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TOWNOF SLAVELAKE
BY- LAW #16 - 1994
BEINGA BY-LAWOF THETOWNOF SLAVELAKEIN THEPROVINCEOF ALBERTATO
PROVIDEFORTHEiMPOSlTIONOF OFF-SITELEVIES.
WHEREAS,under the provisions of Section 76 of the Planning Act, being Chapter
P-9 of the Revised Statues of Alberto, 1980, and amendments thereto, the Council of the
Town of Slave Lake, in the Province of Alberta is authorized by By-Low to provide for the
imposition of on off-site levy in respect of land to be developed or subdivided;
AND WHEREAS,an off-site levy may be used only to pay for all or port of the capitol
cost of all or any of the following;
1.
New or expanded
facilities for the storage, transmission, treatment or supply of
water;
2.
New or expanded facilities for the treatment, movement or disposal of sanitary
sewage;
3.
New or expanded storm sewer drainage facilities; and
4.
Land required for or in connection with any facilities described in clauses 1 to 3.
NOW THEREFORE,
the Council of the Town of Slave Lake in the Province of Alberta,
duly assembled, hereby enacts as follows:
1.
An off-site levy shall be imposed on all lands to be developed or subdivided within
the corporate limits of the Town of Slave Lake and sholl be levied on ihe following
basis:
(a)
Residential
(i)
For each detached,
semi-detached,
or duplex dwelling,
including
mobile homes,the sum of $1,300.00,
(ii)
Foreach unit of multi/high density residential housing, triplex
and up, the sum of $600.00per unit and should the number of
units exceed 10,the sum of $300.00for each unit in excess of
10, or
(iii)
For each Mobile Home Park, the sum of $600.00 for each
parcel of single unit development.
(b)
Commercial
(i)
For each
commercial
development
an
off-site
levy
of
$2,100.00 per acre.
TOWNOF SLAVELAKE
BY-LAW#16-1994
(c)
Institutional
(i)
(d)
Industrial
(i)
Foreach institutional development an off-site levy of $2,100.00
per acre.
Foreach industrial development off-site levy of $1,400.00per
acre.
(e)
In addition to levies charged in 1.(0), (b), (c) and (d) an area specific levy
will be charged for the areas as outlined in Schedule (C). Areas (A), (B)
and (C).
(j)
(ii)
(iii)
For area (A) an off-site levy of $981.20 per acre increased
annually
commencing
on the
1st of April
1993 by the
Consumer Price Index for the previous year.
Forarea (B) an off-site levy of $1,204.80per acre increased
annually
commencing
on the
1st of April
1993 by the
Consumer Price Index for the previous year.
Forarea (C) an off-site levy of $1, 736.54per acre increased
annually
commencing
on the
1st of
April 1993 by the
Consumer Price Index for the previous year.
2.
The off-site levies described
in section
1 of this By-Law are determined
in
accordance with Schedule "A", "B"and "C"attached to this By-Lawand the off-site
levies collected
under this By-Law shall be utilized only for all or any of the
purposes authorized under subsection 76(2) of the Planning Act (Alberta), R.S.A.
1980,c. P-9.
3.
TheCouncil of the Townof Slav"eLake may enter into an agreement in respect to
payment of an off-site levy.
4.
In the absence of an Agreement for the payment of an off-site levy, whefe an
owner of land proposes to construct a development and the payment of an off-site
levy shall be required under this By-Law,the payment of the off-site levy shall be
made prior to the issuance of a development permit or where a development
permit is not required or is deemed approved, before the issuance of a building
permit in respect of such development.
I
5.
In the event that any of the levies imposed herein are not paid at the times
specified, the Secretary-Treasurer is hereby authorized to apportion the unpaid
sums of money on a pro-rate basis against each lot within the development and
charge said levy against the Tax Roll for each such lot in the same manner as
municipal taxes with the same priority as to lien and to payment thereof in
accordance
with the provisions of the Municipal Government Act, the Municipal
Taxation Act and the Tax Recovery Act.
TOWN OF SLAVE LAKE
BY - LAW
#16-1994
6.
Any off-site levy imposed under this By-Law or any previous By-Law, may be
collected once only in respect of iand that is the subject of a development or a
subdivision.
7.
In the event that land isto be redeveloped or resubdivided and no previous off-site
levies have been collected under this By-Lawor under any previous By-Law,the
off-site levies shall be due and payable if there is an increase in the intensity of
use, such payment to be made in accordance with Section 1 of this By-Lawand
at the discretion of the Development Officer.
8.
ThisBy-Law hereby repeals By-Law #15-1994.
9.
ThisBy-Law shall come into full effect upon the date of its ThirdReading.
READ A FIRST TIME THIS /3
DAY OFS~PTf:..YJ7(Jt;;te
,1994.
»c-;:~
>
SECRET~UREi<
READ A SECOND
TIME THIS / 3 DAY OF S~rOT~mtJC~
,1994.
IIJ:?
~!.A/
/MAYOR
d~~
/
SECRE~
REASURER
READ A THIRD TIME THIS /3
DAY OF 5 EiOTE. vnl)ER.
I 1994.
/d~
/MAYOR
d~9
SECRETA
TREASURER
TOWN OF SLAVELAKE
BY-LAW #16-1994
SCHEDULE"A"
ITEM/FUNCTION
Residential
Comm.
/
Industrial
Debenture
-
Institutional
Debenture x 20%
(Comm. +
Debenture x 20% x
x 33%*
Industrial)
50%*
Water Treatment
$1,700,000.
Debenture
$ 1,417,800.00
$ 170,000.00
$ 112,200.00
Water Transmission
$1,288,380.
Debenture
$ 1,074,509.00
$ 128,838.00
$
85,033.00
Water Storage
&Pumping
$1,500,000.
Debenture
$ 1,251,000.00
$ 150,000.00
$
99,000.00
Sewage Treatment
& Disposal
$2,500,000.
Debenture
$ 2,085,000.00
$ 250,000.00
$ 165,000.00
Lift Station "C"
$160,000.
Debenture
$
133,440.00
$
16,000.00
$
10,560.00
S.W. Drainage
Basin $157,000.
Debenture
$
131,263.00
$
15,740.00
$
10,388.00
I TOTALS
I $ 6.093,012.00
I $
730.578.00
I $ 482,181.00
I
Remaining
Developable
Lands
-
1,760 Acres
- 60% Residential
- 20% Comm/lnstit.
- 20% Industrial
- 1,056 Acres
352
-
352
$6.093.012,00
=
$5.769.90
=
$1,282.20
(Averaged
to $l,300.00/dwelling)
1,056 Acres
4.5
=
$5.770.00 =
$577.00
(Averaged
to $600.00/unit)
10
$730,578.00
=
$2,075.51
(Averaged
to $2,100.00/Acre)
352 Acres
$482,181,00
=
$1,369.83
(Averaged
to $1,400.00/ Acre)
352 Acres
* Commercial/Institutional
- Intensity of use, in relationship to one acre of land, is 50%
Industrial
- Intensity of use, in relationship to one acre of land, is 33%
TOWN OF SLAVE LAKE
BY - LAW #16-1994
SCHEDULE "B"
OFF-SITE LEVIES
The South
Sanitary
Trunk
Sewer
primarily
serves
the
area
for
development
south
of
Highway
#2 referred
to as the "Catchment
Area".
The catchment
area
is required
to repay
a prorated
portion
of the $2,000,000
loan from
APWSS.
Also to be recovered
is the town
portion
of funding
for the
main,
excluding
grants
and the S.E. relief sewer portion
of the
project.
There are 3 sub catchment
areas
that will have different
rates, depending
on size of area and length
of trunk sewer needed
to serve each
area.
South Expansion
Area Structure
Plan report
covers
areas contributing
for each
segment.
The cost of the trunk
sewer
must be split up in the following
sections.
(Refer to APWSS agreement
revised
Schedule
"A ")
- Section
(1)
Main
Outfall
(manhole
1 to 16)
- Section
(2)
Subdivision
Lateral
- Section
(3)
South-east
Lateral
(manhole
16 to 24)
- Section
(4)
South-west
Lateral
east of Sawridge
Creek
(manhole
16 to 37)
- Section
(5)
South-west
Lateral
east side of Sawridge
Creek
to Lift station
including
link sewer to the south west.
$1,742,397.
$ 142,927.
$ 350,017.
$1,006,864.
$745.440,
TOTAL PROJECT COST = $3,987,645.
Section
costs
were
determined
by applying
the
cost
of securing
easements
for each
section,
adding
the cost of construction
for each
section
and then
distributing
the costs
of
Engineering
and
miscellaneous
project
costs
to
each
section,
in
proportion
to
construction
costs.
See Table 2.
Areas
served
by each
section
are as follows.
(Refer to APWSS agreement
revised
Schedule
"C")
- East area
(A)
- Cental
area
(B)
- West area
(C)
Total Area =
255.6 ha.
90.6 ha.
357.8 ha.
704.0 ha.
The $2,000,000
APWSS contribution
must
be
allocated
on
a
prorated
basis
to the
4
sections
(1), (3), (4) and
(5).
Area
levies per hectare
must be
determined
for each
area
(A), (8) and
(C) to recover
the $2,000,000
over the three
areas.
TOWN OF SLAVE LAKE
BY-LAW
#16-1994
SCHEDULE "B"
An area specific
off site levy is required
to recover
the town cost from the benefiting
area.
Total Project
Cost
Less APWSS Funding
Grants
Less relief sewer
section
Town cost to be recovered
$3,987,645
-2,000,000
-1,420,000
- 142,927
=$424,718
Financing
costs should
be added
to this cost.
The recovery
of the levy will be slow as it
covers
a development
area
to serve a
population
of 23,000.
Which
would
take
longer
than
any
projected
time to reach.
SECTION
COST
APWSS
TOWN COST
AT&U
TOWN
*
including
GRANT
COST for
grant
-
**
levy
(Note
1)
APWSS
(Note
2)
share
1
$1,742,397
$
906,385
$
836,012
$
643,533
$192,479
2
-----
-----
-----
-----
$142,927***
3
$
350,017
$
182,077
$
167,940
$
129,274
$ 38,666
4
$1,006,864
$
523,765
$
483,099
$
371,873
$111,226
5
$
745,440
$
387,773
$
357,667
$
275,320
$ 82,347
TOTAL
$3,987,645
$2,000,000
$1,844,718
$1,420,000
$424,718
* (Note
1) Total cost main
trunk
only
sections
1, 3, 4 and 5.
Sec.
1
$1,742,397
Sec. 3
350,017
Sec. 4
1,006,864
Sec. 5
745.440
$3,844,718
Percentage
of 2,000,000
of this total:
2,000,000/3,844,718
= 0.520194
** (Note 2) Grant revenue
of 1,420,000 applied
on prorated
basis to total cost less APWSS
share
less section
#2 cost.
$3,987,645
-2,000,000
-
142.927
$1,844,718
1,420,000/
1,844,718
= 0.7697653
***
(Note
3)
To be funded
by Utility system
debenture
payments.
TOWN OF SLAVE LAKE
BY - LAW
#16-1994
SCHEDULE "B"
LEVIESFOR APWSS $2,000,000
REPAYMENT
SECTION
APWSS
BENEFITTING
RATE (A)
RATE (B)
RATE (C)
SHARE
AREA
1
$
906,385
(ABC)
704.0
$1,287.48
$1,287.48
$1,287.48
ha
3
$
182,077
(A) 255.6
$ 712.35
--_ ...-
-----
ha
4
$
523,765
(BC) 448.4
--_ .....
$1,168.08
$1,168.08
ha
5
$
387,773
(C) 357.8
-----
-----
$1,083.77
ha
I TOTAL
I $2,000,000
I
uu_
1 $1,999.83
I $2,455.56
I $3,539.33
I
NOTE: Section
5 has been
changed
to Forcemain
and
Liftstation
and some gravity
main
north
of Highway
#2.
The concept
is still the same
for levy determination.
The APWSS levies are to be increased
annually
commencing
on the
1st of April
1993 by
the Consumer
Price Index
for the previous
year.
No other
financing
costs are added.
LEVIESTO RECOVER TOWN'S PORTION OF TRUNK SEWERCOSTS
SECTION
TOWN
BENEFITTING
RATE (A)
RATE (B)
RATE (C)
SHARE
AREA
1
$192,479
(ABC)704
$273.41
$273.41
$273.41
ha
3
$ 38,666
(A) 255.6
$151.28
-----
-----
ha
4
$111,226
(BC) 448.4
-----
$248.05
$248.05
ha
5
$ 82,347
(C) 357.8
---- ..
-----
$230.15
ha
I TOTAL
I $424,718
I -----
I $424.69
I $521.46
I $751.61
I
NOTE: These levies
do not include
financing
costs.
Total levies
for each
area:
Area
(A)
Area
(B)
Area
(C)
$1,999.83
+ $424.69 = $2,424.52
per ha = $981.20 per acre
$2,455.56
+ $521.46 = $2,977.02
per ha = $1.204.80
per acre
$3,539.33
+ $751.61 = $4,290.94
per ha = $1.736.54
per acre
TABLE 1
SOUTH SANITARY TRUNK SEWERBudget
at Completion
TOWN OF SLAVE LAKE
BY - LAW
#16-1994
1989
1990
1991
1992
1993
1994
CROSS TOTALS
I REVENUE
I
Public
Works
$ 25,535.79
----
-- .-.-
$ 1,974,464.21
----
----
$2,000,000.00
Transportation
Utilities
-_ .-...
----
----
$ 1,420,000.00
----
----
$1,420,000.00
Offsite
Levies
----
.. ---
..-_ ..
$
550,000.00
----
_ -..-. -
$
550,000.00
Town
Debenture
--- ..
----
----
$
157,000.00
----
----
$
157,000.00
TOTAL
$ 25,535.79
----
-- ..-
$ 4,101,464.21
-......
----
$4,127,000.00
I EXPENDITURES
I
Easements
$
8,700.00
($1,500.00)
$ 23,601.00
$
38,723.84
$ 15,692.00
----
$ 85,216.84
Getkate
Construction
........
----
----
$3,138,032.87
$203,879.63
$
6,182.07
$3,348,094.57
Associated
Engineering
$
76,814.58
$ 111,042.50
$ 4,856.90
$
93,698.06
$
14,883.85
$ 4,696.36
$
305,992.25
Town
Engineering
$ 25,000.00
$
15,000.00
$ 5,000.00
$
75,000.00
$ 20,000.00
----
$
140,000.00
Miscellaneous
$
4,150.00
$
6,185.36
$10,616.10
$
69,020.36
$
13,074.49
$ 6,687.13
$
109,733.44
YEAR TOTALS
$ 114,664.58
$130,727.86
$44,074.00
$3,414,475.13
$267,529.97
$17,565.56
$3,989,037.10
GEN. LEDGER CLOSE
$
77.829.52
$167,562.92
$44,074.00
$3,414,475.73
$267,529.97
EXP.lN
1989 $36,835.06
Under
Budget
$137,963.00
Pub. Work
($36,835.06)
TOWN OF SLAVELAKE
BY -LAW #16-1994
TABLE2
SOUTHSANITARYTRUNKSEWER
Distribution of Project Costs to Sections
SECTION1
SECTION2
SECTION3
SECTION4
SECTION5
TOTALS
Main Outfall MH 1 to
Subdivision Lateral
S.E.Lateral
S.W. Lateral
S.W.Lateral
16
MH 16 to 24
Eof Creek MH
W of Creek
16 to 37
of MH 37
Easements
$
2,880.00
----
~---
$
48,524.84
$ 33,812.00
$
85,216.84
Getkate
Construction
$1,492,421.00
$122,624.00
$300,298.00
$
822,209.00
$610,543.00
$3,348,095.00
Associated
Engineering
$ 135,777.00
$ 11,156.00
$ 27,320.00
$
74,802.00
$ 55,545.00
$ 304,600.00"·
Town Engineering
$
62,405.00
$
5,128.00
$ 12,557.00
$
34,380.00
$ 25,530.00
$ 140,000.00···
Miscellaneous
$
48,914.00
$
4,019.00
$
9,842.00
$
26,948.00
$ 20,010.00
$ 190,733.00···
TOTALS
$1,742,397.00
$142,927.00
$350,017.00
$1,006,863.84
$745,440.00
$3,987,664.84
--- Distributed on basis of contract
costs.
I'
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PLAN
SEWERAGE
SYSTUv\
EXISTING
FOACfMAIN
LEGEND
EXISTING
un
STATK>N
EXIS TlNG
SANrrARY
SEWER
All
EXtSTlNG
SEWEll: DIAMETERS Ale
200------lNlfSS
OrHE~se
INDtCATEO.
SANIT~
TRUNK lNT'ERSECTlON
NUI,486l:
PROPOSED
tNVERTED
PIPE
SIPHON
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CAJCHMENT
BOUNDAIN
EXIS7lNe.,,; ~::s,.,..--ffRUfNT
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fUTURE
SA;"lTARY
SEWER
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PROPOSED
SANITARY
So;.U{EI!:
PROroSEO
fORCE MAIN
NOTE'
-
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@"
----~--_.
SCALE
1: 25000
(APPROX')
METERS.500
0
500
1000METeRS
II
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1000
SOO
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--
---
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SANITARY
ASSOCIATED
A":::'
ENGINEERING
IT:
TOWN
OF
SLAVE LAKE
SOUTH
EXPANSION
AREA
STRUCTURE
f.:i.
SCHEDULE"
C"
B~NC:FITING LAND
COST R~COVERY BASIS
RECOVERABLE COSTS:
~2,000,000
BENEFITING AREA A
255.6 ha
BENEFITING AR~A B
90.6 ha
BENEFITING AREA C
357.8 ha
UNIT RECOVERY COST ON
EA::H
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