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Bylaw 27-2025
Page 1
BYLAW 27-2025
ARDROSSAN OFF-SITE LEVY BYLAW
The Municipal Government Act, RSA 2000, c M-26, as amended, provides that a
council of a municipality may enact a bylaw to provide for the imposition of off-site
levies in respect of lands that are to be developed or subdivided, and to authorize
agreements to be entered into in respect of the payment of the levies;
The County has engaged in consultation with representatives of the development
industry to address and define existing and future infrastructure requirements of
the County with respect to circumstances of the County and the benefits of
development within the Ardrossan Development Region;
The County has prepared a Report respecting existing and future costs for Off-Site
Infrastructure for the Ardrossan Development Region which sets out a fair and
equitable calculation of Off-Site Levies in accordance with the, Municipal
Government Act, RSA 2000, c M-26, as amended, and the Off-Site Levies
Regulation, Alta Reg 187/2017, as amended;
This Bylaw has been advertised pursuant to the requirements of the Municipal
Government Act, RSA 2000, c. M-26, as amended;
The County has considered and applied the principles and criteria specified in
section 648.2 of the Municipal Government Act, RSA 2000, c M-26, as amended,
and the Off-Site Levies Regulation, Alta Reg 187/2017, in the development of the
off-site levies established by this Bylaw; and
Council deems it desirable and expedient to impose certain off-site levies for the
Ardrossan Development Region and to authorize agreements to be entered into in
respect of the payment of the levies;
Council enacts:
PART I - PURPOSE, DEFINITIONS, AND INTERPRETATION
Purpose
1 The purpose of this Bylaw is to:
(a) provide for the imposition and payment of off-site
levies in respect of lands within the Ardrossan
Development Region that are to be developed or
subdivided; and
(b) authorize an agreement to be entered into in respect
of the payment of off-site levies.
Definitions
2 In this Bylaw:
(a) "Act" means the Municipal Government Act, RSA 2000,
c M-26, as amended or repealed and replaced from
time to time;
Bylaw 27-2025
Page 2
(b) "Agreement" means the "agreement" referred to in
sections 648, 650 and/or 655 of the Act;
(c) "Ardrossan Development Region" includes the area of
land, within the boundaries of the County, that is
identified in Schedule "A";
(d) "Bylaw" means this off-site levy bylaw established by
the County;
(e) "Chief Commissioner" means the chief administrative
officer of the County, or delegate;
(f) "Council" means the Council of the municipal
corporation of Strathcona County;
(g) "County" means the municipal corporation of
Strathcona County, a specialized municipality
established under the authority of the Act and Order in
Council 761/95;
(h) "Developable Land" means all land contained within
the Ardrossan Development Region:
(i) upon which Development takes place after the date
of passing of this Bylaw; or
(ii) for which Subdivision approval is obtained after the
date of passing of this Bylaw;
excluding all Developed Land;
(i) "Developed Land" means land that has been subject to
Development or a Subdivision prior to the date of
passing of this Bylaw, and in respect of which off-site
levies for the same infrastructure have been paid,
taking into account any applicable levy credits that
have been provided by the County;
(j) "Development" means "development" as defined in
section 616 of the Act;
(k) "Growth" shall mean:
(i) the creation of new lots through Subdivision; and
(ii) the occurrence of Development;
(l) "Off-Site Infrastructure" means those components and
projects referred to in the Report, in relation to water
Bylaw 27-2025
Page 3
supply facilities and infrastructure, wastewater facilities
and infrastructure, and transportation infrastructure,
required for or impacted by a Subdivision or
Development;
(m) "Off-Site Levy" means an off-site levy imposed
pursuant to this Bylaw under the authority of the Act;
(n) "Off-Site Levy Accounts" means the separate accounts
for the funds collected from the Off-Site Levies for
each type of Off-Site Infrastructure to be established
and maintained for the purposes of receiving, holding
and expending Off-Site Levies collected and disbursed
under the authority of this Bylaw and the Act;
(o) "Report" means the Summary of Leviable
Infrastructure attached as Schedule "C"; and
(p) "Subdivision" means "subdivision" as defined in section
616 of the Act.
Interpretation
3 The following rules apply to interpretation of this Bylaw:
(a) all schedules attached to this bylaw form a part of this
Bylaw;
(b) the word "including" means "including, but not limited
to";
(c) headings, titles, margin notes, and preambles in this
Bylaw are for ease of reference only;
(d) gender-specific words, phrases, and references are
intended to be gender-neutral, and the singular
includes the plural as the context requires;
(e) every provision of this Bylaw is independent of all
other provisions and if any provision of this Bylaw is
declared invalid by a Court, all other provisions of this
Bylaw remain valid and enforceable; and
(f) references to Bylaws and enactments in this Bylaw
include amendments and replacement bylaws and
enactments, and regulations and orders thereunder.
Compliance with
Other Legislation
4 Nothing in this Bylaw exempts any person from complying
with the requirements of any other bylaw or any federal,
provincial, or municipal legislation, approval process,
licensing or permitting regime.
Bylaw 27-2025
Page 4
PART II - OFF-SITE LEVIES AND DEVELOPER AGREEMENTS
Imposition of Levy
5 There is hereby imposed a levy which shall be known as an
Off-Site Levy in respect of all Developable Land.
6 The amount of the Off-Site Levy imposed is as calculated in
Schedule "B".
7 The Off-Site Levy is comprised of the Off-Site
Infrastructure, and pursuant to the calculation details
contained in this Bylaw and the Report.
8 The Off-Site Levy will be assessed on all Developable Land
on a per hectare basis, as provided in Schedule "B" of this
Bylaw, excluding those portions of Developable Land that
are designated pursuant to a Subdivision as:
(a) arterial or rural grid road rights of way;
(b) environmental reserve;
(c) PUL dedicated for a stormwater management facility;
and
(d) those lands excluded by the County, in its sole
discretion, which are dedicated for the preservation of
trees, natural habitat, or parks and natural areas
dedicated as MR; PROVIDED THAT such lands are not
utilized for PUL or utility requirements and are deeded
to the County.
9 Unless an Agreement provides otherwise, the Off-Site Levy
is due and payable at the times specified in Schedule "C" of
this Bylaw.
10 Where a party upon whom an Off-Site Levy is imposed
fails, neglects or refuses to pay the Off-Site Levy, the
County may, without limiting any other remedy available,
refuse to endorse a plan of Subdivision or issue a
Development permit in relation to the Developable Land
until the Off-Site Levy has been paid in full or an
Agreement has been entered into that provides for the
payment of the Off-Site Levy.
Bylaw 27-2025
Page 5
Objects, Principles
and Criteria
11 The objects, principles and criteria of the Off-Site Levy
shall be in accordance with the following:
(a) This Bylaw creates an Off-Site Levy to provide funds
for the construction of Off-Site Infrastructure required
for Growth.
(b) Development in new Growth areas through Off-Site
Levies will provide the capital that will fund the
infrastructure required for Growth. Those who benefit
from the infrastructure, which is defined by all
Developable Land in the Ardrossan Development
Region, should share proportionally in related costs.
(c) Provision of Off-Site Infrastructure by developers of
Developable Land will not create an advantage or
penalty due to the time or location of development.
(d) Off-Site Infrastructure will be provided to maintain
sustainable, cost effective and orderly Growth.
(e) The calculation of the Off-Site Levy should be an open
and transparent process.
(f) All funds collected from the Off-Site Levy will be
credited to separate and distinct, identifiable Off-Site
Levy Accounts, which may be invested as per the
County's investment policy until used for the
construction of the specified Off-Site Infrastructure.
The management of the Off-Site Levy Accounts should
be an audited process, with reports available to the
public and industry.
(g) The Off-Site Levy will help allow the County to recover
the cost of infrastructure required for Growth:
(i) using financing strategies that remain sustainable;
(ii) facilitating development by reducing risk on early
developers and ensuring future developers share
the costs of the facilities from which they benefit;
and
(iii) promoting cost effective and orderly development.
Bylaw 27-2025
Page 6
(h) The Off-Site Levy will help promote orderly
development by:
(i) providing Off-Site Infrastructure, once the
appropriate planning is in place, and when
warranted in development; and
(ii) providing infrastructure for contiguous
development.
(i) The Off-Site Levy will help create a transparent
process by:
(i) providing opportunity for affected landowners and
developers to provide input into the levy, its
definition and administration, through good faith
consultation;
(ii) conforming with the Act and the Off-Site Levies
Regulation, Alta Reg 187/2017; and
(iii) providing reports on the Off-Site Levy.
(j) The Off-Site Levy will help create a clear process for
calculation of the rate, levies and credits by:
(i) 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.
Agreements
12 The entering into of an Agreement with respect to,
amongst other things, the collection of an Off-Site Levy is
hereby authorized.
13 Council delegates, to the Chief Commissioner, the authority
to enforce and administer this Bylaw, including, but not
limited to, the authority to enter into Agreements on behalf
of the County, to defer or waive collection of the Off-Site
Levy imposed pursuant to this Bylaw, and to provide for
levy credits for other Off-Site Infrastructure constructed, or
contributed to, by a developer in calculating and/or
collecting an Off-Site Levy that becomes payable pursuant
to this Bylaw.
Bylaw 27-2025
Page 7
14 Council may from time to time adopt policies or guidelines
for the assistance and direction of the Chief Commissioner
in determining which Development and Subdivision
applications shall require an Agreement or where to defer
or waive collection of the Off-Site Levy imposed pursuant
to this Bylaw, or to provide for levy credits.
15 Where it is determined that an Agreement is appropriate
for any application for Development or Subdivision, the
applicant or the owner, as the case may be, shall enter into
an Agreement with the County and such Agreement shall
ensure that:
(a) provision be made for the payment of the Off-Site Levy
as specified in this Bylaw, or that provision may be
made for the deferring of payment of the Off-Site
Levies to a future time certain or uncertain, in which
case a requirement for security for the payment of
such deferred payment of any Off-Site Levy may be
imposed; and
(b) no further Off-Site Levy for a specific type of Off-Site
Infrastructure shall be required to be paid under
Agreements for lands, which are the subject of the
Development or Subdivision application, that have
been subject to previously imposed Off-Site Levies for
that specific type of Off-Site Infrastructure and which
such previous Off-Site Levies have been collected in
full, taking into account any levy credits that have
been provided by the County.
Accounting
16 All funds collected pursuant to this Bylaw shall be
accounted for in the Off-Site Levy Accounts and expended
only as permitted under the provisions of the Act.
17 There shall be separate Off-Site Levy Accounts for the Off-
Site Levies for each of the Off-Site Infrastructure types;
specifically, water supply facilities and infrastructure,
wastewater facilities and infrastructure, and transportation
infrastructure.
Review of Levy
Rates
18 The County shall review the Off-Site Levy rates once every
three years and shall amend the Bylaw to update the Off-
Site Levy rates accordingly.
19 In each year that the County does not conduct a review,
the County will adjust the amount of the Off-Site Levy rate
on December 31 of the non-review year by the annual
percentage change of the Building Construction Price Index
(non-residential) for the 12 month period from November
Bylaw 27-2025
Page 8
of the year before the non-review year to November of the
non-review year if the Building Construction Index is
positive. If the percentage change is zero or negative, the
Off-Site Levy rate shall not change. The change will be
effective commencing January 1st of the year following the
non-review year.
Annual Report
20 The Chief Commissioner shall report annually to Council
regarding the Off-Site Levy in a format acceptable to
Council. Notwithstanding the foregoing, the annual report
shall at a minimum include information on:
(a) the amount of each category of Off-Site Levy collected;
(b) the construction of any components of the Off-Site
Infrastructure;
(c) the expenditure of any of the Off-Site Levies that have
been collected;
(d) the interest accrued to each of the Off-Site Levy
Accounts; and
(e) the balance held in each of the Off-Site Levy Accounts.
The annual report shall be made publicly available.
General
21 Nothing in this Bylaw precludes the County from:
(a) imposing further or different levies, duly enacted by
bylaw, on any portion of the Developable Lands in
respect of which the County has not collected Off-Site
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 County imposed Off-Site
Levies, including requiring security for payment of such
deferred Off-Site levies; or
(c) reducing or forgiving payment of the Off-Site 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 Off-
Site Levies that become payable pursuant to this Bylaw
or any portion of the Developable Lands in respect of
the other off-site leviable infrastructure and facilities
not provided for in this Bylaw.
Bylaw 27-2025
Page 9
22 The Schedules to this Bylaw may be amended from time to
time by Council.
PART III - TRANSITIONAL AND REPEAL
Transitional
23 This Bylaw applies to:
(a) any Subdivision where the date of subdivision
endorsement occurs on or after the date this Bylaw
comes into force; and
(b) any Development where the date of issuance of the
development permit occurs on or after the date this
Bylaw comes into force.
24 Despite Section 23, the provisions of previous bylaws
imposing off-site levies continue to apply to all subdivisions
and developments where the date of the approving
authority's decision and the entering of a development
agreement providing for the application of the previous
bylaw occurred before the date this Bylaw comes into
force.
Repeal
25 Except as provided for in Section 24 Bylaw 19-2024 is
repealed.
FIRST READING:
June 24, 2025
June 24, 2025
SECOND READING:
THIRD READING: June 24, 2025
SIGNED THIS 24th day of June, 2025 .
Rod Frank
MAYOR
Sara McKerry
MANAGER, MUNICIPAL CLERK'S
OFFICE
Bylaw 27-2025
Schedule "A" Page 10
SCHEDULE "A"
MAP OF BENEFITING AREAS WITHIN THE ARDROSSAN
DEVELOPMENT REGION
Bylaw 27-2025
Schedule "B" Page 11
SCHEDULE "B"
OFF-SITE LEVY RATES
The Off-Site Levies payable pursuant to the Bylaw shall be in accordance with the
following table:
ARDROSSAN OFF-SITE LEVY RATES
Amount Per Developable Hectare
Water
$94,403
Wastewater
$67,161
Stormwater
n/a
Transportation
$98,657
TOTAL
$260,221
Bylaw 27-2025
Schedule "C" Page 12
SCHEDULE "C"
SUMMARY OF LEVIABLE INFRASTRUCTURE REPORT
ARDROSSAN
2025
INFORMATION COMPILED BY:
PLANNING AND DEVELOPMENT SERVICES
FINANCIAL AND STRATEGIC SERVICES
UTILITIES
TRANSPORTATION ENGINEERING AND OPERATIONS
Bylaw 27-2025
Schedule "C" Page 13
INDEX
PAGE
SECTION 1 - GENERAL CRITERIA .............................................................. 14
1.1
CAPITAL COST FUNDING ALLOCATIONS ............................................. 14
1.2
LEVY ASSESSMENT ......................................................................... 16
1.3
DETERMINATION OF BENEFITING AREA ............................................. 16
SECTION 2 - WATER ................................................................................ 18
2.1
OVERVIEW .................................................................................... 18
2.2
WATER FACILITIES FUNDED BY OFF-SITE LEVIES ................................ 18
SECTION 3 - WASTEWATER ....................................................................... 21
3.1
OVERVIEW .................................................................................... 22
3.2
WASTEWATER FACILITIES FUNDED BY OFF-SITE LEVIES ...................... 22
SECTION 4 - STORMWATER ...................................................................... 25
4.1
OVERVIEW .................................................................................... 25
SECTION 5 - TRANSPORTATION ............................................................... 26
5.1
OVERVIEW .................................................................................... 26
5.2
ROAD RIGHT-OF-WAY REQUIREMENT ................................................ 26
5.3
TRANSPORTATION GRANTS ............................................................. 27
5.4
NOISE ATTENUATION FACILITIES ..................................................... 27
5.5
ARTERIAL ROAD ACCESSES AND INTERSECTIONS ............................... 27
5.6
ARTERIAL ROADWAY LANDSCAPING AND PEDESTRIAN LINKAGES.......... 27
5.7
SUBDIVISION IDENTIFICATION FEATURES ......................................... 27
5.8
UNDERGROUND POWER COSTS ........................................................ 28
5.9
CONSTRUCTION COST ESTIMATES .................................................... 28
5.10 TRANSPORTATION FACILITIES FUNDED BY OFF-SITE LEVIES ................ 28
Bylaw 27-2025
Schedule "C" Page 14
SECTION 1 - GENERAL CRITERIA
1.1
CAPITAL COST FUNDING ALLOCATIONS
A summary of developer and capital funding allocations for new development
is as follows:
1.1.1
On-site Water, Wastewater, Stormwater (including Stormwater Management
Facilities) & Local/Collector Transportation Systems
a. Funded by developer
b. Developer designs and constructs
1.1.2
Oversizing of on-site Water, Wastewater, Stormwater & Local/Collector
Transportation Systems
a. Funded by developer
b. Developer designs and constructs
c. Developer costs recovered from adjacent undeveloped benefiting lands
when they develop, based on cost of oversizing
d. Oversizing is typically identified at the detailed subdivision design stage
and the cost would be recoverable under the associated Agreement
e. For clarity, oversizing is defined as the extra cost over and above what is
required to service the adjacent local development area
1.1.3
Water Storage, Pumping and Treatment Facilities
a. Funded by the County
b. County designs and constructs
c. Capital costs recovered through utility rates
1.1.4
Off-Site Water Supply Main
a. Funded by developer based on proportional share of usage (by design
water usage percentage)
b. County funds remaining proportion for benefit by existing residents/users
c. County constructs and recovers proportional developer and capital costs
through Off-Site Levies and utility rates, respectively
1.1.5
Water Transmission Lines
a. Typically funded by developer, however can be based on proportional
share by area if distinct benefit can be demonstrated for existing
residents/users
b. Design and construction to be negotiated closer to trigger for its
construction; and
i)
If County constructs, capital costs are recovered through Off-Site
Levies, and utility rates if applicable; or
Bylaw 27-2025
Schedule "C" Page 15
ii) If Developer constructs, costs are recovered through water levy
account balances of collected Off-Site Levies and/or held as an over-
expenditure for recovery through future Off-Site Levy credits and if
applicable, a proportional capital budget contribution, subject to
approval by Council
1.1.6
Wastewater Conveyance (from Ardrossan lagoon to the ACRWC system)
a. Shared funding by developer and provincial grant
b. County designed and constructed with capital costs recovered through
Off-Site Levies
1.1.7
Off-Site Wastewater Collection Systems
a. Funded by developer
b. Developer designs and constructs
c. Developer costs are recovered through wastewater levy account balances
of collected Off-Site Levies and/or held as an over-expenditure for
recovery through future Off-Site Levy credits
1.1.8
Off-Site Wastewater Upgrades (to the existing system)
a. Funded by developer based on proportional share of area
b. County funds remaining proportion for benefit by existing residents/users
c. County constructs and recovers proportional developer and capital costs
through Off-Site Levies and utility rates, respectively
1.1.9
Off-Site Stormwater Management Systems
a. Not currently applicable to the Hamlet of Ardrossan
1.1.10 Off-Site Transportation Systems - Grid Road Upgrades
a. Funded by developer based on proportional share of projected traffic
generation
b. County
funds
remaining
proportion
for
benefit
of
existing
residents/background traffic
c. Design and construction for each project to be negotiated prior to the
requirement for its associated construction; and
i) If County constructs, capital costs are proportionally recovered
through Off-Site Levies; or
ii) If Developer constructs, costs are recovered proportionally through;
A. applicable transportation levy account balances of collected
Off-Site Levies and/or held as an over-expenditure for recovery
through future Off-Site Levy credits; and
B. capital budget contribution, subject to approval by Council
Bylaw 27-2025
Schedule "C" Page 16
1.1.11 Council Approval
a. All capital projects to be designed, constructed and/or funded by the
County are subject to Council approval in accordance with the Act.
1.2
LEVY ASSESSMENT
1.2.1
Levy Calculations
a. Levy calculations are based upon actual costs, if available, or engineering
cost estimates for proposed developer and capital projects.
b. Once projects are complete, Off-Site Levy calculations to be updated prior
to the next Off-Site Levy review and Bylaw amendment, to include actual
costs of completed work, including County financing costs if applicable.
1.3
DETERMINATION OF BENEFITING AREA
1.3.1
Development Region
The Ardrossan Development Region is the benefiting area of the Off-Site
Levies (See Schedule "A" of the Bylaw) comprising of approximately 248
hectares of gross area, of which approximately 148 hectares are identified as
developed or developable. This area has been determined on the basis of the
inclusion of the Ardrossan Area Structure Plan, comprising of approximately
150 hectares of gross area and 72 hectares of developed or developable
lands, and the Ardrossan East Area Structure Plan, comprising of
approximately 99 hectares of gross area and 76 hectares of developed or
developable lands. It is the developed or developable lands that require the
construction of the identified Off-Site Infrastructure to service new
subdivision and development.
Of this total area, approximately 76 hectares have been developed since 2014
and have paid contributions for the Off-Site Infrastructure to the County,
which have been credited and noted as such within this Report. There also
exists approximately 24 hectares of land which was developed prior to 2014,
which were not required to pay levies at the time of their development.
1.3.2
Levy Payment Policies
Except as otherwise included within an Agreement, each Agreement entered
into by the County in respect of any of the Developable Land shall make
provision for payment of all Off-Site Levies imposed by this Bylaw at the
following times:
a. Levies shall be paid on a parcel by parcel basis at the time of title transfer
by the developer or as otherwise required in accordance with a condition
of a subdivision approval or development permit issued by the County.
The calculation of the charge for each parcel shall be calculated by taking
the gross hectares of the development area multiplied by Off-Site Levies
and divided by the number of saleable lots within that particular stage.
Bylaw 27-2025
Schedule "C" Page 17
b. All levies shall be paid by the developer to the County no later than one
year following the date of execution of the Agreement. Caveats protecting
the County's financial interest shall be registered on all applicable titles
at the developer's expense.
c. Interest on overdue Off-Site Levies shall be calculated from 12 months
following the date of execution of the Agreement or as otherwise required
in accordance with a condition of a subdivision approval or development
permit, at a rate per annum equal to the Bank of Canada prime lending
rate plus 2%, and such interest rate shall be adjusted from time to time
in accordance with any change to such prime rate. For purposes of such
interest calculation, the prime rate established on the first business day
of a particular calendar month shall be utilized and deemed the prime
rate for that entire calendar month.
d. Any developer or its representative, who has been issued a notice of
default with the County or has failed to pay any off-site levies, fees or
contributions within 30 days of the invoiced date shall be subject to the
following:
i) For the first documented default or payment failure, they shall be
required to pay 50% of the Off-Site Levies or contributions payable
prior to registration of the plan of subdivision. The remainder of the
unpaid Off-Site Levies shall be paid no later than one year following
the date of execution of the Agreement.
ii) For the second documented default or payment failure, that
developer shall be required to pay 100% of the Off-Site Levies and
contributions owing prior to registration of the plan of subdivision.
iii) For the third documented default or payment failure, that developer
shall be required to pay 100% of all the Off-Site Levies and
contributions owing in conjunction with the execution of the
Agreement.
iv) Where a developer who has been subject to clauses i) through iii)
above, and has made all payments of levies and contributions as
required for the greater of, a minimum of two associated
Agreements or five years, that developer may be eligible to the
payment method in subsection i) above, at the County's discretion.
** Recognizing that individuals and corporations operate under
many different legal entities, the developer shall include
individuals, corporations, employees or representative
associated with the developer and shall not be tied to a
specific corporation or entity.
E. Where any developer or its representative is currently in default of any of
its obligations related to any previous Agreement, subdivision approval or
development permit, the County may, in its sole discretion, defer entering
into new Agreements or addendums until such time as all defaults have
been rectified to the satisfaction of the County.
Bylaw 27-2025
Schedule "C" Page 18
SECTION 2 - WATER FACILITIES
2.1
OVERVIEW
The County will provide a safe, reliable supply of potable water at an
acceptable level of service to the Hamlet.
Water Transmission Main costs will be shared equitably within the entire
service area on a gross development area basis as shown on Figure 2.1.
2.2
WATER FACILITIES FUNDED BY OFF-SITE LEVIES
2.2.1
Interim Water Supply Line (rural water connection)
a. This project connected a rural watermain to the existing Ardrossan
reservoir through the Four Ridges country residential subdivision, to
increase the reservoir filling capacity to delay the ultimate supply line
construction;
b. The connection was completed by the County for a total cost of $258,831
c. The entire cost of this project is attributed to the Development Lands and
will be fully recovered by Off-Site Levies, as it is required to support
continued development prior to construction of the ultimate dedicated
water supply line
d. This project does not benefit existing development
2.2.2
Ardrossan Reservoir Expansion (phase 1)
a. This project was constructed by the County for a total cost of $8,722,612
and was required to provide adequate levels of service for continued
development in Ardrossan
b. This facility will not be levied, but rather capital costs will be recovered
through water utility rates, similar to the Urban Service Area
2.2.3
Off-site Transmission Main (north)
a. This main was constructed by the County at a total cost of $2,548,586 to
provide fire flows to the Ardrossan school site, as well as to provide
adequate water looping for continued development in Ardrossan
b. The costs of this main will be shared between developers and the County
based on proportion of Development Land (79%) and existing area
developed prior to 2014 within the Hamlet of Ardrossan (21%)
c. The County will recover its proportion of capital costs (21%) through
water utility rates to capture the benefit to existing development and the
school
d. The remaining capital costs (79%) will be recovered through Off-Site
Levies, equal to the proportion of benefit to the Development Lands
Bylaw 27-2025
Schedule "C" Page 19
2.2.4
Off-Site Transmission Main (south)
a. This future main will provide adequate water servicing to the ultimate
Ardrossan development area
b. Transmission mains are typically constructed by the County; however,
the design and construction will be negotiated closer to the trigger for its
construction
c. The entire costs for this project will be recovered through Off-Site Levies,
as the off-site transmission main is only required to provide servicing for
the Development Lands
d. This project has no benefit to existing development
2.2.5
Dedicated Supply Line
a. This future dedicated supply line will connect the Sherwood Park urban
water system, running generally along Baseline Road, to the Ardrossan
water reservoir
b. This line will provide adequate supply for full build-out of Ardrossan,
including the municipal truck fill and existing users on this system
(Josephburg and the Lindale Park country residential subdivision)
c. The cost of this facility and its required land, will be shared between
developers and the County, based on the design capacity proportions
d. The County will recover its proportion of capital costs through water utility
rates for the proportion of existing and municipal benefit (44%)
encompassing:
-
the County truck fill;
-
Lindale Park country residential subdivision; and
-
the Hamlet of Josephburg
e. The remaining capital costs will be recovered through Off-Site Levies,
equal to the proportion of benefit to the Development Lands (56%)
2.2.6
Ardrossan and Josephburg Reservoir Expansion (phase 2)
a. Phase 2 of the Ardrossan reservoir expansion will be required to provide
adequate levels of service for full build-out of Ardrossan, including those
lands in the Ardrossan East ASP area
b. This facility will not be levied, but rather capital costs will be recovered
through water utility rates, similar to the Urban Service Area of Sherwood
Park
c. This project is anticipated to be required in approximately 2032,
depending on the pace of development, before the storage requirement
approaches the current capacity of 6,088 m3 of the two existing
reservoirs.
Bylaw 27-2025
Schedule "C" Page 20
*Actual costs of construction incurred by the County
Table 2.1: Ardrossan
2025 Water Facilities Cost Estimates
Project Description
Project Cost
Estimates
Developer
Levy Costs
Interim Water Supply Line
(rural water connection)
$258,831*
$258,831
Ardrossan Reservoir Expansion - phase 1
(design & construction)
$8,365,753*
n/a
Ardrossan Reservoir Expansion - phase 1
(site servicing)
$356,859*
n/a
Offsite Transmission Main - north
(design & construction)
$2,548,586*
$2,015,932
Offsite Transmission Main - south
(design & construction)
$2,611,000
$2,611,000
Dedicated Water Supply Line - Leviable
(design, land & construction)
$8,500,000
$4,751,500
Dedicated Water Supply Line - Truck fill
(non-leviable)
$2,350,000
n/a
Ardrossan East Reservoir Expansion - phase 2
(design & construction)
$3,656,000
n/a
Debenture Interest
$30,580*
$30,580
Table 2.2:
Total
Leviable Costs
Total Leviable
Hectares
within Benefiting
Area
Remaining
Leviable
Hectares
Off-Site
Levy Rate
$9,667,373
142.89 ha
66.99 ha
$94,403/ha
Table 2.3:
Total
Leviable Costs
Total
Collected Levies
Remaining
Leviable Costs
$9,667,373
$3,767,197
$5,900,176
Bylaw 27-2025
Schedule "C" Page 21
Figure 2.1:
Ardrossan
Water Levy Basin
Bylaw 27-2025
Schedule "C" Page 22
SECTION 3 - WASTEWATER
3.1
OVERVIEW
The County will provide a safe, reliable wastewater collection system at an
acceptable urban level of service.
The cost of wastewater facilities are to be shared equitably by the benefiting
area.
3.2
WASTEWATER FACILITIES FUNDED BY OFF-SITE LEVIES
3.2.1
Ardrossan Lagoon Discharge System (Forcemain and Gravity Trunk to the
ACRWC system)
a. This project provides a discharge connection for liquids from the existing
Ardrossan wastewater lagoon to the ACRWC system
b. This system consists of a lift station and 300mm wastewater forcemain
constructed west from the lagoon to the east side of Range Road 223, to
north of Highway 16 where it parallels the highway and subsequently the
CN rail tracks to a manhole located on the west of Range Road 231 where
it transitions to a 525mm gravity wastewater trunk to the ACRWC system
located at Range Road 232
c. This project was constructed by the County at a total cost of $9,520,584
d. Funding for this project included a mix of provincial grant in the amount
of $7,414,728, developer contributions from outside of the Ardrossan
Development Region in the amount of $472,550 and the remaining
balance of $1,633,306 via Off-Site Levies
3.2.2
Ardrossan Hamlet Lift Station to Lagoon
a. This project includes replacement of an existing lift station that was near
the end of its lifecycle, to continue providing servicing to existing
customers and to provide capacity for the ultimate Ardrossan
development area
b. This project includes two pumps in total, with staged installation
dependent on rate of growth
c. The ultimate project including the replacement lift station and the future
pump will be shared between developers and the County, based on
proportion of Development Land (80%) and existing area developed prior
to 2014 within the Hamlet of Ardrossan (20%)
d. The existing replacement lift station project was completed by the County
at a total cost of $3,708,136
e. County financing using a mix of utility reserve for the County portion and
debenture for the leviable portion was used for construction of the
replacement lift station
Bylaw 27-2025
Schedule "C" Page 23
f. The County will recover its proportion of capital costs through utility rates
for the proportion of benefit assigned to existing areas
3.2.3
Main Street Wastewater Upgrades
a. This future project is required to provide adequate wastewater capacity
to the ultimate development
b. The entire cost of this project is attributed the Development Lands and,
so will be fully recovered through Off-Site Levies
c. This project has no benefit to any existing development
d. This project will be constructed by the County with financing costs to be
recovered through Off-Site Levies
*Actual costs of construction incurred by the County
Table 3.1: Ardrossan
2025 Wastewater Facilities Cost Estimates
Project Description
Project Cost
Estimates
Developer
Levy Costs
Lagoon Discharge System
$9,520,584*
$1,633,306
Lift Station to Lagoon
$3,708,136*
$2,953,932
Main Street Pipe Upgrades
$746,000
$746,000
Additional Lift Station Pump
$197,000
$156,226
Debenture Interest
$186,735*
$186,735
Table 3.2:
Total
Leviable Costs
Total Leviable
Hectares
within Benefiting
Area
Remaining
Leviable
Hectares
Off-Site
Levy Rate
$5,676,198
142.89 ha
66.99 ha
$67,161/ha
Table 3.3:
Total
Leviable Costs
Total
Collected Levies
Remaining
Leviable Costs
$5,676,198
$2,171,533
$3,504,665
Bylaw 27-2025
Schedule "C" Page 24
Figure 3.1:
Ardrossan
Wastewater Levy Basin
Bylaw 27-2025
Schedule "C" Page 25
SECTION 4 - STORMWATER
4.1
OVERVIEW
In general, the topography of the hamlet and surrounding area slopes to
Pointe Aux Pins Creek, a natural drainage course which traverses the hamlet
in a southeast to northwest direction.
All stormwater management within the Hamlet of Ardrossan is to be designed
and constructed as on-site infrastructure, without any associated Off-Site
Levies being applicable at this time.
Bylaw 27-2025
Schedule "C" Page 26
SECTION 5 - TRANSPORTATION
5.1
OVERVIEW
Since the development of lands creates a demand for new arterial roadways
and an increase in capacities of existing arterial roads, these costs are to be
recovered proportionately from benefiting developments.
The Off-Site Levies contained herein are based on projected traffic volumes
for the land use and projected development pursuant to Bylaw 31-2019
Ardrossan Area Structure Plan and Bylaw 24-2019 Ardrossan East Area
Structure Plan, with full-built out assumed to be in 2038.
Proportionate share is assigned based on percentage of total projected traffic
generation attributed to development in relation to total traffic volumes at
full-build out, which also encompasses background traffic. Funding for the
above proportionate shares will be by Off-Site Levies and the County,
respectively.
For the purpose of defining arterial roads for the Ardrossan development area,
being within a rural setting, the County has assigned all impacted rural grid
roads (range and township roads) adjacent to the hamlet as leviable
infrastructure, which, if requiring improvements, are considered leviable
improvements proportionally funded by Off-Site Levies.
5.2
ROAD RIGHT-OF-WAY REQUIREMENT
New development will require arterial roadways and such roadways are
considered to benefit all new development. The construction of arterial roads
and the cost of land purchased for arterial road right-of-way is included in the
levy calculations as costs to be shared equitably by new development.
Where the arterial road traverses any parcel, the owner/developer of the land
will be required to dedicate land up to 24 metres in width for the purpose of
constructing the road. Where the arterial road is located on the boundary
between two parcels, each parcel will be required to dedicate 12 metres of
land, in addition to any existing road allowances. Where there is a
requirement for a second left turn lane at the arterial/arterial intersection,
the owner/developer will be required to dedicate land equal in width to the
additional wider road surface required to accommodate the second left turn
lane. Typically, the additional left turn requires a 3.5-metre-wide lane with a
taper on both sides of the intersection for transition of the arterial road right-
of-way back to its nominal width.
Further requirements at arterial/arterial intersections for parallel widening of
the rights-of-ways for the deceleration lane and acceleration lane, as well as
the corner cut-off for the arterial roads, will be purchased from the owners at
fair market values, and such costs included in the levy calculations. Road
right-of-way widths are as prescribed for each specific arterial roadway.
Bylaw 27-2025
Schedule "C" Page 27
5.3
TRANSPORTATION GRANTS
The application of grants for arterial road projects are reviewed annually and
annual levy calculations for arterial roads may reflect current grant
applications as determined by the County. Designation of grants to arterial
road projects shall be determined at the County's discretion.
5.4
NOISE ATTENUATION FACILITIES
Developers are responsible to construct required noise attenuation on a
project specific basis, in accordance with the County's Traffic Noise Policy
SER-009-027, and amendments thereto.
5.5
ARTERIAL ROAD ACCESSES AND INTERSECTIONS
Developers are responsible for the construction cost of intersections to
arterial roads required for access to their development, including
acceleration, deceleration, and median left turn bays, and related costs.
The cost of arterial road signals, will be shared in the following manner:
i)
Arterial/Arterial
Road
Intersections:
The
cost
of
signals
at
arterial/arterial road intersections will be included in the Off-Site
Levies.
ii) Residential Arterial/Collector Road Intersections: The cost of signals at
arterial roads/collector road intersections will be included in the Off-
Site Levies on a proportionate basis associated with the section of the
road infrastructure and the adjacent development.
Where arterial roads have been constructed by the County prior to
development of contiguous lands, the County may have constructed
components of intersections with the arterial road. These intersection costs
will be recovered from the adjacent property when it develops, at the time of
execution of a subdivision agreement or issuance of a development permit.
5.6
ARTERIAL ROADWAY LANDSCAPING & PEDESTRIAN
LINKAGES
Arterial roadway landscaping and pedestrian linkages required for new
development are included in calculations of Off-Site Levies.
5.7
SUBDIVISION IDENTIFICATION FEATURES
Developers and landowners are responsible for 100% of the capital costs of
subdivision identification features and related land requirements, pursuant to
the County's New Development Major Entrance Features Directive SER-008-
018D, and amendments thereto.
Bylaw 27-2025
Schedule "C" Page 28
5.8
UNDERGROUND POWER COSTS
Underground power costs have been added to the estimated construction
costs of applicable arterial roads and will be incorporated into the Off-Site
Levies.
5.9
CONSTRUCTION COST ESTIMATES
Construction costs are based on estimated unit rates for similar projects
applied to estimated construction quantities per kilometre of arterial road
built.
Construction cost estimates include all site preparation, earthwork, base and
surface construction, concrete work, markings, signage, utilities, landscaping,
land requirements, engineering, and related facilities.
5.10 TRANSPORTATION FACILITIES FUNDED BY OFF-SITE LEVIES
5.10.1 Range Road 221 Upgrades
a. This project is identified as future, and includes two segments from
Township Road 530 north to Collector Road B, as outlined in Table 5.1
b. An additional upgrade of the segment from Collector Road B to Township
Road 531 is currently being contemplated in the County's existing road
rehabilitation plan, which has not been reflected in the Off-Site Levies at
this time
5.10.2 Range Road 221A Upgrades
a. This project is identified as future, and includes four segments from
Township Road 530, north to Main Street, as outlined in Table 5.1
5.10.3 Range Road 222 Upgrades
a. This project is identified as future, and includes two segments from Third
Avenue to the north boundary of Ardrossan, including the roundabout at
the intersection with Main Street and all associated street lighting, as
outlined in Table 5.1
b. Some interim upgrades have been completed by the developer at the
existing intersection with Main Street, and the costs applied as a leviable
contribution for the portion anticipated to directly reduce future
roundabout construction costs
5.10.4 Township Road 530
a. This project is identified as future, and includes two roundabouts, one at
each intersection with Range Road 221 and Range Road 222, as shown in
Table 5.1
Bylaw 27-2025
Schedule "C" Page 29
*Actual costs of construction incurred by the County
5.10.5 Township Road 531
a. This project is identified as future, and extends from the boundary
between the Ardrossan Area Structure Plan and the Ardrossan East Area
Structure Plan, east to Collector Road A, as shown in Table 5.1
b. The east segment from Collector Road A to Range Road 221 is currently
being contemplated in the County's existing road rehabilitation plan and
has not been reflected in the Off-Site Levies at this time
Table 5.1: Ardrossan
2025 Transportation Facilities Cost Estimates
Project Description
Project Cost
Estimates
Developer
Levy Costs
Rge Rd 221: Collector Rd A to Collector Rd B
(incl. roundabouts)
$2,267,389
$1,904,607
Rge Rd 221: Twp Rd 530 to Collector Rd A
$566,848
$549,843
Rge Rd 221A: King St to south boundary of
Ardrossan
$451,212
$204,399
Rge Rd 221A: Main St to King St
$406,997
$197,801
Rge Rd 221A & Main St and Rge Rd 221A & King
St intersections
$615,053
$295,225
Rge Rd 221A: south boundary of Ardrossan to
Twp Rd 530 (including intersection tie-in at Twp
Rd 530)
$1,417,118
$600,858
Rge Rd 222 & Main St Roundabout (St.2)
$2,006,799
$1,328,501
Rge Rd 222 & Main St Interim intersection (St.1)
$337,539*
$223,451
Rge Rd 222 & Main St Streetlights
$64,626
$42,782
Rge Rd 222: Main St to north boundary of
Ardrossan
$584,798
$367,838
Rge Rd 222: Third Ave to Main St
$2,453,816
$934,904
Rge Rd 222 Streetlights
(Main St to north boundary of Ardrossan)
$22,387*
$14,081
Rge Rd 222 Streetlights
(Third Ave to Main St)
$54,184*
$20,644
Twp Rd 530 & Rge Rd 221 Roundabout
$2,404,285
$1,856,108
Twp Rd 530 & Rge Rd 222 Roundabout
$2,504,285
$1,434,955
Twp Rd 531: East/West ASP boundary to
Collector Rd A (including intersection at Collector
Rd A)
$850,000
$804,100
Bylaw 27-2025
Schedule "C" Page 30
Table 5.2:
Total
Leviable Costs
Total Leviable
Hectares
within Benefiting
Area
Remaining
Leviable
Hectares
Off-Site
Levy Rate
$10,780,097
142.89 ha
66.99 ha
$98,657/ha
Table 5.3:
Total
Leviable Costs
Total
Collected Levies
Remaining
Leviable Costs
$10,780,097
$3,313,589
$7,466,508
Bylaw 27-2025
Schedule "C" Page 31
Figure 5.1:
Ardrossan
Transportation Levy Basin