Town of Turner Valley Utilities Off-Site Levy Bylaw 22-1132
Diamond Valley, Alberta
· No. 22-1132
· adopted 2022-12-07
· summary & facts
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Turner Valley
BYLAW NO. 22-1132
BEING A BYLAW OF THE TOWN OF TURNER VALLEY IN THE PROVINCE OF ALBERTA FOR
THE PURPOSE OF ESTABLISHING UTILITY OFF-SITE LEVIES
WHEREAS pursuant to section 648 of the Municipal Government Act, RSA 2000, Chapter M-26 as
amended, Council may provide for the imposition and payment of an off-site levy in respect of land that
is to be developed or subdivided and to authorize agreements to be entered into in respect of the
payment of such levy;
WHEREAS the Council of the Town of Turner Valley 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 Turner Valley deems it desirable to authorize agreements to be
entered into in respect of the payment of off-site levies; and
WHEREAS the Town of Turner Valley and the Town of Black Diamond will amalgamate on
January 1, 2023, this bylaw will apply to the current boundaries of the Town of Turner Valley as of
December 31, 2022 until the bylaw is replaced or rescinded by the Council of the new amalgamated
Town of Diamond Valley, and
THEREFORE, BE IT RESOLVED THAT the Council of the Town of Turner Valley, duly assembled in
Council Chambers in Turner Valley, Alberta, enacts as follows:
1.0 TITLE
1.1 This bylaw may be cited as the 'Utilities Off-Site Levy Bylaw'.
2.0 PURPOSE AND INTENT
2.1 This bylaw is intended to:
a) impose and provide for the payment of a levy to be known as an off-site levy in respect
of land that is to be subdivided or developed in the Town of Turner Valley or its
successor;
b) authorize agreements to be entered into in respect of payment of a levy;
c) set out the objectives of each levy; and
d) indicate how the amount of the levy was determined.
3.0 INTERPRETATION AND DEFINITIONS
3.1 In this bylaw and any schedules to this bylaw, the following terms, phrases, words and their
derivations shall have the following meanings:
a) Act means the Municipal Government Act, RSA 2000, Chapter M-26;
b) CAO means the Chief Administrative Officer of the Town of Turner Valley, or designate;
c) Council means the municipal council of the Town of Turner Valley;
d) Development Agreement means an agreement entered into between an applicant for a
development permit or subdivision approval in accordance with the Act;
Elected Official Initial a CAO Initial =)
-
Turner Valley Off-Site Levy Bylaw No, 22-1132 Page 2
e) Development Permit means a permit issued by the Town to an applicant authorizing .
development in accordance with the Act and the Land Use Bylaw in effect in the Town
from time to time;
f) Off-Site Levy means an off-site levy imposed by this bylaw in support of utilities for water,
wastewater and stormwater;
g) Off-Site Levy Fund means a fund maintained in an account showing deposits to and
withdrawals from, and separate from the General Account or any other municipal
accounts;
h) Town means the municipal corporation of the Town of Turner Valley or the
geographical area within the municipal boundaries of the Town of Turner Valley, as the
context may require;
i) Utilities means any one or more of the following:
i) facilities for the storage, transmission, treatment, distribution or supply of water;
ii) facilities for the collection, treatment, movement or disposal of wastewater;
iii) | storm sewer drainage facilities and infrastructure.
3.2 Any references in this bylaw to any statutes are to those statutes as amended or replaced from
time to time and any amendments thereto.
3.3 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.
3.4 The headings in this bylaw do not form part of this bylaw and shall not affect its interpretation.
3.5 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.
4.0 ADMINISTRATION AND ENFORCEMENT
4.1 Council hereby delegates to the CAO the authority to enforce and administer this bylaw.
5.0 ENACTMENT
5.1 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.
6.0 AGREEMENTS
6.1 The Town may negotiate and enter into Development Agreements with respect to the payment
of Off-Site Levies.
7.0 USE OF OFF-SITE LEVIES
7.1 Off-Site Levies may be used only to pay for all or part of the capital cost of any of the following:
a) newor expanded facilities for the storage, transmission, treatment or supplying of water;
b) new or expanded facilities for the treatment, movement or disposal of wastewater;
c) new or expanded storm sewer drainage facilities;
. d) land required for or relating to any facilities described in clauses a --c.
Elected Official Initial f ZA ° . CAO Initial ©. )
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Turner Valley Off-Site Levy Bylaw No. 22-1132 Page 3
8.0 PAYMENT OF LEVIES
8.1 Off-Site Levies in respect of land that is subject to subdivision shall be paid prior to the
endorsement of the plan of subdivision.
8.2 Off-site Levies in respect of land that is subject to a Development Permit shall be paid prior to
the release of the Development Permit.
8.3 Notwithstanding sections 8.1 and 8.2, at the discretion of the CAO, the Town may enter into an
agreement with the owner of land that is subject to subdivision or a Development Permit
whereby Off-Site Levies shall be paid as follows:
a) 50% of the Off-Site Levy shall be paid prior to endorsement of the plan of subdivision or
release of Development Permit, and
b) 50% of the Off-Site Levy shall be paid no later than one year after endorsement of a plan
or subdivision or release of Development Permit.
8.4 Where the Town enters into an agreement with the owner of land in accordance with section 8.3,
the Town may require, at the discretion of the CAO, as a term of the agreement, security in a
form and amount sufficient to secure payment of the Off-Site Levy.
8.5 The Off-Site Levy rate payable in respect to land that is subject to subdivision or a Development
Permit 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.
8.6 Where an Off-Site Levy imposed pursuant to this bylaw has been paid and:
a) the Development Permit is not released; or
b) the subdivision approval expires prior to endorsement of a plan of subdivision
the Off-Site Levy paid as a condition of the Development Permit or subdivision approval may,
in the sole discretion of the CAO, be refunded to the party who paid the Off-Site Levy upon the
receipt of the written request of that party in accordance with this section. Any request for a
refund of an Off-Site Levy payment must be submitted to the CAO in writing and must set out
the basis for the refund request. The refund request must be submitted to the CAO within twelve
(12) months of the date of payment of the Off-Site Levy.
8.7 Where the Off-Site Levy has been refunded in accordance with section 8.6, the Off-Site Levy
is no longer considered to have been imposed for collected or the purpose of the Act.
8.8 Should an Off-Site Levy not be collected for one or more categories of the bylaw (water, storm
or sewer) this will not constitute collection of all categories of the Off-Site Levies. Therefore,
imposition of other categories may be imposed in the future for any category not collected.
9.0 DEFAULT OF PAYMENT
9.1 If a person fails, neglects or refuses to pay an Off-Site Levy, the Town may:
a) commence proceedings in court of competent jurisdiction for payment of the Off-Site
Levy;
b) exercise on the security provided under the associated Development Agreement;
c) refuse to endorse a plan of subdivision or release a Development Permit; or
d) take any other steps available in law or equity for the failure, neglect or refusal to pay the
Off-Site Levy.
Elected Official Initial fs_Z. CAO Initial a )
Turner Valley Off-Site Levy Bylaw No. 22-1132 Page 4
10.0 OFF-SITE LEVY FUND
10.1 The CAO shall set up and maintain a separate fund for each grouping of facilities as provided
in Schedule 'A' in respect of which Off-Site Levies are paid.
10.2 Off-Site Levies shall be kept separate from the Town's general account.
10.3 Off-Site Levies shall be invested in accordance with the Town's investment policy in force from
time to time.
11.0 DIVISION OF TOWN INTO AREAS
11.1 The Town is divided into 17 geographical areas as described in Schedule 'A' - Levy Areas.
11.2 Off-Site Levies will be imposed according to the geographical areas as shown in Schedule 'B'.
12.0 DETERMINATION OF THE LEVIES
12.1 Off-Site Levies for each of the geographical areas as shown in Schedule 'A' shall be as shown
in Schedule 'C'.
12.2 Notwithstanding clause 12.1, Off-Site Levies in respect of sanitary and water as identified in
Schedule 'A' will only be imposed against land if the subdivision or development's proposed ,
servicing uses these facilities.
13.0 INFORMATION ON REQUEST
13.1 The Town shall disclose upon request full information regarding Off-Site Levy costs and
payments.
14.0 YEARLY REPORT TO COUNCIL
14.1 No less than once in each calendar year, the CAO shall provide a report to Council detailing all
Off-Site Levies imposed under this bylaw, including collections and expenditures during the
previous calendar year, Off-Site Levy fund balances at the end of the previous calendar year,
anticipated expenditures during the current calendar year, and any required borrowing required
to fund those anticipated expenditures.
15.0 GENERAL PROVISIONS AND COMING INTO FORCE
15.1 If any term, clause or condition of this bylaw or application thereof is found to be invalid or
unenforceable, the remainder of the bylaw or the application of such term, clause or condition
shall not be affected and shall remain in force and effect.
15.2 This bylaw repeals Bylaw No. 04-880 in its entirety and all amendments thereto.
15.3 This bylaw shall come into force and effect on the date of third and final reading.
READ A FIRST TIME on the 7" day of September, 2022
AND ADVERTISED on the Town of Turner Valley website, posted on the 30 day of
September, 2022 AND in the Okotoks Western Wheel on the 5" day of October, 2022
A PUBLIC HEARING was held in accordance with section 230 of the Municipal Government
Act on the 19" day of October, 2022
Turner Valley Off-Site Levy Bylaw No, 22-1132 Page
READ A SECOND TIME on the 7" day of December, 2022
READ A THIRD AND FINAL TIME on the 7" day of December, 2022
Va - Chief Administrative Officer
Turner Valley Off-Site Levy Bylaw No. 22-1132 Page 6
SCHEDULE 'A'
Levy Areas
Table 1: 20 to 30-year Development Areas
Abbreviation Development Acres | Hectares |
Central Business
Decalta Commercial
Dunham #1 ee ee
Dunham #2 |
Everwood Phase 2 39.07 15.81
Gateways East 70.40 28.49
Gateways West 120.17 48.63
Main Street Commercial
/ ROU Royal Oak
a 108.16 |
Table 2: Future Development Areas (Timing Unknown)
Abbreviation Development | Acres (| 'Hectares
21.65
19.64
a ee Decalta Industrial 28.02 11.34
Lower Bailey Ridge 35.54 14.38
Okalta #1 28.68 11.64
Okalta #2 30.13 12.19
Southwest 42.22 17.09
Toth Pc 88.32
Elected Official Initial MY CA CAO Initial ( . i
Turner Valley Off-Site Levy Bylaw No. 22-1132 Page 7
SCHEDULE 'B'
Total Common, Water, Wastewater and Stormwater Off-Site Levy
Common Off-Site Levies
Estimated Capacity :
Development ; Capital ($) Levy/
Pret Abbreviation Capital Cost for Future ad Hectare
(Town share) Future
Westend Lagoon '
Treated Storage
Water Off-Site Levies
Estimated ' .
' Development ; Capacity | Capital ($) Levy/
Project Abbreviation pa for Future Future Hectare
North Feeder Main RO ee | $353,000 | 16.5% | $58,245 $9,101
Royalite River Crossing | GWE, GWW,
& PR\ $380,00 80.8% $307,040 77.12 $3,981
SW, GWW,
Souimest Water Trunk GWE,LBR, | $712,000 | 100% | $712,000 | 14034 | $5,073
ain
CA, OK2
Okalta Main west of SW, GWW,
Turner Gate and West GWE, LBR, $672,000 100% $672,000 | 140.34 | $4,788
River Crossing CA, OK2
Imperial Drive Upgrade | CW. GWE, | geng ooo | 85.5% | $689,130 | 10859 | $6,346
LBR, SW
Wastewater Off-Site Levies
Development oe t Capacity | Capital ($) Levy/
Abbreviation et Pe for Future Future Hectare
Anderson Crescent
Gravife Mean Ueansde DH2, RO $196,000 11.9% $23,324 $7,358
North Sewage Lift DH1, DH2, RO, '
Nor SevogeL seoizeo | 137% | ste $6.84
Main Street Gravity DH1, DH2, RO, '
Sunset Blvd Gravity DH1, DH2, RO,
Elected Official Initial Vi = CAO Initial (2
WA
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Turner Valley Off-Site Levy Bylaw No, 22-1132 Page 8
Wastewater Off-Site Levies (con't)
Development pai t Capacity | Capital ($) Levy/
Abbreviation SL le OSt | for Future Future Hectare
own share
Calkins Place Gravity OK1, OK2, CA,
Main, Lift Station, SW, DC, EV, $711,085 91.2% $648,510 90.37 $7,176
Forcemain LBR
Kennedy Drive Gravity EV, ABR, IN,
OK2, CA, CB, $282,000 74.1% $208,962 90.37 $2,312
Main Upgrade SW. DI DC
CB, LBR, EV,
Sunset Blvd Gravity Dri, Die, RO,
; MSC, TS, OK1, $682,000 44.2% $301,444 105.60 $2,855
Main Upgrade OK2. CA. SW
DC, DI
Royalite Way Gravity GWw $134,000 100% | $134,000 | 48.63 | $2,755
Main Upgrade
ae sauage Lin $199,000 100% | $199,000 | 48,63 | $4,092
Southwest Sanitary SW, LBR $291,000 100% | $291,000 | 31.47 | $9,247 .
River Crossing
Stormwater Off-Site Levies
Development Posey aoe Capacity | Capital ($) Levy/
Abbreviation ae OSt | for Future Future Hectare
own share
Valley Trail (Hwy 22) '
Siam aly Uncrate MSC, TS $745,000 54% $148,230 5.36 $27,655
Main Street Storm Main | vsc ts | $840,000 $45,360 $8,463
Upgrade
Elected Official Initial LZ CAO Initial Qa,
Turner Valley Off-Site Levy Bylaw No. 22-1132 Page 9
SCHEDULE 'C'
Summary of Common and Site-Specific Off-Site Levy
By Development per Hectare
. se: Total per
Abbreviation Development Comnge Site Specific Hectare
($/ha) ($/ha) giha
Central Business $19,740 $5,167 $24,907
Decalta Commercial $19,740 $12,343 $32,083
Duna - 099 [$19,740 | $20,f0r | $a8.84
Dunham #2 $19,740 $36,462 $56,202
Everwood Phase 2 15.81 $19,740 $12,343 $32,083
Gateways East 28.49 $19,740 $20,188 $39,928
Gateways West 48.63 $19,740 $27,035 $46,775
Main Street Commercial $19,740 $65,222 $84,962
RO _| Royal Oak $19,740 $36,462 $56,202
73 si9740_| $9687 | $89427
22
DI | Decata nds TE $5187
Lower Bailey Ridge 14.38 $41,778
ora 118 $12.98
Oka 12.9 $70,204
Southwest 17.09 $97.79
* Common Levy for the Westend Lagoon project will be applied to the first 66 hectares to be developed
Elected Oficial Initial BL CAO Initial a)
Turner Valley Off-Site Levy Bylaw No. 22-1132 Page 10
SCHEDULE 'D'
Reference Documents
Town of Turner Valley Offsite Levies Background Document
Town of 4
Turner Valley
an Englobe company back fo Natur
Draft Report for:
TOWN OF TURNER VALLEY
OFF-SITE LEVIES BACKGROUND DOCUMENT
Date: August 22, 2022
Project Number: 2370-155-00
Proud of Our Past... Building the Future
www.mpe.ca
Town of Turner Valley Off-Site Levies Background Document
CORPORATE AUTHORIZATION
This report has been prepared by MPE Engineering Ltd. under authorization of the Town of Turner Valley.
The material in this report represents the best judgment of MPE Engineering Ltd. given the available
information. Any use that a third party makes of this report, or reliance on or decisions made based upon .
it is the responsibility of the third party. MPE Engineering Ltd. accepts no responsibility for damages, if '
any, suffered by a third party as a result of decisions made or actions taken based upon this report.
Should any questions arise regarding content of this report, please contact the undersigned.
MPE ENGINEERING LTD.
Professional Stamp
Professional Seal Corporate Permit
Gur) |
Town of Turner Valley Off-Site Levies Background Document
TABLE OF CONTENTS
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5.2 PROJECT: NORTH SEWAGE LIFT STATION UPGRADE ......csesesscceeeseneeeeceeseeeeseceecuececseaeeeecessaseecesssrecessareeeecssesesesssseaeeee bd
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5.6 PROJECT: KENNEDY DRIVE GRAVITY MAIN UPGRADE TO 300 MM, MH 9 TO 6....ccssceeesssteeceessseeccsseeescsssseeecsssseeessssseteee bo
5.7 PROJECT: SUNSET BLVD GRAVITY MAIN UPGRADE, MH 6 TO MH 2..........sccccessssscesesssnscessssccesessnceescssacssssssseesesststtnaree bo
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6.4 PROJECT: OKALTA MAIN WEST OF TURNER GATE AND WEST RIVER CROSSING ........ccccecssessseeeseesesecessstseeeesesecsecsssesssesssss b
6.5 PROJECT: IMPERIAL DRIVE UPGRADE -- EAST OF KANA VILLAS TO BAILEY RIDGE RIVER CROSSING .......ccccssseecceseeeeeeessssseessee b7
7.4. PROJECT: VALLEY TRAIL (HWY 22) STORM MAIN URGRADE wiccsescesrsrcavsescssssconsxorcannrsrencavonammvernnnarreenavensL9
7.2. PROJECTS MAIN STREET-STORM MAIN-UPGRADE ssissssssccvssizeveseosecasenavescescainvaseneneniarmcmnmnniannasveinn lO
APPENDICES
Appendix A: Figures
Town of Turner Valley Off-Site Levies Background Document
TABLES
Table 1: 25-year Residential Growth
Table 2: 20 to 30-year Development Areas
Table 3: Future Development Areas (Timing Unknown)
Table 4: 2004 Levy projects
Table 5: Town Sewage Contributing Zones
Table 6: Levy Summary
Town of Turner Valley Off-Site Levies Background Document
1.0 INTRODUCTION
1.1 Overview
The Town of Turner Valley (Town) retained MPE Engineering Ltd. (MPE) to develop an off-site levy for the
Town. An Off-Site Levy Bylaw allows for new development to be charged an appropriate rate for the cost
of infrastructure which is not located directly on their development site or that is oversized for future
development. This allows the Town to recover the costs associated with impacts of development for
infrastructure.
The existing Town of Turner Valley Off-site Levy Bylaw No. 04-880 is currently in effect until a new off-site
levy bylaw is passed by Council or is withdrawn completely. This report serves to provide the background
documentation to establish a new bylaw to be passed by Council.
1.2 Legislation
Off-site Levies are governed through the Municipal Government Act, RSA 20000, Chapter M-26, Section
648 as follows:
"(1.1) For the purposes referred to in subsections (2) and (2.1), a council may by bylaw
(a) Provide for the imposition and payment of a levy in respect of land that is to be developed or
subdivided, and
(b) Authorize an agreement to be entered into in respect of the payment of the levy."
"(2) 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.1) 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)
(2.1) 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) new or expanded community recreation facilities;
(b) new or expanded fire hall facilities;
(c) new or expanded police station facilities;
(d) new or expanded libraries."
1.3 Town Levies
For the purposes of the Town of Turner Valley, a review of the Water, Wastewater and Stormwater
infrastructure was completed with regards to the new developments. Documentation to support
Gare) :
Town of Turner Valley Off-Site Levies Background Document
transportation and recreation facilities is not readily available at this time to justify an off-site levy;
however, may be reviewed and implemented in future off-site levy bylaws.
The infrastructure projects throughout the Town have been reviewed to determine the application of:
e "site-specific" levies: referring to a component of infrastructure that is specific to a particular
subdivision and only benefits a certain development(s).
e "common" levies: referring to a component of infrastructure that benefits the entire community
resulting in a portion of the costs to be applied between the benefitting development in addition
to the Town that benefits the existing community.
New developments would be subject to all common levies, whereas site-specific levies would only be
applied to infrastructure that supports the new development.
Gre >
Town of Turner Valley Off-Site Levies Background Document
2.0 TOWN DEVELOPMENT
The Turner Valley was initially incorporated as a village on February 23, 1920 and subsequently
incorporated as a town on September 1, 1977. Due to the proximity of the Town of Black Diamond, there
are several ties (infrastructure, economic and social) throughout the communities which has led to an
amalgamation which will occur on January 1, 2023.
The intent is to pass individual off-site levy bylaws within each of the Towns prior to the amalgamation
which would apply to the existing boundaries for each community. For the purposes of the Town of Turner
Valley, off-site levies when referring to "the town" means the developments within the existing Town of
Turner Valley Town limits prior to amalgamation.
In May 2016, Turner Valley and Black Diamond commissioned a Joint Growth Strategy (JGS) for both
Towns, as prepared by O2 Planning & Design Inc., Coriolis Consulting Corp., Urban Systems and MPE
Engineering Ltd. The study reviewed several growth scenarios based on population and development
capacity and a vision for the future. This document has been used as supporting documentation to
determine future growth rates.
24 Turner Valley Growth
Population trends were reviewed in the JGS looking at both a low and high rate of growth. With a Turner
Valley 2015 population of 2,511 (2015 municipal census), the forecast for the Town was between 9,500
and 12,800 by 2075. Federal census results showed a population of 2,559 in 2016 with an increase to
2,611 in 2021.
For the purposes of the Off-site Levy, projections were reviewed over a 25-year period up to 2047. Based
on the JGS projections, approximately 66 Hectares of residential land would be required in the next 25
years to support growth as shown in Table 1.
Table 1: 25-year Residential Growth
. Population | People | Additional | Units/
veer onan | Growth Growth /Unit Res Units Acre
zou] 2611 | | | | f{ {| Jf
2035 | _3,689 1,078
2047 | _ 4,818 2.25% 1,129
rota] | | tom S| | lt | 3.0 | 66.0
2.2 Developable Areas
In review of the land within the Town boundaries, the JGS identified 263.9 acres (257.5 acres for
residential, 6.4 acres for commercial) of land available for urban development. While the areas with higher
potential to develop were identified in the JGS there are additional areas that have been identified within
the Town boundaries where development may have the potential to occur.
Gr ;
Town of Turner Valley Off-Site Levies Background Document
Through discussions with the Town, several potential developable areas were identified and are illustrated
on Drawing 1 in Appendix A. As the land area is significantly higher than the projected growth identified
above the areas were reviewed to determine which areas are more likely to develop within the next 20 to
30 years. This is based on proximity to existing infrastructure. While certain areas were identified as more
likely to develop, this does not preclude other areas from development.
Table 2: 20 to 30 year Development Areas
Abbreviation | Development Hectares Pevelapalile Povelapable
Acres Hectares
| | snes | 68 | 278 | = | oe | oar
Business
Decalta
DC . 721 2.92 L201 2.92
Commercial
Dunham#t | 245 [| 099 | - | 245 =| 0.99 |
Dunham#2_| 2.62 | 106 [| - | 262 | 106 |
EV Rvenwone 39.07 15.81 39.07 15.81 '|
Phase 2
East
West
MSC Sia Bie 5.54 2.24 5.54 2.24
Commercial
| RO {| RoyalOak | 5.22 | 242 | - | 5.21 | t
| TS | TownSquare | 7.72 | 3.42 | - | 77a | 8.2
| total =| 2067.27 | 108.16 | - | __ 267.27 108.16 |
Table 3: Future Development Areas (Timing Unknown)
Aweaulstion | Deveiboment Gross Gross Developable Developable
Acres Hectares Acres Hectares
2165 | 876 | - | 21.65
19.64 | 7.95 | - | 19.64
Reualks 28.02 11.34 28.02 11.34
Industrial
LBR LowerBailey | 4449 17.98 20% 35.54 14.38
Ridge
Okalta #1 35.85 14.51 28.68 11.61
Okalta #2 37.66 15.24 30.13 12.19
Southwest 52.78 21.36 42.22 17.09
| total =| S| 240.03 | 97.14 | (| __ 205.88 83.32
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Town of Turner Valley Off-Site Levies Background Document
Where Environmental Reserves (ER) have been identified throughout the Town, they have not been
included in the development areas noted in Tables 2 and 3. For new developments, it is anticipated that
future ERs will be designated; however, the exact areas are unknown at this time. Prior to development
an Environmental Impact Assessment Study is recommended to be completed to identify any ERs on the
proposed development property. This study should be completed as part of the Land Use designation
stage.
Given that Sheep River crosses through the Town, it is anticipated that several areas will likely have ER
areas identified, particularly on those developments that are adjacent to the River including Okalta #1 and
#2, Southwest, and Lower Bailey Ridge. For the purposes of the off-site levies, it is estimated that
approximately 20% of the land will be designated as ERs. Off-site levies are not proposed to be applied to
the ER lands.
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Town of Turner Valley Off-Site Levies Background Document
3.0 CALCULATION OF LEVIES
Levies are generally determined by dividing the capital cost of a particular project by a benefitting area.
The capital costs may be associated with future projects that will be needed for advancing development
within the Town or may already have been constructed and cost accrued on projects that benefit future
development.
The capital costs within this document have been determined in several ways. As some of the projects :
have already been constructed, the actual costs to complete the project have been identified.
In determining future projects, several documents have been used to identify those projects that benefit
future development including various Area Structure Plans, Servicing Documents and the Town
Infrastructure Management Plan. Where project costs were identified within the documents, they have
been evaluated and updated using 2022 numbers based on recent tenders and updated supplier costs
where available. A 20% contingency and 15% engineering has been applied to each project to account for
fluctuations in costs.
No grant funding or inflation costs have been added for future projects. Where grant funding is obtained,
the Town will determine the allocation that may be applied to a benefitting project depending on the
grant obtained.
In the case where project costs have not been reviewed in the various documents since the 2004 bylaw,
such as for the treated water reservoir, an inflation rate has been used based on the recorded historical
inflation rates for Canada (www.rateinflation.com/inflation-rate/canada-historica-inflation-rate/).
3.1 Collection of Levies
Several of the projects identified in the 2004 bylaw have been completed while others are proposed to
be carried over to the latest revision of the off-site levies. The Town previously collected levies for Water,
Sanitary and Transportation. Table 4 lists the water and sanitary projects from 2004 and their status.
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Town of Turner Valley Off-Site Levies Background Document
Table 4: 2004 Levy projects
2004 Estimated neglecta
Capital Cost carry over into
new bylaw
[Raw WaterReservoir | Constructed 2006-2008 [$2,358,500 | --No_
North Exploratory Well & Complete
DecomnisionOuels on oe
Raw Water Infiltration Gallery Raw Water $447,300
en
SRRUC no longer Town
(future)
Een A a
Expansion
Pumping oremmamsssy" [ne fe |
Pumping, Forcemain (1995)
[Dunham WaterTrunk | $325,500 | NY
[Southeast WaterTrunkMain | $255,050 | Ves
[Okalta Sanitary Trunk System | $939,750 | Ves
Where levy dollars collected under the 2004 bylaw for projects which are no longer considered required
(Raw Water Infiltration Gallery and Water Treatment Plant Upgrade (future)) due to Common Water
servicing now provided through the Sheer River Regional Utility Corporation (SRRUC), amounts collected
will be applied to future source water and water treatment projects as identified moving forward through
SRRUC.
Developments that have been completed since 2004 are now considered to be part of the existing Town
population and area and those levies collected will be applied to the projects identified as part of the
Town applicable costs for the project.
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Town of Turner Valley Off-Site Levies Background Document
4.0 COMMON LEVIES
Infrastructure capital projects that have the potential to impact the entire Town including the existing
population in addition to new and future developable areas were reviewed.
4.1 Project: Westend Lagoon Upgrades
Description and Cost:
The Westend Regional Sewage Services Commission (WRSSC) owns and operates the lagoon system for
treatment of wastewater from the Towns of Turner Valley and Black Diamond. To meet new effluent
requirements required by Alberta Environment and Parks (AEP) and to provide additional capacity for the
continuously growing communities, upgrades will be occurring to the system in 2022/2023 at an
estimated cost of $17,340,000.Grant funding in the amount of $12,715,422 has been secured with an
amount of $4,624,578 to be funded through the municipalities. The proposed upgrades are designed for
a calculated population of 10,649 assuming a current population of 5,341 (Turner Valley: 2,611, Black
Diamond: 2,730) or 50.15% of the projected population. The remaining 49.85% or $2,303,040 would be
split between the two municipalities with Turner Valley's portion being $1,151,520.
Estimated Capital Capacity | Capital ($) | Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$1,151,520 100% $1,151,520 %100 $1,151,520 $11,894
Benefiting Areas:
The benefiting area for this improvement is approximately 96.8 hectares of future development, excluding
ER, in addition to the existing Town population. The area is based on the population that may be serviced
through the upgrade.
4.2 Project: Treated Water Reservoir
Description and Cost:
The volume of storage currently available to the Town of Turner Valley is 500,000 Igal from a single
concrete reservoir on the west side of Town. To accommodate future development, an additional
500,000 Igal of reservoir storage was estimated to cost $710,000 in 2002 (IMP, 2006). This upgrade would
be anticipated once a population of 3,730 is reached (IMP 2015). Based on an inflation rate of 1.85% since
2002, the anticipated cost for this project is $1,005,815.
Estimated Capital Capacity Capital ($) Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$1,005,815 100% $1,005,815 100% $1,005,815 $7,846 |
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Town of Turner Valley Off-Site Levies Background Document
Benefiting Areas:
The benefiting area for this improvement is future development as the existing reservoir can support the
existing community. The proposed new reservoir would be able to support 128.2 hectares which would
be beyond the 20 to 30-year time frame.
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Town of Turner Valley Off-Site Levies Background Document
5.0 WASTEWATER LEVIES
The Town of Turner Valley is divided into several sewage zones, as identified in the 2015 IMP. With each
new development, the sewage contributing zone areas will be adjusted to accommodate the new
developments. Where the new site-specific infrastructure benefits an existing sewage zone, this has been
reflected in the levies which assigns a portion of the infrastructure costs to the Town. Table 5 reflects the
existing zones in Town and the projected zones within the community.
Table 5: Town Sewage Contributing Zones
Abbreviation : Sewage Zones : Zones
aaron | ects | ora | Aree | Wace | ra] Aros | wots |
Total Total
| Zonea | 90.69 | 36.70 | 100 | N/A | N/A | N/A| 9069 | 36.70 |
*Existing Sewage Zones based on IMP 2015
The individual wastewater capital projects are discussed in the following sections and are illustrated on
Drawing 2 in Appendix A.
5.L Project: Anderson Crescent Gravity Main Upgrade to 250 mm
Description and Cost:
Based on the projected population increase of 535 (IMP, 2015) in Zone 2 of the Town's sanitary system,
the pipe section between Dunham Lane and Anderson Crescent will need to be increased from 200 mm
toa 250 mm pipe. This section is 150 m in length and is located in a grassed utility right-of-way and through
a portion of a graveled laneway.
The estimated cost in 2022 dollars is $196,000 with engineering and contingency, but without GST. The
percentage of the capital to be recovered in the offsite levies has been determined at 11.9%. This takes
into account the existing Zone 2 sewage contributing area (26.62 hectares). No grant funding is assumed
to be available.
Town of Turner Valley Off-Site Levies Background Document
Estimated Capital Town Share After Grant Capacity Capital ($) Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$196,000 100% $196,000 11.9% $23,324 $7,358
Benefiting Areas:
Future sewage contribution and benefitting areas for this upgrade includes Royal Oak (RO) and
Dunham #2 (DH2). The total developable area is 3.17 hectares.
5.2 Project: North Sewage Lift Station Upgrade
Description and Cost:
The North Lift Station was upgraded in 2015 to increase the capacity to a population of 1,500 with a
portion of the costs being grant funded. Upgrades included refurbishing the wetwell, installing a
permanent bypass, Electrical and SCADA upgrades, replacement of piping and upgrading of pumps.
The total capital cost was $901,750, of which the Town paid one third. The Lift Station prior to the upgrade
was at capacity with the calculated population of 876.
The percentage of the capital to be recovered in the offsite levies has been determined at 13.7%. This
takes into account sewage contributing areas Zones 1, 2 and 7 (46.73 hectares).
Capital Town Share After Grant Capacity Capital ($) Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$901,750 $300,583 13.7% $41,180 $6,434
Benefiting Areas:
Future areas contributing sewage to the North Lift Station and benefitting from the upgrades include
Royal Oak (RO), Dunham #1 (DH1), Dunham #2 (DH2) and the Main Street Commercial (MSC) area. The
total developable area is 6.4 hectares.
5:3 Project: Main Street Gravity Main Upgrade, MH 24 to 20
Description and Cost:
With an increase of equivalent population of 692 (IMP, 2015), the downstream sanitary gravity main
between manholes 24 to 20 will need to be increased from a 250 mm to 300 mm pipe for 190 m.
The total estimated capital cost in 2022 dollars is $395,000 with engineering and contingency, but without
GST. As this main services contributing Zones of 1, 2, 3, and 7 (80.24 Hectares), the percentage of the
capital to be recovered in the offsite levies has been determined at 11.9%. No grant funding is assumed
to be available.
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Town of Turner Valley Off-Site Levies Background Document
Estimated Capital Town Share After Grant Capacity Capital ($) Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$395,000 100% $395,000 11.9% $47,005 $4,937
Benefiting Areas:
Future areas contributing sewage to the main on Main Street which benefit from this upgrade includes
RO, DH1, DH2, MSC and the Town Square (TS) area. The total developable area is 9.52 Hectares.
5.4 Project: Sunset Blvd Gravity Main Upgrade, MH 20 to 6
Description and Cost: ;
With an increase of population of 692 (IMP 2015), the downstream main between manholes 20 and 6 will
need to be increased from a 250 mm to 300 mm pipe for 400 m.
The total estimated capital cost in 2022 dollars is $679,000 with engineering and contingency, but without
GST. As this main will continue to service contributing Zones of 1, 2, 3, 4 and 7 (116.94 Hectares), the
percentage of the capital to be recovered in the offsite levies has been determined at 8.1%. No grant
funding is assumed to be available.
Estimated Capital Town Share After Grant Capacity Capital (S) Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$679,000 100% $679,000 $54,999 $5,777
Benefiting Areas:
Future areas contributing sewage and benefitting from the upgraded main include RO, DH1, DH2, MSC
and TS. The total developable area is 9.52 Hectares.
5.5 Project: Calkins Place Gravity Main, Lift Station, Forcemain
Description and Cost:
The Calkins Place Gravity Main, Lift Station and Forcemain was built for a population of 2,000 in 2008
assuming the development of the Okalta/Southwest Area would develop. This project was 66% funded
through grants with the Town paying one third.
This infrastructure is currently only servicing the small population located on Calkins Place and the Water
Treatment Plant; however, would also service sewage zones 8, 8A and 8B (99.09 Hectares) in the future,
the percentage of the capital to be recovered in the offsite levies has been determined at 91.2%.
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Town of Turner Valley Off-Site Levies Background Document
Capital Town Share After Grant Capacity Capital ($) Levy per
Cost for Future for Future Hectare
Percent (%) Balance (S)
$2,154,804 $711,085 91.2% $648,510 $7,176
Benefiting Areas:
Future areas contributing sewage to and benefitting from the completed works includes Everwood
Phase 2 (EV), Okalta #1 (OK1), Okalta #2 (OK2), Cannon (CA), Southwest(SW), Lower Bailey Ridge (LBR)
and Decalta Commercial (DC). The total developable area is 90.37 hectares.
5.6 Project: Kennedy Drive Gravity Main Upgrade to 300 mm, MH 9 to 6
Description and Cost:
Future areas contributing sewage into the Kenndy Drive sanitary main includes Everwood Phase 2, Okalta
#1, Okalta #2, Cannon, Southwest, Decalta Commercial and Industrial, Lower Bailey Ridge and the existing
Calkins Place subdivision. The Calkins Place Lift Station and Forcemain discharge into the Kennedy Drive
gravity sewer main, and based on the additional projected population of 2,000, will require an upgrade
from 250 mm to 300 mm (IMP, 2015). Sewage Zones that would be serviced include 5, 8, 8A and 8b
(121.97 hectares). The total estimated capital costs in 2022 dollars is $282,000 with engineering and
contingency, but without GST. As this infrastructure is only currently servicing the small commercial
population located on Kennedy Drive and on Calkins Place, the percentage of the capital to be recovered
in the offsite levies has been determined at 74.1%. No grant funding is assumed to be available.
Estimated Capital Town Share After Grant Capacity Capital (S$) Levy per
Cost Percent (%) | Balance ($) for Future for Future Hectare
$282,000 100% $282,000 74.1% $208,962 $2,312
Benefiting Areas:
The benefiting areas for this upgrade include EV, OK1, OK2, CA, Decalta Industrial (DI), Central Business
(CB), LBR and SW. The total developable area is 90.37 hectares.
5.7 Project: Sunset Blvd Gravity Main Upgrade, MH 6 to MH 2
Description and Cost:
The Sunset Boulevard gravity main is the trunk main for the sewage collection system to all sewage on
the west of the Sheep River (Sewage Zones 1, 2, 3, 4, 5, 7, 8, 8A & 8B -- 238.91 hectares). With the addition
of the future developable areas, the 250 mm diameter section between MH 6 and MH 3 will require
upgrades to a 300 mm diameter pipe and MH 3 to MH 2 will require upgrades to a 375 mm pipe for an
increased serviceable population of 5,857 (IMP, 2015). The total estimated capital cost for this upgrade is
$682,000 in 2022 dollars with engineering and contingency, but without GST. The percentage of the
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Town of Turner Valley Off-Site Levies Background Document
capital to be recovered in the offsite levies has been determined at 44.2%. No grant funding is assumed
to be available.
Estimated Capital Town Share After Grant Capacity Capital ($) Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$682,000 100% $682,000 44.2% $301,444 $2,855
Benefiting Areas:
The benefiting areas for this upgrade include EV, OK1, OK2, CA, DI, DC, TS, CB, MSC, DH1, DH2, RO, LBR
and SW. The total developable area is 105.60 hectares.
5.8 Project: Royalite Way Gravity Main Upgrade
Description and Cost:
The Gateways of Turner Valley has a total developable area of 77.12 hectares. For the purposes of the
off-site levies, the future subdivision has been divided into the Gateways West, consisting of
48.63 hectares and Gateways East, consisting of 28.49 hectares. In 2008, the Town upgraded the existing
150 mm Royalite Way sanitary sewer to 250 mm to accommodate the future sewage contribution from
the Gateways West area. The project upsizing costs in 2008 was $134,000. By upgrading the main to
250mm, the population capacity was increased by 815. This main services sewage Zone 6
(66.98 hectares). The Royalite Way sewer main was replaced as part of the ongoing infrastructure
replacement program. 100% of the upgrade costs is directly related to future development. There were
no grants available for this project.
Capital Town Share After Grant Capacity Capital ($) Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$134,000 100% $134,000 100% $134,000 $2,755
Benefiting Areas:
The benefiting area for this upgrade Gateways of Turner Valley West (GWW). The total developable area
is 48.63 hectares
5.9 Project: Royalite Sewage Lift Station Upgrade
Description and Cost:
The Gateways of Turner Valley has a total developable area of 77.12 hectares. For the purposes of the
off-site levies, the future subdivision has been divided into Gateways West, consisting of 48.63 hectares,
and Gateways East, consisting of 28.49 hectares. The Royalite Lift Station currently services a population
of 375 from the Diamond Valley Villas, Kana Villas, Bailey Ridge and Royalite areas (Zone 6 --
66.98 hectares). The Lift Station wet well was built to accommodate an ultimate population of 1,275, with
the pumping staged to service a 460 population with 3 hp pumps and allowing for upgrading the pumps
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Town of Turner Valley Off-Site Levies Background Document
to 7.5 hp to service the ultimate population. The total capital cost to upgrade the pumps is $175,000 in
2015 dollars with engineering and contingency (IMP, 2015), but without GST. Using an inflation rate of
1.85% per year cost upgrade is $199,000 in 2022 dollars. The percentage of the capital to be recovered in
the offsite levies has been determined at 100%. No grant funding is assumed.
Estimated Capital Town Share After Grant Capacity Capital (S$) Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$199,000 100% $199,000 100% $199,000 $4,092
Benefiting Areas:
The benefiting area for this upgrade is Gateways of Turner Valley West (GWW). The total developable
area is 48.63 hectares.
5.10 Project: Southwest Sanitary River Crossing
Description and Cost:
The Cuffling Flats Sanitary River Crossing system includes a siphon which is proposed to be installed under
the Sheep River in the undeveloped road right-of-way between Cuffling Flats and the Calkins Place. This
will service the Southwest (17.09 hectares) and Lower Bailey Ridge (14.38 hectares). The siphon will
discharge into the Calkins Place gravity system and lift station. The total estimated cost for this
improvement in 2022 dollars is $291,000 with engineering and contingency, but without GST. The capital
to be recovered through offsite levies has been determined at 100%. No grant funding is assumed to be
available.
Estimated Capital Town Share After Grant Capacity Capital (S) Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$291,000 100% $291,000 100% $291,000 $9,247
Benefiting Areas:
The benefiting areas for this improvement is SW and LBR. The total developable area is 31.47 hectares.
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Town of Turner Valley Off-Site Levies Background Document
6.0 WATER LEVIES
The Town of Turner Valley water distribution is fed from the treated reservoirs on the west side of Town
which is gravity fed throughout the Town. To service new developments several distribution projects have
been identified as detailed in the following sections.
The individual water capital projects are discussed in the following sections and are illustrated on
Drawing 3 in Appendix A.
6.1 Project: North Feeder Main
Description and Cost:
The North Feeder Main extends from the Treated Water Reservoir northeast to Dunham Lane. The Main
is required to improve fire flows in the Dunham area, plus the existing commercial core and existing school
(38.81 hectares). Constructed in 2004 at a total estimated capital cost of $353,000, no grants were
available.
Capital Town Share After Grant Capacity Capital ($) Levy per
Cost Percent (%) Balance ($) for Future For Future Hectare
$353,000 100% $353,000 16.5% $58,245 $9,101
Benefiting Areas:
The benefiting areas for this upgrade include DH1, DH2, RO, and MSC. The total developable area is
6.4 hectares.
6.2 Project: Royalite River Crossing & PRV
Description and Cost:
This work was constructed in 2004 to increase the flows to the south side of Turner Valley and provide for
future developments. This also provides additional flow capacity for Bailey Ridge, Royalite, and the Villas
(18.35 hectares). The total capital cost for this improvement in 2005 dollars is $380,000, and the recovery
through off-site levies has been determined at 80.8%. No grant funding was available.
Capital Town Share After Grant Capacity Capital (S) Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$380,000 100% $380,000 80.8% $307,040 $3,981
Benefiting Areas:
The benefiting areas for this upgrade include Gateways of Turner Valley (GWW & GWE). The total
developable area is 77.12 hectares.
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Town of Turner Valley Off-Site Levies Background Document
6.3 Project: Southwest Water Trunk Main
Description and Cost:
This proposed trunk main will provide the water servicing capacity for the Southwest developable lands.
The trunk main would also provide future additional looping and flow capacity for Gateways. Proposed
work includes connection to the existing water at Bailey Ridge and 150 mm, 200 mm and 250 mm water
distribution to the area (MPE 2014). The total estimated capital cost for this improvement in 2022 dollars
is $712,000 with engineering and contingency, but without GST. The recovery through offsite levies has
been determined at 100%. No grant funding is assumed to be available.
Estimated Capital Town Share After Grant Capacity Capital (S$) Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$712,000 100% $712,000 100% $712,000 $5,073
Benefiting Areas:
The benefiting areas for this improvement includes SW, LBR, OK2, CA, GWW and GWE. The total
developable area is 140.34 hectares.
6.4 Project: Okalta Main West of Turner Gate and West River Crossing
Description and Cost:
This proposed 250 mm diameter water main will be triggered by development in the Okalta #2 area. This
also provides additional looping and flow capacity for the Southwest and Gateways developable lands.
The total estimated capital cost for this improvement in 2022 dollars is $672,000 with engineering and
contingency, but without GST. The recovery through offsite levies has been determined at 100%. No grant
funding is assumed to be available.
Estimated Capital Town Share After Grant Capacity Capital ($) Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$672,000 100% $672,000 100% $672,000 $4,788
Benefiting Areas:
The benefiting areas for this improvement includes SW, LBR, OK2, CA, GWW and GWE. The total
developable area is 140.34 hectares.
6.5 Project: Imperial Drive Upgrade -- East of Kana Villas to Bailey Ridge River Crossing
Description and Cost:
This proposed 700 m, 250 mm diameter water main will replace the existing 150 mm water main. This
may be triggered by development in the Gateways (IMP, 2015). This also provides additional flow capacity
for Bailey Ridge, Royalite, and the Villas (18.35 hectares), the future Southwest and Lower Bailey Ridge
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Town of Turner Valley Off-Site Levies Background Document
developable areas. The total estimated capital cost for this improvement in 2022 dollars is $905,000 with
engineering and contingency, but without GST. The recovery through offsite levies has been determined
at 85.5% based on land percentage of existing over future growth area. No grant funding is assumed to
be available.
Estimated Capital Town Share After Grant Capacity Capital ($ Levy per
Cost Percent (%) Balance ($) for Future for Future Hectare
$806,000 100% $806,000 85.5% $689,130 $6,346 :
Benefiting Areas:
The benefiting areas for this upgrade includes LBR, SW, GWW and GWE. The total developable area is
108.59 hectares.
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Town of Turner Valley Off-Site Levies Background Document
7.0 STORMWATER LEVIES
The stormwater system in Turner Valley consists of a series of pipelines and outfalls to the Sheep River in
addition to overland drainage. Where new developments are proposed, pre-development conditions will
need to be maintained by the developer and reviewed during the development stage.
The individual stormwater capital projects are discussed in the following sections and are illustrated on
Drawing 4 in Appendix A.
7A Project: Valley Trail (HWY 22) Storm Main Upgrade
Description and Cost:
Valley Trail (HWY 22) requires the existing sewer pipe that varies 675 mm to 900 mm to be upsized to
1,200 mm from the four-way stop to the east outlet to the Sheep River (IMP 2015). Ideally the
recommended pipe size can be reduced by changing the depths and slopes of the existing line. However
due to possible conflicts with the pipeline crossings west of Madison Street and with sanitary and water
main crossings at the four-way stop, it was recommended that a 1,200 mm sewer be considered.
Estimated Capital Town Share After Grant Capacity Capital ($) Levy per
Cost Percent (%) Balance ($) for Future For Future Hectare
$2,745,000 100% $2,745,000 $148,230 $27,655
Benefiting Areas:
The benefiting areas for this upgrade include MSC and TS. The total developable area is 5.36 Hectares.
Ted Project: Main Street Storm Main Upgrade
Description and Cost:
Main Street (Sunset Boulevard to Edgar Avenue) requires the storm sewer to be replaced as the current
size is 300 mm. This section of main is very undersized for the catchment area that is directed to this
sewer. It is recommended that the line be increased to a 900 mm pipe from the four-way stop, north to
Edgar Avenue and then reduced in size to Royal Avenue. Total catchment area to the Sheep River is
99.38 hectares. The estimated budget for Main Street storm main replacement is $840,000 in 2022 dollars
with engineering and contingency, but without GST.
Estimated Capital Town Share After Grant Capacity Capital ($) Levy per
Cost Percent (%) Balance ($) for Future For Future Hectare
$840,000 100% $840,000 $45,360 $8,463
Benefiting Areas:
The benefiting areas for this upgrade include MSC and TS. The total developable area is 5.36 Hectares.
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Town of Turner Valley Off-Site Levies Background Document
8.0 SUMMARY
Levies have been determined based on the information provided in this report and are listed in Table 6.
Off-site levies should be reviewed and updated regularly as stipulated in the MGA and applied according
to the bylaw.
Table 6: Levy Summary
7 Common Site Specific Total Per
Central Business $19,740 $5,167 $24,907
DC Decalta 2.92 $19,740 $12,343 $32,083
Commercial
Dunham #1 | =---0.99 | $19,740 $29,104 $48,844
Dunham #2 $19,740 $36,462 $56,202
Everwood Phase 2 15.81 $19,740 $12,343 $32,083
Gateways East 28.49 $19,740 $20,188 $39,928
Gateways West 48.63 $19,740 $27,035 $46,775 |f
MSC Main Street 2.94 $19,740 $65,222 $84,962 |
Commercial
| RO _| Royal Oak $19,740 $36,462 $56,202
$19,740 $49,687 $69,427
| CAL [Calkins | 6 |B TB
$22,204
| DI__| Decalta Industrial 11.34 $5,167
Lower Bailey Ridge 14.38 $41,778
OK1 Okalta #1 11.61 $12,343
OK2 Okalta #2 12.19 $22,204
17.09 $37,797
* Common Levy for the Westend Lagoon project will be applied to the first 66 hectares to be developed.
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Town of Turner Valley Off-Site Levies Background Document
9.0 REFERENCES
Bylaw 92-642; Dunham Area Structure Plan, May 1992.
Bylaw 94-692; Okalta Area Structure Plan, prepared by the Calgary Regional Planning Commission and
Brisbin & Sentis Engineering Inc, on behalf of the Town of Turner Valley, April 1995.
IDP, 2002; Town of Black Diamond/Town of Turner Valley/M.D. of Foothills No. 31 Intermunicipal
Development Plan, Final Draft, February 2002.
Bylaw 04-880; Town of Turner Valley Off-site Levy Bylaw, August 2004.
MDP, 2004; Town of Turner Valley, Municipal Development Plan, September 20, 2004, Bylaw 04-891.
IMP, 2006; Town of Turner Valley Infrastructure Study Update (DRAFT update to 2006), prepared by MPE
Engineering Ltd., December 2002 (With Updates to June 2006).
PAL, 2007; The Gateways of Turner Valley Area Structure Plan, prepared by PAL Development Ltd., on
behalf of Turner Valley Gold and Country Club in associated with Kana Gateway Developments. Ltd.,
March 2007.
NOOR, 2010; Calkins place Area Redevelopment Plan, prepared by Noor Architects Planners, on behalf of
the Town of Turner Valley, August 2010.
MPE, 2014; Town of Turner Valley, Cuffling Flats: Water and Wastewater Servicing Study, prepared by
MPE Engineering Ltd., January 2014.
IMP, 2015; Town of Turner Valley 2015 Infrastructure Management Plan, prepared by MPE Engineering
Ltd., February 18, 2016.
Bylaw 16-1060; Okalta-Cuffling Flats Area Redevelopment Plan, prepared by WSP and MMM Group on
behalf of the Town of Turner Valley, October 2016.
er z
APPENDIX A
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