Municipal District of Greenview No. 16, Alberta
· No. 669
· summary & facts
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I
THE TOWN OF GRANDE CACHE
BY.LAW NO. 669
BEING A BY.LAW OF THE TOWN OF GRANDE CACHE !N THE PROVINCE OF ALBERTA,
FOR THE PURPOSE OF PROVIDING FOR THE IMPOSITION OF A LEVY, TO BE KNOWN
AS AN "OFF-SITE LEVY", IN REPSECT OF LAND THAT IS TO BE SUBDIVIDED,
DEVELOPED OR IS TO UNDERGO A CHANGE IN USE OR INTENSITY OF USE
WHEREAS the Atberta Municipat Government Act, RSA 2OOO, Chapter M-26, as amended,
provides as follows:
Section 648(1) For the purposes referred to in subsection (2), a council may by by-law
(a) provide for the imposition and payment of a !evy, to be known as
an 'Off-Site levy', in respect of land that is to be developed or
subdivided, and
(b) authorize an agreement to be entered into in respect of the
payment of the levy.
AND WHEREAS new residential, commercial and industrial sites within the Town of
Grande Cache have required and will continue to require new construction or expansion of
certain water and sanitary sewer facilities or land in connection with such facilities;
AND WHEREAS Counci! for the Town of Grande Cache deems it desirable that subdivisions,
developments and redevelopments should bear a fair and reasonable portion of the cost of
constructing or expanding such facilities;
NOW THEREFORE the Council of the Town of Grande Cache, duly assembled, hereby enacts
as follows:
1.
TITLE
This By-Law shall be known and referred to as the "Off-Site Levy By-LaW'.
2.
DEFINITIONS:
ln this By-Law, the following terms shall have the meanings indicated:
a)
"Act" means the Alberta Municipal Government Act, RSA 2000, Chapter M-26, and all
regulations enacted thereunder, all as amended from time to time;
b)
'CAO' means the Chief Administrative Officer of the Town of Grande Cache as defined
in the Act;
c)
"Development" means "development" as defined in the Act;
d)
"Development Area" means those areas of lands within the Town boundaries, as
adjusted from time to time, as set out in Section 3 and Map 1 in Appendix A of the
Town of Grande Cache Off-Site Levy Rate Study;
e)
"Off-Site Levies" means the Off-Site levies imposed pursuant to this By-Law underthe
authority of the Act;
0
"Study" means the Town of Grande Cache Off-Site Levy Rate Study, dated
August 2008, prepared by Corvus Business Advisors, attached hereto as Schedule "A";
g)
"Subdivision" means "subdivision" as defined in the Act;
h)
"Town" means the Town of Grande Cache.
)
Off-Site Levy By-Law No. 669
Town of Grande Cache
Page2
3.
PURPOSE AND INTENT
This By-Law is intended to:
a)
impose and provide forthe payment of levies, to be known as Off-Site Levies in respect
of land within the Town that is to be subdivided, developed, redeveloped, or undergo a
change in use or intensity of use;
b)
authorize agreements to be entered into in respect of payment of Off-Site Levies to
ensure that the developer of each parcel of land that is to be subdivided, developed,
redeveloped, or undergo a change in use or intensity of use, pays a proportionate share
of the costs to provide new or expanded infrastructure required for the
Development Area within which such land is located.
4.
ADMINISTRATION AND ENFORCEMENT
Council hereby delegates to the CAO the duty and authority to enforce and administer this
By-Law and to execute on behalf of the municipality, written agreements with owners of land
that is to be subdivided, developed, redeveloped, or undergo a change in use or intensity of
use, providing for the payment of Off-Site Levies imposed hereunder.
5.
IMPOSITION OF OFF.SITE LEVIES
The Off-Site Levies, calculated using the rates set forth in Table 13 of the Study, are hereby
imposed, on the terms specified in this By-Law, in respect of land to be subdivided, developed,
redeveloped, or undergo a change in use or intensity of use, and the owners of such land shall,
as a condition of subdivision or development approval, enter into an agreement to pay to the
Town the Off-Site Levies so imposed.
6.
DIVISION INTO AREAS
For the purposes of imposing the Off-Site Levies in accordance with the Act, the Town is
divided into Development Areas as set forth in Map 1 of Appendix A of the Study.
7.
OBJECT OF THE LEVIES
The object of the Off-Site Levies is to reimburse the Town for past, present and future capital
costs associated with the following:
a)
neworexpanded facilities forthe storage, transmission, treatmentorsupplying of water,
including without limitation, for fire suppression;
b)
new or expanded facilities for the treatment, movement or disposal of sanitary sewage.
8.
DETERMINATION OF OFF.SITE LEVIES
The Off-Site Levies of this By-Law were determined in accordance with the calculations set
forth in the Study. The applicable projects, their associated costs, benefiting
Development Areas are considered in the Study.
9.
PAYMENT
Where the owner of land is subject to an Otf-Site Levy under this By-Law fails, neglects or
refuses to pay the Off-Site Levy, or to provide security for its payment, the Town:
a)
may commence proceedings in court for recovery of the Off-Site Levy as a debt due to
the Municipality; or
,/
\
Off-Site Levy By-Law No. 669
Town of Grande Cache
Page 3
b)
may refuse to consent to the registration of a subdivision plan or issue a
Development Permit until the owner has paid the Off-Site Levy in full, or provided
security satisfactory to the CAO for its payment.
10. OFF.SITE LEVY FUNDS
The Town shallestablish and maintain a separate Off-Site Levyfund in respect of each facility
in respect of which the Off-Site Levies are collected. Each such fund shal! be kept separate
from the General Account or any other account of the Town.
11. ANNUAL REVIEW
Each calendar year the CAO shall provide a report to Council setting forth the Off-Site Levies
imposed pursuant to this By-Law, collections thereof, and expenditures made in the previous
year, including uncollected Off-Site Levies, the amount in each Off-Site Levyfund established
pursuant to Section 10, the amount of any grants or other contributions, and the estimated
costs or the actual costs incurred in respect of each such facility; and Council may amend this
By-Law to update any one or more of the Off-Site Levy rates.
12. OTHER LEVIES
Nothing in this By-Law precludes the Town from imposing further or different Off-Site levies,
duly enacted by By-Law, on any land in respect of which the Town has not collected the
Off-Site Levies imposed hereunder.
13. MISCELLANEOUS
Schedule "A" is hereby incorporated into and forms and integral part of this By-Law.
Off-Site Levy By-Law No. 653 is hereby rescinded.
This By-Law shalltake effect on the date it is passed.
Read a first time this 1Oth day of September, 200E AD
AND ADVERTISED the 16th day of September, 2008 AND the 23'd day of September,2008
in the Grande Cache Mountaineer.
PUBLTC HEARING held the 24th day of September,2008.
Read a second time this 24th day of September, 2008 AD
Read a third and final time this 24rh day of September, 2008 AD
DONE AND PASSED as a By-Law of the Town
nde Cache this 24th day ot
September,2008.
Mayor
Chief Administrative
^/
Town of Grande Cache
Off-site Levy Rate Study
August 2008
CORVIJS*
\
Town of Grande Cache
Off-site Levy Rate Study
Table of Contents
1. INTRODUCTION
2. REVTEW METHODOLOGY.........
.................2
3. OFF-SITE LEVY DEVELOPMENT LANDS
....................4
4. WATER OFF-S|TE |NFRASTRUCTURE.......
................. s
5. WATER INFRASTRUGTURE GRANTS & THIRD PARW CONTRIBUTIONS......................6
6. WATER OFF.SITE INFRASTRUCTURE BENEFITING PARTIES
.......................6
7. DEVELOPMENTANDWATERSTAGING !MPACTS...
....................7
8. WATEROFFSrTELEVYRATES....................
9. SANITARYOFF.SITEINFRASTRUCTURE
10. SANITARY OFF.SITE INFRASTRUCTURE BENEFITING PARTIES
10
11.
DEVELOPMENT AND SANITARY STAGING IMPACTS
..........1I
12.
SANTTARY OFFSTTE LEVY RATES.......
..................12
13. SUMMARY OF OFFSITE LEVY RATES
l3
14. SUMMARY OF RATE DEVELOPMENT ASSUMPTIONS
.........14
APPENDIX A
9
9
l5
CORVUS*
Town of Grande Cache
Off-site Levy Rafe Study
1. Introduction
On March 13, 2008, the Town of Grande Cache retained Corvus Business Advisors for
the provision of services related to the development of Off-site Levy Rates. The Town of
Grande Cache had not previously established offsite levy rates but rather acted as the
primary developer of the community. ln this development capacity the Town undertook
fronting ending of off-site levy infrastructure and other development costs and passed on
costs in the price of sold serviced lots. The Town has received interests from various
developers who wish to develop lands within the Town and the Town now needs a
mechanism of charging and collecting developer contributions toward the cost of off-site
levy infrastructure that will serve development lands.
The Town wishes to ensure that the off-site levy rates that are developed for the
community are fair and reasonable and that they comply with legislative and regulatory
requirements. The establishment of Off-site Levy Rates also provides the Town with an
opportunity to understand the cost of infrastructure required to support development, the
grants and other contributions that may be anticipated in defraying infrastructure costs
and infrastructure cost assignment to benefiting parties.
This report outlines the methodology used in establishing water and sanitary off-site levy
rates for the Town of Grande Cache.
2. Review Methodology
To support the establishment of new Off-site Levy Rates the Town of Grande Cache had
undertaken two Master Plan studies to determine water and sanitary infrastructure
requirements and costs. The town also has considered future development plans and
land uses.
Support provided by the Corvus Business Advisors project team included:
. Establishing processes that would be used in the overall development, review,
approval and administrative management of offsite levies for the Town.
. feviewing and updating off-site infrastructure costs as required. ISL Engineering
I
I
Town of Grande Cache
Off-site Levy Rafe Study
and Land Services Ltd. supported Corvus Business Advisors with this undertaking.
. Determining the potential development areas of the Town, potential land uses within
these development areas as well as the off-site infrastructure benefit derived by each
area. ISL Engineering and Land Services Ltd also supported these tasks.
. Development of water and sanitary sewer off-site levy rates for the Town's
development area.
. Development of processes to be used in collecting, administering and updating Town
offsite levies in the future.
. Gathering of benchmark information from sunounding communities regarding offsite
levy rates and levy calculation parameters.
. Presentation of off-site levy rate and background information to invited developers.
The Off-site Levy Rate review was undertaken in a collaborative fashion with the Town
Administration including the Town's CAO and Planning and Development Services.
The following illustration outlines the macro level work plan undertaken for the study.
CORVUS.
Town of Grande Cache
Off-site Levy Rate Study
3. Off-site Levy Development Lands
The Town of Grande Cache's off-site levy development area is defined by the corporate
boundaries of the community and by a review of Town lands that are suitable for
development. Map 1 in Appendix A outlines the based development area employed in
off-site levy rate calculations.
The net development area used in development of off-site levy rates is outlined in the
Table 1, Off-site Levy Net Development Area, below. ln developing the net development
area calculations we have considered only those remaining lands within the Town that
are suitable to development (areas with severe side slopes and other environmental
considerations have been excluded). We have further made allowances in net
development area calculations for environmental reserves, arterial road right of way and
municipal reserves.
274.42
Sub total
274.42
Municipal Reserves
27.44
totatT4?i-56-
Net development area definitions will be applied in determining off-site levy obligations of
Developers on application for subdivision or development within the Town of Grande
Cache. Net development area is defined as follows:
. Gross Area - The area of lands to be developed in hectares.
. Less: Any development areas that have previously paid an off-site levy.
. Less: Any environmental reserves contained within the development area
lncluding environmental reserves, environmental easements and areas deemed
undevelopable due to environmentalfactors such as severe sideslopes.
. Less: A 10o/o allowance for Municipal Reserves.
r Less: The measurement of arteria! road right of way / highway right of way that
bisects the development lands.
Equals: Net Developable Area, which is the area subject to off-site levies.
Table 1 - Off-site Levy Net Development Area
Gross Area
Environmental Reserve
Town of Grande Cache
Off-site Levy Rafe Study
We have further classified net development areas according to anticipated land use.
Land use classifications may be considered at some future point in considering whether
there exist differential demand for / benefit from offsite infrastructure. Currently all land
uses are considered to benefit in equivalent fashion from off-site levy infrastructure.
Table 2, Net Development Area by Anticipated Land Use, below, outlines development
area by land use.
Table 2 -Net Development Area by Anticipated Land Use
Comm / lndustrial
Med Density Res.
Residential
128.36
118.62
total ---74636-
4. Water Off-site lnfrastructure
!n order to support Town growth two off-site infrastructure investments are required
including:
. New Fire Pump - This facility is an upgrade of the existing system and is
necessary to improve fire flows in Zone 1 (East of Highway 40), and in the
commercial and institutional areas near the Town Centre area.
. New Water Reservoir - the Town will require a second reservoir when the
population of the community reaches approximately 6,450 people. The new
reservoir will have a capacity of approximately 1,897 m3.
A summary of off-site levy water costs by facility type is provided in Table 3 Off-site Levy
Water Costs by Type, below.
$
0.52
$
6.27
$
6.79
Table 3 - Offsite Levy Water Costs by Type
Fire Pumps
Reservoir
The costs associated with each off-site water element are expressed in 2007 dollars.
Water cost estimates have been developed by ISL Engineering and Land Services Ltd.
In discussion with various Engineering Consulting firms and other municipalities we have
determined that there has not been any appreciable change in prices between 2007 and
Town of Grande Cache
Off-site Levy Rate Study
2008. We are therefore of the opinion that 2007 cost estimates can be applied in 2008.
5. Water lnfrastructure Grants & Third Party
Contributions
Offsite levy rate calculations do not reflect any special grants or other third party
contributions. Should these amounts be rec,eived they would reduce the off-site
infrastructure cost burden on benefiting parties. We believe that the Town may be able
to attract Alberta Water and Wastewater Partnerchip funding for the new water reservoir
in the future. However no provision has been included for this potential at this time. We
have advised the Town to consider a future reduction of off-site levy costs at such time
as a water grant application is submitted and approved by Alberta Transportation or
other granting agency.
6. Water Off-site lnfrastructure Benefiting Parties
The off-site water infrastructure previously outlined will benefit various parties to varying
degrees. During our review we have identified two benefiting parties for this
infrastructure including :
. The Town of Grande Cache - for a portion of Fire Pump costs. Fire Pump
infrastructure, in part, upgrades fire flow protection to existing residents.
. Town of Grande Cache Developers - Both the Fire Pump and new Water Reservoir
support groMh. Developer share of costs relate to that share of infrastructure costs
that support groMh.
Table 4 Water lnfrastructure Benefiting Parties, below outlines the allocation of off-site
levy road infrastructure costs to benefiting parties. Percentage allocations have been
determined in consultation with lSL Engineering and Land Services Ltd.
Table 4 -Water lnfrastructure Benefiting Parties
Town of Grande Cache
Off-site Levy Rate Study
The percentage split of benefit pertaining to the New Fire Pump is based upon
proportionate share of area (existing and yet to be developed) benefiting from the Pump.
The resulting allocation of water infrastructure costs is outlined in Table 5 Allocation of
Water Costs to Benefiting Parties
Table 5 Allocation of Water Costs to Benefiting Parties
Developers
7. Development and Water Staging lmpacts
Water off-site infrastructure will be constructed in staged fashion over a twenty-five year
development period. We have reviewed the availability of off-site levy funds to meet
construction requirements and found at times that funding will not be sufficient to fund
water off-site infrastructure construction expenditures. While off-site levy rates have
been set to ultimately fully recover infrastructure construction costs and carrying costs of
front ending parties the Town should recognize that it will likely be required to front end
some infrastructure construction in 2009 and later in 2019 when the new water reservoir
is required.
ln order to compensate front ending parties for their likely cost of capital we have
established a 4.600/o interest charge when infrastructure costs exceed reserve funds
available and a 3.75o/o interest credit for interest earned on positive off-site levy reserve
balances. The graph and table below outlines water levy reserve balances over the
twenty-five year development period.
Town of Grande Cache
Off-site Levy Rate Study
Graph 1 Anticipated Water Off-site Levy Reserve Balances
Water Reserve
$6,000,000
$4,000,000
$2,000,000
$-
$(2,000,000)
$(4,ooo,ooo)
$(6,000,000)
Year
/
^-F
w"'
9ttNE
(o@o,
5oooo
{N$t6tGl
ii .j aixa
o,l -S!^.$f o
L{
Table 6 Water Off-site Levy Reserve Cash Flow, below, outlines anticipated receipts and
disbursements to the water off-site levy reserve.
Table 6 Water Off-site Levy Reserve Cash FIow
$ 9,20e,46s $ (219,770) $(4,ee7,37s)
209,2371 $(4,757,876)
218,862) $(4,e76,739)
181,312) $(4,122,869)
167,369) $(3,80s,826)
175,068) $(3,980,894)
157,611) $(3,583,e32)
164,861) $(3,748,793)
'r71,011) $(3,888,649)
(113,304) $(2,576,441)
(118,516) $(2,6s4,e57)
1,365 $
37,760
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
$ 34.160 $
$ 263,847 $
$ 163,725 $
$ 11,570 $
$ 588,7,14 $
$ 153,780 $
$ 249,09e $
$-$
$ 334,446 $
$ 247,668 $
$ 631,808 $
$ (11,1e7) $ (254,616)
$
3.t6 $
9,577
$
6,499 $ 179,800
$
7,176 $ 198,s47
$ 29,523 $ 816,814
$
36,397 $ 1,006,991
$ 47,103 $ 1,303,193
$ 48,870 $ 1,352,063
$
63,2'14 $ 1,749,753
$
74,903 $ 2,072,324
$ 101,405 $ 2,80s,537
2021
2022.
2023
2024
2025
2026
2027
2028
2029
2030
2031
2032
$ 593,936
$ 448,736
$-
$ 1,03s,182
$ ,184,411
$-
$ 554,573
$$
31,155
$ 1,425,s12
$-
$ 2,731,353
$-$
$-$
$-$
$-s
$-$
$-$
$-$
$-$
$-$
$-$
$-$
Table 7 Summary of Water Off-site Levies
1.1, 5.1, 6.1, 6.2, 7.1, 7.2, 8.2,
.2, 11.1, 12.1, 13.1, 14.1,
15.1, 16.1 , 17.1, & 18.1
.1, 3.1 , 3.3, 3.4, 4.1, 9.1 , 9.3,
Town of Grande Cache
Off-site Levy Rate Study
8. Water Offsite Levy Rates
Table 7 Summary of Water Offsite Levies, below outlines off-site levy rates associated
with construction of water offsite levy infrastructure for each development area.
Differences in rates reflect the differentia! benefit accruing to the development area.
9. Sanitary Off-site lnfrastructure
ln order to support future community growth, it has been determined that sanitary off-site
infrastructure is required. The estimated costs of this infrastructure based upon 2007
cost estimates and 2008 closed tender prices are provided in Table 8 Summary of
Sanitary Off-site lnfrastructure below.
Table 8 Summary of Sanitary Off-site lnfrastructure
Town Site 2 Trunk
Town Site 2 Diversion
West Bench Trunk
The costs associated with Town Site 2 Diversion and West Bench Trunk are expressed
in 2007 dollars. Water cost estimates have been developed by ISL Engineering and
Land Services Ltd. ln discussion with various Engineering Consulting firms and other
municipalities we have determined that there has not been any appreciable change in
prices between 2007 and 2008. We are therefore of the opinion that 2007 cost
1.63
0.26
2.80
4"69
Town of Grande Cache
Off-site Levy Rate Study
estimates can be applied in 2008. Cost estimates for the Town Site 2 Trunk are based
upon 2008 tender prices.
10. Sanitary Off-site lnfrastructure Benefiting
Parties
The sanitary off-site infrastructure previously outlined will benefit various parties to
varying degrees. During our review we have identified two benefiting parties including:
. The Town of Grande Cache - for sanitary transmission through the Town Site 2
Trunk and related Diversion.
. Town of Grande Cache Developers - for sanitary transmission through the Town
Site 2 Trunk and related Diversion and for sanitary transmission through the West
Bench Trunk.
The Table 9 Allocation of Sanitary lnfrastructure to Benefiting Parties, below, outlines the
allocation of sanitary off-site levy infrastructure costs to benefiting parties.
Table 9 Allocation of Sanitary lnfrastructure to Benefiting Parties
Allocation of benefit between existing and future development is based upon flow
information for contributing areas.
Table 10 Allocation of Sanitary lnfrastructure Costs, below outlines the cost allocation
resulting from the percentage allocations outlined above.
Table 10 Allocation of Sanitary lnfrastructure Gosts
xisting Town
0.56
4.13
10
Town of Grande Cache
Off-site Levy Rate Study
11. Development and Sanitary Staging Impacts
Sanitary off-site infrastructure will be constructed in staged fashion over the twenty-five
year development period. We have reviewed the availability of off-site levy funds to
meet these construction requirements and found that funding will not be sufficient to fund
sanitary construction infrastructure through most of the twenty-five year review period-
front ending of infrastructure by the Town of Grande Cache will be required.
ln order to compensate the Town for the capital outlay associated with front-ending off-
site infrastructure construction, we have created a 4.600/o interest allowance in off-site
levy rate calculations. Further, a 3.75o/o interest credit has provided to reduce off-site
levy rates for interest earned on positive reserve balances. The graph and table below
outline sanitary levy reserve balances over the twenty-five year development period.
Graph 2 Anticipated Sanitary Off-site Levy Reserve Balances
Sanitary Reserve
$1,000,000
$-
$(1,oo0,ooo)
$(2,000,000)
$(3,000,000)
$(4,000,000)
$(5,000,000)
if=;-+r; ; e e,J
)-ooo
\t6tN6l
ooorx9L
<rl c{r{
N o
/
/
('
*Reserve
Balance
Year
ll
Town of Grande Cache
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
2032
49,210
$
63,792 $
$ 353,616 $
$ 247,374 $
$
20,401 $
$ 166,199 $
$
55,919 $
$
80,696 $
$$
$ '172,954 $
$
55,112 $
$ 285,099 $
s 843,728 $
$ 472,320 $
$ 348,813 $
$$
$ 979,904 $
$ 602,913 $
$-$
$ 690,238 $
$-$
$
7,934 $
$ 526,135 $
$-$
$ 695,566 $
402,535
994,457
.
3,875,855
-
-
l
12. Sanitary Offsite Lely Rates
Table 12 Summary of Sanitary Offsite Levies, below outlines off-site levy rates
associated with construction of sanitary offsite levy infrastructure for each development
area. Differences in rates reflect the differential benefit accruing to development area
from off-site levy infrastructure being provided.
Off-site Levy Rate Study
1,845 $
$ (13,234)
$ (43,321)
$ (33,935)
$ (34,ss7)
$ (28,502)
$ (27,2401
$ (24,7821
$ (25,921)
$ (19,158)
$ (17,504)
$ (183,484)
$ (153,113)
$ (138,429)
$ (128,752)
$ (134,674)
$ (e5,7e4)
$ (72,466)
$ (75,800)
$ (47,536)
$ (49,722)
$ (51,644)
$ (29,818)
$ (31,190)
$
(628)
$ (300,922
$ (985,083
$ (771,644
$ (785,801
$ (648,104
$ (619,425
$ (563,511
$ (589,432
$ (435,636
$ (398,029)
$(4,172,269)
$(3,481,654)
$(3,147,763)
$(2,927,702)
$(3,062,376)
$(2,178,266)
$(1,647,820)
$(1,723,620)
$(1,080,917)
$(1,130,640)
$ (1,174,350)
$ (678,033)
$ (709,223)
$ (14,285)
Table 11 Anticipated Sanitary Off-site Levy Reserve Balances
t2
Town of Grande Cache
Off-site Levy Rate Study
Table 12 Summary of Sanitary Off-site Levies
13. Summ ary of Offsite Levy Rates
The table below outlines off-site levy rates associated with construction of water and
sewer offsite levy infrastructure for each development area within the Town of Grande
Cache. Differences in rates reflect the differential benefit accruing to the development
area.
Table 13 Summary of Off-site Levies
1.1
$ 32.206.24
40.084.84
72.291.O8
2.1
4.651.44
14.059.11
18.710.55
3.1
4.651.44
8.201.64
12.853.08
3.2
s
s-
3.3 $ 4.651.44
s 14.059.11
$ 18.710.55
3.4 $ 4.651.44 $ 8.201.64
$ 12.8s3.08
4.1
4.651.44 $ 8.201.64
$'t2.853.08
4.2
$ 36,8s7.69
8,201.64
45.059.32
5.1
s 32.206.24
8.201.64
40.407.88
6.1
32.206.24
40.084.84
72.291.O8
6.2
32.206.24
40.084.84
72.291.O8
7.1
7.2
32,206.24
32.206.24
40,084.84
40.084.84
$ 72,291.08
$ 72.291.08
8.1 s-
s
B
8.2
$ 32.206.24
8.201.64
40.407.88
9.1 s 4.651.44
8.201.64
$ 12.853.08
9.2
$ 32.206.24
8.201.64
$ 40.407.88
9.3 $ 4.651.44
8.201.64
$ 12.853.08
10.1 s 4.651.44
8.201.64
$ 12.853.08
11.1
$ 32.206.24
40.084.84
$ 72.291.08
12.1
s 32.206.24 $ 8.201.64
$ 40,407.88
13.1
s 3220624 s 8 201"64
40.407.44
14.'.|
$ 32.206.24
8.201.64
40.407.88
1s.1
32.206_24
40.084.84
72.291.O8
16.1
32.206.24
8.201.64
40.407.88
17.1
32.206.24 s 8.201.64
s 40.407.88
18.1
$ 32.206.24 s 8.201.64
$ 40.407.88
2.1, & 3.3
3.1, 3.4, 4.1, 4.2, 5.1, 8.2,9.2,
9,3, 10.1 , 12.1, 13.1, 14.1,
16.1.17.1. & 18.1
CORVUS.
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.4.
Town of Grande Cache
Off-site Levy Rate Study
14. Summary of Rate Development Assumptions
The following is a summary of off-site levy rate development assumptions.
. The net development area of lands within the Town of Grande Cache is 246.98 ha.
. The total 2007 cost of offsite water facilities is $6.79M
. Water off-site infrastructure will benefit existing and future development areas.
. Grants have not been included in water off-site levy calculations as application and
approvals are outstanding. Grant impacts will be considered in the future given the
approval of the water reservoir project by Alberta Transportation or other appropriate
grant funding agencies.
. The total 2007 cost and 2008 tender prices for offsite sanitary facilities is $4.69M
. Staging of off-site levy infrastructure may from time to time result in positive offsite
levy reserve balances. Positive reserve balances will earn interest at 3.75o/o.
lnterest earned on reserves will serve to reduce off-site levy rate calculations.
. Staging of off-site levy infrastructure may from time to time result in front ending
requirements. Front ending debts will earn interest al 4.600/o. lnterest expenses
associated with front ending debts will result in additional costs and with thereby
increase off-site levy rate calculations.
. Off-site levy rates will pay for off-site levy infrastructure and result in off-site levy
reserves balances approximating a zero dollar balance in 2032.
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Town of Grande Cache
Off-site Levy Rate Study
Appendix A
15
rc*frf Grande Cache
Off-site Levy Rate Study
Map 1 - Town of Grande Cache Off-site Levy Development Area
TOWN OF GRANDE CACHE
Offrl1r4,tu€..
CORVUS-"
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