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BYLAW L3z2OO7
TOwl\ OF IRRICANA
BEING A BYLAW FOR TIM TOWN OF IRRICAI\A, TO PROVIDE FOR A
I]NIFORM LEVY FOR OFF.SITE COSTS TO BE PAID BY THE OWI\ERS OR
PURCHASERS OF LAND REQUIRING MT.INICIPAL UTILITY SERVICES
FROM TIIE TOWI\ OF IRRICANA.
WpREASthe Municipal Government Act, Revised statues of Alberta 2000 Chapter M-
26 andamendments theieto, Section 648 authorizes Council, by bylaw, to provide for the
imposition and payment of a levy to be known as an off-site levy in respect of land that is
to Le developedor subdivided and to authorize an agreement to be entered into in respect
of payment of the levy.
NOW TIIEREFORE, the Council of the Town of Irricana, in the Province of Alberta,
enacts as follows
TITLE:
Town of Irricana Off-Site Levy Bylaw
I. INTERPRETATION
(a) "Development" means any buildings or works that may require or
necessitate municiPal services;
(b) ..Off-site levy" means a levy imposed to provide for the storage,
transmission, treatment or supplying of water; for the treatment,
movement or disposal of sanitary facilities as mentioned above;
(c) "subdivision" means the division of a parcel by an instrument;
(d) "Undeveloped lands" means any land that is in whole or in part lacking or
in need of municipal services and includes any unserviced raw land,
whether or not it has been subdivided, but does not include that part of
land in receipt of municipal services which may presently be in operation
and which services may have had prior funding for off-site costs by other
methods of taxation;
(e) "Utilities" means any one or more of the following;
(i)
new or expanded facilities for the storage, transmission, treatment,
or supplying of water;
(ii)
new or expanded facilities for the treatment, movement, or
disposal of sanitarY sewer;
(iii)
new or expanded storm sewer drainage facilities;
(iv)
land required for, or in connection with any facilities described in
clauses (e)(i) through to (iii).
2. ENACTMENT:
(a) "An off-site levy" as provided for in the Municipal Government Act,
Revised statues of Alberta 2000 Chaptet M-26 and amendments thereto, is
hereby imposed on all undeveloped land that is to be developed or
subdivided for residential, commercial, or other purposes at terms and
rates specified under Schedule A attached to and forming part of this
Bylaw;
(b) The Council of the Town of Irricana, in the Province of Alberta, is hereby
authorized to enter into agreements with owners or purchasers of that land
and for the payment of the off-site levy imposed on that land;
(c) The Town of Irricana or its agent shall provide to the owner or purchaser
a notice of the off-site levy prior to entering into any agreement.
3. TERMS AND RATES:
The terms and rates are as set out in Schedul"et/i" attached to and forming part of
this Bylaw.
An agreement shall be entered into with respect to the payment of the levy.
4. BYLAWREPEAL
Bylaw l2:2N2 is hereby repealed.
READ A f,"IRST TIME this I't day of October A.D. 2007.
READ A SECOI\D TIME this 19e day of November A.D. 2W7.
READ A TIIIRD AND FINAL TIME this 19e day of November A.D. 2007.
(MAYOR)
( crrIEF' ADMrI\ISTRATTVE OI.F.ICER)
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OFF-SITE LEVIES
2OO7 UPDATE
Prepare{ by
BSEI
Since 1977
File: I&t7-1082
September,2007
Municlpal Consulting Engineers
BSEI
Since 1977
Muntclpal uonsultng Engineers
File: 1047-108.2
September 24,2007
Town of Irricana
260 - 1st Avenue
Irricana, Alberta TOM 180
Attention: Ms. Annette Culp
In accordance with your instructions, we have prepared the following report which sets out
recommended, 2007 off-site levies for Irricana.
There are two types of off-site levies, those which apply to development areas regardless of location
and those which are site specific. The former are generally related to the major infrastructure
components which in the case of Irricana include: water storage and distribution pumping;
wastewater treatment and disposal; and the wastewater outfall main. The site specific levies are
related to improvements to the water distribution system and wastewater collection systems
necessary for and/or of benefit to development of a particular site.
A summary of proposed capital expenditures associated with upgrading of the Town's major
infrastructure components (regardless of deoelopment location) to meet current needs and provide for
continued growth is provided in Table l below.
Table L
Proposed Capital Expenditures
Net Cost t")
$345,488 G)
$500,000
$601,076
$832.500 G)
Notes:
(a)
The net cost includes construction, professional seraices, net GST @ 37" for existing components anil
where applicable, takes into account funding receiued under the Alberta MunicipalWaterlWastaoater
Partnership AM\N\NP. Rounded to nearest ilollar.
Centre Eight Ten, Suite '110,7777 - lOth Street N.E. .Calgary Alberta T2EBXz
Tel. (a03) 247-2001 . Fax. (403) 247-2013' e-mail: [email protected] . UA{w.BSEIg
T:\1047 - lrricana\108\29 Administrative\Reports\Offsite Levies 2007 Update Oct 2007 Rev 0\2007 07 03 TBM to Town Culp Off Site
Levies.doc
F/
-2-
Ms. Annette CuIp
Town of lnicana
File: 1047-108.2
September 24,2007
In addition to the foregoing costs which apply to site specific development areas, the following
improvements noted in Table 2 to the wastewater collection system are considered necessary for
and/or of benefit to development of the noted lands.
Table 2
Collection
Zone
AB
Benefiting
Population
Infrastructure
Cost
Upgrade wastewater main from EC to ED
Upgrade wastewater main from ED to OB
Upgrade wastewater main from OB to OC
Upgrade wastewater main from OC to
Lagoon
Upgrade wastewater main from WA to WB
Upgrade wastewater main from WB to WC
Upgrade wastewater main from WC to WD
U
de wastewater main from WD to WE
Notes:
(a)
Total cost (i.e., no grants) for construction andprofessional serzsices plus net GST at 3o/" for existing
components only. Rounded to nearest dollar.
ft) Areas: A. West Collection Zone (Refn to Plate L.1)
B. East Collection Zone (Refer to Plate 1.L)
(c)
The location and boundary of the benefting areas are shown on the attached copies of Plates 1.L, L.2, and L.3
The Municipal Govemment Act - Statutes of Alberta, 200Q Chapter M-26 as amended from time to
time, contains the following provisions which allows a Council to impose an off-site levy to pay for
all or part of the capital cost of the infrastructure upgrading costs described previously.
" 648 (1) For the purposes referred to in subsection (2), a council may, by bylaw,
proaide for the imposition and payment of a leay, to be known as an " off-site leav " , in
respect of land that is to be deaeloped or subdiaided, and
(a) authorize an agreement to be entered into in respect of the payment of the leay.
(2) An of-site leay may be used only to pay for aII or part of the capital cost of any or all of the
following:
(a)
neu) or expanded facilities for the storage, transmission, treatment or wpplying of
utater;
ft)
new or expanded facilities for the treatment, mooement or disposal of sanitary sezt)age;
k)
nsw or expanded storm sewer drainage facilities;
(c.1) neu) or expanded roads required for or impacied by a subdiaision or dmelopment;
@) land required for or in connection with any facilities described in clauses (a) to (c.1).
1.
2.
J.
4.
5.
6.
7.
8.
(a)
$156,849
$225,023
$182,836
$640,751,
$2',14,642
$214,642
$214,642
9284,337
{
{
{
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{
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5905
5905
'1,0,975
17,920
5070
5070
5070
5070
rl
-3-
Ms. Annette Culp
Toum of lrricana
File: fi47-1A8.2
Sqtembr 24,2007
(3) On September 1., 1995 an of-site leay undu the formu Act continues as an of-site lary
unds this Pmt.
(4) An off-site lmy imposed uniler this Part or the form* Act may be collecteil only once in
'
respect of land that is the subject of a ileoelopment or a subdivision.
649 Abylazn that authorizes a redeaelopment leny or an off-site laty must set out the object of ea(]t
leoy and indicate hcut the amount of the lny was determined."
Based on the foregoing recommend ed2007 off-site levies have been developed. These are .
summarized in Table 3 (attached). Refer to the attached off-site levy calculation sheets for details.
If you require further information please do not hesitate to contact the undersigned.
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Yours
Troy B. McNeilL B. Sc., P. Eng.
Principaffienior Project Engineer
BM/Yeh
Enclosures: 1.. Table 3 - Ofsite Leuies - July 2007 update
2. O[f:Site Leay Calculations Sheets (2) dateil August 6, 2007
3 Plates 1.1,1.2 and 1.3
F2
BSEI
File: 1047-108.2
Date: September 24,2007
Municipal Consulting Engineers
Orr-Srn Lnw CarcurlrroNs
1. Werun TnnaruuNr, Sronlcr axp DtstRrBUTroN PuuprNc
> TREATEp WarsR Sronacr (200,000Irur GenoNs)
The existing 400,000 gallon treated water storage reservoirhas capacity for 1,300 people.
The proposed 20O000 gallon additionwillbe suitable forabenefiting population of L,700
to development areas. The adjusted estimated net cost is $345,488 (total cost for
construction and profusional seroices less grant under the Alberta Municipal Water /
W ast a p at er P artner ship).
. Benefittingpopulationl,T00
.
Total estimated cost $345,488
.
Thenetcostpercapita $345,488 / 1,700=$203.23
.
Total population serviced 3,000
> TRIarsD WATER PuurrNc
The Town will require an upgrade in order to improve water flow rates and distribution
system pressures. The total benefiting population for the proposed pumping upgrade is
3,000 since this upgrade benefits both the existing Town system as well as future
development. The benefiting population to development areas is 1"700 people. The
estimated net cost (total cost for construction and professional smtices) is $50O000.
.
Benefitting population 3,000
.
Total estimated cost $50O000 x 62% (existing population 1143/3000) = $31O000'
.
The net cost per capita $310,000 / '1,,700 = $182.35
.
Total population serviced 3,000
WartnuetN UPGRADE oN Lsr AvENUE
The proposed 200 mm watermain along 1't Avenue is required to provide adequate
flows, pressuret and looping for future developments. The total benefiting population is
3,000 since the upgrade benefits both the existing Town system as well as future
development. The benefiting population to devel.,opment areas is"J.,700 people. The
estimated net cost (total cost for construction and professional seruices) of $601,,076.
.
Benefitting Population 3,000
.
Total Estimated Cost $601,076 x 620/o (existing population 1143/3000) = $372,667
.
The net cost per capita $372,667 / '1,,700 = $219.22
.
Total Population serviced 3,000
Since 1977
-1, -
F/
BSEI
File: 1047-108.2
Date: September 24, 2007
Municipal Consulting Engineers
Orr-Smu Lnw Carcur.lrroNs
2. WESTEWEIENTNSATMNNTUPGRADE
and thus expansion of the facility to accommodate 3000 people is required. The adlusted
estimated net cost to Irricana is $832,500 (total cost for construction nndprofasional seroices
less grant under the Alberta MunicipalWater /Wastalater Partnership).
.
Benefitting population L,700
.
Total estimated cost $832,500
.
The net cost per capita $832,500/ '1,,700 = $489.71
.
Total population serviced 3,000
3. lVesrrwlrrnConrcrroN
The wastewater main upgrades specific to the east and west development areas are as follows:
> WaSTUwATER INSTALLATIoN FRoM EC To ED
The existing 2C0 mm wastewater main from EC to ED requires replacement with a 300
mm wastewater main to service an areas 2,3,'1,0 and 12.
.
Benetitting population 5,905
.
Total estimated cost $156849
.
The net cost per capita 9156,849 / 5,905 = $26.56
.
Upgrade required once benefiting population reaches 4,840
> WeSrrweTER INSTALLATIoN rRoM ED ro OB
The existing 200 mm wastewater main from ED to OA and the existing 250 rnm
wastewater main from OA to OB need to be upgraded to allow for future growth.
' Howevet, rather than replacing these mains the through existing paved streets and
serviced areas, it is recommended that a bypass main be constructed along 3.d Avenue
between l"tStreet and 2nd Street and then south through the C of T in a utility right-of-
way. Although the costs for construction for the replacement of the wastewater main
from OA to OB would be borrre by both the east and west collection zone, the overall
costs by installing the new mains on un-serviced streets and for a large part out of
existing paved surfaces, are significantly reduced. The reduction in project costs
provides for the same order of cost to the east collection zone per person as would be if
both areas contributed towards the mains down serviced streets. Therefore, the costs will
be attributed only to the east collection zon€.
Since 1977
-2-
r2
BSEI
File: 1047-108.2
Date: September 24, 2007
Municipal Consulting Engineers
Orr-SrrE Lsvy CarcurerroNs
The upgrade will service a benefiting populaticn of 5,905 in areas 2,3, i0 and L2.
.
Benefitting population 5,905
.
Total estimated cost $225,023
.
The net cost per capita $225,029/ 5,905 = $38.11
.
Upgrade required once benefiting population reaches2,700
> WesrrwATER TNSTALLATToNFRoM OB ro OC
Construction of a 300 mm wastewater which rvill parallel the existing 250 rnm
wastewater main is required from OB to OC. The upgrade will service a benefiting
population of. 10,975 in areas L,2,3,9, '1,0, '1,'1, and 12.
.
Benefitting population'10,975
.
Total estimated cost $182,836
.
The net costper capita $182,836110,975 =$1.6.66
.
Upgrade required once benefiting population reaches 4,590
> WasrnwereR rNsrALLATroN FRoM OC ro LacooN
Construction of a 375 mm wastewater main which will parallel the existing 375 mm
wastewater main is required from OC to the Lagoon. The upgrade rvill service a
benefiting population of 17 ,920 in areas 1, 2, 3, 9, "1.0, LL and 1.2.
.
Benefitting popu1ation17,920
.
Total estimated cost $64O751
.
The net cost per capita $640,75U17,920 = $35.76
.
Upgrade required once benefiting population reaches9,490
> W.lsrrwATER REpLAcEMENT FRoM WA ro l{B
Replacement of the existing 200 m wastewater main with a 300 mrn r,rrastewatei main is
required from WA to \AtrB. The upgrade will service a benefiting population of 5,070 in
areas L,9 and 11.
.
Benefitting population 5,070
.
Total estimated cost$2'14,642
.
The net cost per capita $214,64215,07A =$42.34
.
Upgrade required once benefiting population reaches2,340
Since 1977
-3-
rf
BSEI
File: 1047-L08.2
Date: September 24, 2007
Municipal Consulting Engineers
Onr- SIrE Lrvy C,lrcurarroNs
> WaSTTwATER MAIN FRoM WB To WC
Replacement of the existing 200 m n'astewater main with a 300 mm wastewater main is
required from WA to \AtrB. The upgrade will service a benefiting population of 5,070 in
areas 1,9 and 11.
.
Benefitting population 5,070
.
Total estimated cost$2L4,642
.
The net cost per capita $21,4,64215,070 = $42.34
'
Upgrade required once benefiting population reaches 4,780
> WeSTnwATERMATNFRoMWCToWD
Replacement of the existing 200 m wastewater main with a 300 mm wastewater main is
required from WA to Wts. The upgrade will service a benefiting population of 5,070 in
areas 1.,9 and 11.
.
Benefitting population 5,070
.
Total estimated cost$2'1.4,642
.
The net cost per capita $214,64215P79=$42.34
.
Upgrade required once benefiting population reaches 3,980
> Wesrrw.lrERMArNFRoMWDroWE
Replacement of the existing 200 m wastewater main with a 300 mm wastewater main is
required from WA to WB. The upgrade'will service a benefiting population of 5,070 in
areas L,9 and 11..
.
Benefitting population 5,070
.
Total estimated cost $284,338
.
The net cost per capita $284,99915,070 = $56.08
.
Upgrade required once benefiting popuiation reaches'1'7N
Since 1977
-4-
r?
TABLE 3
TOWN OF IRRICANA
oFFSTTE LEVTES - IULY 2007 UPDATE
(CONTINUED FROM PREVIOUS PAGE)
Project Description
Benefifting Areas for Each lmprovement
Area 6
62.6 ha
Poo. 2.316
Area 7
57.0 ha
Poo.'1.425
Area 8
2.4ha
Poo. 60
Area 9
57.5 ha
Pop.2,128
Area 10
64.3 ha
Pop.2,379
Area 1l
62.4ha
Pop. 2.309
Area 12
63.4 ha
Poo.2.350
Area North of
Lagoon
(Residential)
Area North of
Lagoon
(Gommercial)
Treated Water Storage (200,000 lmp. Gallons)
$203.23
$203.23
$203.23
$203.23
$203.23
$203.23
$203.23
$203.23
$203.23
Treated Water Pumping
$182.35
$182.35
$182.35
$182.35
$182.35
$182.35
$182.35
$182.35
$182.35
Watermain Upgrade on 1st Avenue
$219.22
$219.22
$219.22
$2'19.22
$219.22
$219.22
$219.22
$219.22
$219.22
Wastewater Treatment Upg rade
$489.71
$489.71
$489.71
$489.71
$489.71
$489.71
$489.71
$489.71
$489.71
Wastewater lnstallation From EC to ED
$26.56
$26.56
Wastewater lnstallation From ED to OB
$38.1 1
$38.11
Wastewater lnstallation From OB to OC
$16.66
$16.66
$16.66
$16.66
Wastewater lnstallation From OC to Lagoon
$35.76
$35.76
$35.76
$35,76
Wastewater lnstallation From WA to WB
$42.34
$42.34
Wastewater lnstallation From WB to WC
$42.34
$42.34
Wastewater lnstallation From WC to WD
$42.34
$42:34
Wastewater lnstallation From WD to WE
$56.08
$56.08
Total Cost Per Person
$1.094.50
$1,0s4.501 $1,0s4.50
$1,330.01
$1,2't1.59
$1.330.01
$1,211.59
$1,094.50
$1,094.50
Total Cost Per Acre (see Notes Below)
$16,417.54
$10,945.031 $10,945.03
$19,950.12
$18,173.82
$19,950.12
$18.173.82
$16,417.54
$10,945.03
R
Notes:
1) Off-site levies for residential areas (Areas 1 , 2, 5, 6,9, 10, 1 1 and 12) are based on a
population density of 15 persons per acre.
2) Off-site levies for the commercial/industrial areas (Areas 3, 4, 7 ,and 8) are based on an equivalent
population of 10 people per acre
3) Cunent population is 1'143 people.
9t24t2007
T:\lo4Pagdana\108U9 Administrative\Reports\Offsite
Levies 2007 Update Oct 2007 Rev 0\1047-108 - offsite levy table 3
TABLE 3
TOWN OF IRRICANA
OFFSTTE LEVTES - IULY 2007 UPDATE
(CONTINUED ON NEXT PAGE)
Benefifti
Areas for Each
Project Description
Benefitting
Population for
Development
Areas
Benefitting I
I
Population I
lBenefittingCost
Capacity Prior to I Estimated Netl per Person to
Upqrade I
Cost I Benefittinq Areas
Area 1
17.1 ha
Pop.633
Area 2
29.42ha
Poo.1088
Area 3
3.5 ha
Poo. 88
Area 4
11.7 ha
Poo. 293
Area 5
60.0 ha
Poo.2.220
Treated Water Storaqe (200,000 lmp. Gallons)
1,700
157
$345,488
$203.23
$203.23
$203.23
$203.23
$203.23
$203.23
Treated Water Pumping
1,700
157
$310.000
$182.35
$182.35
$182.35
$182.35
$182.35
$182.35
Watermain Upgrade on 1st Avenue
1,700
1,700
$372,667
s219.22
$219.22
$219.22
$219.22
$219.22
$219.22
Wastewater Treatment Upgrade
1,700
157
$832,500
$489.71
$489.71
$489.71
$489.71
$489.71
$489.71
Wastewater lnstallation From EC to ED
5,905
4,840
$156,849
$26.56
$26.56
$26.56
Wastewater lnstallation From ED to OB
5,905
2,700
$225,023
$38.11
$38.11
$38.11
Wastewater lnstallation From OB to OC
10,975
4,690
$1 82,836
$16.66
$16.66
$16.66
$16.66
Wastewater lnstallation From OC to Laqoon
17,920
9.480
$640,751
$35.76
$35.76
$35.76
$35.76
Wastewater lnstallation From WA to WB
5,070
2.340
$214.642
$42.34
$42.34
Wastewater lnstallation From WB to WC
5,070
4,780
$214.642
$42.34
$42.34
Wastewater lnstallation From WC to WD
5,070
3,980
$214,642
$42.34
$42.34
Wastewater lnstallation From WD to WE
5,070
1,700
$284,338
$56.08
$56.08
Total Cost Per Person
$1.330.01
$1,211.59
$1,211.59
$1,094.50
$1,094.50
Total Cost Per Acre (see Notes Below)
$1 9.950.12
s18.173.82
$1 2,1 1 5.88
$10,945.03
$16,417.54
Notes:
1) Off-site leviesfor residential areas (Areas 1,2,5,6,9, 10, 11 and 12) are based on a
population density of 15 persons per acre.
2) Off-site levies for the commercial/industrial areas (Areas 3, 4,7,and 8) are based on an equivalent
population of 10 people per acre
3) Cunent population is 1143 people.
\
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912412007
T:\lo4Pagddana\108\29 Administrative\Reports\Offsite
Levies 2007 Update Oct 2007 Rev 0\1047-1 08 - offsite levy table 3
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OFFSITE LEVY UPDATE
2OO7 UPDATE
FUTURE BENEFITING AREAS
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PROPOgED II,'A9TEIUATER
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REFERENCE POINT
DATE: AUG.2007
SCALE: NTS
1047-108
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UPRGADE
2-/-26-4
i
=
O
oE
\s
r'