Bylaw No. 1442/25 South Sylvan Lake Area Off-Site Levy Bylaw — full text, Lacombe County, Alberta

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] BYLAW NO. 1442/25 ] | A BYLAW OF LACOMBE COUNTY, IN THE PROVINCE OF ALBERTA, TO ADOPT AN OFF-SITE LEVY FOR LAND THAT IS TO BE SUBDIVIDED OR DEVELOPED WITHIN THE SOUTH SYLVAN LAKE AREA. WHEREAS pursuant to the provisions of Section 648 of the Municipal Government Act, Lacombe County Council may by bylaw provide for the imposition of an Off-Site Levy to recover the cost of providing upgrades to County roadways from gravel to paved asphalt, as well as intersectional improvements, to the area identified in the Off-site Levy for Road Improvements -- South Sylvan Lake Area - Final memo carried out by WSP dated April 1, 2025 herein attached to as Schedule 'A' and forming part of this bylaw, and Lacombe County Council wishes to enact this Bylaw for that purpose; AND WHEREAS Lacombe County has consulted with landowners and developers affected by the levy hereby imposed; AND WHEREAS notice was given of Council's intention to adopt the Off-Site Levy Bylaw in the following local newspapers: Lacombe County News September 19, 2025 Sylvan Lake News October 2, 2025 AND WHEREAS a public hearing was held on October 9, 2025 pursuant to Section 606 of the Municipal Government Act to allow the general public and landowners and developers to comment and make submissions in regard to the proposed Bylaw; NOW THEREFORE Lacombe County Council duly assembled, pursuant to the Municipal Government Act, RSA 2000, c. M-26-1 , as amended, hereby enacts as follows: 1. This Bylaw may be referred to as the South Sylvan Lake Area Off-Site Levy Bylaw. 2. -- In this Bylaw, the following words and terms shall have the following meanings: a. "Consumer Price Index" means the rate of change in the "Consumer Price Index, provinces, Alberta, all items" as published by Statistics Canada or its successor organization. b. "Contributory Area" means those lands identified in Schedule 'A' attached hereto and forming part of this Bylaw. | C. "Council" means the duly elected Council of Lacombe County. d. "County" means Lacombe County. e. "Development" means (i) A change of use of land, or an act done in relation to land that results in or is likely to result in a change in the use of the land, or (ii) A change in intensity of the use of land or an act done in relation to land that results in or is likely to result in a change in the intensity of the use of the said land. 3. An Off-site Levy in the amount of $23,769.00 per hectare is hereby imposed upon all | lands within the Contributory Area at time of development, and for which no Off-Site Levy has been previously collected. Where the land to be subdivided or developed will be greater or lesser than a hectare, the Off-Site Levy shall be calculated proportionately based upon per hectare levy identified herein. 4. An Off-site Levy is deemed to have been imposed whether or not the imposition of the Levies is made a specific condition of the subdivision or development permit process. 5. The levy hereby imposed shall be in addition to any fees or charges payable related to the development of land, and shall be paid to the County upon approval of a | rezoning, subdivision, or development, as the case may be. 6. Nothing in this Bylaw precludes the County from imposing further or different Off-site levies, duly enacted by bylaw on any portion of the Lands within the Contributory Area in respect of which the County has not collected Off-Site Levies. 7. Council may, in its sole discretion, waive or defer or otherwise deal with any portion of the levies or charges required to be paid pursuant to this Bylaw, including, without restricting the generality of the foregoing, where the County has entered into an agreement with the developer or owner of the lands within the Contributory Area to construct a portion of the infrastructure which would otherwise form part of the costs which would be subject to the Off-site Levies hereby imposed. 8. | The preamble and schedules to this Bylaw are incorporated into and form part of this Bylaw. 9. | The County Manager, or his or her designate shall review this Bylaw, every three (3) years or other time frame as deemed necessary, and report to Council so that the levies provided for hereby, and the information utilized to calculate those levies, is kept current. 10. Ifno update to the levy is made by March 31 in a given year, the amount of the levies shall be automatically adjusted on March 31* of the given by the Consumer Price Index for the previous calendar year. 11. 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 Municipal Government Act. 12. This Bylaw shall come into full force and effect on the third and final reading hereof, and signature by the Reeve and County Manager. This Bylaw shall come into effect upon final passage thereof. INTRODUCED AND GIVEN FIRST READING this 11 day of September, 2025 | GIVEN SECOND READING this 9 day of October, 2025 | GIVEN THIRD AND FINAL READING this 9 day of October, 2025 Barb UL Reeve [) p [) < rt ANTONS County Manager MEMO TO: Lacombe County FROM: Craig Suchy, WSP SUBJECT: Off-Site Levy for Road Improvements -- South Sylvan Lake Area -- Final DATE: April 1, 2025 Introduction: This memo provides a draft overview and discussion point for the off-site levies that are proposed to be implemented by the County to fund the upgrading of County roadways from gravel to paved asphalt in the south Sylvan Lake Area, see Figure No. 1, as well as intersection improvements. The off-site levy fund will apply to new benefiting development areas only and will be based initially on a development horizon of 20 years. There are existing residential developments in the study area that have already contributed to roadway improvement in the area through a per lot levy. The primary purpose of this memo is to outline the estimated costs associated with the off- site levy, detailing the financial impact and how these funds will support the necessary infrastructure improvements. This initiative aims to enhance road safety and accessibility for future residents while ensuring that the costs of these upgrades are fairly distributed among new developments. Benefiting Areas: The total encapsulated boundary area for this project is approximately 2,285 hectares. Net areas, rather than gross areas, are utilized to ensure an accurate off-site levy cost estimate. The off-site levy costs are categorized according to land use and further divided into benefiting and non- benefiting development areas. The Area Structure Plan (ASP) states "4 development shall provide a minimum of 50% of the total parcel area that is to be developed as open space." As a result, the Municipal Reserve (MR) is included in the benefitting area. However, while WSP has assumed 5% for the Environmental Reserves (ER) area, this assumption does not apply to development along the lake and other areas with creeks flowing through them. Please see the attached breakdown for reference. The county has confirmed that the recreation districts will be rezoned for residential use, contributing to the developable area. Therefore, the benefiting areas are these rezoned recreation districts, new developments surrounding the southwest area of Sylvan Lake, and existing developments, while non-benefiting areas include major roadways and land designated for agricultural use. Existing developments that are not included in the benefitting area are Kuusamo Krest and Pelican Bay in which the County is responsible for and associated charges for Westside Country Estates and Eagles Quay will be used to fulfill the obligations of those existing developments and will not be included. 7710 Edgar Industrial Court Red Deer, AB Canada T4P 4E2 T: +1 403 342-7650 F: +1 403 342-7691 wsp.com Figure 1 illustrates the zoned areas that will and will not be considered in the off-site levy cost estimate. As illustrated, the total gross contributary area to the future benefiting developments is estimated at 1,093 hectares respectively. Whereas the non-benefiting gross area is approximately 1,192 hectares. Based on the ASP, 50% of the contributory area is allocated for open space, resulting in an estimated 506.9 hectares for net future benefiting developments. The County has chosen the per hectare method. The per lot method was not chosen, but the County should confirm with Legal Council that this will be accepted under the MGA as some road improvement charges have already been applied on a per lot basis and the MGA requires that the municipality be consistent with the format for applying offsite levy rates. Off-Site Infrastructure: As illustrated in Tables No. 1- 5, the off-site levy infrastructure includes existing gravel roadways for which the Lacombe County area developers will be responsible for contributing to the associated costs. These are as follows. Page 2 Table 1 Lacombe County - South Sylvan Lake Paving Project and Future Land Needs "C" COST ESTIMATE Rge. Rd. 2-4 (Eagle's Quay) ape Estimated . Mobilization 1 fe 12.9) pt | nam | , eee , "eee Site Occupancy 18 $2500.00 Construction Advisory Signs 2 . $2,000 . Preparing Subgrade Surface (1 4 |Layer) 89300 m2 $1.25 per square metre | $ 111,625.00 3.1.3 5 Subgrade Excavation 1000 m3 $ 11.00 per cubic metre | § 11,000.00 (3.1.3) Granular Fill Des. 6 Class 80 2,200 t 33.3 per tonne $ 73,260.00 (3.8.5) (5.2.5) Granular Base Course 7 |Des. 2 Class 25 46,600 t 33.3 per tonne $ 1,551,780.00 3.6.8) (5.2.5) Asphalt Concrete Pavement - (EPS) Mix Type L1 (PG 52-34) 16,400 t 87.5 per tonne $ 1,435,000.00 (3.50.7) (Special Provisions) Gravel Surfacing for Entrances Des. 2 Class 25 200 t $43.00 per tonne $ 8,600.00 (3.3.4) (Special Provisions) Topsoil Distribution 26800 $ 0.30 (2.6.4) (Special Provisions) ae ee ee ° "we Broadcast Seeding, Harrowing, 11. [Fertilizing 2.68 ha $ 2000.00 per hectare $ 5,360.00 (2.20.4) (Special Provisions) Durable Pavement Message - Stop Bar 2 $725.00 (7.3.5) (6.205) a eee ° oe Durable Pavement Message -- Stop 13. [Ahead 1 messages $1300.00 per message $ 1,300.00 (7.2.6) (5.20.5) Roadway Lines - Supplying Paint and 14 Painting (Directional Dividing and 2 6.73 km $1050.00 per kilometre $ 7,066.50 Edge Lines) (7.2.6) (5.20.5) Culverts - Remove and Dispose 4 $185.00 (CS-P.) (up to 700mm dia.) (2.4.4) Pf RL vee , ue Culverts -Supply and Install (600 mm 15 550 16 |dia. C.S.P.) m per metre $ 8,250.00 (5.23.4) (2.4.4) Total Schedule "F' (low bid from Central City Asphalt Ltd.)| $ 3,636,056.50 Table 2 Intersection Improvement Rge. Rd. 2-4 (Eagle's Quay) Pron| ___Beeerotin | enon | |e || tats Quantit Intersection Improvement - Hwy. 11 A 1 lump sum | $ 400,000.00 lump sum | § 400,000.00 Table 3 Page 3 | Lacombe County - South Sylvan Lake Paving Project and Future Land Needs Po acosresmimaTe | | Range Road 2-3 rem] seroton | tmmtezquntty | eee | tate | 1 [Mobilization 1 lump sum $ 103,816.00 lumpsum | $ 103,816.00 (1.2.13) Site Occupancy (1.2.21) , peneee 3 [Sub-Grade Excavation m3 $ 20.00] per m3 $ 100,000.00 (3.1.3) Preparing Subgrade Surface 5 (First Layer) (3.1.3) 23,000 m2 $ 1.00 per m2 $ 23,000.00 Granular Base Course Des 2 Class 20 12,700 t $ 30.00 per tonne $ 381,000.00 3.6.8)(3.2.4) Asphalt Concrete Pavement - EPS 7 |Mix Type M1 t $ 95.00 per tonne $ 532,000.00 3.50.7)(3.2.4 Roadway Lines - Supplying Paint and Painting (Directional Dividing and 2 1.80 km $ 1,200.00 per km $ 2,160.00 Edge Lines) (7.2.6)(5.20.5 Granular Base Course and Paving TOTAL TENDER RR 2-3 $ 1,141,976.00 Table 4 | Lacombe County - South Sylvan Lake Paving Project and Future Land Needs [| "A" COST ESTIMATE |_| Range Road 2-2 ee en Bid |Mobilization nls , aia , e688. 00 Site Occupancy . Preparing Subgrade Surface 3 (First Layer) (3.1.3) 41,000 m2 $ 1.00 per m2 $ 41,000.00 Granular Base Course 5 |Des 2 Class 20 21,900 t $ 30.00 per tonne $ 657,000.00 3.6.8)(3.2.4) Asphalt Concrete Pavement - EPS Mix Type M1 9,600 t $ 95.00 per tonne $ 912,000.00 3.50.7)(3.2.4 Milled Rumble Strip's . . | 8 | and RR 2-2 (Type lV a 1 lump sum $ 400,000.00 lump sum $ 400,000.00 Roadway Lines - Supplying Paint and Painting (Directional Dividing and 2 3.20 km $ 1,200.00 per km $ 3,840.00 Edge Lines) (7.2.6)(5.20.5 Granular Base Course and Paving TOTAL TENDER RR 2-2 $ 2,416,524.00 Page 4 Table 5 | | ecombe couety South Svan take Paving Proc and ture Land Needs Po ANCOSTESTIMATE || Twp. Rd 39-2 [| [Description [Estimated Quantity [Unit Price TCT Bid Item 1.2.13 aa Granular Base Course 3.6.8)(3.2.4) Ba ee ee Mix Type M1 13,100 t $ 95.00 per tonne $ 1,244,500.00 3.50.7)(3.2.4 Roadway Lines - Supplying Paint and Edge Lines) (7.2.6)(5.20.5 Granular Base Course and Paving TOTAL TENDER Twp. Rd. 39-2 _$ 2,687,058.00 Table 6 [Construction Cost Summary (Revised March5,2025)) | Construction Costs Less Site Occupancey $ 10,281,614.50 Contingencey (10%) $ 1,028,161.45 Engineering $ 925,345.31 Potential Bonus Signing $ 2,000.00 Potential Bonus ACP $ 112,370.00 Potential Bonus Site Occupan $ 2,500.00 Po TOTAL 12, 351,991.26 | Estimated Cost per Kilometre (Construction only) $ 650,735.09 The above estimates are based on upgrading the roadways following the Lacombe County Standards Manual Edition 3 and C-1 "Main Asphalt Road" Classifications. Additionally, Range Road 2-4 and 2-2 includes intersection improvement estimates comprised of an assumed Type IV at the Hwy 11A as described in the provided Development Agreements and Lacombe County correspondence. Because Traffic Impact Assessments and detailed traffic count information is unavailable, the Type IV intersection improvements are based on assumptions and have not been determined if warranted through detailed assessment and calculations. For information only, these are the existing development charges per lot that have been implemented: - Eagles Quay (Plan 141MC Block A), 11.8ha, Phase 1, 16 Lots at $10,465/lot, for a total of $167,440.00. Phase 2, consisting of 6 Lots, has not been assessed this per lot development charge at this time, this will need to be considered in the offsite levy proposed. o Applies to Range Road 2-4, 6.4 km, north from Hwy. 11A o And Range Road 2-4/Highway 11A Intersection to a Type IVb standard - Westside Country Estates (NW 21), 13 Lots at $10,465/lot, for a total of $136,045.00. o Applies to Range Road 2-4, 6.4 km, north from Hwy. 11A Page 5 o And Range Road 2-4/Highway 11A Intersection to a Type IVb standard The total estimated infrastructure cost for these roadways is $ 12,351,991.26. Taking into account the existing levies of $303,485.00 paid by Eagles Quay and Westside Country Estates, the total estimated net cost is reduced to $12,048,506.26. As mentioned above, the project will encompass a net area of 506.9 hectares designated for benefitting development, thus yielding a corresponding calculated levy rate amounts to be $23,769.00 / hectare. Summary: The total proposed Lacombe County off-site levy rate for road improvements in the South Sylvan Lake area is Contributory Benefitting Areas $23,769.00/ha. WSP presents this memo for County review and comments. Regards, Craig Suchy, P. Eng. Manager Land Development and Municipal Engineering -- Red Deer c. Austin Dillman, WSP Encl. Page 6 40.23m ROW 9.409 | ---- | ' -- 20% 2.0% ---- --_-- pT = a MINIMUM ROAD STRUCTURE | OvossI7 ee) ACP - 125mm DEPTH (TWO LIFTS) THAAAA A GBC - 250mm DEPTH: DESIGNATION 2, CLASS 20 AGGREGATE i | SSS 600mm COMPACTED CLAY CAP MAIN ASPHALT ROAD ee 900mm NON-ORGANIC MATERIAL, PROJECT NUMBER SS 150mm EXISTING MATERIAL SCARIFIED AND COMPACTED: DRAWN BY BMAIER RIGHT OF WAY REQUIREMENTS NTS RIGHT OF WAY WILL BE 40.23m WITH BACKSLOPING DATE EASEMENTS FOR CONSTRUCTION MARCH |, 2017 GEOMETRIC REQUIREMENTS MAXIMUM GRADIENT - 6% DRAWING NUMBER MINIMUM CREST VERTICAL CURVATURE - K90 MINIMUM SAG VERTICAL CURVATURE - K50 MINIMUM HORIZONTAL CURVATURE - 600m RADIUS MAXIMUM SUPER ELEVATION - 6% -- STRUCTURAL REQUIREMENTS GRADE - UPPER 300mm 100% STANDARD PROCTOR DENSITY GRADE - BELOW 300mm 98% STANDARD PROCTOR DENSITY LACOMBE > _ ESE COUNTY Page 7 LACOMBE COUNTY - OFF-SITE LEVY FOR ROAD IMPROVEMENTS 01-Apr-25 SOUTH SYLVAN LAKE AREA - LAND AREA CALCULATIONS Approximate Municipal Approximate Environmental Land Use Designation Quarter Section Area (ha) Reserve (M.R.) Area (ha) Reserve (E.R.) Area (ha) Developable Area Area Assumption: 10% Length of E.R. Assumed E.R. for (m) non -lake (Overides below) front developments = (0% = included in the 5% total area) Override Comments Net 50% High Density Area WEST - SE29 39-2-5 38.364 0% 0.00 425 1.381 Override abadata measurement 36.983 18.491 High Density Area EAST - SE29 39-2-5 0.764 0% 0.00 100 0.325 Override abadata measurement 0.439 0.220 High Density Area NE20 39-2-5 63.206 0% 0.00 3.160 60.046 30.023 High Density Area NW21 39-2-5 2.071 0% 0.00 168 0.546 Override abadata measurement 1.525 0.763 Low Density Area SE20 39-2-5 65.600 0% 0.00 17.229 48.371 24.186 Low Density Area SW21 39-2-5 55.991 0% 0.00 150 0.688 Override abadata measurement 55.304 27.652 Parks/Recreation P-R: SW21 39-2-5 7.217 0% 0.00 282 0.917 Override abadata measurement 6.301 3.150 High Density Area SE21 39-2-5 31.596 0% 0.00 1.580 30.016 15.008 Parks/Recreation P-R: SW22 39-2-5 1.597 0% 0.00 150 0.488 Override abadata measurement 1.110 0.555 Low Density Area NW416 39-2-5 65.000 0% 0.00 4.825 Override 60.175 30.088 High Density Area NE16 39-2-5 64.960 0% 0.00 3.248 61.712 30.856 Parks/Recreation P-R: NW15 39-2-5 13.929 0% 0.00 784 2.548 Override abadata measurement 11.381 5.691 High Density Area NW15 39-2-5 5.968 0% 0.00 495 1.609 Override abadata measurement 4.359 2.180 High Density Area NE15 39-2-5 7.299 0% 0.00 375 1.219 Override abadata measurement 6.080 3.040 Low Density Area WEST - SE16 39-2-5 32.384 0% 0.00 1.619 30.765 15.382 High Density Area EAST - SE16 39-2-5 32.471 0% 0.00 1.624 30.847 15.424 High Density Area SW15 39-2-5 64.733 0% 0.00 4.387 Override 60.346 30.173 High Density Area SE15 39-2-5 64.752 0% 0.00 3.238 61.514 30.757 Parks/Recreation P-R: SW14 39-2-5 40.438 0% 0.00 1000 3.250 Override abadata measurement 37.188 18.594 Parks/Recreation P-R: SE14 39-2-5 3.084 0% 0.00 325 1.056 Override abadata measurement 2.028 1.014 Low Density Area NW210 39-2-5 64.760 0% 0.00 3.418 Override 61.342 30.671 Low Density Area NE10 39-2-5 64.711 0% 0.00 3.806 Override 60.905 30.453 Low Density Area NW11 39-2-5 64.728 0% 0.00 3.806 Override 60.922 30.461 High Density Area NE11 39-2-5 43.103 0% 0.00 2.405 Override 40.698 20.349 Low Density Area SW11 39-2-5 64.803 0% 0.00 3.240 61.563 30.781 Low Density Area SE11 39-2-5 64.805 0% 0.00 4.490 Override 60.315 30.157 Low Density Area NE2 39-2-5 64.796 0% 0.00 3.240 61.556 30.778 Developed Areas (not included) Developable Contributary Area: 506.895 Yj | CONTRIBUTORY AREA yy 4 GY me WY Gross Developable YY YY , QIIILL. : Remaining West - SE29 39-2-5 38.364 | 18.491 Remaining East - SE29 39-2-5 0.764 0.220 Yor, NE20 39-2-5 63.206 30.023 | eo Remaining NW21 39-2-5 2.071 0.763 NE Remaining SE21 39-2-5 31.596 15.008 Na NE16 39-2-5 64.960 30.856 NO Remaining NW15 39-2-5 5.968 2.180 \™% Remaining NE15 39-2-5 7.299 3.040 Vi East Half of SE16 39-2-5 32.471 15.424 X74 SW15 39-2-5 64.733 30.173 4 SE15 39-2-5 64.752 30.757 Remaining NE11 39-2-5 43.103 20.349 SE20 39-2-5 65.6 24.186 SW21 39-2-5 55.991 27.652 NW16 39-2-5 65.0 30.088 West Half of SE16 39-2-5 32.384 15.382 + ~ NW10 39-2-5 64.76 30.671 a N 1 1 z NE10 39-2-5 64.711 30.453 a a ~ NW11 39-2-5 64.728 30.461 oO oO SW11 39-2-5 64.803 30.781 a AT SE11 39-2-5 64.805 30.157 ro) oO NE2 39-2-5 64.796 30.778 2 Z ow ac Remaining SW21 39-2-5 7.217 3.150 Remaining SW22 39-2-5 1.597 0.555 Remaining NW15 39-2-5 13.929 5.691 Remaining SW14 39-2-5 40.438 18.594 Remaining SE14 39-2-5 3.084 1.014 TOWNSHIP ROAD 39-2 Ss [Agriculture Areas 140.425 «| NA Ss LEGEND: ; [XXXN] Future Low Density Residential Subdivisions = [X\X\\N Future High Density Residential Subdivisions |) Agriculture SSE Existing Recreation - TO BE REZONED -------- New Asphalt Paving - AREA NOT INCLUDED ------ Existing Roadway - TO REMAIN ~ Ml OB Project Boundary N Existing Residential Subdivisions - AREA NOT INCLUDED z [o) a Ww oO S