | $ 5,175,902 | $ (81377957)[$ LS (3,027,260)| $ (84,405,217)
2070 $(egaosza7)f$ mS 189,498 | $ 5,279,420 | $ (79,125,797[$ «dS (2,943,480)| $ (82,069,276)
2071 $(82,069,276)[$ mS 193,288 | $ 5,385,009 | $ (76,684,268)|$ LS (2,852,655)| $ (79,536,922)
2072 $(7953692a)[$ mS 197,154 | $ 5,492,709 | $ (7400a233)[$ SSS --«*S (2,754,445)| $ (76,798,658)
2073 $ (76798658)[$ mS 201,097 | $ 5,602,563 | $ (71,196,095)[$ «dS (2,648,495)| $ (73,844,590)
2074 $s (738aaso[$ PHS 205,119 | $ 5,714,614 | $ (3129975)[$ CdS (2,534,435)| $ (70,664,410)
2075 $(oesaaiof$ TS 209,221 | $ 5,828,907 | $ (64,835,50a[$ SSS «dS (2,411,881)| $ (67,247,385)
2076 $s (67,.2a7385[$ PHS 213,406 | $ 5,945,485 | $ (61,301,900[$ «dS (2,280,431) $ (63,582,330)
2077 $ (63,582,330($ | | HS 217,674 | $ 6,064,395 | $ (57,517,936)[$SCd'S (2,139,667) $ (59,657,603)
2078 $_(59657,603)[$ mS 222,027 | $ 6,185,682 | $ (s3a7i9z)[$ SSS --~«*S (1,989,155)| $ (55,461,076)
2079 $(ssaero7e)[$ mS 226,468 | $ 6,309,396 | $ (agisieso)[$ «dS (1,828,442)| $ (50,980,123)
2080 $(sossorzayf$ mS 230,997 | $ 6,435,584 | $ (445aa53[$ SC ~«*S (1,657,057)| $ (46,201,595)
2081 $(a6201595)[$ mS 235,617 | $ 6,564,296 | $ (39,637300[$ «dS (2,474,508)| $ (41,111,807)
2082 S$ (ayaigofs mS 240,329 | $ 6,695,582 | $ (34a1626[$ SS --«*dS (1,280,284)| $ (35,696,509)
2083 $(356965o[$ = PTS 245,136 | $ 6,829,493 | $ (28,867,0169[$ CdS (2,073,853)[ $ (29,940,869)
2084 $(a9sa0g6q)[$ TS 250,039 | $ 6,966,083 | $ (22,974,786)[$ SSS «dS (854,662)| $ (23,829,448)
2085 S$ (23,829,a4a[$ 0 | THCY 255,039 | $ 7,105,405 | $ (16,724,043)[$CSCd'S (622,134)| $ (17,346,178)
2086 $ (17 3a6q7a[s TTS 260,140 | $ 7,247,513 | $ (ioosgee5)[$ CSC*dS (375,670)| $ (10,474,335)
2087 $(aoa7aszasyf$ mS 265,343 | $ 6,883,334 | $ (as9100)[$ «dS (133,585)| $ (3,724,587)
2088 S$ Brasenfs we TS 3,724,587
Water Supply and Treatment
Off-site Levy Fund Gromiboclkiat Assumed Annual Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Expenditures (Inflated Growth (ha/yr) Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
of Year) Annually) & Debenture:
Payments starting + -
2025 3.3% 3.72%
a GG (GG
po 2020
Po 208
P2008
po 2008
Po 2028
[0g Sa 3,zaaqfs em t73z33 So
Water Distribution
Off-site Levy Fund Gielen. Assumed Annual Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Expenditures (Inflated Growth (ha/yr) Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
Annually) & Debenture:
of Year)
Payments starting + -
2025 3.3% 3.72%
a CG (CGO CO
9090 I EFT -- eo,
a
OG GG
908 tT Fo
2008 a8 Ee ass ras rr]
WS1 - Main Pressure Zone Reservoir Expansion
, Growth-related
Off-site Levy Fund Expenditures (Inflated Assumed Annual Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Annually) & Debenture Growth (ha/yr) Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
of Year) Pearment starting
2025 + -
3.3% 3.72%
a CC GG CC
P2020
P20
Po 202
P2008
P20
A ES 0 1 S272 SS ES ET
po oan Se 3a9a7afs Sasson Ts 39606 [$a sassemfs 52S (2,022,081)]
[208 [$___@oxoon[$_---- | Si SC~*dS SSCS SSCS Css SSCSCSCSC~C~SSC*dSSSCSCSCSCSC~« SYS CCSC~« 89.3)
[oa TS aazaosyf sa ast aagoa So
WS2 - River Heights Reservoir and Pump Station Expansion
P Growth-related _ . .
Off-site Levy Fund Expenditures (Inflated Assumed Annual Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Annually) & Debenture Growth (ha/yr) Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
of Year) Renan starting
2025 + -
3.3% 5.34%
a GC GC GC
P2020
p20
po 200
P2008
GS < :
[2001 _[$__(sazaaryfs----+| s+ 2% ~*~ SSS aa SSCS ODS CCTs) S SSSCSCSCSCSSC*dCS SSCS PSY S ___----C~*wS09,7ALO]
J 2042s 53971} $ gs 86614 sa e7tooe fs 29,203) $4,920,299)
[2003 [§ ___tasa0z0[s '| s _| 2% ~~ --~*+s------enszats arses [$s _--(asaaana)s SCS ~S*dCS SCSCSCSCSC~Sa a9) § --------=«* 786,753]
[20a [$ __(a7a7says__--- '| 6 | 2% ----S~«dS SSS |S SSC~= SOS [SCS DTS ----SSSSCSCSCSS*dSSSSSC~ 8 91)] S--CSCSC~=w 638,161)
[200s [Seasons --~i| SiS SSSC~dCSCSC~S~S SCS SSCSC~S~S GTS CSCSC~CO ATH |S ~C~C« DGB] S SCSC~"~'"SCS*S SSCSCSC*~*~*~S RG STTNY'S CSCSC~*~«w ASD]
[052s szagesfs seas So
WS3 - River Heights Reservoir Second Supply Line
Off-site Levy Fund Growth-related
Balance (Beginning Expenditures (Inflated | Assumed Annual Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning of Year) Annually) & Debenture} Growth (ha/yr) Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
Payments starting
2025 + -
3.3% 3.72%
a GGG CO
P2020
P20
po 200
P2008
po 200
| os SS 87s00f a7 SS 887,500f'$ S07, aay $2, 994,915)|
| 20a1_[$___377oaa[s--- ~'|6 | 2% --~+ds----S aa |S --SCSC~ BBO |S --C~C SO BTA | S| SCs go |§SSCSCSC~SCSS*dS SSCS. |
| 2042S e7tg7if{s 3 tsaiezf HS 2308 823081 $826,790] $s stoi fs 187,805 |
[2003 [S___1887805[$ _3a2ug25[ 6 | ~~ +S Sats PS SCSC~C~« Za SSCS SSCSCSC~SSC*dS SSCS] S (0,051,905)
| 204g Ss n051,905)) $3,285,752] TH 883008 825,730 $ (aot ga7yfs TS 0a9,2aay Ss (4,161,170)|
[200s [$__(aaera7ofs_----S- ~*| 6 | 2% --~«diS----SCSC~S BGG SG SCSCSC~*« DSS SCS --SSSCSCSCSC~SS~«idS SSSSCSCSCSC~Sa a] S$ __----SCSC--= 97, 362)
[2052S sos SSCS SC Cid CSC~CSSC«dS SCOTS SCS CCS CYS CSCS
Transportation Off-Site
Assumed Annual Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Off-site Levy Fund Growth-related Growth (ha/yr) Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
Balance (Beginning Expenditures (Inflated
of Year) Annually) & Debenture starting
Payments 2025 + o
3.3% 3.72%
GO GG GS GO |
po 2020
po 20
po 200
P2028
po 2008
ra 2) SS 58
INT 1-- HWY 1A - Centre Ave to 5th Ave
, Growth-related
Off-site Levy Fund Expenditures (Inflated Assumed Annual Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Annually) & Debenture Growth (ha/yr) Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
ciNicat) Payments starting
2025 + -
3.3% 3.72%
a a GC Ca
2020 A
2021 a (GG (OG GO
2022 GG (GG
2023 a OG 0 6
2024 a GS C(O 0,
2026
2007
2028
2023
2030
2031
2032
2033 [s--(nos.aa)l $6 | 2% [s__aeaaz [3 er7.7a0 [$ (asae0)[ $$ 7sa)f$-__ 60,222]
2034 [s_(60,a22)f $60,422
2035 [so oo
INT2 - Sunset North - Hwy 22 and View Ridge Trail
Off-site Levy Fund Cig GCE ang , P
hie Expenditures (Inflated Assumed Annual Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Annually) & Debenture Growth (ha/yr) Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
cine) Payments starting
2025 + -
3.3% 6.95%
a OC GC
po 2020
Po 200
po 200
po 2028
Po 200
9) XS 20) )
INT3 - Sunset South -- HWY 22 and Sunset Blvd
. Growth-related
Off-site Levy Fund Expenditures (Inflated| | Assumed Annual Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Annually) & Debenture Growth (ha/yr) Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
GACT) Payments starting
2025 + -
3.3% 6.95%
a OC a OG a
P2020
po 20
P2008
po 2028
po 202
1 RS 7 |)
INT 4-- HWY 22 and James Walker Trail
Off-site Levy Fund Growth-related Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning eopeyte tne Expenditures (Inflated Assumed Annual Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
rah ls Annually) & Debenture Growth (ha/yr) starting
Payments. 2025 + 2
3.3% 6.95%
2020 PT
2021 DG (GG SO
2022 QD (GG I (
2023 PT
2024 Po
2026 $_3i55i30/$_----- ~*'| 28 +4 SsC--iKSSCSC~*SS 3725 [$ 98,301 | § 3,253,520 | § ioaeca[s SS --*dS 3,362,188
2027 S20 a 8,900 [S 247,948 [§ 3,610,132 [§ 10578[§_----------~*dS 3,730,711
2028 s_373071[$ ~~ SS CdS SSCSC*dS 9,078 [S 252,903 [§ 3,983,614 [§ 133,053[8_ SS ~*dS 4,116,666
2029 Saai6666[$ | 28 *+| St SSCS~«*dS 9,259 [S 257,961 [§ 4,374,628 | § 14613 [§ +S 4,520,740
2030 5__4520,740[§ 27eass7 [28 «dT S~*S 3,444 [8 263,121 | § 1,999,308 |S e777 [§_------SS*S 7,066,081
2031 $2,066,081 | $ 2,840,248 [ eT HS 9,633 | $ 268,383 | $ (505,78[$ TS (35,152)| $ (540,936)
2032 Sass $i Sd S~*SS 9,826 [8 273,751 | § (267,186)[8_--------S--*S (18,569)| § (285,755)
2033 S20 7 10,022] § 215,966 [§ (69,7a9)[§ SiS (4.50)] § (74,640)
2034 $ (aeanfs HS 10,223 | § 74,640
INT 5 -- HWY 22 and Rolling Range Drive
Off-site Levy Fund Gielen. Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Penns Untick Assumed hala Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
of Year) nnualy) ebenture rowth (ha/yr) starting
'yments 2025 + -
3.3% 6.95%
a Ca CC (GC
P2020
p20
P2008
P2008
po 200
Ls eS
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Off-site Levy Fund a Groat A Aus Cc Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Expenditures|( piate Sete] Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
Annually) & Debenture Growth (ha/yr) .
of Year) P G starting
'ayments 2025 + -
3.3% 6.95%
po 2020
Po 208
p20
po 2008
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Police Station Facilities
Off-site Levy Fund Growth-related Pate c Cc . ci
_ as Expenditures (Inflated INccumedvAnneal : jpated Annual Fee Cumulative Surplus , Off-site revy) Fee Reserve
Year Beginning Balance (Beginning Annually) & Debenture Growth (ha/yr) Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
of Year) Pa starting
ments
2025 + -
3.3% 3.72%
(GG
po 2020
Po 20
po 200
Po 2028
Po 2028
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Fire Hall Facilities
Off-site Levy Fund Gig occ ang , P
hie Expenditures (Inflated Assumed Annual . Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Annually) & Debenture Growth (ha/yr) inflationlaate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
ohvear) Payments starting
2025 + -
3.3% 3.72%
a GC (GG
po 2020
po 208
Pe 200
Po 2028
Po 200
A 6 CS 8
A SS SS
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Off-site Levy Fund Gielen. Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Expenditures (Inflated Assumed Annual Inflation Rate Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
Annually) & Debenture: Growth (ha/yr) 4
of Year) starting
Payments 2025 & .
3.3% 3.72%
Po 2020
p20
po 202
P2008
Po 200
Po 2028 20889
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Community Recreation Facilities
Off-site Levy Fund Growth-related - ; :
| Expenditures (Inflated] | Assumed Annual . Anticipated Annual Fee Cumulative Surplus Off-site Levy Fee Reserve
Year Beginning Balance (Beginning Annually) & Debenture Growth (ha/yr) Unite Bist Annual Levy Rate Revenue (Deficit) Annual Interest Earned Annual Borrowing Costs Fund Closing Balance
ciNicat) Payments starting
2025 + -
3.3% 3.72%
a SG GG OO
po 2020
Po 202
Po 202
Po 2008
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