Bylaw No. 04-26 Greater Nisku and Area Off-Site Levy Bylaw — full text, Leduc County, Alberta

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GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 LEDUC COUNTY A BYLAW TO ESTABLISH AN OFF-SITE LEW FOR THE LAND THAT IS TO BE SUBDIVIDED OR DEVELOPED WITHIN THE GREATER NISKU AND AREA OF LEDUC COUNTY WHEREAS the Council of Leduc County deems it to be in the public interest to establish a levy, to be known as a "Greater Nisku and Area 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; pursuant to section 649 of the Municipal Government Act, a bylaw that authorizes an off--site levy must set out the object of each levy and indicate how the amount was determined; 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; the Municipality has engaged in consultation with representatives of the development industry to address and define existing and future infrastructure requirements within the Greater Nisku and Area with respect to circumsta nces of the Municipality and the benefits of development; Council has advertised its intention to consider the provision of this Bylaw pursuant to the requirements of the Municipal GovernmentAct; NOW THEREFORE be it resolved that the council of Leduc County, duly assembled, enacts as follows: 1. Short Title 1.1 This bylaw shall be known as the "Greater Nisku and Area Off--Site Levy Bylaw". 2. Definitions 2.1 The following terms shall have the following meanings in this Bylaw: a) "Bylaw" means this off-site levy bylaw established by the Municipality, to which this Schedule "A" is attached; b) "County" mea ns the municipal corporation of the Leduc County; C) "County Manager" means the chief administrative officer of the County; d) "Counci/" means the municipal council ofthe County; e) "Developable Land" shall mean all land contained within the Development Area: Upon which Development takes place after the date of passing of this Bylaw; or ii. For which Subdivision approval obtained after the date of passing of this Bylaw; excluding all Developed Land; and iii. Which has not previously paid Off-Site Levy; f) "Development Agreement" means "development agreement" as referred to in the Municipal GovernmentAct sections 648, 650, 651 and 655; g) "Development Area" includes all land delineated within the area boundary shown on Schedule "B" including the North Vistas area addressed by Bylaw 21-13; Page 1 of 15 GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 Leduc County h) "Development" means "development" as defined in the Municipal Government Act, RSA 2000, Chapter M--26, section 616; i) "Growth" shail mean: The creation of new lots through Subdivision; and ii. The occurrence of Development; j) "Municipality" means Leduc County; k) "Off-Site Eligible Infrastructure" shall mean those components and projects referred to in the Reports; l) "Off-Site Levy" means the off-site levy imposed pursuant to this Bylaw under the authority of the Municipal GovernmentAct, RSA 2000, Chapter M-26; m) "0%5ite Levy Procedures" means those procedures established in the Greater Nisku and Area Off-site Levies Procedures by the Council ofthe Municipality from time to time for the purposes of carrying out the intentions of this Bylaw, and exercising the discretions and powers contemplated within this Bylaws; n) "Reports" mean the following: Off--site Levy Analysis, Water, Sanitary and Roadways, 2017 o) "Subdivision" means "subdivision" as defined in the Municipal Government Act, RSA 2000, Chapter M-26, section 616. Imposition of Levy 3.1 There is hereby imposed a levy which shall be known as a Greater Nisku and Area Off-Site Levy in respect ofall Developabie Land. 3.2 The amount of the levy imposed is as calculated in Schedule "A". 3.3 The Off-Site Levy is comprised of the Off--Site Infrastructure, and pursuant to the calculation details contained in this Byiaw and the Reports. 3.4 Save and except for as specifically provided for within this Bylaw, and otherwise contemplated and authorized under the Off-Site Levy Procedures, the Off-Site Levy will be assessed on all Developable Land within the Development Area on a per hectare basis, excluding those portions of Developable Land that are designated pursuant to a subdivision as: a) Environmental Reserve; or b) Arterial Road or Utility Right of Way. Objects, Principles and Criteria 4.1 The objects, principles and criteria of the Off--Site Levy shall be in accordance with the following: a) This byiaw creates an Off--Site Levy to provide funds for the construction of Off-site infrastructure required for Growth. Page 2 of 15 GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 Leduc County b) Development in new growth areas through the Off-Site Levies will provide the capitai that will fund the infrastructure required for growth. Those who benefit from the infrastructure, which is defined by all Developable Land in the Development Areas set out in Schedule "B", should share proportionally, on a per hectare basis, in related costs. c) Off-site infrastructure projects will be provided to maintain sustainable, cost effective and orderly Growth. d) The calculation ofthe Off--Site Levy should be an open and tra nsparent process with reports available to the public and industry. e) The Off--Site Levy will help allow the Municipality to recover the cost of infrastructure required for Growth. f) The Off--Site Levy will help create a transparent process by: providing opportunity for industry input into the levy, its definition and administration; and ii. conforming with the Municipal Government Act, R.S.A. 2000, c. M--26, as amended or repealed and replaced from time to time. g) The Off-Site Levy will help create a clear process for calculation of the rate, levies and credits by: creating consistent and predictable levies and credits; ii. creating predictable and stable levies over time; and iii. documenting a process for establishing the levy rate. h) The Off-Site Levy Procedures will deal with all aspects of the Off-Site Levy by: providing for standardized, universally applicable processes and requirements for dealing with the imposition and payment of Off-Site Levies; and ii. providing for a single source for the most up-to-date information, requirements, and processes for dealing with the imposition and payment of Off-Site Levies. Off-Site Levy Established 5.1 An Off-Site Levy must be paid for all Developable Land developed or subdivided in the Development Area set out in Schedule "B". Calculation 6.1 The Greater Nisku and Area Off-Site Levy shall be calculated per hectare of Developable Land on the rates established in Schedule "A" for each development area basin described in Schedule "C". 6.2 The Off--Site Levy is paya ble for the capital projects set out in specific benefit basins as shown in Schedule "C" and pursuant to the calculation details contained in the Reports and the detail design at the time of development. Page 3 of 15 GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 Leduc County 7. Development Agreements 7.1 The Municipality's administration is authorized to enter into Development Agreements on behalf of the Municipality, which agreements may include, among other things, the collection of an Off--Site Levy. 7.2 Where it is determined that a Development Agreement is appropriate for any application for Development or Subdivision, the applicant or the owner, as the case may be, shall enter into a Development Agreement with the Municipality and such Development Agreement shall ensure that: a) provision be made for the payment of Off-Site Levies as specified in this Bylaw; b) no further Off-Site Levies shall be required to be paid under Development Agreements where such Off--Site Levies have been previously collected in full in respect to all of the lands, which are the subject of the Development or Subdivision application. 7.3 Unless otherwise agreed to, the Off--site Levy will become due upon execution of the Development Agreement. 8. Accounting 8.1 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 Municipa/ GovernmentAct. 9. General 9.1 Nothing in this Bylaw precludes the Municipality from: a) imposing further or different levies, duly enacted by bylaw, on any portion of the DeveIOpable Lands in respect of which the Municipality has not collected levies; b) deferring collection of the Off--site Levy for the stated objects of this Bylaw, on any portion of Developable Lands in respect of which the Municipality has not collected levies, including requiring security for payment of such deferred levies; c) reducing or forgiving payment of the levies required pursuant to this Bylaw, or otherwise providing for credits for other Off--site Infrastructure constructed by a developer in calculating and/or collecting the levies that become payable pursuant to this Bylaw; and d) including, without restriction, establishing Off-Site Levy Procedures in this regard, and entering into Development Agreements or other agreements necessary in relation thereto. 10. Enactment 10.1 This Bylaw shall take effect on the date of third reading. 10.2 This Bylaw repeals and replaces Bylaw No. 09--25. Read a first time this 14th day of April, 2026. Read a second time this 14th day of April, 2026. Page 4 of 15 GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 Leduc County Read a third time with the unanimous consent of the Council Members present and finally passed this 14th day of April, 2026. County Manager Page 5 of 15 GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 Leduc County 1. ROADS 2026 Greater Nisku Basin (excepting the North Vistas) SCHEDULE "A" DEFINED OFF-SITE LEVY RATES 2. WATER 2026 $ 107,872 / ha \ Greater Nisku Basin North Vistas Basin S 25,147 / ha S 2,655 / ha 3. SANITARY SEWER 2026 East Vistas Basin Saunders Lake Basin S 11,811 / ha s 10,856 / ha Page 6 of 15 GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 Leduc County SCHEDULE "B" BOUNDARY Page 7 of 15 Gl'EatEf NiSkU UfF--Site LEVIES Mm? f: 2m 7" Boundary .' I Eff. - ' Edmunm-r.' rr r i TR512-d41AVEIr-- a Q E ' 1n Eu $2.: Ju'wjlin { 1 Eourrdary North: Wstas (Watar Cml'g": tn" » :A CI'K * t--I I i HEM D 1 :" " , , I i Eéau L'.'$! EEEL' !}$TE 4E F mm}: 7' =s§z§iF i 'LEdmané'nn Inf'mirpar: i ,2? 1 il El '1 \'l H { l H" E5 ~1 E-- , W l Vii ' " n: m m ca L Sacra-"95.1%; :mir'l GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 Leduc County SCHEDULE "C" ROAD INFRASTRUCTURE Road infrastructure table: Page 8 of 15 ROAD SEGMENTS NAME NET COST Bridges B1 Airport Road and Blackmud $ 2,656,500 BZ 9 St. and Blackmud $ 6,361,938 B3 Twp. 510 & lrvine $ 986,700 B4 Irvine and Range Road 243 $ 0 BS Airport Road and Clearwater $ 1,472,460 Intersections 101 9 St. / Airport Road $ 701,003 102 9 St. / Hwy 625 s 1,402,005 103 Spine Rd /Twp. 510 $ 0 104 Twp. 510 / Range Road 245 $ 1,402,005 lO5 Twp. 510 / Range Road 244 $ 701,003 106 Twp. 510 / Range Road 244 $ 701,003 107 Twp. 510 / Range Road 244 $ 728,080 lO8 Twp. 510 / Range Road 244 $ 701,003 109 Twp. 510 / Range Road 244 $0 110 Twp. 510 / Range Road 244 s 1,402,005 Ill Twp. 510 / Range Road 244 $ 728,080 Roads R01 Spine Road (Airport Road --Twp. 500) unbuilt (land included) $8,029,442 R01 Spine Road -- Built (land included) S 0 R02 Spine Road - Blackmud bridge (land included) $7,570,470 R03 Spine Road (Airport Road to Hwy 625) (land included) s 17,219,972 R04 Spine Road (Hwy 625 -- Blackmud bridge) (land included) S 11,994,083 R05 Spine Road (Blackmud Bridge -Twp. 510) (land included) s 20,777,852 R06 Spine Road debenture 1 (Twp. 510 -- N of 35 Ave.) S 16,357,688 R06 Spine Road debenture 2 S 1,511,000 R06 Spine Road WAM (41 Ave. -- N of 35 Ave.) S 0 R07 Twp. 510 built S 0 R07 Twp. 510 unbuilt S 6,558,815 R08 Twp. 510 (bridge to Range Road 245) (land included) $ 1,479,272 R09 Twp. 510 (Range Road 245 -- Range Road 244) (land included) S 13,017,221 R10 Range Road 243 (41 Ave. -- Bridge) SO GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 Leduc County Page 9 of 15 R11 Range Road 243 (Bridge to Twp. 510) $0 R12 Range Road 244 (Twp. 510 -- Twp. 505) $ 5,946,892 R13 Range Road 244 (Twp. 505 -- Hwy 625) $ 5,957,976 R14 41 Ave (Spine Road -- Hwy 2) $ 3,100,000 R15 41 Ave (Spine Road -- Range Road 243) (land included) $ 10,245,575 R16 Airport Road (Biackmud -- Range Road 244) (land included) S 12,629,773 R17 Range Road 244 SL (South Airport Road) $ 0 R18 Range Road 244 SL (South Airport Road) S 0 R19 Range Road 245 (Twp. 510 -- Twp. 505) S 9,186,673 R20 Range Road 245 (Twp. 501 -- Hwy 625) S 9,243,511 R37 Airport Road $ 1,212,500 Traffic signals T501 9 St. /Airport Road $ 231,000 T502 9 St. / Hwy 625 $ 462,000 T503 Twp. 510 / Spine Road $0 T504 41 Ave. / Spine Road S 0 T505 41 Ave. / Range Road 243 5 231,000 T506 Twp. 510 / Range Road 245 $462,000 T507 Range Road 245 / Hwy 625 $462,000 T508 Range Road 244/ Hwy 625 $ 231,000 T509 Twp. 510/ Range Road 244 5 231,000 T516 Range Road 244 / Airport Road $0 Totals $ 184,292,499 Assessable cost to build S 184,292,499 Less opening balance S - 16,171,873 Total to collect $168,120,626 Assessable area 1902.52 ha 2017 Off--site Levy rate S 88,367.34 /ha 2024 Off-site Levy rate S 98,971 /ha 2025 Off--site Levy rate S 103,128 /ha 2026 Off-site Levy rate $107,872 /ha GREATER NISKU AND AREA OFF--SITE LEVY Bylaw No. 04-26 Leduc County Road infrastructure map: Page 10 of 15 Greater Nisku {WE-Site Levies Map E: R'aad Infrastructure f 7.5; Edrrmntwj la _ :5 TR5'i2A-{4'11AVE3i - - - |_ _| {k : {:3 --TR51D ' .21". Boundary Bridge Tramc Signal i mterseciion Upgrade if;§ if 77 Ii? 2 lTl g E r i; E" ' T5; - m5w 1:. i .'- $ .2 i aeaumuni 16 ii Q? l! E1 _, .. --{'_1g>_.._ i : I . 'En'man'mn infiAiirparf I i l ! l i' I z". l .'i' i HNJSIG i L--E' .1] i » M. 1". 4:» :15 Hui I ' '1' E 'f- I ' I [£34. ,1 ii J V E2 , E-- i i i' '1 l Lednic i i E 5" i _ 11 t "iii t3 , t H 1 . .I t 2 g' l i i $ i ' --3- _ innitHEEI-"é Em m l nn '3 I § TR5%Q--' a: Ssnramt-sr 25, mrl7 I "i Bylaw No. 04-26 Leduc County GREATER NISKU AND AREA OFF-SITE LEVY Water infrastructure table: Greater Nisku Basin Page 11 of 15 ID LOCATION DIAMETER (MM) TOTAL COST Wla Spine Road WAM 450 $ 0 Wlb Spine Road debenture 1 450 $ 2,113,877 Wlb Spine Road debenture 2 $ 76,300 W2 Twp. 510 Lukas 300 $ 0 W3 33 Ave. to Reservoir 300 $ 1,844,786 R4 North Reservoir $ 12,802,800 W4 Spine Road South of Twp. 510 450 $ 0 W5 9 St. to Reservoir 450 $ 0 W6 Spine Road to 8 St. / 25 Ave. 450 S O W7 25 Ave. JV Driver 450 $ 0 W7 25 Ave. Jade Developments S 0 W7 25 Ave. -- Remington $ 0 W8 5 St to Ritchie Bros 450 $ 0 W9a Sparrow adjacent to Ritchie Bros 450 S 126,173 W9b Sparrow adjacent to Ritchie Bros 450 $ 726,308 W9C Sparrow adjacent to Nearctic 450 $ 1,532,633 W9d 4 St. North of 11 Ave. 450 s 227,755 W10 11 Ave. from 4 St to 7St. 450 S 1,333,801 W11 Airport Road -- 9 St. to Blackmud ASP 450 S 978,286 W12 Spine Road South of Airport Road 600 S 0 W13 11 Ave. to 9 St. and Airport Road 450 S 796,554 W14a Reservoir to Range Road 245 600 S 2,416,996 W14b Range Road 245 to East Side of East Vistas 600 S 2,996,187 W15a Range Road 245 -- Lukas Estates 300 S 354,314 W15b Range Road 245 -- Lucas Estates to Twp. 510 300 s 297,554 W18 New Saunders Reservoir Feed 600 S 1,083,861 R3 Saunders Reservoir S 12,802,800 B1 Saunders Booster S 2,640,000 W22 Airport Road -- Blackmud ASP to Range Road 244A 300 s 1,314,609 W23 Airport Road -- Range Road 244A to Range Road 244 removed 300 S 0 W27a Hwy 625 -- 9 St. to Range Road 245 450 S 3,355,513 W27b Hwy 625 -- Range Road 245 to inside East Vistas 450 S 2,781,943 Totals S 52,603,050 GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 Leduc County North Vistas Basin Page 12 of 15 Assessable cost to build $ 52,603,050 Less opening balance $-- 13,273,239 Less North Vistas $ - 136,807 Total to collect $ 39,193,239 Assessable area 1,902.52 / ha 2017 Off-site Levy rate 5 20,600.70 / ha 2024 Off-site Levy rate $ 23,072 / ha 2025 Off-site Levy rate S 24,041 / ha 2026 Off-site Levy rate $25,147 /ha TOTAL COST Cost of construction $ 235,928 Totals $235,988 Assessable area 108.50 / ha 2017 Off--site Levy rate $ 2,175 / ha 2024 Off-site Levy rate $2,436/ ha 2025 Off--site Levy rate $2,538 / ha 2026 Off-site Levy rate $2,655 /ha GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 Leduc County Water infrastructure map: Greater Misku Off--Site Levies Edmuntun , v TRE-H45IAVE'F Man 3: Wafer fnfrastructura I .':l",'E'. I 3' G Boaemr, F'rapoE-Ed I W131 G Rewnmir. Pre existing E I : "'r a Résermir. F'mpaaed f Water Iines I wa --_ . . Built l W15 0m -- Pre exis'jing I .I W2 4IR£R;I-n!-g--'' -FE-'-E--_\' T351 D Pmpasvad I I I I Un-rjer constuciian Baaumant' r Wi't: W73 ." TEEEIE '1 Airpmii RE] ll nI -'£15Dreml:~5r 2.5. 2-137? Page 13 of 15 l in I l i1 Ni3ku I I I W5 I "Ni-13 I i $WEtI I Edmimton I I'i'k'BC: Jnf'JAivpm I l W921 I WW W13 I i a_§§l - - .'I' I '7 lF? ' W11 i2 W1}! 11 1:2 '1 1 I: W18 a; 13E3 N l Leduc I I 1.1!; I, i 13 CI 5 1 2 3- GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 Leduc County SCHEDULE "C' SANITARY SEWER BASINS Sanitary sewer basins table: Page 14 of 15 TOTAL COST East Vistas FM3 $ 1,426,715.88 LS3 $ 2,207,434.81 GMZ s _ Totals $ 3,634,149 Assessable cost to build/collect $3,634,149 Assessable area 375.58 / ha 2017 Off--site Levy rate $ 9,676.10/ ha 2024 Off--site Levy rate $10,837 / ha 2025 Off-site Levy rate $11,292 / ha 2026 Off-site Levy rate $11,811 /ha TOTAL COST Saunders Lake L51 $ 2,223,845.05 FMI s 658,422.57 GMI $ 1,054,536.00 Totals $ 3,936,803.77 Assessable cost to build $ 3,936,803.77 Less fund balance $ -- 5,955.47 Tota! to collect $ 3,930,848.30 Assessable area 441.94 / ha 2017 Off-site Levy rate $8,894.45 / ha 2024 Off--site Levy rate $ 9,961 / ha 2025 Off-site Levy rate $ 10,379 / ha 2026 Off-site Levy rate $10,856 /ha GREATER NISKU AND AREA OFF-SITE LEVY Bylaw No. 04-26 Leduc County Sanitary sewer basins map: Page 15 of 15 Greater Misku tiff--Site Levies Maa 4: Sanitary Se war Basins e' '3' Edmnntu-n -iri .g~i--p-->--¥H ii? TRMMHA'JEII-- ¢ .gf $ I Cummissiun Line E Li'FL Staiions Sanitary Sewer Lines Force main Gravity main Basins E Asseasable Lands w East Vistas ' {i Saundars Lake .1 E .f'} fz' ---1€ i-- # --1 1 . Hi I z m :1': a I --.-- TH51£1 Esaum'anf Edmcnfan Jnt"! Afrpar!' Eeormnar 35, $777] i .