This is the exact embedded text of the captured official document.
Snapshot ff4dd87004d0 · verified 2026-06-08 ·
original document ·
archived snapshot ·
unofficial consolidation, the official version is held by the municipal clerk.
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 1 of 20
BYLAW C-8550-2024
A bylaw of Rocky View County, in the Province of Alberta, to authorize an off-site
levy to pay for all or part of the capital cost of new or expanded community
recreation facilities.
WHEREAS in accordance with section 648 of the Municipal Government Act, a Council may by
bylaw provide for the imposition and payment of a levy, to be known as an off-site levy, in respect
of land that is to be subdivided or developed and to authorize agreements to be entered into in
respect of the levy;
AND WHEREAS Rocky View County Council deems it desirable to establish an off-site levy for the
purposes of described in section 648 of the Municipal Government Act;
AND WHEREAS Rocky View County has consulted in good faith with stakeholders in order to
define and address existing and future facility requirements and determine the methodology on
which to base off-site levy for community recreation facilities;
AND WHEREAS Rocky View County Council engaged the firm of Mooreview Management
Consulting Inc. to prepare the following reports and plans, to be known collectively as the reports,
for the fair and equitable calculation and allocation of an off-site levy for community recreation
facilities in accordance with the purposes of the Municipal Government Act:
(1)
Technical Memorandum, May 12, 2025, prepared by Mooreview Management
Consulting Inc.
AND WHEREAS Rocky View County applied the principles and criteria specified in the Off-Site
Levies Regulation in the development of the off-site levy established by this bylaw;
AND WHEREAS Rocky View County Council wishes to adopt a bylaw to impose and provide for
the payment of an off-site levy, to set out the object of the off-site levy, to set the amount of the off-
site levy, to indicate how the amount of the off-site levy was determined, and to authorize
agreements to be entered into in respect of payment of the off-site levy;
NOW THEREFORE the Rocky View County Council, duly assembled, enacts as follows:
Title
1
This bylaw may be cited as the Community Recreation Off-Site Levy Bylaw.
Definitions
2
Words in this bylaw have the same meaning as set out in the Municipal Government Act
and the Land Use Bylaw, except for the definitions provided in Schedule 'A' of this bylaw,
as the context requires.
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 2 of 20
Purpose and Interpretation
3
The purpose of this bylaw is to:
(1)
impose and provide for the payment of an off-site levy in respect of lands that are
to be subdivided or developed and that will require or benefit from new or expanded
community recreation facilities;
(2)
set out the object of the off-site levy;
(3)
indicate how the amount of the off-site levy was determined; and
(4)
authorize Rocky View County to enter into agreements for the payment of the off-
site levy.
4
The object of the off-site levy imposed and collected pursuant to this bylaw is to pay for all
or any part of the capital costs for any or all of the following:
(1)
new or expanded community recreation facilities; and
(2)
land required for or in connection with the community recreation facilities described
in this bylaw.
5
The following schedules and maps are attached to and form part of this bylaw:
(1)
Schedule 'A' - Definitions;
(2)
Schedule 'B-1' / Map 'B-1' - Entire County Area Base Levy;
(3)
Schedule 'B-2' / Map 'B-2' - Eastern Catchment Area Levy;
(4)
Schedule 'B-3' / Map 'B-3' - Western Catchment Area Levy; and
(5)
Schedule 'C' - Off-Site Levy Summaries.
Imposition of the Off-Site Levy
6
Subject to section 13 through 16 of this bylaw, an off-site levy for community recreation
facilities as provided for under the Municipal Government Act is imposed in respect of the
development area of all lands that are to subdivided or developed within Rocky View County
and that will require or benefit from the new or expanded community recreation facilities
detailed in this bylaw.
7
The off-site levy is imposed at the rates and on the terms specified by this bylaw. The off-
site levy amounts imposed by this bylaw will apply to all new development permit and
subdivision approvals after the date of the coming into full force and effect of this bylaw.
8
The off-site levy will be imposed as a condition of a development permit or subdivision
approvals in accordance with this bylaw when such approval occurs after the coming into
full force and effect of this bylaw.
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 3 of 20
9
An off-site levy for community recreation facilities will be imposed as a condition of
development permit or subdivision approval for all lands located within Rocky View County
that are subject to the off-site levy imposed by this bylaw, unless otherwise exempted in
accordance with this bylaw:
(1)
a base levy in the amount of $2,953 per gross acre of the development area for all
lands identified within the entire County area as described in Schedule 'B-1' and
Map 'B-1' of this bylaw; in addition to the applicable off-site levy amounts described
in section 10 of this bylaw and Schedules 'B-2' and 'B-3' and Maps 'B-2' and 'B-3' of
this bylaw.
10
In addition to the base off-site levy amounts imposed by section 9 of this bylaw, unless
otherwise exempted in accordance with is bylaw, an off-site levy will be imposed as a
condition of subdivision approvals as follows:
(1)
subdivision approvals with respect to all lands located in the benefitting areas shown
in Schedules 'B-2' and 'B-3' and Maps 'B-2' and 'B-3' of this bylaw that will create
residential parcels less than 4.0 hectares (9.88 acres);
(2)
subdivision approvals with respect to all lands located in the benefitting areas shown
in Schedules 'B-2' and 'B-3' and Maps 'B-2' and 'B-3' of this bylaw that will create
residential parcels greater than 4.0 hectares (9.88 acres) where, in the opinion of
Rocky View County, further subdivision or development is unlikely to occur due to
technical limitations;
11
If, prior to the coming into force of this bylaw, Rocky View County imposed and collected a
fee or charge as a condition of a development permit or subdivision approval for the purpose
of new or expanded community recreation facilities, an off-site levy for the same purpose
may not be imposed in relation to the lands or portion of the lands that were the subject of
such fee or charge.
12
Despite any other provision in this bylaw, Rocky View County may impose further or different
off-site levies, duly imposed by bylaw, on any portion of lands that are the subject of a
development permit or subdivision approval and which the County has not already collected
the off-site levy imposed by this bylaw or any previous off-site levy bylaw authorized by the
Municipal Government Act or predecessor legislation for the same purpose as provided for
in this bylaw.
Exemptions to the Off-Site Levy
13
Despite any other provision of this bylaw, the off-site levy will not be imposed on subdivision
approvals as follows:
(1)
subdivision approvals in an agricultural district for agricultural uses when the
parcel(s) created as a result of the subdivision exceed 4.0 hectares (9.88 acres) and
where in the opinion of Rocky View County, further subdivision or development is
likely to occur;
(2)
subdivision approvals for first parcels out; or
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 4 of 20
(3)
subdivision approvals for boundary adjustments.
14
Despite any other provision of this bylaw, the off-site levy will not be imposed on
development permit approvals as follows:
(1)
development permit approvals for lands that are located within an agricultural or
residential district and where the development permit is issued for a temporary use
and subject to renewal; or
(2)
development permits issued for lands that are located within an agricultural or
residential district and where the development permit issued is for an accessory
building or does not result in an increase to the number of dwelling units on the lands.
15
Council, in its sole and unfettered discretion, may defer the imposition of the off-site levy
under this bylaw, in whole or in part, to the next development permit or subdivision approval
affecting the lands:
(1)
If Council determines that it is appropriate to defer the imposition of the off-site levy
on the lands as a condition of the development permit or subdivision approval; and
(2)
subject always to receipt of a report from Rocky View County or consultation with
the County.
16
The off-site levy, in whole or in part, will not be imposed on lands where Council determines,
in its sole and unfettered discretion, that the off-site levy should not be imposed.
Off-Site Levy Payments
17
Rocky View County may enter into agreements, including development agreements, with
owners of lands subject to the imposition of the off-site levy for the payment of the off-site
levy imposed on those lands by this bylaw.
18
The off-site levy imposed by this bylaw must be paid upon the earlier of the following dates:
(1)
the issuance of the development permit in respect of the lands if no development
agreement is required as a condition of the development permit approval;
(2)
prior to the endorsement of a plan of subdivision in respect of the lands if no
development agreement is required as a condition of the subdivision approval; or
(3)
the date(s) required for payment of the off-site levy as set forth within a development
agreement pursuant to the conditions of a development permit or subdivision
approval in respect of the lands.
19
Any payment of the off-site levy imposed by this bylaw that is not paid when due and owing
is a debt owing to Rocky View County and will be subject to interest as determined by the
County's policies. This provision does not affect any other remedy available to Rocky View
County for late or non-payments of the off-site levy.
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 5 of 20
20
When the owner of lands subject to the off-site levy imposed by this bylaw fails, neglects, or
refuses to pay the off-site levy imposed on the lands, to execute a required development
agreement addressing payment of the off-site levy imposed on the lands, or to provide
sufficient security for the payment of the off-site levy imposed on the lands, Rocky View
County may, in addition to any other rights or remedies available:
(1)
refuse to release a development permit or endorse a plan of subdivision until the
owner of the lands has paid the off-site levy imposed on the lands, has executed the
required development agreement address the payment of the off-site levy imposed
on the land, or has provided sufficient security for the payment of the off-site levy
imposed on the lands to the satisfaction of the Chief Administrative Officer, as the
context requires; or
(2)
commence court proceedings for the recovery of the off-site levy as an amount due
and payable to Rocky View County.
21
The Chief Administrative Officer may authorize and enter into development agreements that
provide a credit to an owner or developer to be applied towards payment of the off-site levy
payable by the owner or developer in relation to the following conditions:
(1)
in an amount equivalent to all or a portion of the cost of construction incurred by the
owner or developer for community recreation improvements, as determined by the
Chief Administrative Officer to qualify under this bylaw; and
(2)
in an amount up to two times the value of the Municipal Reserve dedication, not to
exceed the total leviable amount, in relation to a community recreation facility within
this bylaw's scope.
Determination of the Off-Site Levies
22
The off-site levy imposed by this bylaw was determined in accordance with the information
and calculations from the report prepared by Mooreview Management Consulting Inc. which
is incorporated into this bylaw by reference and will be disclosed by Rocky View County
upon request in accordance with section 30 of this bylaw.
23
The basis and determination of the off-site levy amount for each of the benefitting lands for
which an off-site levy has been imposed by this bylaw is shown in Schedules 'B-1' through
'B-3' and Maps 'B-1' through 'B-3' of this bylaw.
24
The total off-site levy amount imposed on lands that will require or benefit from the
construction of new or expanded community recreation facilities is shown in Schedule 'C' of
this bylaw.
25
With respect to the cost of borrowing incurred by Rocky View County to fund the construction
of new or expanded community recreation facilities pursuant to this bylaw:
(1)
the cost of borrowing accruing after the coming into full force and effect of this bylaw
will be calculated by Rocky View County and be required as part of the off-site levy
imposed and payable under this bylaw.
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 6 of 20
Off-Site Levy Administration and Off-Site Levy Fund
26
Council delegates to the Chief Administrative Officer the power and responsibility to
administer and enforce this bylaw.
27
The Chief Administrative Officer must establish, maintain, and administer an off-site levy
fund in accordance with the Municipal Government Act.
Annual Report to Council and Information Requests
28
The Chief Administrative Officer must, at least once per calendar year, provide Council with
a report detailing all off-site levies imposed under this bylaw, collections and expenditures
during the previous calendar year, unpaid off-site levy amounts as at the end of the previous
calendar year, funds on hand to meet anticipated expenditures during the current calendar
year, and updated estimates of the costs expected to be incurred in order to complete
construction of community recreation facilities for which the off-site levy has been imposed
by this bylaw.
29
Rocky View County must disclose full information regarding off-site levy calculations,
allocations, impositions, collections, costs, and payments upon request by an owner or
ratepayer.
Severability
30
Each provision of this bylaw is independent of all other provisions. If any provision of this
bylaw is declared invalid for any reason by a court of competent jurisdiction, all other
provisions of this bylaw will remain valid and enforceable.
Transition, Repeal, and Effective Date
31
This bylaw is passed when it receives third reading and is signed in accordance with the
Municipal Government Act.
32
This bylaw comes into full force and effect on January 31, 2026.
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 8 of 20
Bylaw C-8550-2024
Schedule 'A' - Definitions
1
"Accessory building" has the same meaning as in the Land Use Bylaw.
2
"Agriculture" or "agricultural" means any subdivision or development for an agricultural"
or agriculture use as contemplated in the Land Use Bylaw.
3
"Benefitting areas" means those lands within the respective benefitting areas of the
community recreation facilities as described in Schedules 'B-1' through 'B-3' of this bylaw.
4
"Boundary adjustment" means the adjustment of lot boundaries of parcels of lands without
the creation of additional lots.
5
"Building" has the same meaning as in the Land Use Bylaw.
6
"Chief Administrative Officer" means the Chief Administrative Officer of Rocky View
County pursuant to the Municipal Government Act or their authorized delegate.
7
Community Recreation Facilities" has the same meaning as provided for in the Municipal
Government Act and includes the facility, the associated infrastructure, the land necessary
for the facility, and related appurtenances.
8
"Council" means the Rocky View County Council.
9
"County" means Rocky View County.
10
"Development" has the same meaning as provided for in the Municipal Government Act.
11
"Development agreement" means a development agreement as provided for in the
Municipal Government Act.
12
"Development area" means the gross acreage of lands that are subject of the proposed
subdivision or development, including:
(1)
all buildings and other structures;
(2)
all driveway access areas;
(3)
all areas required to be landscaped as a condition of the development permit or
subdivision approval;
(4)
all storage and display areas directly associated with the development permit or
subdivision approval;
(5)
all parking areas required for the development permit or subdivision approval;
(6)
all areas utilized for the growing of crops that are the subject of the development
permit approval;
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 9 of 20
(7)
all areas to be designated as reserve lands or subject to exclusions below as a
condition of a subdivision approval; and
(8)
any areas that will be dedicated for roads or utilities as a condition of development
permit or subdivision approval.
Despite the above, development area does not include the following:
(9)
with respect to a development permits issued for a golf course, any portion of the
lands that are outside the scope of the development area outlined above (i.e.
hazards, roughs, greens, etc.);
(10)
with respect to development permits issued for a solar farm, any portion of the Lands
that are outside of the scope of the development area outlined above (i.e. solar
panels and electricity grid);
(11)
with respect to Subdivisions involving an existing dwelling, the subdivided parcel that
contains the existing dwelling;
(12)
all areas designated environmental reserve or subject to an environmental reserve
easement, each as defined within the Municipal Government Act as a condition of
subdivision approval; and
(13)
all areas designated as municipal reserve from the development area calculation,
where those lands include pathways or other recreation amenities, as defined within
the Municipal Government Act.
13
"Development permit" has the same meaning as in the Land Use Bylaw.
14
"Dwelling" has the same meaning as in the Land Use Bylaw.
15
"Dwelling unit" has the same meaning as in the Land Use Bylaw.
16
"First parcel out" has the same meaning as in the Land Use Bylaw.
17
"Industrial" means any subdivision or development for an industrial use as contemplated
in the Land Use Bylaw.
18
"Institutional" means any subdivision or development for an institutional use as
contemplated in the Land Use Bylaw.
19
"Land Use Bylaw" means Rocky View County's current Land Use Bylaw, as amended or
replaced from time to time.
20
"Off-site levy" or "off-site levies" means the off-site levy imposed by this bylaw.
21
"Off-Site Levies Regulation" means the Off-Site Levies Regulation, AR 187/2017, as
amended or replaced from time to time.
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 10 of 20
22
"Report" means the Technical Memorandum from Mooreview Management
Consulting Inc. dated May 12, 2025, and all supporting documents referred to therein.
23
"Reserve land" has the same meaning as provided for in the Municipal Government Act.
24
"Residential" means any subdivision or development for residential use as contemplated
in the Land Use Bylaw.
25
"Rocky View County" means Rocky View County or the geographical area within its
jurisdictional boundaries, as the context may require.
26
"Subdivision" has the same meaning as provided for in the Municipal Government Act.
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 11 of 20
Bylaw C-8550-2024
Schedule 'B-1' - Entire County Area Base Levy
Description:
Rocky View County requires new or expanded recreational facilities to accommodate projected
growth across the Entire County Area. The facilities included in the community recreation levy for
the entire County area are as follows:
-
Langdon Recreation Centre and Field House;
-
Indus Ice Rink Centre;
-
Conrich Community Event Centre and Sports Field;
-
South Springbank Community Facilities (consisting of Phase 1 community centre); and
-
Harmony Community Event Centre and Sports Field.
Benefitting Lands:
The lands included in the entire County area are the lands that are expected to access and will
benefit from the community recreation facilities as shown on Map 'B-1' of this bylaw.
All development across the entire County area is expected to benefit from the new or expanded
community recreation facilities in a 1:2 ratio (33.3%) relative to the benefits expected from the
development within either of the eastern or western catchment areas in Schedules 'B-2' and 'B-3'
of this bylaw. As such, 33.3% of each community recreation facility's net capital costs have been
allocated to the entire County area for the purposes of calculating the base levy rate.
Estimated Costs:
The estimated net capital costs for the community recreation facilities allocated to the entire County
area for the purposes of calculating the base levy rate are as follows:
Langdon Recreation Centre and Field House
$ 12,535,412
Indus Ice Rink Centre
$ 3,594,186
Conrich Community Event Centre and Sports Field
$ 5,372,715
South Springbank Community Facilities (Phase 1)
$ 5,225,455
Harmony Community Event Centre and Sports Field
$ 2,939,243
TOTAL
$29,667,012
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 12 of 20
Benefit to New Development:
Costs and benefits were allocated between new and existing development in accordance with the
report prepared by Mooreview Management Consulting Inc. and the growth projections and
development forecasts contained in the report.
The base levy calculation consists of two portions:
(1)
A total of $15,867,681 is allocated to new development (both residential and non-residential)
forecasted to occur in the twenty years between 2024-2043 based on a development
forecast of 13,657 acres across the entire County area.
(2)
An additional $24,459,093 is included in the base levy calculation to reflect the County's
approach of applying eastern and western catchment levies only to residential development,
while non-residential development is exempt. To account for this exemption, the associated
benefits were shifted from the eastern and western catchment area levy to the base levy,
ensuring costs are still proportionally recovered from all benefiting development. This
amount is also based on the same 20-year forecast of 13,657 acres of new development
across the County.
Combined, these two portions total $40,326,774 allocated to the base levy rate.
Levy Cost Calculation:
$40,326,774/13,657 acres = $2,953/per acre or $7,297/per hectare.
The base levy is to be charged to both residential and non-residential development.
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 13 of 20
Bylaw C-8550-2024
Schedule 'B-1' - Recreation Facility Levy
Map 'B-1' - Entire County Area
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 14 of 20
Bylaw C-8550-2024
Schedule 'B-2' - Eastern Catchment Area Levy
Description:
Rocky View County requires new or expanded recreational facilities to accommodate projected
growth in the eastern catchment area. The community recreation facilities included in the eastern
catchment area are as follows:
-
Langdon Recreation Centre and Field House;
-
Indus Ice Rink Centre; and
-
Conrich Community Event Centre and Sports Field.
(Known collectively as the "eastern community recreation facilities")
Benefitting Lands:
The lands included in the eastern catchment area are the lands that are expected to access and
will benefit from the eastern community recreation facilities as shown on Map 'B-2' of this bylaw.
All development within the eastern catchment area is expected to benefit from the new or expanded
community recreation facilities in a 2:1 ratio (66.7%) relative to the benefits expected from the
development across the entire County area in Schedule 'B-1' of this bylaw. As such, 66.7% of each
community recreation facility's net capital costs have been allocated to the eastern catchment area
for the purposes of calculating the eastern catchment levy rate.
Estimated Costs:
The estimated net capital costs for the eastern community recreation facilities allocated to the
eastern catchment area for the purposes of calculating the eastern catchment levy rate are as
follows:
Langdon Recreation Centre and Field House
$ 25,070,825
Indus Ice Rink Centre
$ 7,188,371
Conrich Community Event Centre and Sports Field
$ 10,745,431
TOTAL
$43,004,627
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 15 of 20
Benefit to New Development:
Costs and benefits were allocated between new and existing development in accordance with the
report prepared by Mooreview Management Consulting Inc. and the growth projections and
development forecasts contained in the report.
A total of $26,473,502 is allocated to new development forecasted to occur in the twenty years
between 2024-2043 based on a development forecast of 4,357 acres.
Levy Cost Calculation:
$26,473,502.00/4,357 acres = $6,076/per acre or $15,014/per hectare.
The eastern catchment levy applies to residential development as defined and imposed by this
bylaw.
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 16 of 20
Bylaw C-8550-2024
Schedule 'B-2' - Recreation Facility Levy
Map 'B-2' - Eastern Catchment Area
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 17 of 20
C-8550-2024
Schedule 'B-3' - Western Catchment Area Levy
Description:
Rocky View County requires new or expanded recreational facilities to accommodate projected
growth in the western catchment area. The community recreation facilities included in the western
catchment area are as follows:
-
South Springbank Community Facilities (consisting of Phase 1 community centre); and
-
Harmony Community Event Centre and Sports Field.
(Known collectively as the "western community recreation facilities")
Benefitting Lands:
The lands included in the western catchment area are lands that are expected to access and will
benefit from the western community recreation facilities as shown on Map 'B-3' of this bylaw.
All development within the western catchment area is expected to benefit from the new or
expanded community recreation facilities in a 2:1 ratio (66.7%) relative to the benefits expected
from the development across the entire County area. As such, 66.7% of each facility's net capital
costs have been allocated to the Western Catchment Area for the purposes of calculating the
Western Catchment Levy Rate.
Estimated Costs:
The estimated net capital costs for the western community recreation facilities allocated to the
western catchment area for the purposes of calculating the western catchment area levy rate are
as follows:
South Springbank Community Facilities (Phase 1)
$10,450,911
Harmony Community Event Centre and Sports Field
$ 5,878,487
TOTAL $16,329,398
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 18 of 20
Benefit to New Development:
Costs and benefits were allocated between new and existing development in accordance with the
report prepared by Mooreview Management Consulting Inc. and the growth projections and
development forecasts contained in the report.
A total of $8,624,558 is allocated to new development forecasted to occur in the twenty years
between 2024-2043 based on a development forecast of 2,988 acres.
Levy Cost Calculation:
$8,624,558.00/2,988 acres = $2,887/per acre or $7,134/per hectare.
The western catchment levy applies to residential development as defined and imposed by this
bylaw.
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 19 of 20
C-8550-2024
Schedule 'B-3' - Western Catchment Area Levy
Map 'B-3' - Western Catchment Area
Bylaw C-8550-2024
Community Recreation Off-Site Levy Bylaw
Page 20 of 20
C-8550-2024
Schedule 'C' - Summaries of Off-Site Levy
Community Recreation Facilities
Area
Rate
Map
Entire County Area Base
Levy
$2,953 per gross acre
Schedule 'B-1' / Map 'B-1'
Eastern Catchment Area
Levy
$6,076 per gross acre
Schedule 'B-2' / Map 'B-2'
Western Catchment Area
Levy
$2,887 per gross acre
Schedule 'B-3' / Map 'B-3'