Off-Site Levy Bylaw C14-17 (Office Consolidation 2025)
Fort Saskatchewan, Alberta
· adopted 2017-07-10
· summary & facts
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City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
This document is consolidated into a single publication for the convenience of users. The Official Bylaw
and all amendments thereto are available from the Legislative Services Department and should be
consulted in interpreting and applying this Bylaw. In the case of any dispute, the original Off-Site Levy
Bylaw and amendments must be consulted.
CITY OF FORT SASKATCHEWAN
OFF-SITE LEVY BYLAW
BYLAW NO. C14-17
A BYLAW OF THE CITY OF FORT SASKATCHEWAN IN THE PROVINCE OF ALBERTA TO
PROVIDE FOR THE IMPOSITION OF AN OFF-SITE LEVY FOR LANDS PROPOSED FOR
SUBDIVISION AND DEVELOPMENT IN DEFINED NEW GROWTH AREAS WITHIN MUNICIPAL
BOUNDARIES.
WHEREAS the Municipal Government Act, RSA 2000, c.M-26, as amended or repealed and replaced
from time to time, permits 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;
AND WHEREAS the municipality has engaged in consultation with representatives of the development
industry to address and define existing and future infrastructure requirements of the municipality with
respect to circumstances of the municipality and the benefits of development;
AND WHEREAS Council received advice and reports respecting upgrades to Off-Site Infrastructure
which set out a fair and equitable calculation of Off-Site Levies in accordance with the purpose of the
Municipal Government Act, RSA 2000, c.M-26, as amended or repealed and replaced from time to time;
AND WHEREAS Council advertised its intention to consider the provision of this Bylaw pursuant to the
requirements of the Municipal Government Act, RSA 2000, c.M-26, as amended or repealed and
replaced from time to time.
NOW THEREFORE, the Council of the City of Fort Saskatchewan, duly assembled, enacts as follows:
This Bylaw is cited as the City of Fort Saskatchewan "Off-Site Levy Bylaw".
1.
DEFINITIONS
For the purposes of this Bylaw, the following words shall mean:
(a)
"Act" means the Municipal Government Act, R.S.A. 2000, c. M-26, as amended or
repealed and replaced from time to time;
(b)
"City" means City of Fort Saskatchewan;
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
(c)
"City Council" means the Council of the City of Fort Saskatchewan;
(d)
"Development Agreement" means an executed contract between a developer and the City
of Fort Saskatchewan which establishes servicing and development requirements, and
obligations;
(e)
"Developable Land" means all lands utilized and included for the purposes of growth and
which are subdivided or developed (as those terms are defined under the Act, s. 616),
except for lands:
(i) designated as Environmental Reserve,
(ii) designated as Municipal Reserve, or
(iii) for which an Off-Site Levy was previously paid to the City;
excluding the Developed Land.
(f)
"Developed Land" means land:
(i) that has been subdivided or developed prior to the date of this Bylaw,
(ii) for which all Off-Site Levy payments have been paid, and
(iii) for which services have been provided in accordance with a Development
Agreement;
(g)
"Environmental Reserve" (ER) means land designated as Environmental Reserve by a
subdivision authority or municipality in accordance with the Act;
(h)
1"Future Urban Area" means the lands annexed from Strathcona County in 2020 as
identified on Figure 1.1 of the "Future Urban Area Levy Report" (Schedule E')."
(i)
"Light / Medium Industrial Development Area" means the area(s) as identified on Appendix
"A" of the "Light / Medium Industrial Levies Report" (Schedule "D");
(j)
"Municipal Reserve" (MR) means the land designated as Municipal Reserve by a
subdivision authority or municipality in accordance with the Act;
(k)
"Off-Site Levy" means the levy imposed pursuant to Section 5 of this Bylaw;
(l)
"Off-Site Infrastructure" means those components and projects referred to in the Southfort
Levies Report, Westpark Levies Report and Light/Medium Industrial Levies Report, in
relation to water facilities, sanitary sewer facilities, arterial roads, and storm water
management facilities;
(m)
"Southfort Development Area" means the area(s) as identified on Figure 1.1 of the
"Southfort Levies Report" (Schedule "B");
(n)
"Subdivision Authority" means the person(s) or body appointed by Council pursuant to
1 Bylaw C18-25
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Section 623(1) of the Act; and
(o)
"Westpark Development Area" means the area(s) as identified on Figure 1.1 of the
"Westpark Levies Report" (Schedule "C").
2.
PRINCIPLES
(a)
That a levy shall be imposed, which shall be known as an Off-Site Levy, upon all
Developable Land within the Southfort Development Area, the Westpark Development
Area, the Light/Medium Industrial Development Area, 2and the Future Urban Area at the
rates prescribed in this Bylaw;
(b)
That this Bylaw has been established to provide funds for the construction of the Off-Site
Infrastructure required for growth;
(c)
That municipal infrastructure projects and associated costs have been determined
through the preparation of the:
(i) Southfort Levies Report - Schedule "B" attached hereto and forming part of
this Bylaw;
(ii) Westpark Levies Report - Schedule "C" attached hereto and forming part of
this Bylaw; and
(iii) Light / Medium Industrial Levies Report - Schedule "D" attached hereto and
forming part of this Bylaw.
(iv) 3Future Urban Area Levy Report - Schedule "E" attached hereto and forming
part of this Bylaw.
(v) 4Community Recreation and Fire Services Levy Report - Scheduled "F"
attached hereto and forming part of this Bylaw.
(d)
That the following principles provide guidance for interpretation of this Bylaw and form the
basis of the provisions:
(i)
5Collecting Off-Site Levies in the Southfort, Westpark, Light/Medium Industrial
Development, and Future Urban Areas will provide the capital that will fund the
infrastructure required for growth. Those who benefit from the infrastructure,
which is defined within the Southfort, Westpark, Light/Medium Industrial
Development, and Future Urban Areas, should share proportionally on a per
hectare basis in its costs.
2 C18-25
3 C18-25
4 C28-25
5 C18-25
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
(ii) The Off-Site Levy rates may be subject to inflationary increases.
(iii) Infrastructure should be provided to maintain cost effective and orderly growth.
Thus, non-contiguous development should be discouraged and Off-Site Levy
projects should be constructed only when there is a demonstrated need for said
infrastructure.
(iv) The calculation of the Off-Site Levy should be an open transparent process that
is clear and understandable.
(v) The management of the Off-Site Levy account should be an audited process,
with reports available to the public and industry.
(vi) Provisions of Off-Site Infrastructure by developers of Developable Land will not
create an advantage or penalty due to the time or location of development.
(vii) The Off-Site Levy will help allow the City to recover the cost of infrastructure
required for growth:
a. Using financing strategies that remain sustainable;
b. Facilitating development by reducing risk on early developers and ensuring
future developers share the costs of the facilities from which they benefit;
and
(viii) Promoting cost effective and orderly development;
(ix) The Off-Site Levy will help promote orderly development by:
a. Providing Off-Site Infrastructure, once the appropriate planning is in place,
and when warranted in development; and
b. Providing infrastructure for contiguous development;
(x) The Off-Site Levy will help create transparent process by:
a. Providing opportunity for industry input into the levy, its definition and
administration;
b. Conforming with the Act; and
c. Providing reports on levies;
(xi) The Off-Site Levy will help create clear process for calculation of the rate, levies
and credits by:
a. Creating consistent and predictable levies and credits;
b. Creating predictable and stable levies over time; and
c. Documenting a process for establishing the levy rate.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
3.
APPLICATION
(a)
That the Off-Site Levy, as set out in this Bylaw, is imposed and payable for all lands to be
subdivided or developed within the Southfort, Westpark and Light/Medium Industrial
Development Areas, excepting all lands designated as Municipal Reserve or
Environmental Reserve.
(b)
6That the Off-Site Levy is payable in relation to Off-Site Infrastructure set out in Schedules
"B", "C", "D", "E", and "7F" attached hereto and forming part of this Bylaw.
(c)
That the City shall require that all subdivision and development be carried out in
accordance with the executed Development Agreement between the City and a
developer(s).
(d)
That all Development Agreements, as per Section 3(3), shall ensure:
(i) that provision is made for the payment of the Off-Site Levy as specified in this
Bylaw;
(ii) that no further Off-Site Levy be required to be paid under Development
Agreements where the Off-Site Levy has been previously collected in full in
respect to all lands which are the subject of subdivision or development
application;
(e)
8 That subject to the other provisions of this Bylaw, the Off-Site Levy will be assessed on
all Developable Land within the Southfort, Westpark. Light/Medium Industrial
Development, and Future Urban Areas.
(f)
That notwithstanding the provisions of Section 3(e) above, an Off-Site Levy will be
assessed on the greater of the following:
(i)
the estimated surface area of a storm water management facility during a 1 in 100
year storm event, that is located within a portion of land that is designated
Municipal Reserve; or
(ii) that area defined legally as a public utility lot.
(g)
That the City's Administration is authorized to enter into Development Agreements on
behalf of the City, which agreements may, among other things implement the provisions
of this Bylaw and ensure collection of the Off-Site Levy, provided that the terms of the
Development Agreements shall comply with the requirements of this Bylaw.
(h)
That unless otherwise specified in a Development Agreement, an Off-Site Levy shall be
calculated and become due and payable upon execution of the Development Agreement;
if a Development Agreement does provide for deferred payment of any portion of the Off-
6 C18-25
7 C28-25
8 C18-25
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Site Levy payable under the Development Agreement, the Development Agreement shall
provide that:
(i) any portion of the Off-Site Levy deferred shall be protected through security, on
terms outlined in the Development Agreement;
(ii) the deferred portion of the Off-Site Levy shall be subject to adjustment, such that
the amount of the Off-Site Levy payable by the developer shall be the off-site levy
prescribed by this Bylaw at the time of payment, not at the time of endorsement
of the Development Agreement; and
(iii) the deferred portion of the Off-Site Levy shall be a maximum of FIFTY (50%)
PERCENT of the Off-Site Levy payable, and the maximum period for deferral
shall be one (1) year from the date of entry into the Development Agreement: or
(iv) any other form of payment deferral for the Light/Medium Industrial Development
Area as approved by Council.
(i)
That Council may from time to time adopt policies or guidelines for the assistance and
direction of the City's Administration in determining which development and subdivision
applications are required for the Development Agreement.
4.
LEVY CALCULATION
(a)
That the Off-Site Levy shall be calculated using the rates set out in 9Schedule "A", and
formalized through an executed Development Agreement, as follows:
Assessment formula:
Gross Area - (ER + MR) = Net Area X Levy Rate = Assessed Off-Site Levy
(b)
That prepayment of the Off-Site Levy shall not be permitted under any circumstances.
(c)
In order to implement the spirit and intent of the prohibition that there shall be no
prepayment of an Off-Site Levy, the City Administration may:
(i) refuse endorsing a Development Agreement (or an addendum for a stage under a
Development Agreement); or
(ii) require as a term of the Development Agreement (or an addendum for a stage
under a Development Agreement) that the developer delay payment of all or part
of the Off-Site Levy payable under the Development Agreement (or an addendum
for a stage of a Development Agreement)
if it appears that the underground local improvements in relation to the Development
Agreement (or a stage under that Development Agreement) will not be constructed to
the point of issuance of the Construction Completion Certificate within 12 months of the
entry into the Development Agreement (or the addendum for a stage of the Development
9 C28-25
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Agreement). If the City requires the developer to delay payment of the Off-Site Levy
payable under a Development Agreement (or an addendum), the City may prescribe the
terms for the delayed payment, including provisions for security and adjustment.
5.
ACCOUNTING
All funds collected pursuant to this Bylaw shall be accounted for in a special fund and expended
only as permitted under the provisions of the Act.
6.
10REVIEW PROCESS
That this Bylaw shall be reviewed as necessary, but no later than every two years.
7.
SEVERABILITY
That if at any time any provision of this Bylaw is declared or held to be illegal, invalid, or ultra
vires, in whole or in part, then that provision shall not apply and the remainder of this Bylaw shall
continue in full force and effect and shall be constructed as it had been enacted without the illegal,
invalid or ultra vires provision.
8.
TRANSITIONAL PROVISION
That not withstanding the provisions of this Bylaw, a Development Agreement approved by the
City of Fort Saskatchewan prior to the passing of this Bylaw shall remain valid and in effect until
such time that all provisions of the agreement have been met.
9.
REPEAL
Upon third reading of Bylaw C14-17, Bylaw C1-14 and all amendments thereto are hereby
repealed.
10.
EFFECTIVE DATE
This Bylaw becomes effective upon third and final reading.
(NOTE: Consolidation made under Section 69 of the Municipal Government Act, R.S.A. 2000,c.M-26 and
Bylaw C5-13, and printed under the Director, Legislative Service's authority)
Bylaw C14-17, passed by Council, July 10, 2017
Amendments:
Bylaw C5-19, April 9, 2019
Bylaw C18-25, August 26, 2025
Bylaw C28-25, December 9, 2025 (Replaced Schedule "A" and Schedule "F" to Bylaw C14-17)
10 C5-19
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Report
City of Fort
Saskatchewan
Southfort Levy Report
Report
City of Fort
Saskatchewan
Southfort Levy Report
Schedule "B" to Bylaw C14-17
June 2017
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
REPORT
i
Table of Contents
SECTION
PAGE NO.
Table of Contents
i
1
Introduction
1-0
1.1
GENERAL
1-0
1.2
LOCATION
1-0
1.3
DEVELOPMENT LEVIES
1-0
1.4
CRITERIA
1-1
1.5
FIGURE 1.1 - SOUTHFORT AREA BOUNDARY
1-3
2
Waterworks System
2-0
2.1
GENERAL
2-0
2.2
EXPANSION AND FINANCING OF WATERWORKS SYSTEM
2-0
2.3
EXISTING WATER LEVIES
2-0
2.4
WATER SYSTEM DEVELOPMENT LEVIES
2-0
2.5
TABLE 2.1 - WATER INFRASTRUCTURE COSTS
2-2
2.6
FIGURE 2.1 - WATERWORKS SYSTEM IMPROVEMENTS
2-3
3
Sanitary Sewer System
3-0
3.1
GENERAL
3-0
3.2
EXPANSION AND FINANCING OF SANITARY SEWER SYSTEMS
3-0
3.3
EXISTING SANITARY SEWER OFF-SITE LEVY
3-0
3.4
SANITARY SEWER SYSTEM DEVELOPMENT LEVIES
3-1
3.5
TABLE 3.1 - SANITARY INFRASTRUCTURE COSTS
3-2
3.6
FIGURE 3.1 - SANITARY SYSTEM IMPROVEMENTS
3-3
4
Transportation System
4-0
4.1
GENERAL
4-0
4.2
EXISTING ROADWAY LEVIES
4-0
4.3
ROADWAY DEVELOPMENT LEVIES
4-0
4.4
TABLE 4.1 - TRANSPORTATION INFRASTRUCTURE COSTS
4-1
4.5
FIGURE 4.1 - TRANSPORTATION IMPROVEMENTS
4-3
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
Table of Contents
ii
SECTION
PAGE NO.
5
Stormwater Drainage System
5-0
5.1
GENERAL
5-0
5.2
SOUTHFORT AREA STORMWATER MANAGEMENT PLAN
5-0
5.3
EXISTING STORMWATER LEVIES
5-0
5.4
STORMWATER DEVELOPMENT LEVIES
5-1
5.5
TABLE 5.1 - STORM MANAGEMENT INFRASTRUCTURE COSTS
5-2
5.6
FIGURE 5.1 - STORM SYSTEM IMPROVEMENTS
5-3
6
Recommendations
6-0
6.1
TABLE 6.1 - OFF-SITE LEVIES
6-1
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
1 - Introduction
1-0
1 Introduction
1.1
GENERAL
The City of Fort Saskatchewan has identified the Southfort area as being a prime location for development
and is currently seeing continued growth within the area. The Southfort Area Structure Plan (ASP) has been
developed and updated, in order to assist the City in properly planning and staging this development. The
ASP identifies future land uses as well as locations of major infrastructure, which will form the backbone of
this community.
The growth and development of a community will generally create some impact on the municipal
infrastructure systems. Minimally, development requires an extension of municipal services such as water,
sewer, roadways, etc. More extensive and continued growth and development of a community will require
the municipal infrastructure systems to be expanded to satisfactorily accommodate such growth.
It is the philosophy of the City of Fort Saskatchewan that development will be responsible for its own
municipal infrastructure as well as for its proportionate share of the off-site infrastructure from which it will
benefit. This is achieved through the assessment of Development Levies against the individual developers.
In January of 2003, the City of Fort Saskatchewan engaged Associated Engineering Alberta Ltd. to
undertake the creation of a clear, concise and defensible model for establishing Development Levies for
lands within the Southfort ASP boundaries. The report was updated in January 2017 by the City of Fort
Saskatchewan.
1.2
LOCATION
The Southfort area is located on the southeast side of Highway 21, mainly in Sections 29-54-22, 19-54-22,
and 20-54-22 and is bounded to the south and east by Strathcona County. It is comprised of existing
commercial developments; the Fort Saskatchewan Correctional Facility and agricultural land. Figure 1.1
shows the Southfort area boundary.
1.3
DEVELOPMENT LEVIES
In the context of this report, Development Levies are defined as capital costs, assessed by the City of Fort
Saskatchewan, against developing lands for their proportionate share of the costs of municipal
infrastructure systems, constructed by the City or other developers, which benefit the development areas.
1
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
1 - Introduction
1-1
1.3.1
Off-Site Levies
Under authority of the Municipal Government Act, the City is permitted to impose Off-Site Levies
against development to cover the costs of any or all of the following:
a)
New or expanded facilities for the storage, transmission, treatment or supplying of water.
b)
New or expanded facilities for the treatment, movement and disposal of sanitary sewage.
c)
New or expanded storm sewer drainage facilities.
d)
New or expanded roads required for or impacted by a subdivision or development.
e)
Lands required for or in connection with any facilities described in (a) to (d) above.
1.4
CRITERIA
In this study, lands dedicated as Municipal Reserve (MR) are excluded as a Development Levy contributing
area. Traditionally, the City has required the Developer to develop the MR lands in accordance with the
City's needs, as negotiated through the Development Agreement. Hence, Development Levies are not
applied against such lands, thereby reducing the contributing lands area accordingly.
It was also necessary to establish some general assumptions as Development Levy calculation criteria:
The City will continue to assume responsibility for the provision of those infrastructure systems and
facilities which they deem to be a benefit to the City at large and/or a single development parcel.
The Development Levies are generally based on constructing municipal improvements consistent
with the requirements identified in the revised Southfort Area Structure Plan to serve the lands
within the plan area.
The storm drainage infrastructure is based on the Southfort Stormwater Management Plan,
prepared for the City of Fort Saskatchewan by Associated Engineering in 2004.
The Development Levy rates are expressed on a per hectare basis.
Gross Area is defined as the total area of a parcel(s) of land irrespective of their potential for
development or land use.
Gross Developable Area is defined as the gross area less lands for Municipal Reserve. The
Development Levy and charge rates contained in this document are based on Gross Developable
Area.
All costs are estimated in 2016 dollars. These cost estimates should be reviewed annually or no
later than every three years, to reflect current year construction costs.
An inflation factor has been applied to all estimates, to more accurately estimate the construction
costs for the projected year of construction. For the January 2017 update, an inflation rate of 2.0%
per annum was used.
Where conditional grants have been secured by the City, towards a specific project, the project cost
has been reduced by the amount of the grant.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
1 - Introduction
1-2
Unconditional grants, even though they may have been utilized by the City for financing a project,
are not deducted from the final project costs, as it can be rationalized that such funding could have
been used for other projects.
Assumptions and/or calculation criteria specific to each Development Levy are further highlighted, in more
detail, within each respective section of this report.
It must be clarified what is intended, when it is stated that the City will continue to assume the responsibility
for certain infrastructure systems and facilities. Historically the City has designed and constructed sanitary
trunk sewer facilities, arterial roadways, water reservoirs, trunk watermains and stormwater management
facilities, which serve more than a single development area. Although the City accepts this responsibility,
each development agreement can define whether the City or the developer designs and constructs these
major facilities. If the development agreement establishes that the developer will undertake this work, then
presumably it will also establish the formula and schedule for recovery from other benefiting developments.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
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C
R
T
S
I
E N
NA
B
L
V D
SEDONA PL
SANTANA CR
SANDSTONE DR
98 AV
ELLISON CRT
MONARCH
CL
MEADOWVIEW DR
GREENFIELD WYND
C
A R
A G
A N A
W A
Y
SOUTHRIDGE BLVD
ROSEBERRY LN
DAVIS ST
DURRAND BEND
DRAGONFLY PT
WEMBLEY CR
WILLOW LINK
SANTANA CR
SIERRA WYND
CRANBERRY BEND
CHESTNUT WY
CEDAR
GATE
HICKORY RD
CURRANT CR
RIDGEVIEW CL
RICHMOND LINK
WILSHIRE BLVD
BREMNER CRES
HEMLOCK
CL
ELM ST
SOLANO
CRT
GARCIA
CL
W
ES
TWO
O
D
LN
REDDING WY
RICHMOND LINK
RIDGE POINT GATE
D I L
L
I NGHA
M
AV
ELLICE BEND
GREENFIELD
GATE
S
I
E
N
NA
BL
VD
R
T
WOODHILL LN
SOUTHPOINTE BLVD
SPARROW
CL
Date: January 25, 2017
Revision: B
Drawn: CL
NOT TO SCALE
Dwg. No.
1.1
Figure 1.1
Southfort Area Boundary
Southfort Development Levies
N
Southfort Area Boundary
Undeveloped Boundary (as of December 31, 2016)
236.23 ha
8.85 ha
Gross Area (Total) = 575.00 ha
Gross Area (Developed) = 329.92 ha
Gross Area (Undeveloped) = 245.08 ha
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
2 - Waterworks System
2-0
2 Waterworks System
2.1
GENERAL
The City's water supply is treated water, purchased from the City of Edmonton (EPCOR)
through the Capital Region Northeast Water Services Commission (CRNWSC). The treated
water is distributed by the City, to its customers, through its waterworks system consisting of
water storage reservoirs and pumping facilities, primary feeder mains and distribution mains.
2.2
EXPANSION AND FINANCING OF WATERWORKS SYSTEM
Traditionally, the City's philosophy regarding its waterworks system expansion has been that
development is responsible, at their entire cost, for the construction of all new distribution mains
up to a specified diameter. Primary feeder mains, treated water storage reservoirs and pumping
facilities benefit the entire water distribution system and thus, the City has assumed
responsibility for their construction. The costs of such facilities are then assessed
proportionately against lands through a Water Off-Site Levy.
Capital improvements to the water supply system are the responsibility of the CRNWSC, of
which the City of Fort Saskatchewan is a member. The costs of such improvements are
assessed proportionately, against the City, through the Commission's water utility rate structure.
Therefore, these costs are not included in the City's Water Off-Site Levy.
The Westpark Reservoir and Pumphouse are currently included as an off-site levy for the
Westpark Development, proportionate to its projected usage. The remainder of the expenditure
will be included in the Southfort Levy costs.
2.3
EXISTING WATER LEVIES
The existing completed waterworks projects can be found in Table 2.1. The table shows the
levied costs for the infrastructure.
2.4
WATER SYSTEM DEVELOPMENT LEVIES
In conducting this study, it was necessary to make some basic assumptions, namely:
Water supply for the City will continue to be from the City of Edmonton through the
CRNWSC,
who
shall
continue
to
be
responsible
for
all
capital
improvements/expansions to the supply systems. Such costs are therefore not
included in the calculation of the City's Water Off-Site Levy.
The City will be responsible for the construction of the alternate reservoir supply line, off
the CRNWSC transmission main. These expenditures will be included as off-site levies
to the development of Southfort.
2
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
2 - Waterworks System
2-1
Development will continue to be responsible, at its entire cost, for the construction of all
distribution mains, up to and including 400 mm diameter in size, to serve the Southfort
area.
The City will continue to be responsible for the construction of all primary feeder mains,
treated water storage reservoirs and pumping facilities. These expenditures will be
included as off-site levies to the development of Southfort.
Conditional grants, such as those secured through the Alberta Transportation and
Utilities Municipal Water and Wastewater Partnership Program*, will be applied to the
specific projects, thereby reducing the overall project cost used in calculating the Water
Off-site Levy Rate. Currently the level of funding available to the City through this
program is approximately 30% of the eligible project costs.
Unconditional grants, even if applied against waterworks system improvements, will not
be considered when calculating the Water Off-Site Levy Rate.
*
The AT&U Municipal Water and Wastewater Partnership Program grant funding formula is based
on the population of the community. Under the formula, as the population of the community
increases, the percentage of cost covered by the program decreases. Therefore, it is prudent to
update project costs regularly, to ensure that the off-site levy rates are current and meet the
financial requirements of the City.
Figure 2.1 represents the Southfort area water system as envisioned in the Southfort ASP and
City of Fort Saskatchewan Water Distribution System Master Plan. As per the assumptions
previously outlined, the City assumes the responsibility for constructing all watermains greater
than 400 mm in diameter. The cost of this construction will be included in the calculation for
Water System Development Levies.
Table 2.1 outlines a cost estimate for each improvement based on 2016 dollars and future
construction costs, with an inflation rate as indicated. Conditional grants, which had previously
been secured for a specific project, have been incorporated to arrive at the estimated net cost to
the City.
For future waterworks system improvements, it has been assumed that there will be no grant
funding available for such projects. This assumption is based on the fact that the amount of
grant funding available to a municipality will continue to be directly related to its population. The
need for constructing the future reservoir storage capacities will, to a large degree, be directly
related to increases in the population of the City. Such increased population, however, will
decrease the amount of grant funding available.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
2 - Waterworks System
2-2
2.5
TABLE 2.1 - WATER INFRASTRUCTURE COSTS
Item
Project Description
Year of
Construction
Historical Project Cost
Up to Dec 31, 2013
Historical Project Costs from
Jan 1, 2014 to Dec 31, 2016
Future Cost Estimate
for Remainder of Work
Total
Water
2.1.1
450mm SOUTHFORT BOULEVARD WATER LINE (66.8% SHARE)
COMPLETE
$815,723.15
$0.00
$0.00
$815,723.15
2.1.2
WESTPARK RESERVOIR & 450mm WATERMAIN (66.8% SHARE)
COMPLETE
$2,452,968.31
$0.00
$0.00
$2,452,968.31
2.1.3
WESTPARK RESERVOIR EXPANSION (66.8% SHARE)
COMPLETE
$216,809.08
$2,847,502.84
$0.00
$3,064,311.92
2.1.4
300 mm WATER SUPPLY LINE (66.8% SHARE)
COMPLETE
$1,031,385.92
$43,598.44
$0.00
$1,074,984.36
2.1.5
300mm 86 AVENUE WATER CONNECTOR
COMPLETE
$72,384.00
$0.00
$0.00
$72,384.00
2.2
MODELLING
COMPLETE
$15,000.00
$0.00
$0.00
$15,000.00
$4,604,270.46
$2,891,101.28
$0.00
$7,495,371.74
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Date: January 20, 2017
Drawn: CL
Scale: NTS
Dwg. No.
2.1
Figure 2.1
Waterworks System Improvements
Southfort Development Levies
Revision: B
Watermain
Westpark Reservoir
2.1.3
2.1.2
2.1.4
2.1.1
2.1.5
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
3 - Sanitary Sewer System
3-0
3 Sanitary Sewer System
3.1
GENERAL
The sanitary sewage collection system in the Southfort area will be comprised of a series of lateral (local),
collector and trunk sewers, intercepting wastewater from the various individual contributors and conveying
this wastewater to an existing 750 mm diameter main in the northeast corner of the Area Structure Plan
(ASP) boundary. The point of discharge for the City sanitary sewage is the Alberta Capital Region
Wastewater Commission (ACRWC) Regional Trunk Sewer, which conveys the wastewater to the ACRWC
Sewage Treatment Plant.
Capital improvements to the regional trunk line are the responsibility of the ACRWC of which the City of
Fort Saskatchewan is a member. The costs of such capital improvements are assessed proportionately
against the City through the Commission's sewage utility rate structure. Therefore, they are not included in
the City's Sanitary Sewer Off-Site Levy calculations.
The Sanitary Servicing Plan, as identified in the Southfort ASP, indicates that the majority of the lands
within the ASP boundary generally slope toward the northeast and that a gravity system will service most of
the area. The extreme southeast catchment will require a Sanitary Lift Station, to pump the sewage into the
proposed gravity system.
3.2
EXPANSION AND FINANCING OF SANITARY SEWER SYSTEMS
Traditionally, the City's philosophy regarding sanitary sewer systems has been that development shall be
responsible for the entire cost of constructing laterals and collectors. The City assumes the responsibility for
constructing all trunk mains 525 mm in diameter and larger. The cost of this construction will be included in
the calculation for Sanitary Sewer System Development Levies.
3.3
EXISTING SANITARY SEWER OFF-SITE LEVY
The existing Ross Creek Sanitary Trunk Sewer was constructed in 1976/1977. The total project cost was
established as $2.83 million in 1977. The portion of the total project costs assigned to the Southfort area is
28%, based on total service area. The cost share was calculated on the basis of actual project costs plus
actual debenture charges for the financing of the project.
The existing completed sanitary projects are found in Table 3.1. The table shows the levied cost for these
infrastructures.
3
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
3 - Sanitary Sewer System
3-1
3.4
SANITARY SEWER SYSTEM DEVELOPMENT LEVIES
In conducting this study, it was necessary to make some basic assumptions:
The Developer will continue to be responsible for the construction of lateral and collector sanitary
sewer systems.
The City of Fort Saskatchewan will continue to be a member of the ACRWC. Any expansion or
improvement costs, related to the Commission System, will be assessed against the City by the
Commission, through its sewer utility rate structure. Therefore, costs related to the Commission
System have not been included in the City's Sanitary Sewer Off-Site Levy calculations.
Sanitary Sewers 525 mm diameter and larger are considered to be Trunk Sanitary Sewers.
No grant funding will be available towards the construction of trunk sewer systems.
The cost of all leviable projects will be applied against all lands within the ASP boundary.
Figure 3.1 shows the sanitary servicing plan, as developed in the Southfort ASP.
Table 3.1 outlines a cost estimate for each improvement based on 2016 dollars and future construction
costs, with an inflation rate as indicated.
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Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
3 - Sanitary Sewer System
3-2
3.5
TABLE 3.1 - SANITARY INFRASTRUCTURE COSTS
Item
Project Description
Year of
Construction
Historical Project Cost
Up to Dec 31, 2013
Historical Project Costs from
Jan 1, 2014 to Dec 31, 2016
Future Cost Estimate
for Remainder of Work
Total
Sanitary
3.1.1
675mm SOUTHFORT DRIVE SANITARY TRUNK
COMPLETE
$233,840.00
$0.00
$0.00
$233,840.00
3.1.2
675mm ALLARD WAY SANITARY TRUNK
COMPLETE
$360,240.00
$0.00
$0.00
$360,240.00
3.1.3
525mm 92 ST. GREENWAY SANITARY TRUNK
COMPLETE
$284,400.00
$0.00
$0.00
$284,400.00
3.1.4
525mm 94 STREET DEEP SANITARY
2020
$1,448,969.44
$0.00
$430,362.29
$1,879,331.73
3.1.5
750mm 86 AVE SANITARY TRUNK
COMPLETE
$850,000.00
$0.00
$0.00
$850,000.00
3.1.6
EXISTING 86 AVE TRUNK DEBENTURE
COMPLETE
$118,114.00
$0.00
$0.00
$118,114.00
3.1.7
SANITARY MODEL
COMPLETE
$15,000.00
$0.00
$0.00
$15,000.00
$3,310,563.44
$0.00
$430,362.29
$3,740,925.73
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Date: December 2016
Drawn: MK/SK
Scale: NTS
Dwg. No.
3.1
Figure 3.1
Sanitary System Improvements
Southfort Development Levies
Revision: A
Sanitary Line
3.1.3
3.1.4
3.1.1
3.1.5
3.1.2
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
4 - Transportation System
4-0
4 Transportation System
4.1
GENERAL
The City of Fort Saskatchewan maintains a roadway classification system generally consistent with the
definitions for arterial, collector and local roads contained in the "Geometric Design Standards for Canadian
Roads and Streets," a manual published by the Transportation Association of Canada.
In the hierarchy of roadway classifications, the principle function of arterial roads is to provide for the
efficient movement of people, goods and services between the primary traffic generation areas of a
community. Typically, arterial roadways are designed as relatively free-flowing facilities, intersected by
other arterial or major collector type roadways but provide no direct access to individual properties. Arterial
roadways are generally considered to be a greater benefit to the City at large rather than directly to
individual developers. However, this does not negate developers' responsibility to contribute their
proportionate share towards the cost of these arterials, since to a large degree development generates the
need for these arterial roadways.
An updated Transportation Study for the Southfort Area Structure Plan was completed in September 2015.
4.2
EXISTING ROADWAY LEVIES
The existing transportation projects completed are found in Table 4.1. The table shows the levied cost for
these infrastructures.
4.3
ROADWAY DEVELOPMENT LEVIES
In conducting this study, it was necessary to make certain assumptions:
Arterial roadways included in the Transportation Off-Site Levy calculations are those highlighted in
Figure 4.1.
Arterial roadways will typically be constructed to an ultimate 4-lane, divided, paved urban structure
and are the standards upon which the cost estimates are based.
Arterial roadways will typically be constructed in two stages with the first or initial stage being a two-
laned urban roadway complete with street lighting and the ultimate stormwater drainage system.
The second stage is all works remaining to complete the arterial roadway. Additional
improvements may be required depending on pace of growth and need.
A blanket assessment levy for roads is recommended against all development irrespective of land
use.
Right-of-ways to facilitate construction of arterial roadways will be acquired through the subdivision
development process.
Table 4.1 outlines the cost estimates for the Transportation Off-Site Levy rate.
4
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
4 - Transportation System
4-1
4.4
TABLE 4.1 - TRANSPORTATION INFRASTRUCTURE COSTS
(continued on following page)
Item
Project Description
Year of
Construction
Historical Project Cost
Up to Dec 31, 2013
Historical Project Costs from
Jan 1, 2014 to Dec 31, 2016
Future Cost Estimate
for Remainder of Work
Total
Transportation
4.1.1
WIDENING SOUTHFORT DRIVE & 94TH STREET - PHASE
1 INCLUDING INTERSECTION D SIGNALIZATION
COMPLETE
$5,690,445.78
$10,129.30
$0.00
$5,700,575.08
4.1.2
WIDENING SOUTHFORT DRIVE / 86TH AVENUE -
PHASE 1 INCLUDING INTERSECTION E
COMPLETE
$2,306,934.01
$2,231,738.92
$0.00
$4,538,672.93
4.1.3
WIDENING SOUTHFORT DRIVE FROM ALLARD WAY TO
SOUTH GREENFIELD WAY & 84TH STREET FROM
SOUTHFORT DRIVE TO GALLOWAY WYND INCLUDING
INTERSECTION F & I SIGNALIZATION
2017
$0.00
$0.00
$4,250,000.00
$4,250,000.00
4.1.4
WIDENING SOUTHFORT DRIVE FROM SOUTH
GREENFIELD WAY TO SOUTHFORT BOULEVARD
2020
$0.00
$0.00
$1,000,000.00
$1,000,000.00
4.1.5
WIDENING SOUTHFORT DRIVE FROM SOUTHFORT
BOULEVARD TO SOUTHRIDGE BOULEVARD
2023
$0.00
$0.00
$2,200,000.00
$2,200,000.00
4.1.6
WIDENING 94TH STREET FROM HOSPITAL TO SIENNA
BOULEVARD
2020
$0.00
$0.00
$2,850,000.00
$2,850,000.00
4.1.7
WIDENING 84TH STREET FROM HWY 21 to GALLOWAY
WYND INCLUDING INTERSECTION G
COMPLETE
$1,394,397.11
$0.00
$0.00
$1,394,397.11
4.1.8
WIDENING SOUTHFORT BOULEVARD
FROM HWY 21 TO SOUTHFORT DRIVE
2021
$0.00
$0.00
$2,500,000.00
$2,500,000.00
4.1.9
SOUTHRIDGE BOULEVARD INCLUDING INTERSECTION L
2017
$404,093.54
$1,871,812.44
$231,964.60
$2,507,870.58
4.1.10
SIENNA BOULEVARD WIDENING
COMPLETE
$0.00
$264,239.66
$0.00
$264,239.66
4A
88TH AVENUE AND 101 STREET INTERSECTION A
SIGNALIZATION
2030
$0.00
$0.00
$388,081.99
$388,081.99
4B
86TH AVENUE AND 101 STREET INTERSECTION B
SIGNALIZATION
COMPLETE
$200,000.00
$0.00
$0.00
$200,000.00
4C
94TH STREET & CORNERSTONE/SOUTHPOINTE
COMMERCIAL INTERSECTION SIGNALIZATION
2017
$0.00
$0.00
$300,000.00
$300,000.00
4H
GALLOWAY WYND AND 84TH STREET INTERSECTION K
SIGNALIZATION
2019
$0.00
$0.00
$312,120.00
$312,120.00
4K
SOUTHFORT DR AND SOUTHFORT BLVD INTERSECTION
SIGNALIZATION
2020
$0.00
$0.00
$318,362.40
$318,362.40
4M
RIDGEPOINT GATE AND SOUTHRIDGE BLVD
INTERSECTION SIGNALIZATION
2027
$0.00
$0.00
$365,698.33
$365,698.33
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
4 - Transportation System
4-2
TABLE 4.1 - TRANSPORTATION INFRASTRUCTURE COSTS
(continued from previous page)
Item
Project Description
Year of
Construction
Historical Project Cost
Up to Dec 31, 2013
Historical Project Costs from
Jan 1, 2014 to Dec 31, 2016
Future Cost Estimate
for Remainder of Work
Total
Transportation
4N
SOUTHFORT DR AND SOUTHRIDGE BLVD
INTERSECTION SIGNALIZATION
2023
$0.00
$0.00
$337,848.73
$337,848.73
4O
SIENNA BLVD AND 94TH ST INTERSECTION
SIGNALIZATION
2020
$0.00
$0.00
$318,362.40
$318,362.40
4.2
TRANSPORTATION MODELLING
COMPLETE
$30,000.00
$0.00
$0.00
$30,000.00
4.3
TRANSPORTATION MASTER PLAN
COMPLETE
$34,650.00
$0.00
$0.00
$34,650.00
4.4
AREA STRUCTURE PLAN
COMPLETE
$35,000.00
$0.00
$0.00
$35,000.00
4.5
AREA STRUCTURE PLAN UPDATE
2027
$0.00
$0.00
$70,000.00
$70,000.00
$10,095,520.44
$4,377,920.32
$15,442,438.45
$29,915,879.21
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Date: January 17, 2017
Drawn: CL
Scale: NTS
Dwg. No.
4.1
Figure 4.1
Transportation Improvements
Southfort Development Levies
Revision: B
Arterial Roadway
Intersection Improvement
4.1.1
B
C
D
E
F
G
H
I
J
K
L
M
N
O
A
4.1.3
4.1.4
4.1.5
A
4.1.1
4.1.6
4.1.3
4.1.8
4.1.9
4.1.10
4.1.2
4.1.2
4.1.7
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
5 - Stormwater Drainage System
5-0
5 Stormwater Drainage System
5.1
GENERAL
Management of stormwater is an important component in the development of a community. It must be
handled effectively, to preserve and promote the general health, welfare, security and economic well-being
of the public. Traditionally, in urban centres, stormwater is handled in keeping with the minor/major
drainage concept wherein:
Minor systems are designed and implemented to accommodate drainage to avoid property damage
and flooding and to minimize inconvenience to the public from 1 in 5 year rainfall events.
Major systems are designed and implemented for flood control to avoid loss of life, injuries and
significant damage to property, from events greater than 1 in 5 year return, producing unusual, high
intensity rainfall and/or large volume runoff.
Minor systems are typically comprised of underground piping, manholes, catch basins and outfall structures
but can also be designed as a rural-type drainage system consisting of ditches and culverts.
Major systems can be large diameter underground piping, open channels, stormwater detention/retention
ponds, natural streams or any combination thereof, capable of conveying runoff from events up to and
including a 1 in 100 year return period, to the ultimate receiving stream or water body.
5.2
SOUTHFORT AREA STORMWATER MANAGEMENT PLAN
The Southfort Area Structure Plan (ASP) identified several stormwater ponds and trunk sewers within the
ASP boundary. Much of the area north of 94th Street forms part of a separate basin with a portion
(Penitentiary Lands) being outside of the Gross Developable Area as identified in this study.
There are two separate outfalls which ultimately discharge to Ross Creek.
A Southfort Stormwater Management Plan (SWMP) was undertaken by Associated Engineering in
2004/2005. The development of this SWMP involved input from the engineering consultants for the major
developers in the area, in addition to the City Public Works department. Option 4 of this SWMP has been
recommended. Development Levies related to the major infrastructure presented in Option 4 have been
incorporated into this document.
5.3
EXISTING STORMWATER LEVIES
The existing stormwater projects completed are found in Table 5.1. The table shows the levied cost for this
infrastructure.
5
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
5 - Stormwater Drainage System
5-1
5.4
STORMWATER DEVELOPMENT LEVIES
In conducting this study, it was necessary to make certain assumptions:
The Developer will continue to be responsible for the construction of catch basins and storm
sewers up to and including 1200 mm diameter in size.
Storm sewers greater than 1200 mm diameter in size are considered to be trunk sewers. The costs
of these sewers will be included in the Stormwater Development Levies.
There is no grant funding available towards the construction of trunk sewer systems.
All stormwater management ponds will be the responsibility of the developer, with the exception of
Wetland E. Each stormwater management basin area is considered to be responsible for the
stormwater management pond serving that basin area.
Drainage parkways I and II, Wetland E, the Outfall Ditch and Overflow to Ross Creek, the Yorkville
Ditch upgrade, the 2005 Southfort Stormwater Management Plan and the Ross Creek Floodplain
study are all considered to be cost recoverable against the entire Southfort Development Area.
Note: If storm sewers larger than 1200 mm diameter are constructed in lieu of parkways, these
costs will be assessed against the entire Southfort Development Area.
Figure 5.1 shows the stormwater infrastructure projects included in the Southfort Off-site Levy.
Table 5.1 outlines a cost estimate for each improvement based on 2016 dollars and future construction
costs, with an inflation rate as indicated.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
5 - Stormwater Drainage System
5-2
5.5
TABLE 5.1 - STORM MANAGEMENT INFRASTRUCTURE COSTS
Item
Project Description
Year of
Construction
Historical Project Cost
Up to Dec 31, 2013
Historical Project Costs from
Jan 1, 2014 to Dec 31, 2016
Future Cost Estimate for
Remainder of Work
Total
Storm
5.1.1
DRAINAGE PARKWAY 2 - POND 9 TO POND 11
COMPLETE
$395,231.83
$0.00
$0.00
$395,231.83
5.1.2
DRAINAGE PARKWAY 2 - POND 11 TO WETLAND E
COMPLETE
$196,203.43
$0.00
$0.00
$196,203.43
5.1.3
DRAINAGE PARKWAY 1
2030
$0.00
$0.00
$2,588,180.88
$2,588,180.88
5.1.4
WETLAND E
2027
$2,581,457.48
$0.00
$1,208,267.27
$3,789,724.75
5.1.5
OUTFALL FROM WETLAND E TO ROSS CREEK
COMPLETE
$1,724,660.73
$436,616.45
$0.00
$2,161,277.18
5.1.6
OVERFLOW FROM WETLAND E TO ROSS CREEK
2027
$0.00
$0.00
$1,206,062.84
$1,206,062.84
5.1.7
YORKVILLE DITCH UPGRADE
2030
$0.00
$0.00
$2,193,603.71
$2,193,603.71
5.1.8
ROSS CREEK FLOODPLAIN STUDY
COMPLETE
$57,750.00
$0.00
$0.00
$57,750.00
5.1.9
STORM MANAGEMENT PLAN
COMPLETE
$70,000.00
$0.00
$0.00
$70,000.00
$5,025,303.47
$436,616.45
$7,196,114.70
$12,658,034.62
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Date: December 2016
Drawn: SK
Scale: NTS
Dwg. No.
5.1
Figure 5.1
Storm System Improvements
Southfort Development Levies
Revision: A
Drainage Parkway or Ditch
Wetland
5.1.1
5.1.2
5.1.6
5.1.5
5.1.4
5.1.3
5.1.7
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
6 - Recommendations
6-0
6 Recommendations
Based on the findings of this study, it is recommended that:
The City of Fort Saskatchewan continues to assume responsibility for the construction of the
municipal infrastructure systems which they deem to be of benefit to the City at large.
The City maintains its current philosophy that development will be responsible for its proportionate
share of the cost of municipal infrastructure systems expansion through the assessment of
development levies against all benefiting lands.
The City maintain its existing philosophy regarding storm water drainage systems, wherein the
development industry is required to manage stormwater in accordance with the Alberta
Environmental Protection guidelines respecting stormwater release rates and the City of Fort
Saskatchewan Municipal Engineering Standards requirements.
The City periodically reviews the Development Levies to ensure that the rates are consistent with
the overall City funding requirements.
The Off-Site Levies be established at:
o
Water Levy
$ 14,505.98 / ha
o
Sanitary Sewer Levy
$ 7,239.91 / ha
o
Transportation Levy
$ 57,896.96 / ha
o
Stormwater Levy
$ 24,497.41 / ha
The combined Southfort Levy will be $ 104,140.26 / ha.
Table 6.1 is a summary of the combined Southfort Levy in 2016 dollars.
6
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
6 - Recommendations
6-1
6.1
TABLE 6.1 - OFF-SITE LEVIES
Summary
Development Area
Hectares
TOTAL AREA
575
UNDEVELOPED AREA (DEC 31/16)
245.080
10% MUNICIPAL RESERVE
24.508
LEVIABLE AREA
220.572
Levy Cost Breakdown
Item
Total Cost
% of Levy Cost
WATER
$7,495,371.74
13.93%
$14,505.98
SANITARY
$3,740,925.73
6.95%
$7,239.91
TRANSPORTATION
$29,915,879.21
55.60%
$57,896.96
STORM
$12,658,034.62
23.52%
$24,497.41
TOTAL
$53,810,211.30
100.00%
$104,140.26
Collected
LEVY FUNDS (DEC 31/16)
$30,022,038.18
TOTAL INTEREST (DEC 31/16)
$817,746.73
TOTAL
$30,839,784.91
Total Levy Funds Required
TOTAL LEVY FUNDS REQUIRED
$22,970,426.39
Current Levy Rate per Hectare
CURRENT LEVY RATE PER HECTARE
$104,140.26
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Report
City of Fort
Saskatchewan
Westpark Levy Report
Schedule "C" to Bylaw C14-17
June 2017
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
REPORT
i
Table of Contents
SECTION
PAGE NO.
Table of Contents
i
1
Introduction
1-1
1.1
GENERAL
1-1
1.2
LOCATION
1-1
1.3
DEVELOPMENT LEVIES
1-1
1.4
CRITERIA
1-2
1.5
FIGURE 1.1 - WESTPARK AREA BOUNDARY
1-4
2
Waterworks System
2-1
2.1
GENERAL
2-1
2.2
EXPANSION AND FINANCING OF WATERWORKS SYSTEM
2-1
2.3
EXISTING WATER LEVIES
2-1
2.4
WATER SYSTEM DEVELOPMENT LEVIES
2-1
2.5
TABLE 2.1 - WATER INFRASTRUCTURE COSTS
2-3
2.6
FIGURE 2.1 - WATERWORKS SYSTEM IMPROVEMENTS
2-4
3
Sanitary Sewer System
3-1
3.1
GENERAL
3-1
3.2
EXPANSION AND FINANCING OF SANITARY SEWER SYSTEMS
3-1
3.3
EXISTING SANITARY SEWER LEVIES
3-1
3.4
SANITARY SEWER SYSTEM DEVELOPMENT LEVIES
3-1
3.5
TABLE 3.1 - SANITARY SEWER INFRASTRUCTURE
3-3
3.6
FIGURE 3.1 - SANITARY SYSTEM IMPROVEMENTS
3-4
4
Transportation System
4-1
4.1
GENERAL
4-1
4.2
EXISTING TRANSPORTATION LEVIES
4-1
4.3
TRANSPORTATION DEVELOPMENT LEVIES
4-1
4.4
TABLE 4.1 - TRANSPORTATION INFRASTRUCTURE COSTS
4-2
4.5
FIGURE 4.1 - TRANSPORTATION IMPROVEMENTS
4-3
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
Table of Contents
ii
SECTION
PAGE NO.
5
Stormwater Drainage System
5-1
5.1
GENERAL
5-1
5.2
WESTPARK AREA STORMWATER MANAGEMENT PLAN
5-1
5.3
EXISTING STORMWATER LEVIES
5-1
5.4
STORMWATER DEVELOPMENT LEVIES
5-2
5.5
TABLE 5.1 - STORM MANAGEMENT INFRASTRUCTURE COSTS
5-3
5.6
FIGURE 5.1 - STORM SYSTEM IMPROVEMENTS
5-4
6
Other Leviable Charges
6-1
6.1
GENERAL
6-1
6.2
TABLE 6.1 - OTHER COMBINED PAYMENTS FOR LEVIABLE PROJECTS
PREVIOUSLY LISTED (WATER, SEWER, ROADS, STORM)
6-1
7
Recommendations
7-1
7.1
TABLE 7.1 - OFF-SITE LEVIES
7-2
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
1 - Introduction
1-1
1 Introduction
1.1
GENERAL
The Westpark area has been in development since the mid 1980's. It is approximately 85% developed with
all of its major capital projects constructed.
The City of Fort Saskatchewan has identified the Westpark area as being a prime location for development
and is currently seeing growth into the area. The Westpark Area Structure Plan (ASP) was developed to
assist the City in properly planning and staging this development. The ASP identifies future land uses as
well as major infrastructure which will form the backbone of this new community.
The growth and development of a community will generally create some impact on the municipal
infrastructure systems. Minimally, development requires an extension of municipal services such as water,
sewer, roadways, etc.; more extensive and continued growth and development of a community will require
the municipal infrastructure systems to be expanded to satisfactorily accommodate such growth.
It is the philosophy of the City of Fort Saskatchewan that development will be responsible for its own
municipal infrastructure as well as for its proportionate share of the off-site infrastructure from which it will
benefit. This is achieved through the assessment of Development Levies against the individual developers.
1.2
LOCATION
The Westpark area is located on the northwest side of Highway 21, mainly in River Lot 19 and River Lot 21,
and is bounded to the south by Strathcona County and to the west by the North Saskatchewan River. It is
comprised of existing commercial developments, existing residential developments, agricultural land, and
recreation reserve lands. Figure 1.1 shows the Westpark area boundary.
1.3
DEVELOPMENT LEVIES
In the context of this report, Development Levies are defined as those capital costs assessed by the City of
Fort Saskatchewan against developing lands for their proportionate share of the costs of municipal
infrastructure systems constructed by the City or other developers which benefit the development areas.
1.3.1
Off-Site Levies
Under authority of the Municipal Government Act, the City is permitted to impose Off-Site Levies
against development to cover the costs of any or all of the following:
a)
New or expanded facilities for the storage, transmission, treatment or supplying of water.
b)
New or expanded facilities for the treatment, movement and disposal of sanitary sewage.
c)
New or expanded storm sewer drainage facilities.
1
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
1 - Introduction
1-2
d)
New or expanded roads required for or impacted by a subdivision or development.
e)
Lands required for or in connection with any facilities described in (a) to (d) above.
1.4
CRITERIA
In this study, lands dedicated as Municipal Reserve (MR) are excluded as a Development Levy contributing
area. Traditionally, the City has required the developer to develop the MR lands in accordance with the
City's needs, as negotiated through the Development Agreement. Hence, Development Levies are not
applied against such lands, thereby reducing the contributing lands area accordingly.
It was also necessary to establish some general assumptions as Development Levy calculation criteria:
The City will continue to assume responsibility for the provision of those infrastructure systems and
facilities which they deem to be a benefit to the City at large and/or a single development parcel.
The Development Levies are generally based on constructing municipal improvements consistent
with the requirements identified in the Westpark Area Structure Plan to serve the lands within the
plan area.
The storm drainage infrastructure is based on the Westpark Stormwater Management Plan
prepared for the City of Fort Saskatchewan by Stanley Consulting in 1997 and updated by Focus
Intech in 2002.
The Development Levy rates are expressed on a per hectare basis.
Gross Area is defined as the total area of a parcel(s) of land irrespective of their potential for
development or land use.
Gross Developable Area is defined as the gross area less lands for Environmental and Municipal
Reserve. The development levy rates contained in this document are based on Gross Developable
Area.
All costs are estimated in 2016 dollars. These cost estimates should be reviewed annually or no
later than every three years, to reflect current year construction costs.
An inflation factor has been applied to all estimates to more accurately estimate the construction
costs for the projected year of construction.
Where conditional grants have been secured by the City towards a specific project, the project cost
has been reduced by the amount of the grant.
Unconditional grants, even though they may have been utilized by the City for financing a project,
are not deducted from the final project costs, as it can be rationalized that such funding could have
been used for other projects.
Assumptions and/or calculation criteria specific to each Development Levy are further highlighted in more
detail within each respective section of this report.
It must be clarified what is intended, when it is stated that the City will continue to assume the responsibility
for certain infrastructure systems and facilities. Historically the City has designed and constructed sanitary
trunk sewer facilities, arterial roadways, water reservoirs, trunk watermains and stormwater management
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
1 - Introduction
1-3
facilities, which serve more than a single development area. Although the City accepts this responsibility,
each development agreement can define whether the City or the developer designs and constructs these
major facilities. If the development agreement establishes that the developer will undertake this work, then
presumably it will also establish the formula and schedule for recovery from other benefiting developments.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
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Date: April 24, 2017
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1.1
Figure 1.1
Westpark Area Boundary
Westpark Development Levies
N
Westpark Area Boundary
Undeveloped Boundary (as of December 31, 2016)
Gross Area (Total) = 287.172 ha
Gross Area (Developed) = 237.206 ha
Gross Area (Undeveloped) = 49.966 ha
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
2 - Waterworks System
2-1
2 Waterworks System
2.1
GENERAL
The City's water supply is treated water purchased from the City of Edmonton (EPCOR) through the Capital
Region Northeast Water Services Commission (CRNWSC). The treated water is then distributed by the City
to its customers through its waterworks system consisting of water storage reservoirs and pumping
facilities, primary feeder mains and distribution mains.
2.2
EXPANSION AND FINANCING OF WATERWORKS SYSTEM
Traditionally, the City's philosophy regarding its waterworks system expansion has been that development
is responsible, at their entire cost, for the construction of all new distribution mains up to a specified
diameter. Primary feeder mains, treated water storage reservoirs and pumping facilities benefit the entire
water distribution system and thus, the City has assumed responsibility for their construction. The cost of
such facilities is then assessed proportionately against lands through a Water Off-Site Levy.
Capital improvements to the water supply system are the responsibility of the Capital Region Northeast
Water Services Commission of which the City of Fort Saskatchewan is a member. The costs of such
improvements are assessed proportionately against the City through the Commission's water utility rate
structure and therefore these costs are not included in the City's Water Off-Site Levy.
The Westpark Reservoir and Pumphouse are currently included as an off-site levy for the Westpark
Development, proportionate to its projected usage. The remainder of the expenditure will be included in the
Southfort Levy costs.
2.3
EXISTING WATER LEVIES
The existing waterworks projects completed are found in Table 2.1 and show the levied cost for these
infrastructures. This table also shows the levied costs for the infrastructure.
2.4
WATER SYSTEM DEVELOPMENT LEVIES
In conducting this study, it was necessary to make some basic assumptions, namely:
Water supply for the City will continue to be from the City of Edmonton through the Capital Region
Northeast Water Services Commission (CRNWSC), who shall continue to be responsible for all
capital improvements/expansions to the supply systems; such costs are therefore not included in
the calculation of the City's Water Off-Site Levy.
The City will be responsible for the construction of the alternate reservoir supply line, off the
CRNWSC transmission main.
2
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
2 - Waterworks System
2-2
Development will continue to be responsible, at its entire cost, for the construction of all distribution
mains up to and including 400 mm diameter in size to serve the Westpark area.
The City will continue to be responsible for the construction of all primary feeder mains, treated
water storage reservoirs and pumping facilities.
Conditional grants, such as those secured through the Alberta Transportation and Utilities
Municipal Water and Wastewater Partnership Program*, will be applied to the specific projects,
thereby reducing the overall project cost used in calculating the Water Off-Site Levy Rate (currently
the level of funding available to the City through this program is approximately 30% of the eligible
project costs).
Unconditional grants, even if applied against waterworks system improvements, will not be
considered when calculating the Water Off-Site Levy rate.
*
The AT&U Municipal Water and Wastewater Partnership Program grant funding formula is based
on the population of the community. Under the formula, as the population of the community
increases, the percentage of cost covered by the program decreases. It is therefore, prudent to
update project costs regularly to ensure that the off-site levy rates are current and meet the
financial requirements of the City.
Figure 2.1 represents the Westpark area water system as envisioned in the Westpark Area Stucture Plan
(ASP). As per the assumptions previously outlined, the City assumes the responsibility for constructing all
watermains greater than 400 mm in diameter. The cost of this construction will be included in the
calculation for Water System Development Levies.
Table 2.1 outlines a cost estimate for each improvement based on 2016 dollars and future construction cost
with an inflation rate as indicated. Conditional grants, which had previously been secured for a specific
project, have been incorporated to arrive at the estimated net cost to the City.
For future waterworks system improvements, it has been assumed that there will be no grant funding
available for such projects. This assumption is based on the fact that the amount of grant funding available
to a municipality will continue to be directly related to its population. The need for constructing the future
reservoir storage capacities will, to a large degree, be directly related to increases in the population of the
City. Such increased population, however, will decrease the amount of grant funding available.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
2 - Waterworks System
2-3
2.5
TABLE 2.1 - WATER INFRASTRUCTURE COSTS
Item
Project Description
Year of
Construction
Historical Project Cost
Up to Dec 31, 2013
Historical Project Cost from
Jan 1, 2014 to Dec 31, 2016
Future Cost Estimate for
Remainder of Work
Total
Water
2.1.1
DISTRIBUTION MAIN 95A AVENUE
1988
$37,000.00
$0.00
$0.00
$37,000.00
2.1.2
95 A AVENUE WATER MAIN OVER SIZING
1999
$41,713.00
$0.00
$0.00
$41,713.00
2.1.3
WESTPARK RESERVOIR / 450mm WATERMAIN
2000
$1,219,139.94
$0.00
$0.00
$1,219,139.94
2.1.4
5000 m³ RESERVOIR EXPANSION
2014
$131,375.68
$1,267,241.77
$0.00
$1,398,617.45
2.1.5
ALTERNATE RESERVOIR SUPPLY LINE
2013
$163,403.00
$385,177.26
$0.00
$548,580.26
$1,592,631.62
$1,652,419.03
$0.00
$3,245,050.65
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
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2.1
Westpark Development Levies
N
Watermain
Westpark Resevoir
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
3 - Sanitary Sewer System
3-1
3 Sanitary Sewer System
3.1
GENERAL
The sanitary sewage collection system in the Westpark area will be comprised of a series of lateral (local),
collector and trunk sewers intercepting wastewater from the various individual contributors and conveying
this wastewater to an existing 450 mm diameter main in the northeast corner of River Lot 21 which
discharges into an existing Lift Station in the northeast corner of River Lot 19. This lift station pumps
through a 250mm forcemain and tie into to a 375 mm gravity trunk sewer at 88 St and 100 Ave. The point of
discharge for the City sanitary sewage is the Alberta Capital Region Wastewater Commission (ACRWC)
Regional Trunk Sewer, which conveys the wastewater to the ACRWC Sewage Treatment Plant.
Capital improvements to the regional trunk line are the responsibility of the ACRWC of which the City of
Fort Saskatchewan is a member. The costs of such capital improvements are assessed proportionately
against the City through the Commission's sewage utility rate structure and therefore are not included in the
City's Sanitary Sewer Off-Site Levy calculations.
The Sanitary Servicing Plan as identified in the Westpark Area Structure Plan (ASP) indicates that the
majority of the lands within the ASP boundary generally slope toward the northwest and that a gravity
system will service most of the area. The extreme west catchment will require a Sanitary Lift Station, to
pump the sewage into the proposed gravity system.
3.2
EXPANSION AND FINANCING OF SANITARY SEWER SYSTEMS
Traditionally, the City's philosophy regarding sanitary sewer systems has been that development shall be
responsible for the entire cost of constructing laterals and collectors. The City assumes the responsibility for
constructing all trunk mains 525 mm in diameter and larger. The cost of this construction will be included in
the calculation for Sanitary Sewer System Development Levies.
3.3
EXISTING SANITARY SEWER LEVIES
The existing sanitary projects completed are found in Table 3.1 and show the levied cost for these
infrastructures.
3.4
SANITARY SEWER SYSTEM DEVELOPMENT LEVIES
In conducting this study, it was necessary to make some basic assumptions:
The Developer will continue to be responsible for the construction of lateral and collector sanitary
sewer systems.
3
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
3 - Sanitary Sewer System
3-2
The City of Fort Saskatchewan will continue to be a member of the ACRWC and any expansion or
improvement costs related to the Commission System will be assessed against the City by the
Commission through its sewer utility rate structure; costs related to the Commission System have,
therefore, not been included in the City's Sanitary Sewer Off-Site Levy calculations.
Sanitary Sewers 525 mm diameter and larger are considered to be Trunk Sanitary Sewers.
Little or no grant funding is, or will be, available towards the construction of trunk sewer systems.
The cost of all trunk mains and the Sanitary Lift Station will be applied against all lands within the
ASP boundary.
Figure 3.1 shows the sanitary servicing plan, as developed in the Westpark Area Structure Plan.
Table 3.1 outlines a cost estimate for each improvement based on 2016 dollars and future construction
costs, with an inflation rate as indicated.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
3 - Sanitary Sewer System
3-3
3.5
TABLE 3.1 - SANITARY SEWER INFRASTRUCTURE
Item
Project Description
Year of
Construction
Historical Project Cost
Up to Dec 31, 2013
Historical Project Cost from
Jan 1, 2014 to Dec 31, 2016
Future Cost Estimate
for Remainder of Work
Total
Sanitary
3.1.1
375 mm SANITARY TRUNK 95A AVENUE
1988
$53,000.00
$0.00
$0.00
$53,000.00
3.1.2
450 mm SANITARY TRUNK RIVERPARK DRIVE
1988
$446,000.00
$0.00
$0.00
$446,000.00
3.1.3
WESTPARK LIFT STATION-INTERIM
1988
$130,000.00
$0.00
$0.00
$130,000.00
3.1.4
WESTPARK LIFTSTATION UPGRADE AND SANITARY FORCEMAIN
2009
$2,701,271.47
$26,131.73
$0.00
$2,727,403.20
3.1.5
STAGE 8B SANITARY OVER-SIZE
$13,900.00
$0.00
$0.00
$13,900.00
$3,344,171.47
$26,131.73
$0.00
$3,370,303.20
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
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3.1
Westpark Development Levies
N
Sanitary Main
Westpark Lift Station
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
4 - Transportation System
4-1
4 Transportation System
4.1
GENERAL
The City of Fort Saskatchewan maintains a roadway classification system generally consistent with the
definitions for arterial, collector and local roads contained in the "Geometric Design Standards for Canadian
Roads and Streets," a manual published by the Transportation Association of Canada.
In the hierarchy of roadway classifications, the principle function of arterial roads is to provide for the
efficient movement of people, goods and services between the primary traffic generation areas of a
community. Typically, arterial roadways are designed as relatively free-flowing facilities, intersected by
other arterial or major collector type roadways, and provide no direct access to individual properties. Arterial
roadways are generally considered to be a greater benefit to the City at large than directly to individual
developers. This does not, however, negate developers' responsibility to contribute their proportionate
share towards the cost of these arterials, since to a large degree, development generates the need for
these arterial roadways.
4.2
EXISTING TRANSPORTATION LEVIES
The existing transportation projects completed are found in Table 4.1 and show the levied cost for these
infrastructures.
4.3
TRANSPORTATION DEVELOPMENT LEVIES
In conducting this study, it was necessary to make certain assumptions:
Arterial roadways included in the Roadway Off-Site Levy calculations are those highlighted in
Figure 4.1.
Arterial roadways will typically be constructed to an ultimate 4-lane, divided, paved urban structure
and are the standards upon which the cost estimates are based.
Arterial roadways will typically be constructed in two stages with the first or initial stage being a two-
laned urban roadway complete with street lighting and the ultimate stormwater drainage system.
The second stage is all works remaining to complete the arterial roadway. Additional improvements
may be required depending on the pace of growth and need.
A blanket assessment levy for roads is recommended against all development irrespective of land
use.
Right-of-ways to facilitate construction of arterial roadways will be acquired through the subdivision
development process.
Table 4.1 outlines the cost estimates for Transportation Off-site Levy rate.
4
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
4 - Transportation System
4-2
4.4
TABLE 4.1 - TRANSPORTATION INFRASTRUCTURE COSTS
Item
Project Description
Year of
Construction
Historical Project Cost
Up to Dec 31, 2013
Historical Project Cost from
Jan 1, 2014 to Dec 31, 2016
Future Cost Estimate
for Remainder of Work
Total
Transportation
4.1.1
95A AVENUE 16m ARTERIAL ACCESS
1988
$80,466.00
$0.00
$0.00
$80,466.00
4.1.2
95A AVENUE 16m ARTERIAL EXTENSION
1997
$85,000.00
$0.00
$0.00
$85,000.00
4.1.3
TEMPORARY ACCESS
1994
$173,838.00
$0.00
$0.00
$173,838.00
4.1.4
WESTPARK BLVD 15.8m ARTERIAL ACCESS
1999
$1,287,914.00
$0.00
$0.00
$1,287,914.00
4.1.5
OVER SIZING FROM 11.5 m TO 15.8 m
2000
$316,986.00
$0.00
$0.00
$316,986.00
4.1.6
BRADSON RECOVERIES
2001
$113,215.00
$0.00
$0.00
$113,215.00
4.1.7
OVER SIZING FROM 11.5 m TO 15.8 m (FUTURE)
2008
$56,828.88
$0.00
$0.00
$56,828.88
4.1.8
SOUTH WESTPARK ARTERIAL ACCESS
2008
$2,317,496.58
$0.00
$0.00
$2,317,496.58
4.1.9
AREA STRUCTURE PLAN
1987
$16,000.00
$0.00
$0.00
$16,000.00
4.1.10
AREA STRUCTURE PLAN UPDATE
2003
$25,000.00
$0.00
$0.00
$25,000.00
$4,472,744.46
$0.00
$0.00
$4,472,744.46
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Date: January 27, 2017
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4.1
Westpark Development Levies
N
Arterial Roadway
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
5 - Stormwater Drainage System
5-1
5 Stormwater Drainage System
5.1
GENERAL
Management of stormwater is an important component in the development of a community and must be
handled effectively to preserve and promote the general health, welfare, security and economic well being
of the public. Traditionally, in urban centres, stormwater is handled in keeping with the minor/major
drainage concept wherein:
Minor systems are designed and implemented to accommodate drainage to avoid property damage
and flooding and to minimize inconvenience to the public from 1 in 5 year rainfall events.
Major systems are designed and implemented for flood control to avoid loss of life, injuries, and
significant damage to property from events greater than 1 in 5 year return, producing unusual high
intensity rainfall and/or large volume runoff.
Minor systems are typically comprised of underground piping, manholes, catch basins, and outfall
structures but can also be designed as a rural-type drainage system consisting of ditches and culverts.
Major systems can be large diameter underground piping, open channels, stormwater detention/retention
ponds, natural streams, or any combination thereof, capable of conveying runoff from events up to and
including a 1 in 100 year return period, to the ultimate receiving stream or water body.
5.2
WESTPARK AREA STORMWATER MANAGEMENT PLAN
The Westpark Area Structure Plan identified several stormwater ponds and trunk sewers within the ASP
boundary.
The stormwater systems from River Lots 19 and 21 discharge through the River's Edge Wetland. The
wetland was designed and constructed to provide treatment of the stormwater before it discharges into the
North Saskatchewan River. The area south of River Lot 21 and portions of River Lot 21 below the valley
break will discharge through a separate outfall and stormwater treatment facility to the North Saskatchewan
River.
A Westpark Stormwater Management Plan (SWMP) was undertaken by Stanley Consulting in 1997 and
later update by Focus Intec in 2002. Development Levies related to the major infrastructure presented in
the plans have been incorporated into this document.
5.3
EXISTING STORMWATER LEVIES
The existing storm water projects completed are found in Table 5.1 and show the levied cost for these
infrastructures.
5
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City of Fort Saskatchewan
5 - Stormwater Drainage System
5-2
5.4
STORMWATER DEVELOPMENT LEVIES
In conducting this study, it was necessary to make certain assumptions:
The Developer will continue to be responsible for the construction of catch basins and storm
sewers up to and including 1200 mm diameter in size.
Storm sewers greater than 1200 mm diameter in size are considered to be trunk sewers. The costs
of these sewers will be included in the Stormwater Development Levies.
No grant funding is available towards the construction of trunk sewer systems.
All stormwater management ponds will be the responsibility of the developer. Each stormwater
management area is considered to be responsible for the stormwater management pond serving
that area.
The costs associated with construction of stormwater treatment facilities will be included in the
Stormwater Development Levies.
Figure 5.1 shows the stormwater servicing plan, as developed in the Westpark Stormwater Management
Plan 2002.
Table 5.1 outlines a cost estimate based on Gross Developable Area in 2016 dollars and future
construction cost with an inflation rate as indicated.
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5 - Stormwater Drainage System
5-3
5.5
TABLE 5.1 - STORM MANAGEMENT INFRASTRUCTURE COSTS
Item
Project Description
Year of
Construction
Historical Project Cost
Up to Dec 31, 2013
Historical Project Cost from
Jan 1, 2014 to Dec 31, 2016
Future Cost Estimate
for Remainder of Work
Total
Storm
5.1.1
1200mm STORM TRUNK
1996
$173,000.00
$0.00
$0.00
$173,000.00
5.1.2
WESTPARK STORM SEWER SYSTEM
1997
$12,008.00
$0.00
$0.00
$12,008.00
5.1.3
RIVER LOT 19 STORM OUTFALL - INTERIM
1988
$33,332.00
$0.00
$0.00
$33,332.00
5.1.4
RIVER LOT 19 STORM - PERMANENT
1999
$117,799.00
$0.00
$0.00
$117,799.00
5.1.5
RIVER LOT 19 STORM OUTFALL
2000
$113,593.00
$0.00
$0.00
$113,593.00
5.1.6
WETLANDS
2001
$709,776.00
$0.00
$0.00
$709,776.00
5.1.7
STORM MANAGEMENT REPORT
1987
$32,000.00
$0.00
$0.00
$32,000.00
$1,191,508.00
$0.00
$0.00
$1,191,508.00
City of Fort Saskatchewan
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Office Consolidation 2025
Date: January 27, 2017
Revision: B
Drawn: CL
NOT TO SCALE
Dwg. No.
5.1
Westpark Development Levies
N
Storm Sewer Main
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City of Fort Saskatchewan
6 - Other Leviable Charges
6-1
6 Other Leviable Charges
Leviable projects completed by developers within their subdivision were reimbursed to the developer as
separate payments after the work was completed. These project costs were accounted for in the specific
lists but levy payments were not attributed to them. Those payments are identified and quantified here.
Table 6.1 outlines these payments from the levy account to specific developers.
6.2
TABLE 6.1 - OTHER COMBINED PAYMENTS FOR LEVIABLE PROJECTS PREVIOUSLY
LISTED (WATER, SEWER, ROADS, STORM)
ITEM
ORIGINAL
ESTIMATE
TOTAL
EXISTING
COST
TOTAL
FUTURE
COST
TOTAL COST
6.1 OTHER COMBINED
6.1.1
BRADSON GROUP - COST RECOVERIES
$263,389.00
$263,389.00
$263,389.00
6.1.2
95A AVENUE/WESTPARK
INFRASTRUCTURE
$199,000.00
$199,000.00
$199,000.00
6.1.3
WESTPARK INFRASTUCTURE
$76,691.00
$76,691.00
$76,691.00
6.1.4
TRANSFER TO WESTPARK COMMUNITY
ENHANCEMENT RESERVE
$18,641.00
$18,641.00
$18,641.00
$557,721.00
$557,721.00
$557,721.00
6
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City of Fort Saskatchewan
7 - Recommendations
7-1
7 Recommendations
Based on the findings of this study, it is recommended that:
The City of Fort Saskatchewan continues to assume responsibility for the construction of the
municipal infrastructure systems which they deem to be of benefit to the City at large.
The City maintains its current philosophy that development will be responsible for its proportionate
share of the cost of municipal infrastructure systems expansion through the assessment of off-site
levies against all benefiting lands.
The City maintain its existing philosophy regarding stormwater drainage systems wherein the
development industry is required to manage stormwater in accordance with the Alberta
Environmental Protection guidelines respecting stormwater release rates and the City of Fort
Saskatchewan Municipal Engineering Standards requirements.
The City periodically reviews the Development Levies to ensure that the rates are consistent with
the overall City funding requirements.
The Development Levies for Westpark will be set as follows:
Water System Levy
$ 18,420.16 / ha
Sanitary Sewer Levy
$ 19,131.14 / ha
Transportation Levy
$ 25,389.02 / ha
Stormwater Levy
$ 13,781.61 / ha
The levy is proportioned appropriately according to the developable/developed area receiving service. The
stormwater levy has been proportioned and applies to Area 1, outlined in Figure 1.1, as the current items
listed in Table 5.1 service Area 1 only. The water, sanitary, and transportation levies are applicable to both
Area 1 and Area 2. The combined levies for each area are as follows:
Area 1
$ 76,721.93 / ha
Area 2
$ 62,940.32 / ha
Table 7.1 is a summary of the levy for Westpark in 2016 dollars.
7
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7 - Summary of Costs and Price Breakdowns
7-2
7.1
TABLE 7.1 - OFF-SITE LEVIES
Summary
Development Area
Hectares
TOTAL DEVELOPMENT AREA
287.172
UNDEVELOPED AREA (DEC 31/16)
49.966
10% MUNICIPAL RESERVE
4.997
TOTAL LEVIABLE AREA
44.969
AREA 1
22.069
AREA 2
22.900
Total Levy Cost Breakdown
Item
Total Cost
% of Total Levy Cost
Collected (w/ interest)
WATER
$3,245,050.65
26.43%
$2,416,712.07
SANITARY
$3,370,303.20
27.45%
$2,509,992.39
TRANSPORTATION
$4,472,744.46
36.42%
$3,331,022.13
STORM
$1,191,508.00
9.70%
$887,361.12
TOTAL
$12,279,606.31
100.00%
$9,145,087.70
Levy Funds Collected - Breakdown
LEVY FUNDS (DEC 31/16)
$9,088,258.82
TOTAL INTEREST (DEC 31/16)
$56,828.88
TOTAL
$9,145,087.70
Levy Funds Required
Item
Total Leviable Area
WATER
$828,338.58
SANITARY
$860,310.81
TRANSPORTATION
$1,141,722.33
STORM*
$304,146.88
TOTAL
$3,134,518.61
Current Levy Rates per Hectare
Item
Area 1
Area 2
WATER
$18,420.16
$18,420.16
SANITARY
$19,131.14
$19,131.14
TRANSPORTATION
$25,389.02
$25,389.02
STORM*
$13,781.61
n/a
TOTAL
$76,721.93
$62,940.32
* Only Area 1 contributes to the portion of the levy designated for the stormwater sewerage system, as the projects outlined in the
stormwater section are to service Area 1 only. Other rates are based off of the percentage of the total undeveloped leviable area
(Areas 1 and 2).
City of Fort Saskatchewan
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Report
City of Fort
Saskatchewan
Light / Medium Industrial Area
Levy Report
Schedule "D" to Bylaw C5-19
March 2019
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan:
Light/Medium Industrial Area Offsite Levy Review
Version 4
March 22, 2019 - City of Fort Saskatchewan
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
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Version 4 - March 22, 2019
CORVUS Business Advisors
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1 DOCUMENT INFORMATION
Version
Number
Revision Date
Summary of Changes and Author
1.0
April 25th, 2016
Created by CORVUS Business Advisors
2.0
June 13th, 2016
Reviewed by Project Team
3.0
March 1, 2019
Updated by City of Fort Saskatchewan (V4)
4.0
March 22, 2019
Updated by City of Fort Saskatchewan (V4)
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Version 4 - March 22, 2019
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2 CONTENTS
1
DOCUMENT INFORMATION ........................................................................................................... I
2
CONTENTS ...................................................................................................................................... II
3
INTRODUCTION .............................................................................................................................. 1
3.1 INTRODUCTION ............................................................................................................................. 1
3.2 METHODOLOGY ............................................................................................................................ 1
4
KEY FINDINGS ................................................................................................................................ 2
5
RATES ............................................................................................................................................. 4
6
RECOMMENDATIONS .................................................................................................................... 5
7
ACKNOWLEDGEMENTS .......................................................................................................... 6
8
DISCL AIMER ................................................................................................................................... 6
APPENDIX A: OFFSITE LEVY AREAS AND STAGING .................................................................. 7
APPENDIX B: WATER OFFSITE INFRASTRUCTURE ..................................................................... 11
APPENDIX C: SANITARY OFFSITE INFRASTRUCTURE ................................................................ 19
APPENDIX D: TRANSPORTATION OFFSITE INFRASTRUCTURE ................................................. 26
APPENDIX E: STORMWATER OFFSITE INFRASTRUCTURE ......................................................... 34
APPENDIX F: BENCHMARK COMPARISONS ................................................................................. 41
APPENDIX G: RESERVE RECONCILIATION .................................................................................... 42
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3 INTRODUCTION
3.1
Introduction
The City wishes to facilitate growth in the Light/Medium Industrial Area by updating
transportation, water, sanitary, and stormwater offsite infrastructure requirements to ensure
they meet the needs of development in the Light/Medium Industrial Area, and also ensure
that accompanying charges are fair and equitable, comply with legislative and regulatory
requirements, and recover the full cost of the infrastructure in order to ensure a financially
sustainable community.
This report outlines the methodology and information used in updating transportation, water,
sanitary, and stormwater offsite levy rates for the Light/Medium Industrial Area, as well as
other key findings and recommendations.
3.2
Methodology
The purpose of Version 4 is to update the construction staging to better reflect the current
development expectations. It also updates the servicing requirements resulting from
detailed design progressing as part of development. The servicing changes adjust the
boundary of Area 3 and eliminate levy projects for stormwater servicing. The report, model
and levies have been updated to reflect these changes. The CORVUS Business Advisors'
June 13, 2016 report is still used as the basis and explanation of the levy model.
The City of Fort Saskatchewan has created various infrastructure master plans, and these
plans have been used as key inputs into this offsite levy rate review. City staff reviewed
existing plans and identified offsite projects for transportation, water, sanitary, and
stormwater infrastructure1. Each project was assessed for benefiting areas using the offsite
levy areas identified in this report. The City's assessment also included determination of
benefits to existing development and future development.
Support provided by CORVUS Business Advisors included:
Provision of the CORVUS offsite levy model, including configuration, priming, and
data loading.
Facilitation of a workshop to determine offsite levy area boundaries.
Incorporation of offsite levy area measurements and land development forecasts
(provided by City planning staff).
Incorporation of infrastructure costs and allocation percentages for existing
development, new development, and other parties (provided by City engineering
staff).
1 It was not within CORVUS' scope of work to review the City's master plans.
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Establishment of offsite levy reserve opening balances (details provided by City
staff).
Development of transportation, water, sanitary, and stormwater offsite levy rates for
each offsite levy area.
Presentation of offsite levy rates and background information to Administration,
Council, and the public.
Offsite levy rates are forecast using a rolling 25-year review period. During this review, a cut-
off date of December 31st, 2015 was established, and so the review period stems from 2016
to 2041. Costs that benefit development prior to and within the review period are included in
rates. Costs that benefit development beyond the review period (called financial
"oversizing") are excluded from rates. In future years, when rates are updated and the rolling
25-year period moves further out, offsite infrastructure costs beyond 2040 will gradually find
their way into rates.
The cut-off date coincides with the City's most recent year-end. Project expenditures, offsite
levy receipts etc. were gathered as "actuals" from the City's financial records up to the cut-
off date. Beyond the cut-off date, all financial details are estimates. When the City completes
its next rate update, information from January 1st, 2017 up to the new cut-off date will be
converted from estimates to actuals.
4 KEY FINDINGS
Key findings pertaining to the establishment of City offsite levy rates are as follows:
Offsite infrastructure costs to be included in the offsite levy bylaw total approximately
$26.69 million (2018 dollars), a decrease of 9% from 2017 (a decrease in
infrastructure costs places downward pressure on rates). An overview of offsite
infrastructure costs and maps is provided in Appendices B1, C1, D1, and E1.
Before determining how the infrastructure costs will be allocated to parties that
benefit (e.g., existing development, new development, other municipalities etc.),
offsite infrastructure costs are always reduced by special ear-marked grants and
development contributions. An overview of grants and contributions and resulting net
costs is provided in Appendices B2, C2, D2, and E2.
Financial oversizing (the amount of cost which is allocated to future development
beyond the 25-year review period) is based on the anticipated year of construction.
An overview of construction staging is provided in Appendices B3, C3, D3, and E3.
That portion of cost which is allocated to future development (versus existing
development and other allocations) is provided in Appendices B4, C4, D4, and E4.
Before allocating infrastructure costs to benefitting lands, offsite levy costs must be
reduced by amounts collected to date. An overview of offsite levies that have been
collected by the City is provided in Appendices B5, C5, D5, and E5.
Of the $26.69 million in total offsite infrastructure costs, the share allocated to future
development that is included in rates today (the offsite levy share) is $17.70 million,
as shown in the table below. The share allocated to future development that is
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beyond the 25-year review period (financial oversizing) is $7.90 million. The share
allocated to existing development (the City's share) is $0.21 million; and, the share
allocated to other stakeholders (e.g., Strathcona County) is $0.00. A complete
summary of offsite infrastructure net cost "flow-thru" is provided in Appendices B6,
C6, D6, and E6.
Summary of Infrastructure Costs & Allocations
Lands do not necessarily benefit from all offsite levy infrastructure. In order to
equitability facilitate the allocation of infrastructure costs to those lands that benefit
from the infrastructure, the Light/Medium Industrial Area is parsed into several
smaller offsite levy areas. The area boundaries, numbering schema, and area
measurements are described in Appendix A along with an offsite levy map; and, an
overview of which offsite infrastructure has been allocated to each area is provided in
B7, C7, D7, and E7.
To calculate offsite levy rates, it is necessary to forecast the amount of land that will
develop during the 25-year review period. Land development forms the denominator
of the rate calculation. A larger denominator reduces rates, but could potentially
result in under-collection thereby placing an increased burden on tax payers. A
smaller denominator increases rates, but could potentially result in over-collection
thereby placing an increased burden on future development. Accordingly, land
development forecasts need to be (a) reasonable and reflect current planning
assumptions including the current pace of development in the community, and (b)
updated regularly.
For this review, the City is forecasting development in the Light/Medium Industrial
Area of approximately 270 ha. over the 25-year review period (approximately 10.8
ha. per year on average). This is a decrease of 20% from the 2017 bylaw (an
increase in land development places downward pressure on rates). The land
development forecast and underpinning assumptions are shown in Appendix A.
Interest. Offsite levy reserves/accounts (both actual and forecast) are impacted by
interest. Actual reserve inflows, and forecast reserve balances that are in a positive
Position earn interest (as required by the MGA). Actual reserve outflows, and
forecast reserve balances that are in a negative position are charged interest
(negative forecast balances indicate that front-ending will be required).
An overview of reserve/account interest rates and forecast balances over the 25-year
review period is shown in Appendices B9, C9, D9, and E9.
Front-ending. Front-ending is an extremely important concept that underpins
rigorous management of offsite levies. Front-ending represents debts owed by future
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development to the municipality for past construction undertaken by the municipality
on behalf of future development--i.e., a municipality will often pay for its share of an
offsite infrastructure project in addition to that portion of the project which benefits
future development when offsite levy reserve balances are insufficient to pay for
future development's share of infrastructure.
Because front-ending balances represent debts owed to the municipality, they need
to be clearly reflected in official municipal documents such as levy account/reserve
balances, financial statements (e.g., front-ending notes), or accounts receivables,
etc. This documentation enables the municipality to collect on these debts as future
development occurs, and offsite levies are collected.
5 RATES
For future development to pay for its share of the $26.69 million infrastructure costs in the
Light/Medium Industrial Area, rates range from $29,961 to $61,904 per net hectare
(depending on location), with the weighted average offsite levy rate being $46,143 per net
hectare, as shown in tables below. The average rate is generally lower than other
municipalities of similar size in Alberta (a comparison of rates to other municipalities is
outlined in Appendix F). Most importantly, these rates reflect the actual cost of infrastructure
required to facilitate development in the City's Light/Medium Industrial Area.
Weighted Averages
*Weighted averages are shown above are for information purposes only. Developers pay the offsite levy rate
specific to their offsite levy area, as shown in the table below.
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Summary of Offsite Levies by Area
6 RECOMMENDATIONS
CORVUS recommends the following:
1. Implement the offsite levy rates outlined in Section 5.
2. Ensure the offsite levy bylaw reflects the requirement for an annual update of offsite
levy rates and delivery of an annual update report to Council. In addition to enabling
compliance with MGA requirements, regular updates ensure offsite levy rates do not
"decay", and Council is apprised regularly of the status of changes, reserves
balances, etc.
3. Establish sub-ledgers for each reserve/account to track amounts owed to front-
ending parties.
4. Update offsite levy reserve/account balances annually (and financial statements, and
other internal documentation) to reflect the "true" balance, including front-ending.
5. During the reconciliation of future reserve balances, the interest earning and charge
rates that underpin the offsite levy bylaw for that time period should be used to
determine reserve interest impacts. This is outlined in the offsite levy model user
guide and instructions for the annual rate update.
6. Develop an offsite levy policy framework to aide in effective implementation of the
bylaw.
7. Undertake a water and sewer utility rates study to enable sustainable funding of the
City's share of offsite infrastructure projects. Current utility rates should be brought
current and in alignment with current master plans and offsite levy financing
summarized in this report, etc.
8. Implement a long term financial sustainability assessment model that provides
Council with confidence that the City is on a financially sustainable path, contains
reasonable tax impacts, and includes the impact of the City's share of various
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development costs plus any front-ending that will be required on behalf of various
offsite levy reserves.
9. Recent changes to the MGA will enable municipalities to charge separately for offsite
levies (i.e., transportation vs. water vs. sewer vs stormwater). Accordingly, the City
should maintain accurate records to reflect which properties pay which offsite levies,
and build this into the City's administrative procedures.
7 ACKNOWLEDGEMENTS
CORVUS Business Advisors would like to thank all City of Fort Saskatchewan staff and
advisors from Engineering, Planning, and Finance, who supported the work of this review.
8 DISCLAIMER
CORVUS Business Advisor has relied upon City of Fort Saskatchewan to provide all of the
data and information used to construct the offsite levy model and create the rates, such as
planning data and assumptions, development forecasts and assumptions, infrastructure
costs and costs estimates, allocations to benefitting parties, allocation to benefitting areas,
and other assumptions etc. As such, CORVUS Business Advisors makes no guarantee as
to the accuracy of the input data and information provided by these groups or the results
that stem from this data and information.
Offsite levy rates are not intended to stay static; they are based upon educated assumptions
and the best available information of the day. Planning assumptions, cost estimates etc. can
change each year. Accordingly, the Municipal Government Act requires that offsite levy
rates be updated with the most available information on a regular basis (usually annually).
When information changes, it will be reflected in a future update, and rates adjusted
accordingly.
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APPENDIX A: OFFSITE LEVY AREAS AND STAGING
A1. Offsite Levy Areas
In order to equitably facilitate the allocation of infrastructure to benefiting lands, the City's
Light/Medium Industrial Area is parsed into 7 offsite levy areas, as shown in the map below.
These areas are generally about a quarter section in size but also take into consideration
existing/planned infrastructure basins (i.e., transportation, water, sanitary, and stormwater
basins) as well as natural and man-made barriers (e.g., rivers, highways, etc.). All offsite
levy infrastructure costs are allocated to one or more areas.
Offsite Levy Areas
Total net development area, the amount of land available for development across all offsite
levy areas, is approximately 553 net ha. 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). Further, allowances have been
made to net development area calculations for environmental reserves, municipal reserves,
and arterial road right of way.
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Offsite Levy Net Development Area
Summary of Offsite Levy Net Development Area
Description
ha.
Gross Development Area
658.43
Less Environment Reserve
10.13
Less Municipal Reserve
64.30
Less ROW Allowance
30.80
Net Development Area
552.67
*Note: 1 Hectare (ha.) = ~2.47 Acres
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Net development area definitions will be applied in determining offsite levy obligations of
developers on application for subdivision or development within City of Fort Saskatchewan.
Net development area is defined as follows:
Gross Area - The area of lands to be developed in hectares that have not previously
paid an offsite levy.
o Less: Any environmental reserves contained within the development area.
o Less: A 10% allowance for Municipal Reserves.
o Less: Arterial road right of way that bisects the development lands.
Equals: Net Developable Area, which is the area subject to offsite levies.
A2. Development Staging
A rate planning period of 25-years underpins the offsite levy model and rate calculations.
This planning period is used by many municipalities as it provides a reasonable time frame
to recoup the costs associated with offsite levy infrastructure construction, and it aligns with
the timeframes of many municipal capital planning and construction cycles.
Of the 553 net ha.of development area available across all offsite levy development areas,
planners estimate that approximately 269.28 ha. (48.7%) of this land is estimated to develop
during the next 25-years (the rate planning period) as shown in the tables below.
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Anticipated Development During the 25-year Rate Planning Period2
Summary of Anticipated Development during the 25-year Rate Planning Period
2 Assumptions:
1.
In general, Areas 2, 3, and 4 will experience new development before the other areas.
2.
TAG lands will be developed before Busse lands in Area 1.
3.
New development will concentrate near Highway 15 and will progress southeast.
4.
DA coming forward in 2019
5.
The annual absorption rate will be approximately 10 ha with spikes as new areas are opened up.
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APPENDIX B: WATER OFFSITE INFRASTRUCTURE
B1. Water Offsite Infrastructure Costs
In order to support future growth, water offsite infrastructure is required. The estimated cost
of this infrastructure is based upon: (a) actual construction costs to the cut-off date, (b)
debenture interest associated with financing, and (c) future cost estimates. Total cost is
approximately $9.74 million as outlined in the table below. Actual costs, debenture interest
(if any), and cost estimates were provided by City engineering staff. It is important to note
that these costs represent "gross" costs, of which only a portion will go to support future
development during the 25-year review period. The remainder of this section outlines how
the "net" costs for future development are determined.
Summary of Water Offsite Infrastructure
*Costs are based on 2015/16 estimates.
**Estimates include engineering (10%) and contingencies (10%).
Item
Project Description
Cost of
Completed
Work
Debenture
Interest
Estimated Cost
of Work Yet to
be Completed
Total Project
Estimated Cost
1
400mm Watermain Along 118 St.
$ - $ -
879,046
$
879,046
$
2
450mm Watermain to Area 2
$ 2,784,799 $ -
-
$
2,784,799
$
3
450mm watermain along Josephburg Road to Area 5
$ - $ -
969,803
$
969,803
$
4
450mm watermain along Josephburg Road to 125 St.
$ - $ -
1,019,324
$
1,019,324
$
5
450mm Watermain Area 3
$ - $ -
560,898
$
560,898
$
6
450mm Watermain Area 3 to DOW
$ - $ -
622,130
$
622,130
$
7
450mm Watermain Dow to 125 St.
$ - $ -
1,345,968
$
1,345,968
$
8
400mm Watermain Along 125 St.
$ - $ -
1,559,060
$
1,559,060
$
2,784,799
$
-
$
6,956,229
$
9,741,028
$
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A map showing the location of this infrastructure is shown below.
Location of Water Offsite Infrastructure
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B2. Water Offsite Infrastructure Grants & Contributions to Date
The MGA enables the City to allocate the costs of offsite infrastructure to future
development, other than those costs that have been provided by way of special grant or
contribution (i.e., contributed infrastructure). The City of Fort Saskatchewan received $0.88
million in special grants and contributions for water offsite levy infrastructure as shown in the
table below (note, if the City receives other grants or contributions in the future, it will be
reflected in one of the annual updates and rates adjusted accordingly). The result is that the
total reduced project estimated cost is $8.86 million.
Special Grants and Contributions for Water Offsite Infrastructure
Item
Project Description
Total Project
Estimated Cost
Special
Provincial
Grants
Developer
Agreement
Contributions
Reduced
Project
Estimated Cost
1
400mm Watermain Along 118 St.
$
879,046 $
-
$
-
$
879,046
2
450mm Watermain to Area 2
$
2,784,799 $
-
$
464,397
$
2,320,401
3
450mm watermain along Josephburg Road to Area 5
$
969,803 $
-
$
-
$
969,803
4
450mm watermain along Josephburg Road to 125 St.
$
1,019,324 $
-
$
1,019,324
5
450mm Watermain Area 3
$
560,898 $
-
$
92,823
$
468,075
6
450mm Watermain Area 3 to DOW
$
622,130 $
-
$
102,956
$
519,174
7
450mm Watermain Dow to 125 St.
$
1,345,968 $
-
$
222,744
$
1,123,224
8
400mm Watermain Along 125 St.
$
1,559,060 $
-
$
-
$
1,559,060
$
9,741,028 $
-
$
882,920 $
8,858,107
*$882,920 grant received from Dow Chemical allocated to various benefitting projects.
B3. Water Infrastructure Staging
The timing of construction is used to determine the impact of inflation on cost, the impact of
forecast reserve balances, and the estimate of financial oversizing (described in the Section
that follows). The City anticipates construction of offsite infrastructure as outlined in the table
below. Note, if this schedule is adjusted in the future, it will be reflected in one of the City's
annual rate/bylaw updates.
Water Infrastructure Staging
Item
Project Description
Year of
Construction
1
400mm Watermain Along 118 St.
2022
2
450mm Watermain to Area 2
2014
3
450mm watermain along Josephburg Road to Area 5
2028
4
450mm watermain along Josephburg Road to 125 St.
2034
5
450mm Watermain Area 3
2019
6
450mm Watermain Area 3 to DOW
2021
7
450mm Watermain Dow to 125 St.
2025
8
400mm Watermain Along 125 St.
2036
*The share of projects constructed beyond the 25-year review period (2043) are not included in rates today (see
financial oversizing in next Section).
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B4.
Water Offsite Infrastructure Benefiting Parties
The water offsite infrastructure previously outlined will benefit various parties to varying
degrees. During this review three potential benefiting parties were identified including:
City of Fort Saskatchewan - a portion of the water infrastructure which is required to
service existing residents.
Other Stakeholders and Financial Oversizing - other parties (such as neighboring
municipalities) that benefit from the infrastructure, as well as that portion of cost
which benefits future development beyond the 25-year review period ("financial
oversizing").
City of Fort Saskatchewan Future Development - all growth related infrastructure
(i.e., levyable water infrastructure costs) during the 25-year rate planning period.
The table below outlines the allocation of water offsite levy infrastructure costs to benefiting
parties. Project allocations were determined by City engineering staff.
Allocation of Water Infrastructure to Benefiting Parties
*Financial oversizing is determined by separating out the pro rata portion of developer cost beyond the 25-year
review period, in comparison with the anticipated year of construction. As the years move forward and rates are
updated, these additional developer costs will be included in rate calculations. Oversizing shown as 100%
reflects projects constructed entirely beyond the 25-year review period.
B5. Existing Receipts & Adjusted Levy Cost
Using the offsite levy share percentages shown in the previous section and applying those
percentages to project costs results in an offsite levy cost of approximately $6.42 million.
However, prior to allocating these costs to benefiting areas, existing offsite levy receipts
collected from developers need to be considered in determining the residual/net costs to
developers. The City has collected $3.17 million in offsite levies to date. This results in an
adjusted offsite levy cost of approximately $3.25 million.
Item
Project Description
Reduced
Project
Estimated Cost
Other
Stakeholder
Share &
Financial
Oversizing %
OSL /
Developer
Share %
1
400mm Watermain Along 118 St.
879,046
$
12.0%
88.0%
2
450mm Watermain to Area 2
2,320,401
$
0.0%
100.0%
3
450mm watermain along Josephburg Road to Area 5
969,803
$
36.0%
64.0%
4
450mm watermain along Josephburg Road to 125 St.
1,019,324
$
60.0%
40.0%
5
450mm Watermain Area 3
468,075
$
0.0%
100.0%
6
450mm Watermain Area 3 to DOW
519,174
$
8.0%
92.0%
7
450mm Watermain Dow to 125 St.
1,123,224
$
24.0%
76.0%
8
400mm Watermain Along 125 St.
1,559,060
$
68.0%
32.0%
8,858,107
$
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Offsite Levy Funds Collected to Date & Adjusted Levy Cost
*Offsite levies collected to Dec. 31st, 2017 were allocated to projects based on the pro rata proportion of total
estimated project cost.
B6. Summary of Water Offsite Levy Cost Flow-through
As shown in the figure below, the total cost for water infrastructure that forms the basis of
the rate is approximately $3.67 million. The cost allocations to each benefitting party are
based on the benefitting percentages shown in Section B4. The offsite levy balance (due
from developers) is allocated to various benefitting areas (as described in the next section).
Total Water Offsite Levy Costs
B7.
Water Infrastructure Benefiting Areas
Net developer costs for each project have been allocated to multiple benefiting offsite levy
area (see tables below). Allocations are denoted with a "1" below applicable area numbers.
Benefiting areas were determined by the City engineering staff. The lands anticipated to
develop over the 25-years in each offsite levy benefitting area are used to determine rates.
Item
Project Description
Developer Cost
(Leviable Costs)
Offsite Levy
Funds Collected
to Dec 31, 2015
Offsite Levy
Funds Collected
Starting Jan 1,
2016
Adjusted
Developer
(Levy) Cost
1
400mm Watermain Along 118 St.
773,560
$
$ 286,057
-
$
487,503
$
2
450mm Watermain to Area 2
2,320,401
$
$ 906,222
-
$
1,414,179
$
3
450mm watermain along Josephburg Road to Area 5
620,674
$
$ 315,591
-
$
305,083
$
4
450mm watermain along Josephburg Road to 125 St.
407,730
$
$ 331,706
-
$
76,024
$
5
450mm Watermain Area 3
468,075
$
$ 182,526
-
$
285,549
$
6
450mm Watermain Area 3 to DOW
477,640
$
$ 202,452
-
$
275,188
$
7
450mm Watermain Dow to 125 St.
853,650
$
$ 438,001
-
$
415,649
$
8
400mm Watermain Along 125 St.
498,899
$
$ 507,345
-
$
(8,446)
$
6,420,630
$
3,169,900
$
-
$
3,250,730
$
Project
Costs
$9.74M
= Project
Balance
$8.86M
= Future
Development
(OSL Share)
$6.42M
= Future
Development
"Financial
Oversizing"
$2.44M
Less: Special
Grants &
Contributions
$0.88M
= Other
Share
$0.00M
= Existing
Development
(City Share)
$0.00M
Less: Levy
Receipts
Collected
$3.17M
= Off-site
Balance*
$3.25M
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Benefiting Areas for Water Offsite Infrastructure
B8. Reserve Balance
In accordance with the MGA, 4 reserves/accounts need to be created (one each for
transportation, water, sanitary, and stormwater). At December 31st, 2015, the balance of the
City's Light/Medium industrial Area water reserve is $507,216.80 as shown in the table
below. A reconciliation of activities from the exiting reserve and allocation to the new
reserves is provided in Appendix G.
The City also needs to establish a set of "sub-ledgers" to track the amounts due to front-
ending parties, including interest impacts in accordance with the interest rates underpinning
the bylaw.
Water Offsite Levy Reserve Balance
Description
Dr
Cr
Balance
Offsite Levy Expenditures to
December 31, 2015
$ 2,784,798.82
$ (2,784,798.82)
Offsite Levy Receipt Allocations
to December 31, 2015
$ 3,169,899.86
$ 385,101.04
Interest Accrued to December
31, 2015
$ 122,115.76
$ 507,216.80
Unallocated Receipts to
December 31, 2015
$ 507,216.80
Opening Balance
$ 507,216.80
B9. Development and Water Infrastructure Staging Impacts
Water offsite infrastructure will be constructed in staged fashion over the 25-year review
period. We have reviewed the availability of offsite levy funds to meet these construction
requirements and found that offsite levy reserve funds will not be sufficient to pay for
construction of water infrastructure from time to time--front ending of infrastructure will be
required. A front-ender is the party that constructs and pays up front for infrastructure that
benefits other parties.
In order to compensate parties for capital they provide in front-ending offsite infrastructure
construction, a 2.9%3 interest allowance has been charged to the reserve when it is forecast
to be in a negative balance. Further, a 1% interest credit has been provided to the reserve
when it is forecast to be in a positive balance. The graph and table below outline the
forecast water levy reserve balances over the 25-year development period.
3 The 20-year debenture rate at the Alberta Capital Finance Authority is currently ~2.9%.
Item
Project Description
Developer
Cost
1.0
2.0
3.0
4.0
5.0
6.0
7.0
8.0
1
400mm Watermain Along 118 St.
$ 487,503
1
1
2
450mm Watermain to Area 2
$ 1,414,179
1
1
1
1
1
1
1
3
450mm watermain along Josephburg Road to Area 5
$ 305,083
1
1
1
1
1
4
450mm watermain along Josephburg Road to 125 St.
$ 76,024
1
1
1
1
1
5
450mm Watermain Area 3
$ 285,549
1
1
1
6
450mm Watermain Area 3 to DOW
$ 275,188
1
1
1
7
450mm Watermain Dow to 125 St.
$ 415,649
1
1
1
8
400mm Watermain Along 125 St.
$ (8,446)
1
1
1
3,250,730
$
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If necessary, an interest staging adjustment has been applied to rates (slightly positive or
slightly negative) to ensure that the forecast reserve balance at the end of the 25-year
review period always returns to break-even (i.e., developers are not charged too much
thereby providing a windfall to the City, nor are they charged too little thereby placing an
unequitable burden on taxpayers).
Anticipated Water Offsite Levy Reserve Balances
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Anticipated Water Offsite Levy Reserve Balances
Opening Balance
507,217
$
Year
Receipts
Expenditure
Interest
Balance
2019
464,986
$
-
$
9,722
$
981,925
$
2020
108,651
$
477,437
$
6,131
$
619,270
$
2021
110,824
$
-
$
7,301
$
737,395
$
2022
154,854
$
506,875
$
3,854
$
389,227
$
2023
172,167
$
1,509,164
$
(27,485)
$
(975,255)
$
2024
102,600
$
-
$
(25,307)
$
(897,962)
$
2025
359,879
$
-
$
(15,604)
$
(553,688)
$
2026
274,891
$
-
$
(8,085)
$
(286,882)
$
2027
167,554
$
-
$
(3,461)
$
(122,789)
$
2028
324,360
$
1,020,191
$
(23,740)
$
(842,359)
$
2029
174,323
$
-
$
(19,373)
$
(687,410)
$
2030
137,895
$
-
$
(15,936)
$
(565,450)
$
2031
201,444
$
-
$
(10,556)
$
(374,563)
$
2032
205,473
$
-
$
(4,904)
$
(173,993)
$
2033
115,027
$
-
$
(1,710)
$
(60,677)
$
2034
127,874
$
-
$
672
$
67,869
$
2035
162,705
$
-
$
2,306
$
232,880
$
2036
110,788
$
-
$
3,437
$
347,104
$
2037
113,003
$
582,338
$
(3,545)
$
(125,776)
$
2038
115,263
$
-
$
(305)
$
(10,817)
$
2039
117,569
$
741,338
$
(18,403)
$
(652,990)
$
2040
119,920
$
-
$
(15,459)
$
(548,529)
$
2041
122,318
$
-
$
(12,360)
$
(438,571)
$
2042
124,765
$
-
$
(9,100)
$
(322,906)
$
2043
127,260
$
-
$
(5,674)
$
(201,320)
$
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/ 19
APPENDIX C: SANITARY OFFSITE INFRASTRUCTURE
C1. Sanitary Offsite Infrastructure Costs
In order to support future growth, sanitary offsite infrastructure is required. The estimated
cost of this infrastructure is based upon: (a) actual construction costs to the cut-off date, (b)
debenture interest associated with financing, and (c) future cost estimates. Total cost is
approximately $9.28 million as outlined in the table below. Actual costs, debenture interest
(if any), and cost estimates were provided by City engineering staff. It is important to note
that these costs represent "gross" costs, of which only a portion will go to support future
development during the 25-year review period. The remainder of this section outlines how
the "net" costs for future development are determined.
Summary of Sanitary Offsite Infrastructure
*Costs are based on 2015/16 estimates.
**Estimates include engineering (10%) and contingencies (10%).
Item
Project Description
Cost of
Completed Work
Debenture
Interest
Estimated Cost of
Work Yet to be
Completed
Total Project
Estimated Cost
1
450mm Forcemain Along CNR Right of Way to 119 St
Intersection
$ -
-
$
1,541,610
$
1,541,610
$
2
900mm Sanitary Trunk Along Josephburg Rd
$ -
-
$
2,056,483
$
2,056,483
$
3
Ross Creek Trunk Twinning
$ -
-
$
998,426
$
998,426
$
4
Sanitary Lift Station at 119 St
$ -
-
$
4,680,000
$
4,680,000
$
-
$
-
$
9,276,519
$
9,276,519
$
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A map showing the location of this infrastructure is shown below.
Location of Sanitary Offsite Infrastructure
City of Fort Saskatchewan
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C2. Sanitary Offsite Infrastructure Grants & Contributions to Date
The MGA enables the City to allocate the costs of offsite infrastructure to future
development, other than those costs that have been provided by way of special grant or
contribution (i.e., contributed infrastructure). The City of Fort Saskatchewan has not received
any special grants or contributions for sanitary offsite levy infrastructure as shown in the
table below (note, if the City receives additional grants or contributions in the future, it will be
reflected in one of the annual updates and rates adjusted accordingly). The result is that the
total reduced project estimated cost is $9.28 million.
Special Grants and Contributions for Sanitary Offsite Infrastructure
Item
Project Description
Total Project
Estimated Cost
Special Grants
Developer
Agreement
Contributions
Reduced Project
Estimated Cost
1
450mm Forcemain Along CNR Right of Way to 119 St
Intersection
$
1,541,610 $
-
$
-
$
1,541,610
2
900mm Sanitary Trunk Along Josephburg Rd
$
2,056,483 $
-
$
-
$
2,056,483
3
Ross Creek Trunk Twinning
$
998,426 $
-
$
-
$
998,426
4
Sanitary Lift Station at 119 St
$
4,680,000 $
-
$
-
$
4,680,000
$
9,276,519 $
-
$
-
$
9,276,519
C3. Sanitary Infrastructure Staging
The timing of construction is used to determine the impact of inflation on cost, the impact of
forecast reserve balances, and the estimate of financial oversizing (described in the Section
that follows). The City anticipates construction of offsite infrastructure as outlined in the table
below. Note, if this schedule is adjusted in the future, it will be reflected in one of the City's
annual rate/bylaw updates.
Sanitary Infrastructure Staging
Item
Project Description
Year of
Construction
1
450mm Forcemain Along CNR Right of Way to 119
St Intersection
2028
2
900mm Sanitary Trunk Along Josephburg Rd
2030
3
Ross Creek Trunk Twinning
2028
4
Sanitary Lift Station at 119 St
2028
*The share of projects constructed beyond the 25-year review period (2043) are not included in rates today (see
financial oversizing in next Section).
C4. Sanitary Offsite Infrastructure Benefiting Parties
The sanitary offsite infrastructure previously outlined will benefit various parties to varying
degrees. During this review three potential benefiting parties were identified including:
City of Fort Saskatchewan - a portion of the sanitary infrastructure which is required
to service existing residents.
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Other Stakeholders and Financial Oversizing - other parties (such as neighboring
municipalities) that benefit from the infrastructure, as well as that portion of cost
which benefits future development beyond the 25-year review period ("financial
oversizing").
City of Fort Saskatchewan Future Development - all growth related infrastructure
(i.e., levyable sanitary infrastructure costs) during the 25-year rate planning period.
The table below outlines the allocation of sanitary offsite levy infrastructure costs to
benefiting parties. Project allocations were determined by City engineering staff.
Allocation of Sanitary Infrastructure to Benefiting Parties
*Financial oversizing is determined by separating out the pro rata portion of developer cost beyond the 25-year
review period, in comparison with the anticipated year of construction. As the years move forward and rates are
updated, these additional developer costs will be included in rate calculations. Oversizing shown as 100%
reflects projects constructed entirely beyond the 25-year review period.
C5. Existing Receipts & Adjusted Levy Cost
Using the offsite levy share percentages shown in the previous section and applying those
percentages to project costs results in an offsite levy cost of approximately $5.77 million.
However, prior to allocating these costs to benefiting areas, existing offsite levy receipts
collected from developers need to be considered in determining the residual/net costs to
developers. The City has collected $1.38 million in offsite levies to date. This results in an
adjusted offsite levy cost of approximately $4.40 million.
Offsite Levy Funds Collected to Date & Adjusted Levy Cost
*Offsite levies collected to Dec. 31st, 2015 were allocated to projects based on the pro rata proportion of total
estimated project cost.
Item
Project Description
Reduced Project
Estimated Cost
Muni Share %
Other
Stakeholder
Share &
Financial
Oversizing %
OSL / Developer
Share %
1
450mm Forcemain Along CNR Right of Way to 119 St
Intersection
1,541,610
$
36.0%
64.0%
2
900mm Sanitary Trunk Along Josephburg Rd
2,056,483
$
44.0%
56.0%
3
Ross Creek Trunk Twinning
998,426
$
36.0%
64.0%
4
Sanitary Lift Station at 119 St
4,680,000
$
36.0%
64.0%
9,276,519
$
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C6. Summary of Sanitary Offsite Levy Cost Flow-through
As shown in the figure below, the total costs for sanitary infrastructure that forms the basis of
the rate is approximately $4.40 million. The cost allocations to each benefitting party are
based on the benefitting percentages shown in Section C4. The offsite levy balance (due
from developers) is allocated to various benefitting areas (as described in the next section).
Total Sanitary Offsite Levy Costs
C7. Sanitary Infrastructure Benefiting Areas
Net developer costs for each project have been allocated to multiple benefiting offsite levy
area (see tables below). Allocations are denoted with a "1" below applicable area numbers.
Benefiting areas were determined by the City engineering staff. The lands anticipated to
develop over the 25-years in each offsite levy benefitting area are used to determine rates.
Benefiting Areas for Sanitary Offsite Infrastructure
C8. Reserve Balance
In accordance with the MGA, 4 reserves/accounts need to be created (one each for
transportation, water, sanitary, and stormwater). At December 31st, 2015, the balance of the
City's Light/Medium industrial Area sanitary reserve is $1,375,607.78, as shown in the table
below. A reconciliation of activities from the exiting reserve and allocation to the new
Project
Costs
$9.28M
= Project
Balance
$9.28M
= Future
Development
(OSL Share)
$5.77M
= Future
Development
"Financial
Oversizing"
$3.50M
Less: Special
Grants &
Contributions
$0.00M
= Other
Share
$0.00M
= Existing
Development
(City Share)
$0.00M
Less: Levy
Receipts
Collected
$1.38M
= Off-site
Balance*
$4.40M
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reserves is provided in Appendix G.
The City also needs to establish a set of "sub-ledgers" to track the amounts due to front-
ending parties, including interest impacts in accordance with the interest rates underpinning
the bylaw.
Sanitary Offsite Levy Reserve Balance
C9. Development and Sanitary Infrastructure Staging Impacts
Sanitary offsite infrastructure will be constructed in staged fashion over the 25-year
development period. We have reviewed the availability of offsite levy funds to meet these
construction requirements and found that offsite lvy 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.
In order to compensate parties for capital they provide in front-ending offsite infrastructure
construction, a 2.9%4 interest allowance has been charged to the reserve when it is forecast
to be in a negative balance. Further, a 1% interest credit has been provided to the reserve
when it is forecast to be in a positive balance. The graph and table below outline the
forecast water levy reserve balances over the 25-year development period.
If necessary, an interest staging adjustment has been applied to rates (slightly positive or
slightly negative) to ensure that the forecast reserve balance at the end of the 25-year
review period always returns to break-even (i.e., developers are not charged too much
thereby providing a windfall to the City, nor are they charged too little thereby placing an
unequitable burden on taxpayers).
4 The 20-year debenture rate at the Alberta Capital Finance Authority is currently ~2.9%.
Description
Dr
Cr
Balance
Offsite Levy Expenditures to December 31, 2015
-
$
-
$
Offsite Levy Receipt Allocations to December 31, 2015
1,324,567.64
$
1,324,567.64
$
Interest Accrued to December 31, 2015
51,040.14
$
1,375,607.78
$
Unallocated Receipts to December 31, 2015
1,375,607.78
$
Opening Balance
1,375,607.78
$
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Anticipated Sanitary Offsite Levy Reserve Balances
Anticipated Sanitary Offsite Levy Reserve Balances
Opening Balance
1,375,608
$
Year
Receipts
Expenditure
Interest
Balance
2019
57,547
$
-
$
14,332
$
1,447,486
$
2020
14,183
$
-
$
14,617
$
1,476,286
$
2021
14,467
$
664,808
$
8,259
$
834,204
$
2022
21,080
$
4,225,550
$
(97,738)
$
(3,468,003)
$
2023
23,652
$
1,246,562
$
(136,036)
$
(4,826,950)
$
2024
15,089
$
-
$
(139,544)
$
(4,951,405)
$
2025
492,466
$
-
$
(129,309)
$
(4,588,249)
$
2026
339,440
$
-
$
(123,215)
$
(4,372,024)
$
2027
146,870
$
-
$
(122,529)
$
(4,347,683)
$
2028
416,188
$
-
$
(114,013)
$
(4,045,508)
$
2029
145,540
$
-
$
(113,099)
$
(4,013,068)
$
2030
77,930
$
-
$
(114,119)
$
(4,049,257)
$
2031
359,654
$
-
$
(106,998)
$
(3,796,602)
$
2032
366,847
$
-
$
(99,463)
$
(3,529,218)
$
2033
149,674
$
-
$
(98,007)
$
(3,477,551)
$
2034
190,834
$
-
$
(95,315)
$
(3,382,032)
$
2035
311,441
$
-
$
(89,047)
$
(3,159,638)
$
2036
317,670
$
-
$
(82,417)
$
(2,924,386)
$
2037
324,023
$
-
$
(75,411)
$
(2,675,774)
$
2038
330,503
$
-
$
(68,013)
$
(2,413,283)
$
2039
337,113
$
-
$
(60,209)
$
(2,136,379)
$
2040
343,856
$
-
$
(51,983)
$
(1,844,506)
$
2041
350,733
$
-
$
(43,319)
$
(1,537,093)
$
2042
357,747
$
-
$
(34,201)
$
(1,213,546)
$
2043
364,902
$
-
$
(24,611)
$
(873,254)
$
$
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APPENDIX D: TRANSPORTATION OFFSITE INFRASTRUCTURE
D1.
Transportation Offsite Infrastructure Costs
In order to support future growth, transportation offsite infrastructure is required. The
estimated cost of this infrastructure is based upon: (a) actual construction costs to the cut-off
date, (b) debenture interest associated with financing, and (c) future cost estimates. Total
cost is approximately $7.68 million as outlined in the table below. Actual costs, debenture
interest (if any), and cost estimates were provided by City engineering staff. It is important to
note that these costs represent "gross" costs, of which only a portion will go to support future
development during the 25-year review period. The remainder of this section outlines how
the "net" costs for future development are determined.
Summary of Transportation Offsite Infrastructure
*Costs are based on 2015/16 estimates.
**Estimates include engineering (10%) and contingencies (10%).
Item
Project Description
Cost of
Completed
Work
Debenture
Interest
Estimated Cost
of Work Yet to
be Completed
Total Project
Estimated Cost
1
119 St & Hwy 15 Intersection
$ -
-
$
1,800,000
$
1,800,000
$
2
Dow Main Gate & Hwy 15 Intersection
$ -
-
$
1,620,000
$
1,620,000
$
3
Josephburg Road and 1st Road Intersection
$ -
-
$
360,000
$
360,000
$
4
Josephburg Road and Unamed Road Intersection
$ -
-
$
360,000
$
360,000
$
5
Josephburg Road and RR 221 Intersection
$ -
-
$
360,000
$
360,000
$
6
Josephburg Road from Highway to 1st Intersection
$ -
-
$
795,605
$
795,605
$
7
Josephburg Road from 1st Intersection to 2nd Intersection
$ -
-
$
1,332,927
$
1,332,927
$
8
Josephburg Road-Finish up to RR 221
$ -
-
$
929,359
$
929,359
$
9
Josephburg Road North ASP
$ 118,301
-
$
-
$
118,301
$
118,301
$
-
$
7,557,892
$
7,676,193
$
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A map showing the location of this infrastructure is shown below.
Location of Transportation Offsite Infrastructure
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D2. Transportation Offsite Infrastructure Grants & Contributions to Date
The MGA enables the City to allocate the costs of offsite infrastructure to future
development, other than those costs that have been provided by way of special grant or
contribution (i.e., contributed infrastructure). The City of Fort Saskatchewan has not received
any special grants or contributions for transportation offsite levy infrastructure as shown in
the table below (note, if the City receives other grants or contributions in the future, it will be
reflected in one of the annual updates and rates adjusted accordingly). The result is that the
total reduced project estimated cost is $7.68 million.
Special Grants and Contributions for Transportation Offsite Infrastructure
D3. Transportation Infrastructure Staging
The timing of construction is used to determine the impact of inflation on cost, the impact of
forecast reserve balances, and the estimate of financial oversizing (described in the Section
that follows). The City anticipates construction of offsite infrastructure as outlined in the table
below. Note, if this schedule is adjusted in the future, it will be reflected in one of the City's
annual rate/bylaw updates.
Transportation Infrastructure Staging
1
119 St & Hwy 15 Intersection
2019
2
Dow Main Gate & Hwy 15 Intersection
2023
3
Josephburg Road and 1st Road Intersection
2025
4
Josephburg Road and Unamed Road Intersection
2027
5
Josephburg Road and RR 221 Intersection
2045
6
Josephburg Road from Highway to 1st Intersection
2019
7
Josephburg Road from 1st Intersection to 2nd Intersection
2023
8
Josephburg Road-Finish up to RR 221
2045
9
Josephburg Road North ASP
2010
*The share of projects constructed beyond the 25-year review period (2040) are not included in rates today (see
financial oversizing in next Section).
Item
Project Description
Total Project
Estimated Cost
Special
Provincial
Grants
Developer
Agreement
Contributions
Reduced
Project
Estimated Cost
1
119 St & Hwy 15 Intersection
1,800,000
$
-
$
-
$
1,800,000
$
2
Dow Main Gate & Hwy 15 Intersection
1,620,000
$
-
$
-
$
1,620,000
$
3
Josephburg Road and 1st Road Intersection
360,000
$
-
$
-
$
360,000
$
4
Josephburg Road and Unamed Road Intersection
360,000
$
-
$
-
$
360,000
$
5
Josephburg Road and RR 221 Intersection
360,000
$
-
$
-
$
360,000
$
6
Josephburg Road from Highway to 1st Intersection
795,605
$
-
$
-
$
795,605
$
7
Josephburg Road from 1st Intersection to 2nd Intersection
1,332,927
$
-
$
-
$
1,332,927
$
8
Josephburg Road-Finish up to RR 221
929,359
$
-
$
-
$
929,359
$
9
Josephburg Road North ASP
118,301
$
-
$
-
$
118,301
$
7,676,193
$
-
$
-
$
7,676,193
$
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D4.
Transportation Offsite Infrastructure Benefiting Parties
The transportation offsite infrastructure previously outlined will benefit various parties to
varying degrees. During this review three potential benefiting parties were identified
including:
City of Fort Saskatchewan - a portion of the transportation infrastructure which is
required to service existing residents.
Other Stakeholders and Financial Oversizing - other parties (such as neighboring
municipalities) that benefit from the infrastructure, as well as that portion of cost
which benefits future development beyond the 25-year review period ("financial
oversizing").
City of Fort Saskatchewan Future Development - all growth related infrastructure
(i.e., levyable transportation infrastructure costs) during the 25-year rate planning
period.
The table below outlines the allocation of transportation offsite levy infrastructure costs to
benefiting parties. Project allocations were determined by City engineering staff.
Allocation of Transportation Infrastructure to Benefiting Parties
*Municipal share of Project #1 established by City staff utilizing TIA traffic volumes.
**Financial oversizing is determined by separating out the pro rata portion of developer cost beyond the 25-year
review period, in comparison with the anticipated year of construction. As the years move forward and rates are
updated, these additional developer costs will be included in rate calculations. Oversizing shown as 100%
reflects projects constructed entirely beyond the 25-year review period.
D5. Existing Receipts & Adjusted Levy Cost
Using the offsite levy share percentages shown in the previous section and applying those
percentages to project costs results in an offsite levy cost of approximately $5.51 million.
However, prior to allocating these costs to benefiting areas, existing offsite levy receipts
collected from developers need to be considered in determining the residual/net costs to
developers. The City has collected $0.91 million in offsite levies to date. This results in an
adjusted offsite levy cost of approximately $4.59 million.
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Offsite Levy Funds Collected to Date & Adjusted Levy Cost
*Offsite levies collected to Dec. 31st, 2015 were allocated to projects based on the pro rata proportion of total
estimated project cost.
D6. Summary of Transportation Offsite Levy Cost Flow-through
As shown in the figure below, the total cost for transportation infrastructure that forms the
basis of the rate is approximately $4.59 million. The cost allocations to each benefitting party
are based on the benefitting percentages shown in Section D4. The offsite levy balance (due
from developers) is allocated to various benefitting areas (as described in the next section).
Total Transportation Offsite Levy Costs
D7.
Transportation Infrastructure Benefiting Areas
Net developer costs for each project have been allocated to multiple benefiting offsite levy
area (see tables below). Allocations are denoted with a "1" below applicable area numbers.
Project
Costs
$7.68M
= Project
Balance
$7.68M
= Future
Development
(OSL Share)
$5.51M
= Future
Development
"Financial
Oversizing"
$1.96M
Less: Special
Grants &
Contributions
$0.00M
= Other
Share
$0.00M
= Existing
Development
(City Share)
$0.21M
Less: Levy
Receipts
Collected
$0.91
= Off-site
Balance*
$4.59M
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Benefiting areas were determined by the City engineering staff. The lands anticipated to
develop over the 25-years in each offsite levy benefitting area are used to determine rates.
Benefiting Areas for Transportation Offsite Infrastructure
D8. Reserve Balance
In accordance with the MGA, 4 reserves/accounts need to be created (one each for
transportation, water, sanitary, and stormwater). At December 31st, 2015, the balance of the
City's Light/Medium industrial Area transportation reserve is $916,292.88, as shown in the
table below. A reconciliation of activities from the exiting reserve and allocation to the new
reserves is provided in Appendix G.
The City also needs to establish a set of "sub-ledgers" to track the amounts due to front-
ending parties, including interest impacts in accordance with the interest rates underpinning
the bylaw.
Transportation Offsite Levy Reserve Balance
D9. Development and Transportation Infrastructure Staging Impacts
Transportation offsite infrastructure will be constructed in staged fashion over the 25-year
review period. We have reviewed the availability of offsite levy funds to meet these
construction requirements and found that offsite levy reserve funds will not be sufficient to
pay for construction of transportation infrastructure from time to time--front ending of
infrastructure will be required. A front-ender is the party that constructs and pays up front for
infrastructure that benefits other parties.
In order to compensate parties for capital they provide in front-ending offsite infrastructure
construction, a 2.9%5 interest allowance has been charged to the reserve when it is forecast
to be in a negative balance. Further, a 1% interest credit has been provided to the reserve
5 The 20-year debenture rate at the Alberta Capital Finance Authority is currently ~2.9%.
Description
Dr
Cr
Balance
Offsite Levy Expenditures to December 31, 2015
118,301.24
$
(118,301.24)
$
Offsite Levy Receipt Allocations to December 31, 2015
996,216.71
$
877,915.47
$
Interest Accrued to December 31, 2015
38,377.41
$
916,292.88
$
Unallocated Receipts to December 31, 2015
-
$
916,292.88
$
Opening Balance
916,292.88
$
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when it is forecast to be in a positive balance. The graph and table below outline the forecast
transportation levy reserve balances over the 25-year development period.
If necessary, an interest staging adjustment has been applied to rates (slightly positive or
slightly negative) to ensure that the forecast reserve balance at the end of the 25-year
review period always returns to break-even (i.e., developers are not charged too much
thereby providing a windfall to the City, nor are they charged too little thereby placing an
unequitable burden on taxpayers).
Anticipated Transportation Offsite Levy Reserve Balances
$
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Anticipated Transportation Offsite Levy Reserve Balances
Reserve Balance
916,293
$
Year
Receipts
Expenditure
Interest
Balance
2019
578,948
$
-
$
14,952
$
1,510,194
$
2020
142,689
$
2,436,377
$
(22,721)
$
(806,216)
$
2021
145,542
$
-
$
(19,160)
$
(679,833)
$
2022
212,076
$
-
$
(13,565)
$
(481,322)
$
2023
237,949
$
3,442,578
$
(106,893)
$
(3,792,843)
$
2024
151,803
$
-
$
(105,590)
$
(3,746,630)
$
2025
472,620
$
-
$
(94,946)
$
(3,368,957)
$
2026
367,293
$
347,363
$
(97,122)
$
(3,446,148)
$
2027
234,149
$
-
$
(93,148)
$
(3,305,147)
$
2028
429,898
$
-
$
(83,382)
$
(2,958,631)
$
2029
243,609
$
-
$
(78,736)
$
(2,793,758)
$
2030
198,785
$
-
$
(75,254)
$
(2,670,227)
$
2031
329,486
$
-
$
(67,882)
$
(2,408,623)
$
2032
336,076
$
-
$
(60,104)
$
(2,132,651)
$
2033
184,583
$
-
$
(56,494)
$
(2,004,562)
$
2034
215,171
$
-
$
(51,892)
$
(1,841,283)
$
2035
301,777
$
-
$
(44,646)
$
(1,584,152)
$
2036
223,864
$
-
$
(39,448)
$
(1,399,736)
$
2037
228,341
$
530,942
$
(49,368)
$
(1,751,704)
$
2038
232,908
$
-
$
(44,045)
$
(1,562,841)
$
2039
237,566
$
-
$
(38,433)
$
(1,363,708)
$
2040
242,318
$
152,779
$
(36,951)
$
(1,311,120)
$
2041
247,164
$
-
$
(30,855)
$
(1,094,811)
$
2042
252,107
$
-
$
(24,438)
$
(867,142)
$
2043
257,149
$
-
$
(17,690)
$
(627,682)
$
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APPENDIX E: STORMWATER OFFSITE INFRASTRUCTURE
E1. Stormwater Offsite Infrastructure Costs
There are no anticipated stormwater projects within the off-site levy areas.
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APPENDIX F: BENCHMARK COMPARISONS
The table below compares the weighted average offsite levy rate in the City's Light/Medium Industrial
Area to rates in other municipalities (2016).
Municipality / Area
Average Rate
Per Net Ha.
Parkland County* (Acheson)
$42,169
MD of Peace (Westhill)
$63,378
City of Fort Saskatchewan (LMIA Current)
$72,739
City of Fort Saskatchewan* (LMIA Updated)
$46,046
Sturgeon County Industrial Park*
$80,668
Town of Peace River*
$83,355
Town of Rocky Mountain House*
$90,716
Red Deer County (Gasoline Alley)
$96,458
Leduc County*
$106,255
Town of Devon*
$116,178
City of Leduc*
$117,509
Town of Beaumont*
$160,900
City of Lacombe* (in process)
$149,401
Strathcona County* (N of Yellowhead)
$181,022
City of Medicine Hat
+$250,000
City of St Albert*
+$250,000
City of Edmonton
+$300,000
*CORVUS Clients
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
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Report
City of Fort
Saskatchewan
Southfort Levy Report
Report
City of Fort Saskatchewan
Future Urban Area Levy Report
Schedule "E" to Bylaw C14-17
August 2025
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
REPORT
i
Table of Contents
SECTION
PAGE NO.
Table of Contents
i
1
Introduction
1-0
1.1
GENERAL
1-0
1.2
LOCATION
1-0
1.3
DEVELOPMENT LEVIES
1-0
1.4
CRITERIA
1-1
1.5
FIGURE 1.1 - FUTURE URBAN AREA BOUNDARY AND GEOGRAPHIES
1-3
2
Waterworks System
2-0
2.1
GENERAL
2-0
2.2
EXPANSION AND FINANCING OF WATERWORKS SYSTEM
2-0
2.3
WATER SYSTEM DEVELOPMENT LEVIES
2-0
2.4
TABLE 2.1 - WATER INFRASTRUCTURE LEVY AREAS
2-2
2.5
TABLE 2.2 - WATER INFRASTRUCTURE COSTS
2-3
2.6
FIGURE 2.1 - WATERWORKS SYSTEM IMPROVEMENTS
2-4
3
Sanitary Sewer System
3-0
3.1
GENERAL
3-0
3.2
EXPANSION AND FINANCING OF SANITARY SEWER SYSTEMS
3-0
3.3
SANITARY SEWER SYSTEM DEVELOPMENT LEVIES
3-0
3.4
TABLE 3.1 - SANITARY INFRASTRUCTURE LEVY AREAS
3-2
3.5
TABLE 3.2 - SANITARY INFRASTRUCTURE COSTS
3-3
3.6
FIGURE 3.1 - SANITARY SYSTEM IMPROVEMENTS
3-4
4
Transportation System
4-0
4.1
GENERAL
4-0
4.2
ROADWAY DEVELOPMENT LEVIES
4-0
4.3
TABLE 4.1 - TRANSPORTATION LEVY AREAS
4-2
4.4
TABLE 4.2 - TRANSPORTATION INFRASTRUCTURE COSTS
4-3
4.5
FIGURE 4.1 - TRANSPORTATION IMPROVEMENTS
4-4
4.6
FIGURE 4.2 - TRANSPORTATION BASINS
4-5
5
Stormwater Drainage System
5-0
5.1
GENERAL
5-0
5.2
FUTURE URBAN AREA STORMWATER MANAGEMENT PLAN
5-0
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Table of Contents
ii
5.3
STORMWATER DEVELOPMENT LEVIES
5-0
5.4
TABLE 5.1 - STORM MANAGEMENT LEVY AREAS
5-2
5.5
TABLE 5.2 - STORM MANAGEMENT INFRASTRUCTURE COSTS
5-3
5.6
FIGURE 5.1 - STORM SYSTEM IMPROVEMENTS
5-2
6
Recommendations
6-0
6.1
TABLE 6.1 - OFF-SITE LEVIES
6-1
7
Appendix
7-0
7.1
PROJECT LIST PERCENTAGE ASSIGNED TO LEVY
7-1
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Off-Site Levy Bylaw C14-17
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City of Fort Saskatchewan
1 - Introduction
1-0
1 Introduction
1.1
GENERAL
The City of Fort Saskatchewan has identified the Future Urban Area as being a prime location for
development and is currently seeing continued growth within the area. The Servicing Design Brief - Annexed
Land has been developed to assist the City in properly planning and staging this development.
The growth and development of a community will generally create some impact on the municipal infrastructure
systems. Minimally, development requires an extension of municipal services such as water, sewer,
roadways, etc. More extensive and continued growth and development of a community will require the
municipal infrastructure systems to be expanded to satisfactorily accommodate such growth.
It is the philosophy of the City of Fort Saskatchewan that development will be responsible for its own municipal
infrastructure as well as for its proportionate share of the off-site infrastructure from which it will benefit. This
is achieved through the assessment of Development Levies against the benefitting lands.
1.2
LOCATION
The Future Urban Area is generally located south of Wilshire and Southridge Boulevards, north of Township
Road 542 and east of Range Road 224, bounded on the south and east by Strathcona County and the west
by the North Saskatchewan River. Figure 1.1 shows the Future Urban Area boundary.
1.3
DEVELOPMENT LEVIES
In the context of this report, Development Levies are defined as capital costs, assessed by the City of Fort
Saskatchewan, against developing lands for their proportionate share of the costs of municipal infrastructure
systems, constructed by the City or other developers, which benefit the development areas.
1.3.1
Off-Site Levies
Under authority of the Municipal Government Act, the City is permitted to impose Off-Site Levies
against development to cover the costs of any or all of the following:
a)
New or expanded facilities for the storage, transmission, treatment or supplying of water.
b)
New or expanded facilities for the treatment, movement and disposal of sanitary sewage.
c)
New or expanded storm sewer drainage facilities.
d)
New or expanded roads required for or impacted by a subdivision or development.
e)
New or expanded community recreation facilities.
f)
New or expanded firehalls.
g)
Lands required for or in connection with any facilities described in (a) to (f) above.
1
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
1 - Introduction
1-1
1.4
CRITERIA
In this study, lands dedicated as Environmental Reserve and Municipal Reserve (MR) are excluded as a
Development Levy contributing area. Traditionally, the City has required the Developer to develop the MR
lands in accordance with the City's needs, as negotiated through the Development Agreement. Hence,
Development Levies are not applied against such lands, thereby reducing the contributing lands area
accordingly.
It was also necessary to establish some general assumptions as Development Levy calculation criteria:
-
The City will continue to assume responsibility for the provision of those infrastructure systems and
facilities which they deem to be a benefit to the City at large and/or a single development parcel.
-
The Development Levies are generally based on constructing municipal improvements consistent
with the requirements identified in the Servicing Design Brief - Annexed Land to serve the lands
within the plan area.
-
The Development Levy rates are expressed on a per hectare basis.
-
Gross Area is defined as the total area of a parcel(s) of land irrespective of their potential for
development or land use.
-
Gross Developable Area is defined as the gross area less lands for Municipal Reserve and
Environmental Reserve. The Development Levy and charge rates contained in this document are
based on Gross Developable Area.
-
All costs are estimated in 2025 dollars. These cost estimates should be reviewed annually or no later
than every three years, to reflect current year construction costs.
-
An inflation factor has been applied to all estimates, to more accurately estimate the construction
costs for the projected year of construction. An inflation rate of 2.5% per annum was used.
-
Where conditional grants or donations have been secured by the City, towards a specific project, the
project cost has been reduced by the amount of the grant.
-
Unconditional grants, even though they may have been utilized by the City for financing a project,
are not deducted from the final project costs, as it can be rationalized that such funding could have
been used for other projects.
Assumptions and/or calculation criteria specific to each Development Levy are further highlighted, in more
detail, within each respective section of this report.
The Future Urban Area is split into 14 Geographies (Figure 1.1) which generally follow the quarter lines.
These Geographies are then assigned to specific Levies Areas based on their benefit from a particular levy
project. Project costs are then assigned to each Levy Area and ultimately to the benefitting Geography on a
per hectare basis.
It must be clarified what is intended, when it is stated that the City will continue to assume the responsibility
for certain infrastructure systems and facilities. Historically the City has designed and constructed sanitary
trunk sewer facilities, arterial roadways, water reservoirs, trunk watermains and stormwater management
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
1 - Introduction
1-2
facilities, which serve more than a single development area. Although the City accepts this responsibility,
each development agreement can define whether the City or the developer designs and constructs these
major facilities. If the development agreement establishes that the developer will undertake this work, then
presumably it will also establish the formula and schedule for recovery from the Levy Reserves.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
te
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City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
2 - Waterworks System
2-0
2 Waterworks System
2.1
GENERAL
The City's water supply is treated water, purchased from the City of Edmonton (EPCOR) through
the Capital Region Northeast Water Services Commission (CRNWSC). The treated water is
distributed by the City, to its customers, through its waterworks system consisting of water storage
reservoirs and pumping facilities, primary feeder mains and distribution mains.
2.2
EXPANSION AND FINANCING OF WATERWORKS SYSTEM
Traditionally, the City's philosophy regarding its waterworks system expansion has been that
development is responsible, at their entire cost, for the construction of all new distribution mains
up to a specified diameter. Primary feeder mains, treated water storage reservoirs and pumping
facilities benefit the entire water distribution system and thus, the City has assumed responsibility
for their construction. The costs of such facilities are then assessed proportionately against lands
through a Water Off-Site Levy.
2.3
WATER SYSTEM DEVELOPMENT LEVIES
In conducting this study, it was necessary to make some basic assumptions, namely:
-
An upgraded water supply from EPCOR will be required to service the growth of the City.
This will be provided through either a new supply line direct from EPCOR or an upgraded
line through the CRNWSC. The capital cost for a new supply line direct to EPCOR, when
applied across the entire City is less than the upgraded line required for growth only, the
new supply line cost is included in the Levy.
-
Development will continue to be responsible, at its entire cost, for the construction of all
distribution mains, up to and including 400 mm diameter in size, to serve the Southfort
area.
-
The City will continue to be responsible for the construction of all primary feeder mains,
treated water storage reservoirs and pumping facilities. These expenditures will be
included as off-site levies to the development of the Future Urban Area.
-
Conditional grants will be applied to the specific projects, thereby reducing the overall
project cost used in calculating the Water Off-site Levy Rate.
-
Unconditional grants, even if applied against waterworks system improvements, will not
be considered when calculating the Water Off-Site Levy Rate.
Figure 2.1 represents the Future Urban Area water system as envisioned in the Servicing Design
Brief - Annexed Land and City of Fort Saskatchewan Water Distribution System Master Plan. As
per the assumptions previously outlined, the City assumes the responsibility for constructing all
watermains greater than 400 mm in diameter. The cost of this construction will be included in the
calculation for Water System Development Levies.
Table 2.1 defines the benefitting Geographies for each Levy Area.
2
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
2 - Waterworks System
2-1
Table 2.2 outlines a cost estimate for each improvement based on 2025 dollars and future
construction costs, with an inflation rate as indicated.
For future waterworks system improvements, it has been assumed that there will be no grant
funding available for such projects. This assumption is based on the fact that the amount of grant
funding available to a municipality is typically inversely proportional to its population. The need
for constructing the future reservoir storage capacities will, to a large degree, be directly related
to increases in the population of the City. Such increased population, however, will decrease the
amount of grant funding available.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
2 - Waterworks System
2-2
2.4
TABLE 2.1 - WATER INFRASTRUCTURE LEVY AREAS
Geography Name
AA Water
Water - Alternate
Supply
Annex Undeveloped N
0
0
Annex Undeveloped S
0
0
Point Aux Pins
1
1
AA 10
1
1
AA 6
1
1
AA 7
1
1
Roseburn NE
1
1
AA 8
1
1
AA 4
1
1
AA 9
1
1
AA 12
1
1
AA 1
1
1
AA 13
1
1
AA 2
1
1
Annex 15
1
1
AA 3
1
1
Area Serviced
628.9
5778
Entire City
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
2 - Waterworks System
2-3
2.5
TABLE 2.2 - WATER INFRASTRUCTURE COSTS
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
$+
#*
!(
!(
350mm
450mm
300mm
400mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
450mm
450mm
450mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
450mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
450mm
300mm
300mm
300mm
300mm
300mm
450mm
300mm
300mm
400mm
300mm
450mm
300mm
450mm
300mm
450mm
300mm
300mm
300mm
300mm
300mm
300mm
400mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
450mm
300mm
400mm
300mm
450mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
350mm
350mm
300mm
300mm
300mm
450mm
300mm
300mm
300mm
300mm
300mm
300mm
300mm
450mm
300mm
300mm
300mm
300mm
300mm
450mm
450mm
450mm
300mm
450mm
300mm
300mm
300mm
300mm
300mm
300mm
400mm
300mm
350mm
300mm
300mm
300mm
450mm
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
FORT SASKATCHEWAN ANNEXATION AREA
SERVICING DESIGN BRIEF
FIGURE 6.6
Potential Transmission Line Alignment
1:30,000
0
330
660
990
1,320
165
Meters
±
Legend
Municipal Boundary
Southfort Development Area
Annexation Area
Potentially Crown Claimable Wetland
Environmental Reserve
!(
Reservoirs
#*
Water Tower
$+
Meter Vaults
Water Main Diameter (mm)
Existing System, Less than 150 mm
Existing System, 150 mm
Existing System, 200 mm
Existing System, 250 mm
Existing System, 300 mm
Existing System, 350 mm
Existing System, 400 mm
Existing System, 450 mm
Pre-Annexation Ultimate System, 200 mm
Pre-Annexation Ultimate System, 250 mm
Pre-Annexation Ultimate System, 300 mm
Annexation Area Ultimate System, 300 mm
Annexation Area Ultimate System, 400 mm
Proposed Road Network
Coordinate System: NAD 1983 CSRS 3TM 114
Projection: Transverse Mercator
Datum: North American 1983 CSRS
Rail Crossing
Rail Crossing
7.3 km
7.5 km
Proposed
Annexation
Area Reservoir
1.2 km
Potential Alignment from
EPCOR to Proposed
Annexation Reservoir
Potential Alignment from
CRNWSC to Proposed
Annexation Reservoir
Potential Alignment from
EPCOR to Main Reservoir
VETERANS WAY / HIGHWAY 21
VETERANS WAY / HIGHWAY 21
86 AVENEUE
SOUTHFORT DRIVE
TOWNSHIP ROAD 542
TOWNSHIP ROAD 542
RANGE ROAD 225 / 92 STREET
TOWNSHIP ROAD 544
PIPELINE ROW
RANGE ROAD 224
RANGE ROAD 224
SIENNA BLVD
Potential Alignment from
EPCOR to Proposed
Annexation Reservoir
(and extending to
Bremner)
CRNWSC Transmission Line
EPCOR Transmission Line
Potential Transmission Connection
Note: On January 12, 2023, Alberta Environment and
Protected Areas indicated that the wetland 2 does not meet
the criteria for a Crown ownership claim.
2
1
71
72
71
Levy Project #
73
74
Final alignment to
be verified
Figure 2.1
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
3 - Sanitary Sewer System
3-0
3 Sanitary Sewer System
3.1
GENERAL
The sanitary sewage collection system in the Future Urban Area will be comprised of a series of lateral (local),
collector and trunk sewers, intercepting wastewater from the various individual contributors and conveying
this wastewater to an existing 1050 mm diameter main in the northeast corner of the Future Urban Area
boundary. The point of discharge for the City sanitary sewage is the Arrow Utilities Regional Trunk Sewer,
which conveys the wastewater to the Arrow Utilities Sewage Treatment Plant.
Capital improvements to the regional trunk line are the responsibility of the Arrow Utilities of which the City of
Fort Saskatchewan is a member. The costs of such capital improvements are assessed proportionately
against the City through the Commission's sewage utility rate structure. Therefore, they are not included in
the City's Sanitary Sewer Off-Site Levy calculations.
The Sanitary Servicing Plan, as identified in the Servicing Design Brief - Annexed Land, indicates that the
majority of the lands within the Future Urban area boundary generally slope toward the northeast and that a
gravity system will service the area.
3.2
EXPANSION AND FINANCING OF SANITARY SEWER SYSTEMS
Traditionally, the City's philosophy regarding sanitary sewer systems has been that development shall be
responsible for the entire cost of constructing laterals and collectors. The City assumes the responsibility for
constructing all trunk mains 525 mm in diameter and larger. The cost of this construction will be included in
the calculation for Sanitary Sewer System Development Levies.
3.3
SANITARY SEWER SYSTEM DEVELOPMENT LEVIES
In conducting this study, it was necessary to make some basic assumptions:
-
The Developer will continue to be responsible for the construction of lateral and collector sanitary
sewer systems.
-
The City of Fort Saskatchewan will continue to be a member of Arrow Utilities. Any expansion or
improvement costs, related to the Commission System, will be assessed against the City by the
Commission, through its sewer utility rate structure. Therefore, costs related to the Commission
System have not been included in the City's Sanitary Sewer Off-Site Levy calculations.
-
Sanitary Sewers 525 mm diameter and larger are considered to be Trunk Sanitary Sewers.
-
No grant funding will be available towards the construction of trunk sewer systems.
-
The cost of all leviable projects will be applied against benefitting geographies within the Future Urban
Area boundary.
Figure 3.1 shows the sanitary servicing plan, as developed in the Servicing Design Brief - Annexed Land.
3
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
3 - Sanitary Sewer System
3-1
Table 3.1 defines the benefitting Geographies for each Levy Area.
Table 3.2 outlines a cost estimate for each improvement based on 2025 dollars and future construction costs,
with an inflation rate as indicated.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
3 - Sanitary Sewer System
3-2
3.4
TABLE 3.1 - SANITARY INFRASTRUCTURE LEVY AREAS
Geography Name
AA Sanitary 1
AA Sanitary 2
AA Sanitary 3
AA Sanitary 4
AA Sanitary 5
Annex Undeveloped N
0
0
0
0
0
Annex Undeveloped S
0
0
0
0
0
Point Aux Pins
1
1
1
1
1
AA 10
1
1
1
1
1
AA 6
1
1
1
1
1
AA 7
1
1
1
1
1
Roseburn NE
1
1
1
1
1
AA 8
1
1
1
1
1
AA 4
1
1
1
1
1
AA 9
1
1
1
1
1
AA 12
1
1
1
1
1
AA 1
1
0
0
0
0
AA 13
1
0
0
0
0
AA 2
1
1
0
0
0
Annex 15
1
1
1
0
0
AA 3
1
1
1
1
0
Area Serviced
628.9
582.4
530.3
499.3
457.5
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
3 - Sanitary Sewer System
3-3
3.5
TABLE 3.2 - SANITARY INFRASTRUCTURE COSTS
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
610m
630m
615m
620m
625m
605m
612.5m
617.5m
622.5m
627.5m
607.5m
600m
632.5m
602.5m
635m
630m
625m
632.5m
602.5m
622.5m
607.5m
630m
630m
630m
630m
630m
625m
607.5m
625m
622.5m
622.5m
630m
612.5m
630m
625m
627.5m
605m
625m
605m
627.5m
630m
607.5m
622.5m
622.5m
627.5m
605m
625m
630m
625m
625m
622.5m
607.5m
625m
630m
625m
627.5m
630m
622.5m
625m
605m
622.5m
625m
612.5m
627.5m
627.5m
627.5m
622.5m
627.5m
630m
625m
607.5m
607.5m
630m
625m
605m
630m
605m
627.5m
625m
630m
627.5m
630m
630m
750 mm
450 mm
600 mm
1050 mm
675 mm
525 mm
600 mm
450 mm
450 mm
750 mm
450 mm
750 mm
450 mm
450 mm
450 mm
450 mm
450 mm
675 mm
450 mm
525 mm
450 mm
675 mm
525 mm
675 mm
450 mm
450 mm
450 mm
450 mm
450 mm
675 mm
450 mm
450 mm
450 mm
W estpark Lift Statio n
W in dso r Po in te Lift Statio n
So urce: Esri, Maxar, Geo Eye, Earthstar Geo graphics, CNES/Airbus DS, USDA, USGS, Aero GRID, IGN, an d the GIS User Co m m un ity
FORT SASKATCHEWAN ANNEXATION AREA
SERVICING DESIGN BRIEF
FIGURE 7.5
Ultim ate On -Site W astew ater Servicin g Co n cept Optio n 1b - Gravity Servicin g to the No rtheast
1:20,000
0
220
440
660
880
110
Meters
±
Legend
So uthfo rt Develo pm en t Area
An n exatio n Area
Po ten tially Cro w n Claim able W etlan d
En viro n m en tal Reserve
Lift Station
#*
River Ro ad Lift Statio n
!(
Sypho n
#*
W estpark Lift Statio n
#*
W in dso r Po in te Lift Statio n
Sanitary Sewers Diameter
150 m m
200 m m
250 m m
300 m m
375 m m
450 m m
500 m m
525 m m
600 m m
675 m m
750 m m
900 m m
1050 m m
1200 m m
Pro po sed Ro ad
Co o rdi
n ate System : NAD 1983 CSRS 3TM 114
Pro jectio n : Tran sverse Mercato r
Datum : No rth Am eri
can 1983 CSRS
SMH-C-67
VETERANS WAY / HIGHWAY 21
VETERANS WAY / HIGHWAY 21
VETERANS WAY / HIGHWAY 21
86 AVENEUE
SOUTHFORT DRIVE
TOWNSHIP ROAD 542
RANGE ROAD 225 / 92 STREET
TOWNSHIP ROAD 544
RANGE ROAD 224
PIPELINE ROW
RANGE ROAD 224
Raise ground in pink shaded
area to 630-630.5 m elevation
or Lift Station required at
indicated node.
1
2
17
18
6
5
19
3
4
20
11
12
21
8
9
22
10
13
15
14
24
16
25
26
27
29
30
31
32
34
33
35
36
38
37
23
7
2
Note: On January 12, 2023, Alberta Environment and Protected Areas indicated that
the wetland 2 does not meet the criteria for a Crown ownership claim.
2
1
Ultimate Gravity
Approximate Node Location
77
78
79
37
36
35
34
38 - Sanitary Twin -
Turner Park
Levy Project #
34
Figure 3.1
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
4 - Transportation System
4-0
4 Transportation System
4.1
GENERAL
The City of Fort Saskatchewan maintains a roadway classification system generally consistent with the
definitions for arterial, collector and local roads contained in the "Geometric Design Standards for Canadian
Roads and Streets," a manual published by the Transportation Association of Canada.
In the hierarchy of roadway classifications, the principle function of arterial roads is to provide for the efficient
movement of people, goods and services between the primary traffic generation areas of a community.
Typically, arterial roadways are designed as relatively free-flowing facilities, intersected by other arterial or
major collector type roadways but provide no direct access to individual properties. Arterial roadways are
generally considered to be a greater benefit to the City at large rather than directly to individual developers.
However, this does not negate developers' responsibility to contribute their proportionate share towards the
cost of these arterials, since to a large degree development generates the need for these arterial roadways.
The transportation plan for the Future Urban Area was developed as part of the Servicing Design Brief -
Annexed Land.
4.2
ROADWAY DEVELOPMENT LEVIES
In conducting this study, it was necessary to make certain assumptions:
-
Arterial roadways included in the Transportation Off-Site Levy calculations are those highlighted in
Figure 4.1.
-
Where arterial roadways are to be constructed to an ultimate 4-lane, divided, paved urban structure
will typically be constructed in two stages with the first or initial stage constructed by the developer
being a two-laned urban roadway complete with street lighting and the ultimate stormwater drainage
system. The second stage is all works remaining to complete the arterial roadway which will be
constructed by the City. Additional improvements may be required depending on pace of growth and
need.
-
Where arterial roadways are to be constructed to a 2 lane standard, the ultimate roadway will be
constructed in one stage by developer with full costs of the construction and ROW being reimbursed
by the levy.
-
Three Transportation Basins (Figure 4.2) have been created to share the costs of levy projects that
benefit each of the basins.
-
Rights-of-way to facilitate construction of arterial roadways will be acquired as a cost to the project.
Table 4.1 defines the benefitting Geographies for each Levy Area.
4
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
4 - Transportation System
4-1
Table 4.2 outlines a cost estimate for each improvement based on 2025 dollars and future construction costs,
with an inflation rate as indicated.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
4 - Transportation System
4-2
4.3
TABLE 4.1 - TRANSPORTATION LEVY AREAS
Geography Name
AA Transportation
1
AA Transportation
2
AA Transportation
3
AA Transportation
4
Annex Undeveloped N
0
0
0
0
Annex Undeveloped S
0
0
0
0
Point Aux Pins
1
0
1
0
AA 10
1
0
1
0
AA 6
0
1
1
0
AA 7
0
1
1
0
Roseburn NE
0
1
1
0
AA 8
0
1
1
0
AA 4
0
1
1
0
AA 9
0
1
1
0
AA 12
0
0
0
0
AA 1
0
0
0
1
AA 13
0
0
0
1
AA 2
0
0
0
1
Annex 15
0
0
0
1
AA 3
0
1
1
0
Area Serviced
127.7
364.2
492.0
129.7
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
4 - Transportation System
4-3
4.4
TABLE 4.2 - TRANSPORTATION INFRASTRUCTURE COSTS
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
FORT SASKATCHEWAN ANNEXATION
SERVICING DESIGN BRIEF
FIGURE 4.11
1:17,000
0
180
360
540
720
90
Meters
±
Coordinate System: NAD 1983 CSRS 3TM 114
Projection: Transverse Mercator
Datum: North American 1983 CSRS
Veternas Way
101 Street
Township Road 542
92 Street
94 Street
Allard Way
Legend
Annexation Area
Arterial Road
Collector Road
Existing Road
Traffic Signals
Roundabout
PROPOSED ANNEXATION AREA INTERSECTION CONTROLS
Arterial B
Arterial A
Willow Link
Westpark Drive
Southview Way
Collector A
Collector B
Sienna Boulevard
Collector C
Collector D
Southridge Blvd
Levy Project #
50
55
54
60
59
58
53
50
63
62
61
64
66
65
69
68
67
70
Figure 4.1
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
AA
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10
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TR
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AA
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ale:
D
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TRA
RTA
ULY
GS
SPO
SIN
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2025
ure
6
Π
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
5 - Stormwater Drainage System
5-0
5 Stormwater Drainage System
5.1
GENERAL
Management of stormwater is an important component in the development of a community. It must be
handled effectively, to preserve and promote the general health, welfare, security and economic well-being
of the public. Traditionally, in urban centres, stormwater is handled in keeping with the minor/major drainage
concept wherein:
-
Minor systems are designed and implemented to accommodate drainage to avoid property damage
and flooding and to minimize inconvenience to the public from 1 in 5 year rainfall events.
-
Major systems are designed and implemented for flood control to avoid loss of life, injuries and
significant damage to property, from events greater than 1 in 5 year return, producing unusual, high
intensity rainfall and/or large volume runoff.
Minor systems are typically comprised of underground piping, manholes, catch basins and outfall structures
but can also be designed as a rural-type drainage system consisting of ditches and culverts.
Major systems can be large diameter underground piping, open channels, stormwater detention/retention
ponds, natural streams or any combination thereof, capable of conveying runoff from events up to and
including a 1 in 100 year return period, to the ultimate receiving stream or water body.
5.2
FUTURE URBAN AREA STORMWATER MANAGEMENT PLAN
The Servicing Design Brief - Annexed Land identified several stormwater ponds and trunk sewers within the
Future Urban Area boundary. Geographies located west of Highway 21 drain through a series of trunk sewers
and stormwater ponds and outfall to Pointe Aux Pins Creek. Geographies east of Highway 21 drain through
a series of trunk sewers and stormwater ponds towards the northeast and outfall to Ross Creek.
5.3
STORMWATER DEVELOPMENT LEVIES
In conducting this study, it was necessary to make certain assumptions:
-
The Developer will be responsible for the construction of catch basins and storm sewers that serve
and benefit their Geography.
-
Storm trunks that connect stormwater management ponds and benefit more than one Geography will
be included in the Stormwater Development Levies for the benefitting Geographies.
-
There is no grant funding available towards the construction of trunk sewer systems.
-
All stormwater management ponds will be the responsibility of the developer.
-
The Yorkville Ditch realignment and TWP 542 Ditch will be levied against the Geographies benefitting
from the projects.
5
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
5 - Stormwater Drainage System
5-1
Figure 5.1 shows the stormwater infrastructure projects included in the Future Urban Area Off-site Levy.
Table 5.1 defines the benefitting Geographies for each Levy Area.
Table 5.2 outlines a cost estimate for each improvement based on 2025 dollars and future construction costs,
with an inflation rate as indicated.
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
5 - Stormwater Drainage System
5-2
5.4
TABLE 5.1 - STORM MANAGEMENT LEVY AREAS
Geography Name
AA Storm 1
AA Storm 2
AA Storm 3
AA Storm 4
AA Storm 5
AA Storm 6
AA Storm 7
AA Storm 8
AA Storm 9
Annex Undeveloped N
0
0
0
0
0
0
0
0
0
Annex Undeveloped S
0
0
0
0
0
0
0
0
0
Point Aux Pins
1
0
0
0
0
0
0
0
0
AA 10
1
0
0
0
0
0
0
0
0
AA 6
0
1
1
1
1
1
1
0
0
AA 7
0
1
1
1
1
1
1
0
0
Roseburn NE
0
1
1
1
1
1
0
0
0
AA 8
0
1
1
1
1
0
0
1
1
AA 4
0
1
1
1
1
0
0
0
0
AA 9
0
1
1
1
1
0
0
1
0
AA 12
0
0
0
0
0
0
0
0
0
AA 1
0
1
0
0
0
0
0
0
0
AA 13
0
0
0
0
0
0
0
0
0
AA 2
0
1
1
0
0
0
0
0
0
Annex 15
0
1
1
0
0
0
0
0
0
AA 3
0
1
1
1
0
0
0
0
0
Area Serviced
127.7
480.2
447.4
364.2
322.5
165.9
107.6
109.0
53.8
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
5 - Stormwater Drainage System
5-3
5.5
TABLE 5.2 - STORM MANAGEMENT INFRASTRUCTURE COSTS
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Pond 9
Pond 8
Pond 6
Pond 7
Pond 10
Pond 3
Pond 2
Pond 5
Pond 11
Pond 4
Pond 1
610m
630m
615m
620m
625m
605m
612.5m
617.5m
622.5m
627.5m
607.5m
600m
632.5m
602.5m
635m
630m
625m
632.5m
602.5m
622.5m
607.5m
630m
630m
630m
630m
630m
625m
630m
607.5m
625m
622.5m
622.5m
612.5m
630m
605m
625m
605m
627.5m
632.5m
630m
607.5m
630m
622.5m
627.5m
605m
625m
630m
625m
625m
625m
622.5m
630m
607.5m
605m
625m
627.5m
630m
610m
625m
627.5m
630m
622.5m
625m
625m
605m
622.5m
625m
610m
612.5m
627.5m
627.5m
627.5m
632.5m
630m
622.5m
625m
627.5m
630m
625m
607.5m
607.5m
622.5m
607.5m
625m
630m
625m
605m
627.5m
605m
627.5m
625m
630m
627.5m
630m
630m
630m
605m
622.5m
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
FORT SASKATCHEWAN ANNEXATION AREA
SERVICING DESIGN BRIEF
FIGURE 5.5
Proposed Stormwater Servicing Concept
1:17,000
0
180
360
540
720
90
Meters
±
Legend
Southfort Development Area
Annexation Area
Potentially Crown Claimable Wetland
Environmental Reserve
Waterbody
Watercourse
Proposed SWMFs Catchment
Pond Area at NWL
Pond PUL
D D D Section of Yorkville Ditch to be Realigned
Proposed Boundary Ditch and Realigned Yorkville Ditch
Coordinate System: NAD 1983 CSRS 3TM 114
Projection: Transverse Mercator
Datum: North American 1983 CSRS
VETERANS WAY / HIGHWAY 21
VETERANS WAY / HIGHWAY 21
VETERANS WAY / HIGHWAY 21
86 AVENEUE
SOUTHFORT DRIVE
TOWNSHIP ROAD 542
TOWNSHIP ROAD 542
RANGE ROAD 225 / 92 STREET
TOWNSHIP ROAD 544
RANGE ROAD 224
PIPELINE ROW
RANGE ROAD 224
101 STREET
SOUTHRIDGE BOULEVARD
94 STREET
ALLARD WAY
Outlet invert of 620.4m
at Ross Creek
BRIDGE CULVERT
BF00806
Note: On January 12, 2023, Alberta Environment and Protected Areas indicated that
the wetland 2 does not meet the criteria for a Crown ownership claim.
2
1
46
45
44
43
42
41
40
39
49
48
47
Levy Project #
43
Figure 5.1
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
6 - Recommendations
6-0
6 Recommendations
Based on the findings of this study, it is recommended that:
-
The City of Fort Saskatchewan continues to assume responsibility for the construction of the
municipal infrastructure systems which they deem to be of benefit to the City at large.
-
The City maintains its current philosophy that development will be responsible for its proportionate
share of the cost of municipal infrastructure systems expansion through the assessment of
development levies against all benefiting lands.
-
The City maintain its existing philosophy regarding storm water drainage systems, wherein the
development industry is required to manage stormwater in accordance with the Alberta
Environmental Protection guidelines respecting stormwater release rates and the City of Fort
Saskatchewan Municipal Engineering Standards requirements.
-
The City periodically reviews the Development Levies to ensure that the rates are consistent with the
overall City funding requirements.
Table 6.1 is a summary of the combined Future Urban Area Levy in 2025 dollars.
6
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
6 - Recommendations
6-1
6.1
TABLE 6.1 - OFF-SITE LEVIES
Geography
Water Levy
Sanitary Levy
Storm Levy
Transportation Levy
Total
AA-1
$50,749.31
$11,351.27
$2,177.39
$88,240.01
$152,517.99
AA-2
$50,749.31
$12,845.18
$7,537.79
$88,240.01
$159,372.30
AA-3
$50,749.31
$22,910.45
$27,596.35
$181,610.94
$282,867.05
AA-4
$50,749.31
$26,646.60
$30,851.44
$181,610.94
$289,858.30
Roseburn NE
$50,749.31
$26,646.60
$41,586.67
$181,610.94
$300,593.52
AA-6
$50,749.31
$26,646.60
$61,364.97
$181,610.94
$320,371.82
AA-7
$50,749.31
$26,646.60
$61,364.97
$181,610.94
$320,371.82
AA-8
$50,749.31
$26,646.60
$56,953.63
$181,610.94
$315,960.48
AA-9
$50,749.31
$26,646.60
$45,069.03
$181,610.94
$304,075.88
AA-10
$50,749.31
$26,646.60
$9,040.41
$37,175.63
$123,611.96
Pointe Aux Pins
$50,749.31
$26,646.60
$9,040.41
$37,175.63
$123,611.96
AA-12
$50,749.31
$26,646.60
$0.00
$0.00
$77,395.91
AA-13
$50,749.31
$11,351.27
$0.00
$88,240.01
$150,340.60
AA-15
$50,749.31
$18,610.88
$7,537.79
$88,240.01
$165,138.00
High
$320,371.82
Low
$77,395.91
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
7 - Recommendations
7-0
7 Appendix
7
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
7 - Recommendations
7-1
7.1
PROJECT LIST PERCENTAGE ASSIGNED TO LEVY
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
Report
City of Fort
Saskatchewan
Southfort Levy Report
Report
City of Fort Saskatchewan
Community Recreation and Fire
Services Levy Report
Schedule "F" to Bylaw C14-17
December 2025
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
REPORT
i
Table of Contents
SECTION
PAGE NO.
Table of Contents
i
1
Introduction
1-2
1.1
GENERAL
1-2
1.2
LOCATION
1-2
1.3
DEVELOPMENT LEVIES
1-2
1.4
CRITERIA
1-2
2
Fire Services Infrastructure
2-0
2.1
GENERAL
2-0
2.2
FIRE SERVICES DEVELOPMENT LEVIES
2-0
2.3
TABLE 2.1 - FIRE SERVICES INFRASTRUCTURE COSTS
2-1
2.4
FIGURE 2.1 - FIRE SERVICES SERVICE AREA
2-2
3
Community Recreation Infrastructure
3-0
3.1
GENERAL
3-0
3.2
COMMUNITY RECREATION DEVELOPMENT LEVIES
3-0
3.3
TABLE 3.1 - COMMUNITY RECREATION INFRASTRUCTURE COSTS
3-1
4
Recommendations
4-0
4.1
TABLE 8.1 - FIRE SERVICES AND COMMUNITY RECREATION OFF-SITE LEVIES 4-1
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
1 - Introduction
1-2
1 Introduction
1.1
GENERAL
The growth and development of a community will generally create some impact on the municipal infrastructure
systems. In addition to the traditional water, sewer, storm and roadway infrastructure, growth of Community
Recreation and Fire Services Infrastructure is also required.
It is the philosophy of the City of Fort Saskatchewan that development will be responsible for its own municipal
infrastructure as well as for its proportionate share of the off-site infrastructure from which it will benefit. This
is achieved through the assessment of Development Levies against the benefitting lands.
1.2
LOCATION
The expansion of Community Recreation and Fire Services has varying impacts on the growth areas of the
City. For example, Industrial areas do not require Community Recreation Infrastructure and different areas
will benefit to different amounts from the construction new Fire Services Infrastructure.
1.3
DEVELOPMENT LEVIES
In the context of this report, Development Levies are defined as capital costs, assessed by the City of Fort
Saskatchewan, against developing lands for their proportionate share of the costs of municipal infrastructure
systems, constructed by the City or other developers, which benefit the development areas.
1.3.1
Off-Site Levies
Under authority of the Municipal Government Act, the City is permitted to impose Off-Site Levies
against development to cover the costs of any or all of the following:
a)
New or expanded facilities for the storage, transmission, treatment or supplying of water.
b)
New or expanded facilities for the treatment, movement and disposal of sanitary sewage.
c)
New or expanded storm sewer drainage facilities.
d)
New or expanded roads required for or impacted by a subdivision or development.
e)
New or expanded community recreation facilities.
f)
New or expanded firehalls.
g)
Lands required for or in connection with any facilities described in (a) to (f) above.
1.4
CRITERIA
In this study, lands dedicated as Environmental Reserve and Municipal Reserve (MR) are excluded as a
Development Levy contributing area. Traditionally, the City has required the Developer to develop the MR
1
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
1 - Introduction
1-3
lands in accordance with the City's needs, as negotiated through the Development Agreement. Hence,
Development Levies are not applied against such lands, thereby reducing the contributing lands area
accordingly.
It was also necessary to establish some general assumptions as Development Levy calculation criteria:
-
The City will continue to assume responsibility for the provision of those infrastructure systems and
facilities which they deem to be a benefit to the City at large and/or a single development parcel.
-
The Development Levy rates are expressed on a per hectare basis.
-
Gross Area is defined as the total area of a parcel(s) of land irrespective of their potential for
development or land use.
-
Gross Developable Area is defined as the gross area less lands for Municipal Reserve and
Environmental Reserve. The Development Levy and charge rates contained in this document are
based on Gross Developable Area.
-
All costs are estimated in 2025 dollars. These cost estimates should be reviewed annually or no later
than every three years, to reflect current year construction costs.
-
An inflation factor has been applied to all estimates, to more accurately estimate the construction
costs for the projected year of construction. An inflation rate of 2.5% per annum was used.
-
Where conditional grants or donations have been secured by the City, towards a specific project, the
project cost has been reduced by the amount of the grant.
-
Unconditional grants, even though they may have been utilized by the City for financing a project,
are not deducted from the final project costs, as it can be rationalized that such funding could have
been used for other projects.
Assumptions and/or calculation criteria specific to each Development Levy are further highlighted, in more
detail, within each respective section of this report.
City of Fort Saskatchewan
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2 - Fire Services Infrastructure
2-0
2 Fire Services Infrastructure
2.1
GENERAL
The Alberta Building Code has long incorporated fire department response time as a factor in construction
requirements. Buildings located outside the 10-minute response area may need additional fire protection
measures, such as non-combustible cladding, limited windows, or sprinkler systems, to compensate for the
potentially longer response time.
A 10-minute fire response refers to the goal of having the first fire truck arrive at the scene of a fire within 10
minutes of the initial call for help, at least 90% of the time. This timeframe is often a key consideration in
building codes and fire protection planning, impacting construction requirements for new developments.
The 10-minute response time is crucial because it directly affects the severity and potential spread of a
fire. A faster response allows firefighters to contain the fire more effectively, minimizing damage and risk to
life.
2.2
FIRE SERVICES DEVELOPMENT LEVIES
To meet the 10-minute response time requirement within developing neighbourhoods a second Firehall is
required. The second firehall response area is shown in Figure 6.1. The cost of the Firehall will be split on
a per hectare basis to all lands within the response area and assigned to the benefitting Geographies (1665
ha).
Table 2.1 outlines a cost estimate for each improvement based on 2025 dollars and future construction costs,
with an inflation rate as indicated.
2
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
2 - Fire Services Infrastructure
2-1
2.3
TABLE 2.1 - FIRE SERVICES INFRASTRUCTURE COSTS
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
3 - Community Recreation Infrastructure
3-0
3 Community Recreation Infrastructure
3.1
GENERAL
Community Recreation Infrastructure, encompassing facilities like parks, recreation centers, and sports
complexes, is crucial for fostering healthy, vibrant, and inclusive communities. These spaces provide
opportunities for physical activity, social interaction, and cultural engagement, leading to numerous
individual and community-wide benefits.
3.2
COMMUNITY RECREATION DEVELOPMENT LEVIES
The City has identified one Community Recreation Infrastructure Project that is required as a result of
growth within Fort Saskatchewan.
A new Aquatics Facility is required to meet the growing demands of aquatics programming in the City. This
facility will benefit the entire community, as such the costs are shared proportionately on a per hectare
basis across the City's non-industrial lands.
Table 3.1 outlines a cost estimate for the improvement based on 2025 dollar, with an inflation rate as
indicated.
3
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
3 - Community Recreation Infrastructure
3-1
3.3
TABLE 3.1 - COMMUNITY RECREATION INFRASTRUCTURE COSTS
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
8 - Recommendations
4-0
4 Recommendations
Based on the findings of this study, it is recommended that:
-
The City of Fort Saskatchewan continues to assume responsibility for the construction of the
municipal infrastructure systems which they deem to be of benefit to the City at large.
-
The City maintains its current philosophy that development will be responsible for its proportionate
share of the cost of municipal infrastructure systems expansion through the assessment of
development levies against all benefiting lands.
-
The City periodically reviews the Development Levies to ensure that the rates are consistent with the
overall City funding requirements.
Table 8.1 is a summary of the Fire Services and Community Recreation Levy in 2025 dollars.
4
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
8 - Recommendations
4-1
4.1
TABLE 4.1 - FIRE SERVICES AND COMMUNITY RECREATION OFF-SITE LEVIES
Community Recreation Levies
Levy / Ha
Non-Industrial Development
$46,706.17
Southfort, Westpark, Future Urban Area
Fire Services Levies
2nd Firestation - 10 minute response area
$12,069.21
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
5 - Appendix
5-1
5 Appendix
5
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025
City of Fort Saskatchewan
8 - Recommendations
5-2
5.1
TABLE 5.1 - PROJECT LIST PERCENTAGE ASSIGNED TO LEVY
*Costs above do not include borrowing
City of Fort Saskatchewan
Off-Site Levy Bylaw C14-17
Office Consolidation 2025