Bylaw No. 2177 amending Off-Site Levy Bylaw 2135 (replaces Schedule A)
Edson, Alberta
· No. 2177
· adopted 2016-03-15
· summary & facts
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Edson
TOWN OF EDSON BYLAW NO. 2177
|
A BYLAW TO AMEND "THE TOWN OF EDSON OFFSITE LEVY BYLAW" NO. 2135 AND
TO REPEAL BYLAW NO. 2147.
WHEREAS pursuant to the provisions of the Municipal Government Act, RSA 2000 Chapter
M-26 as amended or repealed and replaced from time to time, permits a Council to impose a
levy known as an Off-Site Levy in respect of land to be developed or subdivided within a
municipality's limits, and to authorize an Agreement to be entered into for payment of the
levy;
NOW THEREFORE the Municipal Council of the Town of Edson, duly assembled, hereby
enacts as follows:
1. That Bylaw No. 2135 is amended as follows: = ah
Schedule "A" of Bylaw No. 2135 be removed and replaced wit h the Rev ised S chedule
"A" as attached. ites | i?
2. That Bylaw No. 2195 issended as follows: te -
WSGREGUIEMB" of Bylaw No. 2485 be removed and replaced with thé|Révised Schedule
Bas attached. .
oe That Bylaw No. 213598741 ended as ws ae
| : Schedule "C" Of Bylaw I 5 be removed andifeple R Sched
. "C" as attache .
| Delete the wore e ol 5: . j
| ~m) "Offsite Infrastructure" shal ean Omponents and projects r ed to int
| Report, in relation to water facilities, sanitary sewer facilities, storm water facilities and
arterial roadways.
0) "Reports" mean:
i.) The Corvus Business Advisors Town of Edson Off-site Levy Rates Report
Version 3.0 dated July 4, 2013 (Schedule "C'" of this Bylaw);
ii.) The Municipal Servicing Plan Update prepared by AECOM dated December,
2011;
iii.) The Storm Water Management Plan prepared by AECOM date July, 2005; and |
iv.) The Off-Site Levy Rates -- Appendix A report prepared by AECOM dated May, |
2013. |
e
Page 2 of 2
| TOWN OF EDSON BYLAW NO. 2177
And replace with the wording as follows:
m) "Offsite Infrastructure" shall mean those components and projects referred to in the
Reports, in relation to water facilities, sanitary sewer facilities and arterial roadways.
| 0) "Reports" mean:
i.) The Town of Edson Offsite Levy Rate Update Version 3.0 dated February 1,
2016 (Schedule "C" of this Bylaw);
| ii.) The Municipal Servicing Plan Update prepared by AECOM dated December,
| 2011;
iii.) The Off-Site Levy Rates -- Appendix A report prepared by AECOM dated May,
2013.
5. That Bylaw No. 2147 is hereby repealed.
6. That this Bylaw shall take force and have effect upon final reac ing thereof. 4
READ a first time il "day of February A.D., 2016
| Y Mayor Greg Pasychny
aL oe i)
| _ Chief Administrative Officer, Miehael Derricott
|
| READ.a secon¢ oe my lay of
a< sS ------__
Chief Administrative Officer, Mickel Derricott
READ a third time and finally passed this 15" day March A.D., 2016
|
|
Mayor, Gre ychny |
Chief Adrfinistrative Officer, eal
|
|
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BYLAW NO. 2177 AMENDING BYLAW NO. 2135 -- SCHEDULE "B"
SUMMARY OF OFF-SITE LEVY RATES BY AREA
PAGE ONE OF THREE
1. AMOUNT OF LEVY
For land that is to be subdivided or developed, the amount of the levy per
hectare shall be as follows:
Pound | sa7eoe] = a7] $21,022,
12 | s7eoe] | a7] 821,022 |
| 13 | Sazeoe] | 3aa7] = | $21,022 |
| 2a | saeo6| = S347 | 821,022
| 22 | $47,606) S86] $3,4i7| | S:21,109 |
| 30 | $7,606] $47,593; $34i7| | 868,615,
| 4a | sazeoe| | 83,417] $21,022 |
42 | si7606] = | 83,47] | $21,022
43 | si7,606| S86| $3,417] - | $21,109 |
| 50 | $7,606] $47,593] $3,417|- S| $68,615 |
| 60 | $7,606/ $47,593] $3,417| | 868,615 |
| 70 | $7,606] $47,593] $3,417, - (868,615 |
| 80 | $7,606] S86] $3,4i7|_-- = | «$21,109 |
| 9a | $47,606| $47,593] $3,4i7|_-- = | 868,615 |
| 92 | Saveosf = | | 817,606 |
| 100 | ss sazeoo| | 83,47] | $21,022 |
| 110 | 7,606] S86] $3,417] - | $21,109 |
| 12a | $7606] $47,593|$3,417|_-- S| $68,615 |
| 122 | sa7606| S86] $3,417 - S| 'S:21,109
| 1230 | $a7606| $47,593] $3.47; - |S 868,615 |
13.1 | sazeoe| ss S86| $3,417| = S| S:21,109 |
| -132--| ---$a7,e06| a6 |- - -Saaa7[- | Std |
| 13:3 | sa7eo6| S86] $3,417) = S| ~----'S:21,1009 |
| 140 | $7606; S86/ $3,417/ S| $:21,109 |
150 | $17,606; S86] $3,417; - S| $21,100 |
| 160 | ----$7,606| --$47,506| $3,417; S| $68,529 |
| 170 | ss Sazeoe| = | 83,47] | S.2,022 |
_ 180 | saveos| = | 83,447] 8.2, 022 |
| 192 | sazeoe| | 83,417] 8.2, 022 |
| 192 | sazeoe| | 83,4a7] 8.2022 |
| 200 | sazeoo| | 83,417) | S.2,022 |
| 210 | Sa7eos{ = | atv = TS S:2,022) 39)
BYLAW NO. 2177 AMENDING BYLAW NO. 2135 -- SCHEDULE "B"
SUMMARY OF OFF-SITE LEVY RATES BY AREA
PAGE TWO OF THREE
AREA REF. | TRANSPORTATION | WATER SANITARY STORM TOTAL
# CHARGES CHARGES | CHARGES | CHARGES
$i7,606| = | 83,417, = | 8:21,022
$17,606 $47,593 $3,417; - | $68,615
$17,606 $3,417| = | _ $21,109
$17,606, - || 83,4171 = | 8:21,022
$i7606| = |S 83,417| = | 8:21,022
$17,606, = || 83,417, = | 8:21,022
$17,606, - | 83,417, = | 821,022
$17,606| - | $37,195] = | $54,801
$17,606 $37,195 | = | 954,888
$17,606 $3,417| = | $21,109
$17,606 $3417/ = |__ $21,109
$17,606 $3,417| = | $21,109
$17,606 $37,195 | = | $54,888
$17,606 $37,195 | = | $54,888
$17,606 $47,593 $37,195| - | $102,394
$17,606 $47,593 $37,195| = - | $102,394
$17,606 $47,593 $37,195] - | $102,394
$17,606 $47,593 $37,195] - | '$102,394
$17,606 $47,593 $37,195; - | $102,394
$17,606 $47,593 $37,195| - | $102,394
$17,606 $47,593 $37,195| - | $102,394
$17,606 $47,593 $37,195| - | $102,394
$17,606 $47,593 $37,195; - | $102,394
$17,606 $47,593 $37,195; - | $102,394
$17,606| - ~~ | $37,195; = | $54,801
$17,606| - ~~ | $37,195; = | $54,801
$17,606] - ~--|_---- $37,195] = | $54,801
2. CALCULATION OF LEVY
The Off-Site Levy shall be calculated in accordance with the following:
Off-Site Levy = Subdivision Developable Areaor X_ Total (of Transportation, Water,
Development Developable Area Sanitary and Storm charges)
(in Hectares) amount of Off-Site Levy set out in
Schedule "B" , Section | above
/).
\
BYLAW NO. 2177 AMENDING BYLAW NO. 2135 -- SCHEDULE "B"
SUMMARY OF OFF-SITE LEVY RATES BY AREA
PAGE THREE OF THREE
3. TIME OF PAYMENT
For land that is to be subdivided or developed, the time of payment shall be as follows:
a) Where an Off-Site Levy is imposed ona Subdivision Developable Area by Subdivision approval,
the Levy shall be paid at the date of plan endorsement.
b) Where an Off-Site Levy is imposed on Development Developable Area by the issuance of a
Development Permit, the Off-Site Levy shall be paid on the date of the issuance of the
Development Permit .
«
BYLAW NO. 2177 AMENDING BYLAW NO. 2135 -- SCHEDULE "C"
TOWN OF EDSON OFF-SITE LEVY RATES
VERSION 3.0
DATED FEBRUARY 1, 2016
«
5 dean
Town of Edson: Offsite Levy Rate Update
Version 3.0
February 1, 2016
eS SS SS a SE Ww eS eee eee ee SSS ee
Presented to:
Town Council
Town of Edson
605 -- 50" Street
Edson, AB
PELE
780-723-4401
(Vv
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Town of Edson Offsite Levy Rate Update
a ae
1 DOCUMENT INFORMATION
1.1 Revision History
Version ors
Number Revision Date Summary of Changes
ia July 4, 2013 Created by CORVUS Business Advisors -- Bylaw No. 2135
|| July 16, 2014 Final: Passed by Town Council -- Bylaw No. 2147
February 16, 2016 Final: Presented to Town Council -- Bylaw No. 2177
nnn _________f}
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Town of Edson Offsite Levy Rate Update
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2 CONTENTS
2.1 Table of Contents
3 INTRODUCTION
4 OFFSITE LEVY DEVELOPMENT LANDS AND STAGING. ........:csccssssescerssseseceescsssseatseeusessessecseeeeseeseneeeeO
5.2 TRANSPORTATION OFFSITE INFRASTRUCTURE GRANTS & CONTRIBUTIONS TO DATE. .......:::cc0cecessteeseetetsteetteeee 2
5.3: TRANSPORTATION OFFSITE INFRASTRUCTURE BENEFITING PARTIES sisssssssssssccctsscsesssscstacscassassssivsevisessevaesccesvacvseatece Ll
5.6 TRANSPORTATION INFRASTRUCTURE BENIFITING AREAS. ........c.ccsccsssseeseceseseesesersesesceecaeeessesatacecateetatsaaeeecseeesvecstesrenes LA
5.7. DEVELOPMENT AND TRANSPORTATION STAGING IMPACTS.........cc:ccscessescescseesesescseeeseesareravsterseresnarseeatsteresstearereree bd
6.2 WATER OFFSITE INFRASTRUCTURE GRANTS & CONTRIBUTIONS TO DATE........ccsccccssesssesescsesescsesstsnscnsessssessasseseeene 20
6.3. WATER OFFSITE INFRASTRUCTURE BENEFITING PARTIES..........cccsssssssssssseecsesenseessrseecnseensnsesnaeasasearsestscacatasesasacesaseeneQ
SR SS
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Town of Edson Offsite Levy Rate Update
SSS SS SSS SSS SS SS SS
7.2 SANITARY OFFSITE INFRASTRUCTURE GRANTS & CONTRIBUTIONS TO DATE..0....ecececseseseseeteteecseeesesesseeeeeee BO
7:3: 'SANITARY OFFSITE INFRASTRUCTURE BENEFITING PARTIES \sacsinnnannimamnnnanmnunianmiiacan SO
2 a A ET
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Town of Edson Offsite Levy Rate Update
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3 INTRODUCTION
3.1 Introduction
Town of Edson enacted its current offsite levy bylaw (Bylaw 2135) in September 2013, which was
subsequently amended by (Bylaw 2147) on July 16, 2014. The original bylaw includes charges for
transportation, water, sanitary and stormwater offsite infrastructure. Council has determined to
withdraw stormwater infrastructure projects from the offsite levy during this annual review.
Stormwater costs may be administered at the development stage in the future. As stipulated in the
Municipal Government Act (MGA), offsite levy rates must be updated regularly (annually) to account
for changing variables, and a report provided to Council.
This report outlines the methodology used in updating and establishing offsite levies and the resulting
rates for each infrastructure type.
3.2 Methodology
Town staff reviewed and amended the list of offsite projects and updated cost estimates (and actual
costs) for transportation, water, and sanitary infrastructure including and future projects to support
the growth plan within Town of Edson. Each project's benefiting area was reviewed using the Offsite
Development Areas that were established in the previous bylaw. The Town's assessment also
included an analysis of benefits to existing and future development.
The information contained in the current bylaw was current to December 31, 2013. During this
review, offsite levy information and rates were updated to December 31, 2015, the most current
completed year-end. Information pertaining to 2015 and prior is treated as an "actual"; information
pertaining to 2016 and beyond is treated as an "estimate". When the next update is completed in
2017, 2016 information will be converted from "estimates" to "actuals".
Offsite levy rates are not intended to stay static; they are based upon assumptions and the best
available information of the day. Planning assumptions, cost estimates etc. can change each year.
Accordingly, the Municipal Government Act Regulations requires that offsite levy rates be updated
with the most available information on a regular basis. Usually, this means an annual update. Should
information change, it will be reflected in a future update, and rates adjusted accordingly.
The Town utilizes the CORVUS offsite levy model to manage rates. This model is in use in dozens of
Alberta municipalities. The model utilizes a "full cost" methodology whereby the infrastructure costs,
inflation, construction staging, development staging, financing costs, and reserve interest earning and
charging impacts are all used to determine rates that allocate all costs to developers on an equitable
basis, based on degree of benefit. With the CORVUS model in place, the Town is in a position to
quickly and efficiently update offsite levy rates each year upon completion of year-end finance
activities.
RES EES Be SSS AE I aE eS EI Be IE Ea A BIE Sa is Ss OS eh SO Ne ER th te hE EIR ES AAI ONS OS i SE EEE
Version 3.0 -- February 1, 2016 Bylaw No. 2177
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Town of Edson Offsite Levy Rate Update
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4 OFFSITE LEVY DEVELOPMENT LANDS AND STAGING
Town of Edson is divided into 59 offsite levy areas, as shown in the map below. Area boundaries
conform to geographic and man-made barriers (e.g., highways), as well as sanitary basins identified
by Town engineering staff. Each area is a unique land use type, either 'residential', 'commercial' or
'industrial'. All offsite infrastructure costs are allocated to one or more offsite levy areas.
Offsite Levy Areas
Legend
4 a Lavy Labels
Se 2 . ; EET hdistiai ortsie Levy
43} T a Ne N P ~~. = Ly ee es EC escent ortite Levy
O46! 2N ba at LT sucy ane
22.0 : b » ; ee : om s |] War Boctes
3 =~ Se. SS awe ot mua JA |---- Pand Frade
Lee ten ee ll Oe
i. cae Mo FT : ; incurred for specific infrastructure
atl = developer tough Sy 2135
i ak f co mareing Sapltar 17,2018
™ ts outlined in the Abera:
\ Municipal Govemment Act,
\ gbie offsite infrastructure
includes new or expanded roads,
iN fer, Saniery sewer,
stm sewer, and associated
lands foreach.
rw Town Of Edson eae
f= | Offsite Development Levy Areas pa Li sat wing a
ene "be y z DIA Town of Edeon. Al Fights Resened.
Total net development area, the amount of land available for development across all offsite levy |
areas, is ~1322 ha. As outlined in the table below. In calculating net development area only those
lands remaining to be developed within the area that have not previously paid offsite levies have been
considered (as required by legislation/regulation). Administration has made allowances in net
development area calculations for environmental reserves and rights of way.
SESS eee eS
Version 3.0 -- February 1, 2016 Bylaw No. 2177
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Town of Edson Offsite Levy Rate Update
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Offsite Levy Net Development Area
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Town of Edson Offsite Levy Rate Update
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Summary of Offsite Levy Net Development Areas
Gross Development Area 1836.55
Less Environmental Reserve 56.13
Less Municipal Reserve 143.08
Less ROW Allowance 315.40
Net Development Area 1321.95
*Note: 1 Hectare (ha) = ~2.47 Acres
Net development area definitions will be applied in determining offsite levy obligations of developers
on application for subdivision or development within the Town. Net development area is defined as
follows:
e Gross Area -- The area of lands to be developed in hectares that have not previously paid an
offsite levy.
** Less: Any environmental reserves contained within the development area including
environmental reserves and environmental easements.
"* Less: A 10% allowance for Municipal Reserves
*"* Less: The measurement of arterial right of ways that bisect development lands.
e Equals: Net Development Area, which is the area subject to offsite levies.
4.1 Development Staging
A rate planning period of 25 years is used. This planning period is used by many municipalities as it
provides a reasonable time frame to recoup the costs associated with offsite infrastructure
construction (without risk of 'front-ending stagnation'), and it aligns with the timeframes of many
municipal capital planning and construction cycles.
Of the ~1322 ha of net development area available across all offsite levy areas, planners estimate that
54.70% of this land ("722.90 ha) will develop during the rate planning period as shown in the tables
below; a slight decrease from the ~740 ha that was forecast to develop during the previous update.
Summary of Development during the Rate Planning Period (25 years)
Developed Since Model Created 15.41 1.20%
Developed in 25 Years 722.90 54.70%
Developed Beyond 25 Years 583.65 44.10%
Net Development Area 1,321.96 100.00%
SS eae a Sa RR eT Se ee Ses
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Town of Edson Offsite Levy Rate Update
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Net development areas have been further classified according to anticipated land use. Land use
classifications include: (1) Residential, and (2) Commercial, and (3) Industrial. The table below outlines
the anticipated development by land use type during the rate planning period, in comparison to the
previous rate update.
Development by Land Use Type during the Rate Planning Period (25 years)
Current Update Last Update
Net Net
: Development Development
Es Boy Area In Next 25 ia eee Area In Next j
Years 25 Years
Residential 310.51 43.0% Residential 318.82 43.1%
Commercial 97.36 13.5% Commercial 103.05 13.9%
Industrial 315.03 43.6% Industrial 318.42 43.0%
Other - 0.0% Other 2 : 0.0%
Total 722.90 100% Total 740.29 100%
a a a a eS LE a eS SS eas
Version 3.0 -- February 1, 2016 Bylaw No. 2177
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Town of Edson Offsite Levy Rate Update
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Anticipated Development during the Rate Planning Period (25 years)
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Version 3.0 -- February 1, 2016 Bylaw No. 2177
Page 10 jy)
Town of Edson Offsite Levy Rate Update
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5 TRANSPORATION
5.1 Transportation Offsite Infrastructure
In order to support growth in the Town, transportation offsite infrastructure is required. Capital plans
currently contain 5 transportation offsite infrastructure projects, as shown on the map below:
Location of Transportation Offsite Infrastructure
memvooo nnn! 54 H oe ws , ral or as '
= oe SS . > - ; af
emmmmmemm -- Exledny Colleton Road
© teconetion Town of Edson
H @ botaredange Offsite Development Levy Study
j wm Teh Besurdaty Existing vs. Proposed Arterlal and Collector Roads
Fe JANUARY 30, 2013
| A=COM se Figure 3.0
The estimated total cost of this infrastructure is comprised of: (a) actual construction costs to date,
(b) debenture interest associated with financing, and (c) cost estimates. Total cost is approximately
$18.95 million as outlined in the table below. Actual costs, debenture interest (if any), and cost
estimates were provided by Town staff and engineering advisors. It is important to note that these
costs represent 'gross' costs, of which only a portion will go to support new development during the
25-year review period. The remainder of this section outlines how total costs are equitably
apportioned to new development/growth.
Fn}
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Town of Edson Offsite Levy Rate Update
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Summary of Transportation Offsite Infrastructure
Project Description Cost of Debenture | Estimated Cost Total Project
Completed Interest of Work Yetto | Estimated Cost
Work be Completed
| 1 Ps 3,032,000 $ 3,032,000 |
| 2 £ Ps CT CS 3,032,000] $ 3,032,000 |
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*The numbering sequence accounts for those projects that were previously removed (if applicable).
**Cost estimates include 10% for engineering fees and 20% for contingencies.
5.2 Transportation Offsite Infrastructure Grants & Contributions to Date
The MGA enables the Town to recoup costs for infrastructure, other than those costs that have been
provided by way of special grant or contribution (i.e., contributed infrastructure). Town of Edson has
not received any special grants or contributions for transportation offsite infrastructure as shown in
the table below (note, if the Town receives other grants in the future, it will be reflected in one of the
annual updates and rates adjusted accordingly). The result is that the total reduced project estimated
cost remains at "$18.95 million.
Special Grants and Contributions for Transportation Offsite Infrastructure
Project Description | Total Project Special Developer Reduced Project
Estimated Cost Provincial Agreement Estimated Cost
Grants Contributions
| 1 |42A-Glenwood Drive(EastHalf)(FirstStage) [$ 3,032,000] | TS 3,032,000 |
[2 |42A- Glenwood Drive(WestHalf) (FirstStage) |$ --3,032,000[ | CS 3,032,000 |
[3 |i4A-RangeRoadi75(FirstStage) --=Ss--s[$ ~--Ss2653,000] | YS 2,653,000 |
[4 |a3A-Arterial NofHwy16(FirstStage) ----s|$ ----s.064000| | TS C,064,000 |
|S |i5A-54Street(FirstStage) = CS 469.000] | CS, 169,000 |
ie. 48980000 (Sa SL IS aso po |
5.3 Transportation Offsite Infrastructure Benefiting Parties
The transportation offsite infrastructure previously outlined will benefit various parties to varying
degrees. There are three potential benefiting parties:
** Town of Edson--a portion of the transportation infrastructure which is required to service
existing development.
a a aS a ES ES es eh a eS
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Town of Edson Offsite Levy Rate Update
-- SSS
"* Other Stakeholders & Oversizing -- other parties (such as neighboring municipalities) that
benefit from infrastructure, as well as that portion of the infrastructure that benefits
development beyond the 25 year review period (i.e. 'oversizing').
** Town of Edson Developers -- all growth related infrastructure (i.e., levyable transportation
infrastructure costs).
The table below outlines the allocation of transportation offsite infrastructure costs to
benefiting parties. Percentage allocations have been determined after reducing
transportation offsite infrastructure costs for grants and contributions described earlier.
Most infrastructure supports new development.
Allocation of Transportation Infrastructure to Benefiting Parties
Project Description Reduced Project Town Oversizing For OSL/
Estimated Cost Share % | Dev>25yrs(or | Developer
Other Share %
Stakeholder
12A - Glenwood Drive (East Half) (First Stage) $3,082,000] 16.00%] 84.00%|
| 2 [12a Glenwood Drive (West Half) (First Stage) | $ 3,032,000 fbeecotarrneare 36.00% 64.00%
114A - Range Road 175 (First Stage) $ 2,653,000 [eeeaieee 16.00% 84.00%
13A - Arterial N. of Hwy 16 (First Stage) $ 6,064,000 eae 16.00%
15A - 54 Street (First Stage) $ 4,169,000 18.00%
$ 18,950,000
*Oversizing has been calculated by prorating costs over a 25 year period from date of construction. Those costs that fall within
the current period (2016 -- 2040) are included in the offsite levy/developer share. Those costs that fall beyond the current review
period (2041 and beyond) are included as oversizing. As rates are updated in future years, oversizing costs are gradually added
to the rate calculation.
5.4 Existing Receipts
Prior to allocating costs to benefiting parties, existing offsite levy receipts collected from developers
need to be considered in determining the residual/net costs to developers. As of December 31, 2015,
~ $0.47 million of transportation levies were collected from developers under the current bylaw as
shown in the table below. This results in a residual developer cost of "$12.66 million.
Offsite Levy Funds Collected to Date
Item Project Description Developer Cost| Offsite Levy Offsite Levy Adjusted
(Leviable Funds Collected |FundsCollected| Developer
eee te Costs) | toDec 31,2010 | Since 2011 | (Levy) Cost
12A - Glenwood Drive (West Half) (First Stage) ]$ 1,940,480 ees = =--71.878 | $ 1,868,602
13A - Arterial N. of Hwy 16 (First Stage) $ 5,093,760 Se TS 185,042 | $ 4,908,718
15A - 54 Street (First Stage) $ 1,334,080 Pg $ 1,284,664
ls 13,143,7201s ---[$s 479,813 | 12,663,907
| SR a in SAS a ct Sg SE a rn te Aer ee te Se ne ed SS we ed RS
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(SRS a a BSE SRT OT SBE BE 2 SIRES
5.5 Total Transportation Offsite Levy Costs
As shown in the figure below, the total cost for transportation infrastructure that forms the basis of
the rate is approximately $12.66 million. The cost allocations to each benefiting party are based on
the benefiting percentages shown in Section 5.3 The offsite levy balance (due from developers) is
allocated to various benefiting areas (as described in the next section).
Total Transportation Offsite Levy Costs
Equals: see Equals:
Offsite Le Offsite
Share Petts Balance
$13.14M AOaIM $12.66M
: ; 3 Equals:
Project Less: Special Equals: Other &
Grants & Project as
Costs : Oversizing
$18.95M Contributions Balance Share
$0.00M $18.95M S372M
Equals:
Town Share
§2.08M
*"Other Share" represents the portion of cost allocated to other benefiting parties such as neighbouring municipalities, as well as that portion
allocated to development beyond 25 years, etc.
5.6 Transportation Infrastructure Benefiting Areas
Net developer costs for each project have been allocated to multiple benefiting offsite levy areas (see
tables below). Allocations are denoted with a "1" below applicable areas. Benefiting areas were
determined by Town engineering staff and advisors. Transportation infrastructure is treated as a
single transportation "system" and, therefore, allocated to each area.
Benefiting Areas for Transportation Offsite Infrastructure
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Town of Edson Offsite Levy Rate Update
SS a a EE
5.7 Development and Transportation Staging Impacts
Transportation offsite infrastructure will be constructed in a staged fashion over the 25-year
development period. Town staff have reviewed the availability of offsite levy funds to meet these
construction requirements and found that offsite levy reserve funds will not be sufficient to pay for
construction of transportation infrastructure from time to time -- front-ending of infrastructure will
be required. A front-ender is the party that constructs and pays up front for infrastructure that
benefits other parties. The front-ender is repaid over time as offsite levies are collected from future
development.
In order to compensate parties for capital they provide in front-ending offsite infrastructure
construction, a 3.0% interest allowance has been charged to the reserve when in a negative balance
(previously set at 3.0%). Further, a 1.1% interest credit has been provided to reduce offsite levy rates
for interest earned on positive reserve balances (previously set a 1.1%). Interest earning and charge
rates should be updated each year to reflect the current economic context. The graph and table below
outline transportation levy reserve balances over the 25-year development period.
Anticipated Transportation Offsite Levy Reserve Balances
Transportation Reserve
ee
$2,000,000 =
¢ 1] A areata
(1,000,000) fo Af 8k ke Ss 5 Fg
$(2,000,000) #5----S|--_N--_N--_Q} @ _@ __ __s
ae oo
een | _.
ea | sf 4
eo) |
$(7,000,000)
Year
*A "staging adjustment" is made to rates to account for the anticipated impact of interest on the reserve (earning and charging rates). In
this way, the reserve is assured to achieve breakeven at the end of the review period without collecting too much or too little from
developers or too little.
5.8 Reserve Balance
Since last update, interest impacts on the reserve were captured in alignment with the interest
earning and charging rates in effect at that time:
° 2014 & 2015 interest earning rate -- 1.1%
° 2014 & 2015 interest charging rate -- 3.0%
e % year rule -- expenditures are deemed to have been made in September each year.
e % year rule -- receipts are deemed to have been made in June each year.
a aa ae a A a a a et Se ee eS Te ee SEES
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Town of Edson Offsite Levy Rate Update
SS SE SS
As at December 31, 2015 the transportation reserve balance was $487,488. The Town's ledgers
reflect this balance. It is also recommended that the Town develop a set of 'sub-ledgers' to track the
amounts due to front-ending parties, including interest owed in accordance with the rates in effect
at that time.
Transportation Offsite Levy Reserve Balances
Pl escription CE RT| RT| alarce
Opening Balance December 31, 2013 _ es ee 933,848.06 |
po
Interest on Opening Balance (2014) $372.33 | $34,220.39
Project Expenditures (2014) ee
Offsite Levy Receipts (2014) $374,040.28 | $408,260.67
Offsite Levy Receipts Collected Under Old Bylaw (2014) es ee
Debenture Interest (2014) PO
interest on Project Expenditure (2014) ee ee
Interest on Offsite Levy Receipts (2014) $2,057.22 | sis $410,317.89
Interest on Offsite Levy Receipts Collected Under Old Bylaw (2014) ee ee ee
Interest on Debenture Interest (2014) ee
Balance at December 31, 2014 ee ee $410,317.89
Ee --_ Sie Ea eae GR REREERES Fs Seen |
interest on Opening Balance (2015) $4513.50 | | $414,831.39
Project Expenditures (2015) ee ee
Offsite Levy Receipts (2015) $72,259.88] $487,091.27
Offsite Levy Receipts Collected Under Old Bylaw (2015) es
Debenture Interest (2015) ee ee
Interest on Project Expenditure (2015) ee
Interest on Offsite Levy Receipts (2015) $397.43| sd $487,488.70
Interest on Offsite Levy Receipts Collected Under Old Bylaw (2015) ee ee ee
Interest on Debenture Interest (2015) ee
Balance at December 31, 2015 ee ee $487,488.70
6 WATER
6.1 Water Offsite Infrastructure
In order to support growth in the Town, water offsite infrastructure is required. Capital plans |
currently contain 17 active water offsite infrastructure projects, as shown on the maps below: |
ES RS Aa a i te a nF a a Se SE SR eT
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Town of Edson Offsite Levy Rate Update
eel
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Town of Edson Offsite Levy Rate Update
ES A ET AN A TS
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Town of Edson Offsite Levy Rate Update
ST eT
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H | ae ~mameeeeme 4ah D STHEET LIT
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" Water: 2025 | ts
ee
The estimated total cost of this infrastructure is comprised of: (a) actual construction costs to date, (b)
debenture interest associated with financing, and (c) cost estimates. Total cost is approximately $20.99
million as outlined in the table below. Actual costs, debenture interest (if any), and cost estimates were
provided by Town staff and engineering advisors. It is important to note that these costs represent
'gross' costs, of which only a portion will go to support new development during the 25-year review
period. The remainder of this section outlines how total costs are equitably apportioned to new
development/growth.
bn ----_--______________________ 4
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Town of Edson Offsite Levy Rate Update
| EE
Summary of Water Offsite Infrastructure
ee
Completed Interest | of Work Yetto | Estimated Cost
Work be Completed
Pt | 7 Ps | CS _--.407,000/$ 1,407,000)
D3 rs___- |__| $ _6,801,000[ s 6,80,000
Ps |__| __738,000[ $738,000,
re | rs__-| ___|$ 1,966,000 $7,966,000,
Pe | Ps__-|_ __|$ _1.313,000[ $1,319,000,
8 | os -| [8 __94000[s___ 94,000]
Ps [S900 $94,000
ms -|__|s _3173,000[s__3.173,000|
ms -| __|s _t.7o000[s 1,670,000]
75 | Bs [| __[s___ #25,000| 526,000
is = [s- [s 20,999,000[$ 20,999,000 |
*The numbering sequence accounts for those projects that were previously removed (if applicable).
**Cost estimates include 10% for engineering fees and 25% for contingencies.
Please note, items #16 and #18 have been removed from the offsite levy model as it has been determined
that these projects will not be completed in the next 25 years. They may be added back in the future if
required.
6.2 Water Offsite Infrastructure Grants & Contributions to Date
The MGA enables the Town to recoup costs for infrastructure, other than those costs that have been
provided by way of special grant or contribution (i.e., contributed infrastructure). Town of Edson has
not received any special grants or contributions for water offsite infrastructure as shown in the table
below (note, if the Town receives other grants in the future, it will be reflected in one of the annual
updates and rates adjusted accordingly). The result is that the total reduced project estimated cost
is ~$20.99 million.
RS RS ST ie Be OS ee ee ee
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Town of Edson Offsite Levy Rate Update
Siccrucsieeheneectueteeceneereinentenetiechamemansadmeeiidaiaaaa diana = teatime aA hilar iin eS
Special Grants and Contributions for Water Offsite Infrastructure
i eee i a
Estimated Cost |Provincial| Agreement |Contributio) Project
Grants | Contributions ns Estimated
1 [eroudwaterwels dS taor.oooy =| |S 1,407,000,
2 |erounewaterWals SS sooof S'S 382,000,
[3 |Resenors SS wr.000 | (|S 807,000)
[4 |Resenois 2025) dS Caso] |S 788,000)
[Ss [Pumping Existing) SS tm8e000f C'S 7,906,000
6 |g ee $1,919,000 eee $1,579,000
BA ive) OE)
[a [Pressure Reducing Vales Existing) _--«ts_--94000f | |S _(94.000
[o [PressureReducingVaves SS a60.000] S| | «dS 68,000
[10 |PressureReducing Vanes(@025) Sean) | |S (94,000
[it |WaterMains (Existing) dS o.o0of | |S 809,000
[72 |WaterMains-Westline dS 3.7a.000( | |S 9,173,000
[13 |Water Mains Centra Line(@025) 4S 10700001 | |S 1,070,000
[14 |Waterwans-Nonhune ----=SSS*dS~--imeooo] TCS 988,000
[15 |WaterMains=a0tnStrectUne «fs ae | | (dS _26,000
[16 fwaterManseeestuine ST
[17 |Water Mains - Central (2)Line(2025) [Ss 502.000] | TS 502,000 |
[1a [WaterMains -East Crossing Road ine(eozs) [ss * || id CdS
[| 19 [Water Mains - 40th Street (2)Line(2025) [$53,000] fT $253,000
[s 20999000 - [s = |s - [$20,999,000 |
6.3 Water Offsite Infrastructure Benefiting Parties
The water offsite infrastructure previously outlined will benefit various parties to varying degrees.
There are three potential benefiting parties:
** Town of Edson -- a portion of the water infrastructure which is required to service existing
development.
*» Other Stakeholders & Oversizing -- other parties (such as neighboring municipalities) that
benefit from infrastructure, as well as that portion of the infrastructure that benefits
development beyond the 25 year review period (i.e., "oversizing").
"* Town of Edson Developers -- all growth related infrastructure (i.e., levyable water
infrastructure costs).
The table below outlines the allocation of water offsite infrastructure costs to benefiting parties.
Percentage allocations have been determined after reducing water offsite infrastructure costs for
grants and contribution described earlier. Most infrastructure supports new development. That
portion of developer cost that has been "deferred" beyond the 25 year review period has been
separated from that portion of cost which is included in the current rates.
Sn --_____________________s
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Town of Edson Offsite Levy Rate Update
Fe R RRaeaaeieaiaanamaaeainadaiaiiaE eae ddeeniaatiniaiaamaiaeieatiaaim eae daeianiaiaiiamieemeee ade tciitetaeiiemmeaeaa aaa
Allocation of Water Infrastructure to Benefiting Parties
ee ee ee
Project |Share%| >25 yrs(or Other |Developer
Estimated Stakeholder Share)| Share %
[1 |GrounawaterWels----=S«S 407.000] «|. 00%] 06.00%
[2 |GroundwaterWels----=SC«dS--«852,000[ --«dt--S=SCSC*C*«w | _--«8.0OH
[3 [Resenois SSSCSCS*S*~C~*~*diSCBT.OOOT «CCN. 008H
[4 [Resenors(@025) «dS 738.000] ----«d--SSSCSC«. 0H] 86.00%
[5 [Pumping (Existing) _----=SsS*d'S 1,966,000 TOO] |
[6 [Puming --SSS«*dS BIO] --s|_----SCSC«C OH].
7 [Pumping veo7) SSSSC*dS 28000] ------«d|--SCC=« | __--88.00%
[8 [Pressure Reducing Vales (Existing) |S 94,000] s6.00%] ----«0.00%| 44.00%
[3 [PressureReducing Vanes «dS 400000[ | SSSSC«OOHH| «LOOT
[70_[Pressure Reducing Vanes (@2025) «4S --_o4000| «| =SCSCSCSC«OONK| «HOOT
[11 [WaterMains (Existing) dS 80.000] TON
[72 [WaterMains-Westling (dS 173000] | SCCM] _--8B.OOH
[13 [WaterMains = Central Line @025) +S 1.070000[ _|___--_--_--~4.00%| 96.00%
[14 |WaterMains-Norhtine == 88,000) «| --SSCSCSC«OOH| OBO
[15 |WaterMains -40ihStreetLine _----=«dS 25.000) --«4_--=SCCSCSC« OHHH
[16 [WaterMansreesttne TS
| 17 |Water Mains - Central (2)Line(2025) [$502,000] | 44.00%] 56.007)
[18 [Water Mains -East Grossing RoadLine@os) [s__- * | |S
[19 [Water Mains -40th Street @)Line@025) |S _253,000[ | 440%) 86.00%
*Oversizing has been calculated by prorating costs over a 25 year period from date of construction. Those costs that fall within the current
review period (2016 -- 2040) are included in the offsite levy/developer share. Those costs that fall beyond the current review period (2041
and beyond) are included as oversizing. As rates are updated in future years, oversizing costs are gradually added to the rate calculation.
6.4 Existing Receipts
Prior to allocating costs to benefiting parties, existing offsite levy receipts collected from developers
need to be considered in determining the residual/net costs to developers. As of December 31, 2015,
~$99,943 of water levies were collected from developers under the current bylaw as shown in the
table below. This results in a residual developer cost of ~$16.76 million.
SS a a
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Town of Edson Offsite Levy Rate Update
SS
Offsite Levy Funds Collected to Date
oer ee eee
Cost Collected to Dec | Funds Collected |Developer (Levy)
(Leviable 31, 2011 Since 2011 Cost
[1 |GroundwaterWels «|S 1.350.720] «dS ----650.54/$ 1,344,069]
[2 |GroundwaterWels dS tort0[ «LS --«970-86/$ 106,140
Ps [Resenors «dS 5R.OGO|C«S 8146.80 $0,400,813
[4 |Resenois (05) dS t.200] «dS RTS tT 208
Tis - ess -|s - |
6 |pumpng «dS ROOMBO| «dS 02a SBA TA
7 [Pumping (2035) Sto] «dS Cw S08
[8 [Pressure Reducing Vahes(Existng) _--*(|$__41.900| «dS --ao.a7| $40,480
[9 |PressureReducingVahes |S 450.240[ «|S 2zt8 85] $48.02)
[70 [Pressure Reducing Vahes (2025) «|S 2.60] (|S sae |S «a.
1 |iaterwains (Existing) (SC | dS COSC
[72 |WaterMains -Westline == 040 080|--SSSSS«dS~--t4.907.00/$ 3,007,082,
[13 |WaterMains=CentralLine(@025) + $ 1.603200 --=--=----«d|S 7.80388 /$ 1,505,306)
74 |WaterMains=Nothuine |S on8400] «|S 467003 /$ 043,810
[15 |iaterMains =40tnSteetLine +S 40a900[ ----=Ss(S 2.013.608 406,046
[16 WaterMains=Eastline TS (| |S t2.502.27( 8 (12,502)
| 17 |Water Mains - Central (2)Line (2025) [$281,120] TS 1,384.15[$ 279,736 |
[18 |WaterMains East CrossingRoad Line(@02)}$_- | dS __3.70302/$ (3,703)
[19 |iaterains = 40th Steet (2)Linewo25) | s iaiea0] SS --_--ca7-s0 [$s 140,082
[$16865,440/$ «S$ 99,943.43 $ 16,765,497 |
Note: Offsite levy funds collected to date for Projects #16 and #18 are to be utilized for any of the remaining offsite projects.
6.5 Total Water Offsite Levy Costs
As shown in the figure below, the total cost for water infrastructure that forms the basis of the rate is
approximately $16.76 million. The cost allocations to each benefiting party are based on the
benefiting percentages shown in Section 6.3 The offsite levy balance (due from developers) is
allocated to various benefiting areas (as described in the next section).
nn _____________t
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Town of Edson Offsite Levy Rate Update
ta el
Total Water Offsite Levy Costs
Equals: Soe Equals:
Offsite 3 Offsite
Share palees > Balance
: 16.7
$16.86M $99,943 $16.76M
F ; Equals:
Project Less: Special Equals: others,
Grants & Project
Costs A Oversizing
$20.99M Contributions Balance rare
$0.00M $20.99M $1.61M
Equals:
Town Share
$2,52M
*:Other Share" represents the portion of cost allocated to other benefiting parties such as neighbouring municipalities, as well as that portion
allocated to development beyond 25 years, etc.
6.6 Water Infrastructure Benefiting Areas
Net developer costs for each project have been allocated to multiple benefiting offsite levy areas (see
table below). Allocations are denoted with a "1" below applicable areas. Benefiting areas were
determined by Town engineering staff and advisors.
Benefiting Areas for Water Offsite Infrastructure
[Rere] Preece eseription | peveloner cost [532]: 3]23[22|30]4,]4z|4]50]¢0]70]¢0]34]32| 100] 11.0] 124 | 22] 125| 34] 132135] 40]150|160]170|180|194]192|
[1 lGroundwater Wells S434, | | amet mn] mse etm] 09] 79] eae em] ee een] ees get | es |g | | Se oe 7 eee | |
[2 Ieroundwater Wells | $ 196.149 | fel tan] mm ome 1 at et] e190 | [| Tae | met [cee [ee | mene | 1 | | | |
[3 [Reservoirs ___--=----=--SS--~*d ~~ a8 3 | Sem me nef) 0 0c | ee et | | | O28 | |
[4 IReservoirs (2025) |S ___41.1,245 [Qua suum mn mm] me enue | 00] 10] | een] ee ea | es] ety | ses ey | eee) Cee | 10 cee ee | cee ee
[5 Jeuroing (Existing) |S | ules] ren] eum 00 1] umn | eee] |g] ms] men | es] et es |e ct | peg 1 | ct | | | ee |
[6 pumping _--SSSS~ Sa 9 esa |e eel | es | ed [Oe |e cme) es Ser) ee eee] |
[7 [Pumping (2025) | $ 140425 eu] wes] em] > mes] ec a e191 | | | |e | | | cme ce nse | || |
[8 |Pressure Reducing Valves (Existing) [$40,459 su) mul ual f@u a umdemdoa (ot tt fo (ft itt ts fs (gfe ae te
[9 [Pressure Reducing Valves [$448,023 [femal mal mus] sun] ame] es] sual wt (itn) 1519 [|| eT [|| cet] | | Al | | |
[10 [Pressure Reducing Valves (2025) | $ $2,361 |] |e] es = uel ne ut] 21] ee 213] | cee | ene cat etc | ae | | Ope] es] | et] el |
{12 [water Mains {Existing | $ (0) Sm] mu] m/c] | || | [| | | | | | ||| On| cn] Opa | 1a | ne] we] |
[az [Water Mains - West ine | $ 3,033,032 || am] la] | ur 21 we] wen] w= 19's [5 | | | | wed [| OX | | | | eve] | Wet | es | oe | |
[13 [Water Mains -Central Line (2025) [$1 595306] | |_| (141 [0 | (alata ((al ae te a
[14 [Water Mains-North Une | $ 943,810 | amu] un] wel mtr exe] wl were ttc [ne [ch | ef etn | (|| | | | | A | | |
[15 [Water Mains - 40th Streettine | $406,946 |i su) sof ms NR Vu (De ft fete Vt [fs [mf ff] J [|
[as [water Mains=Ensttine | $ (22.502) fim] em um a een [TE [| || | et | ||| S| | || Ts | | |
[17 [Water Mains - Central (2) Une (2025) |$ 279,736 Jet |] a te a a
[18 |Water Mains -East Crossing Road Line | $ (3,703) |! ms] ma uma! mus ene ma me] mut] le [a [en tc | ems | ee eh 1] [| |
[ia Iwate wains 0m sweet 2)uneozats--aanaee [ET a aa ee
ease Toco io nn aa aaa aa ae
[1 [Groundwater wells S434, | Am mie] Sem Oe | ev eS | | | | | ME ex gee | Aa LY [eA [tn] ete
[2 [Groundwater Wells [$19,245 Ge mm ea oO [| enum] Un | ea | | | nee] ae | | eal Weta em | mete dy eA |W I | a
[3 IReservoirs SSS 8 | | S| | | | | | ew | et | [AG [ee [TNA cel et
[4 |Reservoirs (2025) [$411,245 | ie) Gee ng es] nme ga zs | ee | Sno evs] ee eet | | [et | [| |S || eT eT
"7 lpurping (2025) |S 140475 | am am me tt ea ome | solv] | Oe cee] co] | See | es | tt | Le [LIL
[8 [Pressure Reducing Valves (Existing) [$40,459 |) uu use| ot [os fil J Jette [fete (oad on | Sao |ean leas] eas l eas [Seles [saef as
[9 Tpressure Reducing Valves |S 44.023 | Sel ue] oul oe] ems es ines xee) oes) ccc me ee] ot] en [| [st | [aS [AS [AG [et [at] etl et
"10 [Pressure Reducing Valves (2025) [$52,383 [lsu nil munan| cn] sum ST Rem te | Wes | ev] neg [| mete [| ea] tm] ea
[aa [Water Mains (Existing) [$ (0) | met mmm mgr nil ee cs] | 1 ||| S| S| ||| | |
[12 [water Mains - West Une | $ 3,033,082 [faa] mma] Mme vc [am) ne] | [| ec | | | Ee] eer ew] ros | wed |p| TO] | ed
[13 [Water Mains - Central tine (2025) [$3,595,300 |faums) lvamt] Mu[ 1 s[m) ued] ma) cme [|e ote | oe ee Wes | | Oea'9| Ae] awl] Ae | eg) BTU) Ll EA
[714 [Water Mains-North line [$943,810 mum nal exe fe) aie [em ert] na ace [GR | es] | | |e et | |p ea a [ees] | is oa
[15 [Water Mains - 40th Streetuine [$406,946 [amu manu] us ean] mus uae) menu [or] | ns] | | sted] X65 [AG | xG)| eaUy| mde |ere| mae) wael etal
16 [water Mains East line | $ (22,5002) im lm] ema We [Gem] [| || OD] a | EN | UNE rg] et TG wet || es || WE
[17 |Water Mains -Central (2)line (2025) | 279,736 [lsum uul msl @ Nc) es [ee De [oo [et [st [a [eta [tla [eae etalon
18 [Water Mains -East Crossing Road Line [$ (3,703) | Ries] meal peed x10] nm [lum Come] even emer pe ies! es met | | ecto mena [mt |e toe ev [eee ree] tee] ea
[a9 water Mains cot suet 2juneto2sifs --agsee | a ee
Version 3.0 -- February 1, 2016 Bylaw No. 2177
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Town of Edson Offsite Levy Rate Update
TT
6.7 Development and Water Staging Impacts
Water offsite infrastructure will be constructed in a staged fashion over the 25-year development
period. Town staff have reviewed the availability of offsite levy funds to meet these construction
y y
requirements and found that offsite levy reserve funds will not be sufficient to pay for construction
of water infrastructure from time to time -- front-ending of infrastructure will be required. A front-
ender is the party that constructs and pays up front for infrastructure that benefits other parties. The
front-ender is repaid over time as offsite levies are collected from future development.
In order to compensate parties for capital they provide in front-ending offsite infrastructure
construction, a 3.0% interest allowance has been charged to the reserve when in a negative balance
(previously set at 3.0%). Further, a 1.1% interest credit has been provided to reduce offsite levy rates
for interest earned on positive reserve balances (previously set at 1.1%). Interest earning and charge
rates should be updated each year to reflect the current economic context. The graph and table below
outline water levy reserve balances over the 25-year development period.
Anticipated Water Offsite Reserve Balances
Water Reserve
se Te
S- ---- --?e-- Reserve
s(2,000,000) kh 2 9 N typ o Arare" OTS o Balance
0000) Be oe oO oaAsS eS SSS
s,000,000) F} RRR RY RRR SRS
aoa a
-------------- ine es
SL
eS
eam =
i co ce 5 a
$(18,000,000)
Year
*A "staging adjustment" is made to rates to account for the anticipated impact of interest on the reserve (earning and charging rates). In
this way, the reserve is assured to achieve breakeven at the end of the review period without collecting too much from developers or too
little.
6.8 Reserve Balance
Since last update, interest impacts on the reserve were captured in alignment with the interest
earning and charging rates in effect at the time:
e 2014 & 2015 interest earning rate -- 1.1%
e 2014 &2015 interest charging rate -- 3.0%
e 'year rule-- expenditures are deemed to have been made in September each year.
e '%year rule-- receipts are deemed to have been made in June each year.
Sy I a a a a I ES ee
Version 3.0 -- February 1, 2016 Bylaw No. 2177
Page 25 2
Town of Edson Offsite Levy Rate Update
SS
As at December 31, 2015 the water reserve balance was $101,456. The Town's ledgers reflect this
balance. It is also recommended that the Town develop a set of 'sub-ledgers' to track the amounts
due to front-ending parties, including interest owed in accordance with the rates in effect at that
time.
Water Offsite Levy Reserve Balance
Po escription RR alae
ED
| interest on OpeningBalance(2014), ti' SS] 868.67 |
| Project Expenditures(2014), ('LSU
| Offsite LevyReceipts(2014), CC C--"'CSSNC;C™C#C*d;:#C#CSBG947069=«(| ~=-- | S$87,016.36 |
| Offsite Levy Receipts Collected Under OldBylaw(2014), | | CS
| Debentureinterest (2014) --"'"'C;é'*wTSSSCSCC"'<'*'LSNNCOOC"(*CUTCOdY
| Interest on Project Expenditure(2014) | | CT
| Interest on Offsite Levy Receipts(2014) CC sC"'LSSC(tSS#B.Q || $87,494.57 |
| Interest on Offsite Levy Receipts Collected Under Old Bylaw(2014), | S| CT Cd
| InterestonDebentureInterest(2014) | TCT
ES
| Interest on OpeningBalance(2015)_ ss C'iLC(SCS 9A | |S 888,457.01 |
| ProjectExpenditures(2015), ss --"'"'CSS*dLSSOCTTTTCUTTCT
| Offsite LevyReceipts(2015)Ci(i'"';! (C(O OCSI2928a2{ | $201,385.13 |
| Offsite Levy Receipts Collected Under OldBylaw(201s) | | CT
| Debenture interest (2015) --C--'dYSS CC
| Interest on Project Expenditure(2015) CY CC
| Interest on Offsite LevyReceipts(2015) CdS St] CTS $201,456.23
| Interest on Offsite Levy Receipts Collected Under OldBylaw(2015) | | |
| InterestonDebentureinterest(2015) CY CC
| Balance at December 31,2015, | CT $01,456.23 |
|
|
nn _______}
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Town of Edson Offsite Levy Rate Update
ST a TE SR
7 SANITARY
7.1 Sanitary Offsite Infrastructure
In order to support growth in the Town, sanitary offsite infrastructure is required. Capital plans
currently contain 5 sanitary offsite infrastructure projects, as shown on the maps below:
Location of Sanitary Offsite Infrastructure
ike
t > f " FOW va a
' " i iB 3 4 a oo 5
Fi > i of "8
ui = a LEGEND
HE CEL ; a
Bi ee
Fes HF Town of Edson
8 Sanitary:
A=COM Phase 1 Improvements
ee ee--------------E---- ee eee
SS a SS SES SS SS SS SE SSSA
Version 3.0 - February 1, 2016 Bylaw No. 2177
Page 27 Mw
Town of Edson Offsite Levy Rate Update
SE a ET
if,
| --TTW set S
afi wee 1g ' |
# Hy Municipal Servicang Plan Update
# Sanitary:
A=COM _eerigue 1
4 oo, 4
: y | ' = : LEGEND
Pe : 3 a | Sne8THO LAGOONS
22h Town vf Eason
#15; Municipal Serweng Mae Update
a) Sanitary:
PECOM
FE ______t
Version 3.0 -- February 1, 2016 Bylaw No. 2177
Page 28 pr)
Town of Edson Offsite Levy Rate Update
SS
Fi
ET ry Bae Sea aed ce oe eee Un ee
: ! oP |
i cere ee | a a) pie
a . =f Yo jie pageant
al l . ._ ee 7 |
i i I 7 p ™ | i Seen
Wi | v= Bags 55 y _ | Nia ------ wate SEWER
: i 1 , : 'y ae = ~ a ide _| sa %, s -- eee
H if | ae bi 4 ee OF? STATON
+ Fe | 2 _ 2a + = Cm Th BERVICE AMA
i it u - [canon | FUTURE GROTH AREA
j F| -- 087843 x08
oi a ~-
ah 'nnnaineeleaee
. Sanitary:
= 2015 and 2025 Im; ts
A=COM " rrigure 1.11
The estimated total cost of this infrastructure is comprised of: (a) actual construction costs to date,
(b) debenture interest associated with financing, and (c) cost estimates. Total cost is approximately
$40.43 million as outlined in the table below. Actual costs, debenture interest (if any), and cost
estimates were provided by Town staff and engineering advisors. It is important to note that these
| costs represent the "gross" costs, of which only a portion will go to support new development during
the 25-year review period. The remainder of this section outlines how total costs are equitably
apportioned to new development/growth.
}
| Summary of Sanitary Offsite Infrastructure
| iS 8 238,0001$ 8,238,000 |
= SoC 5,980,000 $ 5,980,000 |
| 3 | So 707,000] $ 707,000 |
se ps 800.002 00 02
= ES SS EC) ES TCCO]
|
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Page 29 «
Town of Edson Offsite Levy Rate Update
SS SS
|; }rrom Previous
| Pre Ets ner G rac
*The numbering sequence accounts for those projects that were previously removed (if applicable).
**Cost estimates include 10% for engineering fees and 25% for contingencies.
7.2 Sanitary Offsite Infrastructure Grants & Contributions to Date
The MGA enables the Town to recoup costs for infrastructure, other than those costs that have been
provided by way of special grant or contribution (i.e. contributed infrastructure). The Town has not
received any special grants or contributions for sanitary offsite infrastructure as shown in the table below
(note, if the Town receives grants in the future, it will be reflected in one of the annual updates and rates
adjusted accordingly). The result is that the total reduced project estimated cost remains at ~$40.43
million,
Special Grants and Contributions for Sanitary Offsite Infrastructure
Project Description Total Project | Special Grants Developer Reduced Project
Estimated Cost Agreement Estimated Gost
Contributions
| 1 |Phase1 Replacement [S$ 8,238,000] | CS 8,238,000
| 2 |Phase2Replacement [$5,980,000 Ts 5,980,000]
| 3 [SSSR ree! S 707000 S$ 707,000
[8 [Westlunlsyier Ursades 8 Frcooooe [J 8 Fr ono0e
[8 [WasteWaterTreamen(PantUogade|sssoooo[ fs _eavaa)
$_40,.425,002/$ [S$ TS 40,425,002
7.3 Sanitary Offsite Infrastructure Benefiting Parties
The sanitary offsite infrastructure previously outlined will benefit various parties to varying degrees.
There are three potential benefiting parties:
"* Town of Edson --a portion of the sanitary infrastructure which is required to service existing
development.
"* Other Stakeholders & Oversizing -- other parties (such as neighboring municipalities) that
benefit from infrastructure, as well as that portion of the infrastructure that benefits
development beyond the 25 year review period (i.e., "oversizing").
"* Town of Edson Developers -- all growth related infrastructure (i.e., levyable sanitary
infrastructure costs).
The table below outlines the allocation of sanitary offsite infrastructure costs to benefiting parties.
Percentage allocations have been determined after reducing sanitary offsite infrastructure costs for grants
described earlier. Most infrastructure supports new development. That portion of developer cost that
i
Version 3.0 -- February 1, 2016 Bylaw No. 2177 (
; Page 30 *
|
Town of Edson Offsite Levy Rate Update
! EET TEE Ne I EE ET ETT
has been "deferred" beyond the 25 year review period has been separated from that portion of cost which
is included in the current rates.
| Allocation of Sanitary Infrastructure to Benefiting Parties
| [2 |Phase 2Replacement |S 5,980,000] 10.00%] + ~--~*(| Ss
Phase 3 Replacement ee eT |
| 5 |West Line/System Upgrades = {$ 17,000,002; | 29.33%) 70.67%
| . *Oversizing has been calculated by prorating costs over a 25 year period from date of construction. Those costs that fall within the
| current review period (2016-2040) are included in the offsite levy/developer share. Those costs that fall beyond the current review
period (2041 and beyond) are included as oversizing. As rates are updated in future years, oversizing costs are gradually added to the
rate calculation.
7.4 Existing Receipts
Prior to allocating costs to benefiting parties, existing offsite levy receipts collected from developers
need to be considered in determining the residual/net costs to developers. As of December 31, 2015,
~$94,624 of sanitary levies were collected from developers under the current bylaw as shown in the
table below. This results in a residual developer cost of $14.42 million.
Offsite Levy Funds Collected to Date |
| | 1 |PRasemiReplacemente es |S - [ees =6- [sl | |
| [2 [Phase 2 Replacement «SS - «d|L dS CTC CdS TCC ~*d |
| | 3 |PhaseSReplacement is Ps - -
| | 5 [West Line/System Upgrades = [$= 12,013,154] |S 67,659|$ 11,945,495
| | 8 [Waste Water Treatment Plant Upgrade $ 2,496,875
| 7.5 Total Sanitary Offsite Levy Costs
.
| As shown in the figure below, the total costs for sanitary infrastructure that forms the basis of the
rate is approximately $14.42 million. The costs allocations to each benefiting party are based on the
benefiting percentages shown in Section 7.3. The offsite levy balance (due from developers) is
allocated to various benefiting areas (as described in the next section).
Version 3.0 -- February 1, 2016 Bylaw No. 2177 |
Page 31 AV
ie
Town of Edson Offsite Levy Rate Update
SSS SS Sa
Total Sanitary Offsite Levy Costs
Less:
Equals: Offsite Equals:
Offsite le Offsite
Share ie Balance
$14.51M $04,624 $14.41M
A Equals:
F Less: Special Equals:
media Grants & Project Sisk -
Costs tence Oversizing
$40.42M Contributions Balance oat
$0.00M $40.42M $4.98M
Equals:
Town Share
$20.93M
*""Other Share" represents the portion of cost allocated to other benefiting parties such as neighbouring municipalities, as well as that
portion allocated to development beyond 25 years, etc.
7.6 Sanitary Infrastructure Benefiting Areas
Net developer costs for each project have been allocated to multiple benefiting offsite levy areas (see
tables below). Allocations are denoted with a "1" below applicable areas. Benefiting areas were
determined by Town engineering staff and advisors.
Benefiting Areas for Sanitary Offsite Infrastructure
Project Description ~ Daveloper | ; ia ae Bir j PERE BRE File baba
| 4 [Phase 1Replacement SRT SRR ER Ol ne | ae seta) 40 | |)
[2 |Phase2Replacement SRST RRR ER ce |e | | | eee ne eet te |
[3 [Phase 3 Replacement SRT tem Rs | | || 9 fee || | | | Nn A gett | |e |
[_S [West Line/System Upgrades | $21,045,495 | M/A el | aa) ea Ba | | Re ee |S || [ee Gyre cee || |
|_& [Waste Water Treatment Plant Upgrade| $ 209910 [alata aaa aaa a aaa aaa a a a a a a a
te Say Aa St oe! FR ape byte sone pee oft is 210 sil palace dea pele oo ag Slo a ns 32.2|33.1]43.2| 344) PEPE Be PAIS FR FRR
| 1 |PhaseiReplacement |S - I R ORS RRE RT eescecee e| en)en op fg) 89) Ot 8 | || en seers el |
| 2 [Phase 2Replacement S-Bahn ed eat aa P| a || | fe ee eee
| 3 [Phase 3Replacement | SR RI Eg i | | hl eg S| | | eared ed
|_5 [West Line/System Upgrades |S an,as.a9s | TT TT Ta aa a a a a a
[|_8 [Waste Water Treatment Plant Upgrade| $ 2469,910/ 14 [ata fata ta tata fatal [4 4 fa a
ey
Version 3.0 -- February 1, 2016 Bylaw No. 2177
Page 32 /\)
b
Town of Edson Offsite Levy Rate Update
a ET RI TTT EE Tm OTE SB ER MRE BR BESS SS SER PS SSE STE FSR ESD
7.7 Development and Sanitary Staging Impacts
Sanitary offsite infrastructure will be constructed in a staged fashion over the 25-year development
period. Town staff have reviewed the availability of offsite levy funds to meet these construction
requirements and found that offsite levy reserve funds will not be sufficient to pay for construction
of sanitary infrastructure from time to time -- front-ending of infrastructure will be required. A front-
ender is the party that constructs and pays up front for infrastructure that benefits other parties. The
front-ender is repaid over time as offsite levies are collected from future development.
In order to compensate parties for capital they provide in front-ending offsite infrastructure
construction, a 3.0% interest allowance has been charged to the reserve when in a negative balance
(previously set at 3.0%). Further, a 1.1% interest credit has been provided to reduce offsite levy rates
for interest earned on positive reserve balances (previously set a 1.1%). Interest earning and charge
rates should be updated each year to reflect the current economic context. The graph and table below
outline sanitary levy reserve balances over the 25 year development period.
Anticipated Sanitary Offsite Levy Reserve Balances
| Sanitary Reserve
1) i=
Yi ee et grrr
$(2,000,000) +
4000000 } -- --R--_Seead 8 RRR
tee, A ae
ee es ha an
coe a
ieee NT inc,
814,000,000) | gf aan
a --------<--$<$--$_$___________ Bane
$(18,000,000)
Year
*A "staging adjustment" is made to rates to account for the anticipated impact of interest on the reserve (earning and charging rates). In
this way, the reserve is assured to achieve breakeven at the end of the review period without collecting too much or too little from
developers.
7.8 Reserve Balance
Since last update, interest impacts on the reserve were captured in alignment with the interest
earning and charging rates in effect at that time:
e 2014 & 2015 interest earning rate --1.1%
e 2014 & 2015 interest charging rate -- 3.0%
e %year rule-- expenditures are deemed to have been made in September each year.
e 'year rule-- receipts are deemed to have been made in June each year.
eee
Version 3.0 -- February 1, 2016 Bylaw No. 2177
Page 33 TAG
L-
Y
Town of Edson Offsite Levy Rate Update
SS ES SE SE SED
As at December 31, 2015 the sanitary reserve balance was $95,868. The Town's ledgers reflect this
balance. It is also recommended that the Town develop a set of "sub-ledgers" to track the amounts
due to front-ending parties, including interest owed in accordance with the rates in effect at that
time.
Sanitary Offsite Levy Reserve Balances
[i escription | RT| RT| Balance
poe
[interest onOpeningBalance(2014) | S204 | | 8,877.74 |
[ Project Expenditures(200)
| Offsite LevyReceipts(2014) ss CC*dSC S69 | | 862,834.32 |
| Offsite Levy Receipts Collected Under Old Bylew(201a) | |
[| Debentureinterest(201)
[interest on Project Expenditure(201g) |
[interest on Offsite Levy Receipts (2014) |S 885.26 | | 863,169.58 |
| interest on Offsite Levy Receipts Collected Under Old Bylaw (2014) | | |
| intereston Debentureinterest(2014) |
E |
pos
| interestonOpeningBalance(201s) CdS ST | | 863,864.45 |
[ Project Expenditures(2015) |
| Offsite LevyReceipts(2015) CdS saga | | (895,693.43 |
| Offsite Levy Receipts Collected Under Old Bylaw(2015) | ||
| Debentureinterest(2ois), PT
[interest on Project Expenditure(zois) | | |
[Interest on Offsite LevyReceipts(2015) ss sCid|CS S756 | | 895,868.48 |
| interest on Offsite Levy Receipts Collected Under Old Bylaw(201s) | | |
[interest on Debentureinterest(2015) |
[ Balance atDecember31,2095 | | 895,868.08 |
8 STORMWATER
8.1 Stormwater Offsite Infrastructure
In the Offsite Levy Bylaw 2135, there were 12 stormwater offsite infrastructure projects included.
Town Council has determined to remove all 12 stormwater offsite infrastructure projects as it is
believed all stormwater infrastructure is "onsite" in nature and may be administered at the
development stage in the future. These 12 projects are shown below and all reflect a zero balance
for project costs as they are no longer a part of the Offsite Levy Rate Model:
TO ----_____________________
Version 3.0 -- February 1, 2016 Bylaw No. 2177
Page 34 ay
Town of Edson Offsite Levy Rate Update
SS Sr SE
| f |
| it | . * Ls |
| i ss ' aa |
b , ae : &
f en ir ir Xe a |
oo Nad ere |
: a = le an. i
| r enone a Y & Y& q
i We oe "a cree sen omen |
yo *
| * ~~
| iz if Town of Eason |
| i Munapat Sernieng Plse Upsate
t Stormwater:
P
A=COM Oe rrigure 112
iy.
sf
i}
Hf meee ne nn nnn nr nr nnn se eee eee ss
cee ; 'oe j! |
! | ey, : o |
| 14 Seana el |
| sf: ! |
| : -- -- = Ae I 3
i as a reat cs : -- | --_-- Fr re
. HI 1 ; =~ => Une OT eee
| ! ~~-.WW) 7
| fi og . = eee
i i
| By ee
f Womciat Servicing Plan Update
a Stormwater:
2015/2025
|
Version 3.0 -- February 1, 2016 Bylaw No. 2177
Page 35 My
Town of Edson Offsite Levy Rate Update
ST Se TT a ET
Summary of Stormwater Offsite Infrastructure
Project Description Cost of | Debenture| Estimated | Total Project
Completed | Interest | Cost of Work | Estimated
Work Yet to be Cost
Completed
-- ae ee ee ee ae
8.2 Reserve Balance
Since last update, interest impacts on the reserve were captured in alignment with the interest
earning and charging rates in effect at that time:
e 2014 & 2015 interest earning rate --1.1%
e 2014 & 2015 interest charging rate -- 3.0%
e '%year rule-- expenditures are deemed to have been made in September each year.
e year rule-- receipts are deemed to have been made in June each year.
nnn ______)
Version 3.0 -- February 1, 2016 Bylaw No. 2177
Page 36 py)
Town of Edson Offsite Levy Rate Update
a a a ES
As at December 31, 2015 the stormwater reserve balance was $82,594. The Town's ledgers reflect
this balance.
Stormwater Offsite Levy Reserve Balances
po iescription | RT| RT| alarce
iy Se a ee ge pee er een sl aepeaed| eres iat es peed ges ae
Ee
[Interest on OpeningBalance(2014), | SOOT SO
| Project Expenditures(2014) |
| Offsite LevyReceipts(2014) |S $77,506.49 | | $77,506.49 |
| Offsite Levy Receipts Collected Under Old Bylaw(2014) | | |
| Debentureinterest(2014) |
| Interest on Project Expenditure(2o1a) ||
[Interest on Offsite Levy Receipts(2014) |S Sag | | 877,932.78 |
| Interest on Offsite Levy Receipts Collected Under Old Bylaw (2014) || |
[Interest on Debentureinterest(2014) | |
| Balance at December3i,2014 | 77,932.78
Siete neeeee ter re ie cea sete. Nev yued ee eee
a
| Interest on OpeningBalance(2015) |S Ss | | $79,492.04
| Project Expenditures(20i5) | |
| Offsite LevyReceipts(2015) | Sasso] | 882,576.94
| Offsite Levy Receipts Collected Under Old Bylaw(201s) | | |
| Debenture interest (2015) |
[Interest on Project Expenditure(2ois) | TP
| Interest on Offsite LevyReceipts(2015) Cs CS Se.97 | | 882,593.91
| Interest on Offsite Levy Receipts Collected Under Old Bylaw(2015) |_| |
| Interest on Debentureinterest(2015) | | Td
[| Balance at December 31,2015 | | |__$82,5 93.91 |
9 SUMMARY OF OFFSITE LEVY RATES |
The table below shows the combined offsite levy rates (per ha) associated with construction of roads,
water, sanitary and stormwater offsite infrastructure for each offsite levy area. Rates vary from each
offsite levy area. Rates vary from a low of $17,606 per ha to a high of $102,394 per ha. The weighted
average rate of all areas is $60,689 per ha. (Note, the weighted average rate is provided for
information purposes only; developers are charged the rate applicable to their specific offsite levy
area). This updated rate represent a ~21.62% reduction from the last rate (weighted average
~$77,434 per ha). This reduction stems primarily from the removal of Storm Infrastructure projects
from the Offsite Levy Model and the removal of the 2 projects from the Water Infrastructure.
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Town of Edson Offsite Levy Rate Update
ES ea AS cc ae RCC re gn RE SEI AI GEESE ECON ET A SST PEE UE
Summary of Offsite Levies by Area
Area Ref. # arges _| Water Charges arge: Storm Charge: Total
A ES 62 a a Ee a
| 22 [$ ie0e]$ 86S a4i7[S = CS (2.109
| 30 ~6[$ irene tg arsos[$aai7[$ = TS 8615 |
PR | Se iE ee | ee eee Pe
| 4.2 SS eed eo ee Sade ee, el0ee |
| 4.3 SES ied ee eee. say is SS SI)
| 5.0 [$ 47,606[$ _47.503($ 34i7[$ | TS 8615 |
| 8.0. i essai pee ES
| 121 [$ 47e06[$ _47503/$ gai7{g 68615]
i
| 131 [$ 47606|$ eS 34i7 [SS 21,109 |
| 132 [§ 47e06[$ eS B47 [SS 24,109 |
| 1233 [$ 17,606/$ eS AI7[$ ss - =SS 21,1099 |
| 14.0 [Se SS eS SaaS sO
| 15.0 [$i aS OSS Sars AS 08
|_ 16.0 [$ 17,606/$ 47506/$ ----3,4i7[$ ss [S$ 68,520]
a es eae | ee en | ae
EC se | 2S | Se EA SE P EL
| 240 |S io [$ eis aai7|g 21.109 |
| 2.0 |$ 47606/$ ----S§86]$ = 34t7/$ = 24,100]
| 30.1 |S irene So 6S a7 ss 29709 |
| 302 [$ i7606/$ eS t7[$ = =SdS 21,109 |
| 3.1 [$7606 [$e S795 /S | S488 |
| 31.2 [$ 17,606[$ 6S 37,195|$ Ss - = S548 |
|_ 321 [$47,606 $" arses $37,195 [$= dS 102,308 |
| 322 |$ 17606[$ 47.503/$ 37,195[$ SS - == $102,304 |
| 331 [$47.60 [S$ 47.593[$ 37,195 [SS 102,304 |
| 332 |[$ 17606[$ 47.503/$ 37,195[$ = = $102,394 |
| 341 |S 17606]$ 47503 /$ 37.195 [$ 102,394 |
| 35.1 |$ 47,606) $ 47503/$ 37195 |$ TS 102,304 |
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