Bylaw 28-2025 Urban Services Area Country Residential/Estate and Rural Road Off-Site Levy
Strathcona County, Alberta
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Bylaw 28-2025
Page 1
BYLAW 28-2025
URBAN SERVICES AREA, COUNTRY RESIDENTIAL/ESTATE
AND RURAL ROAD 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 Urban Services Area, Country Residential/Estate and Rural
Development Regions;
The County has prepared a Report respecting existing and future costs for Off-site
Infrastructure for the Urban Services Area, Country Residential/Estate and Rural
Development Regions 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
Urban Services Area, Country Residential/Estate and Rural Development Regions
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 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:
Bylaw 28-2025
Page 2
(a) "Act" means the Municipal Government Act, RSA 2000,
c M-26, as amended or repealed and replaced from
time to time;
(b) "Agreement" means the "agreement" referred to in
sections 648, 650 and/or 655 of the Act;
(c) "Bylaw" means this off-site levy bylaw established by
the County;
(d) "Chief Commissioner" means the chief administrative
officer of the County, or delegate;
(e) "Council" means the council of the municipal
corporation of Strathcona County;
(f) "County" means the municipal corporation of
Strathcona County, a specialized municipality
established under the authority of the Municipal
Government Act, RSA 2000, c M-26 and Order in
Council 761/95; and
(g) "Developable Land" means all land contained within
the 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;
(h) "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;
(i) "Development" means "development" as defined in
section 616 of the Act;
(j) "Development Region" includes the area of land, within
the boundaries of the County, that is identified in
Schedules "A-1", "A-2", "A-3", "A-4", and "A-5";
(k) "Growth" shall mean:
(i) the creation of new lots through Subdivision; and
(ii) the occurrence of Development;
Bylaw 28-2025
Page 3
(l) "Off-Site Infrastructure" means those components and
projects referred to in the Report, in relation to water
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.
Bylaw 28-2025
Page 4
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.
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
(including roads, easements, public utility lots, municipal
reserve dedication, stormwater management facilities,
etc.) 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; and
(c) 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 the Developable
Land is over and above the 10% MR dedication
requirements and the land to be exempted is 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 28-2025
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) Off-Site Levies will provide the capital that will fund the
infrastructure required for Growth. Those who benefit
from the infrastructure, 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.
(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
Bylaw 28-2025
Page 6
(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.
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.
Bylaw 28-2025
Page 7
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.
16 In the event that any portion of the Developable Land is
proposed to be developed for any purpose which is
inconsistent with the use designated in Schedules "A-1",
"A-2", "A-3", "A-4" or "A-5", the Off-Site Levies payable
shall be calculated as if the said portion of the Developable
Land was proposed to be developed for the use designated
in Schedules "A-1", "A-2", "A-3", "A-4" or "A-5".
Accounting
17 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.
18 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, stormwater and
drainage facilities and infrastructure and transportation
infrastructure.
Review of Levy
Rates
19 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.
20 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
Bylaw 28-2025
Page 8
percentage change of the Building Construction Price Index
(non-residential) for the 12 month period from November
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
21 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
22 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 28-2025
Page 9
23 The Schedules to this Bylaw may be amended from time to
time by Council.
PART III - TRANSITIONAL AND REPEAL
Transitional
24 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) Development where the date of issuance of the
development permit occurs on or after the date this
Bylaw comes into force.
25 Despite Section 24, 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
26 Except as provided for in Section 25 Bylaw 20-2024 is
repealed.
FIRST READING:
June 24, 2025
SECOND READING: June 24, 2025
THIRD READING: June 24, 2025
SIGNED THIS 24th day of June, 2025 .
Rod Frank
MAYOR
Sara McKerry
MANAGER, MUNICIPAL CLERK'S
OFFICE
Bylaw 28-2025
Schedule "A" - Page 10
SCHEDULE "A-1"
URBAN SERVICES AREA
WASTEWATER TRUNKS BENEFITING AREAS
Bylaw 28-2025
Schedule "B" - Page 11
SCHEDULE "A-2"
URBAN SERVICES AREA
DRAINAGE BENEFITING AREAS
Bylaw 28-2025
Schedule "B" - Page 12
SCHEDULE "A-3"
URBAN SERVICES AREA
WATERMAINS BENEFITING AREAS
Bylaw 28-2025
Schedule "B" - Page 13
SCHEDULE "A-4"
URBAN SERVICES AREA
ARTERIAL ROADS BENEFITING AREAS
Bylaw 28-2025
Schedule "B" - Page 14
SCHEDULE "A-5"
RURAL ROAD LEVIES BENEFITING AREAS
Bylaw 28-2025
Schedule "B" - Page 15
SCHEDULE "B"
OFF-SITE LEVY RATES
The Off-Site Levies payable pursuant to the Bylaw shall be in accordance with the following
tables:
URBAN SERVICES AREA (SOUTH OF HWY 16) OFF-SITE LEVY RATES:
RESIDENTIAL:
North of Wye Rd,
Northwest/TUC Trunk Benefiting Area
Amount Per Gross Developable Hectare
Wastewater Trunks (NW/TUC)
$885
Water Transmission Mains
$16,286
Stormwater
See Sherwood Park Drainage Rates Below
Arterial Roads
$0
North of Wye Rd,
Central/North Trunk Benefiting Area
Amount Per Gross Developable Hectare
Wastewater Trunks (Central/N)
$7,136
Water Transmission Mains
$16,286
Stormwater
See Sherwood Park Drainage Rates Below
Arterial Roads
$0
North of Wye Rd,
Northeast Trunk Benefiting Area
Amount Per Gross Developable Hectare
Wastewater Trunks (NE)
$2,646
Water Transmission Mains
$16,286
Stormwater
See Sherwood Park Drainage Rates Below
Arterial Roads
$0
MIXED USE:
South of Wye Rd,
Northeast Trunk Benefiting Area
Amount Per Gross Developable Hectare
Wastewater Trunks (NE)
$2,646
Water Transmission Mains
$16,286
Stormwater
n/a
Arterial Roads
$18,224
South of Wye Rd,
Northwest/TUC Trunk Benefiting Area
Amount Per Gross Developable Hectare
Wastewater Trunks (NW/TUC)
$885
Water Transmission Mains
$16,286
Stormwater
n/a
Arterial Roads (South of Wye)
$18,224
Bylaw 28-2025
Schedule "B" - Page 16
INDUSTRIAL:
Industrial (Area 1 - East of Hwy 216),
Northwest/TUC Trunk Benefiting Area
Amount Per Gross Developable Hectare
Wastewater Trunks (NW/TUC)
$885
Water Transmission Mains
$16,286
Stormwater
See Sherwood Park Drainage Rates Below
Arterial Roads (Industrial Area 1)
$19,752
Industrial (Area 1 - East of Hwy 216),
Central/North Trunk Benefiting Area
Amount Per Gross Developable Hectare
Wastewater Trunks (Central/N)
$7,136
Water Transmission Mains
$16,286
Stormwater
See Sherwood Park Drainage Rates Below
Arterial Roads (Industrial Area 1)
$19,752
West of Hwy 216 Benefitting Area
Amount Per Gross Developable Hectare
Wastewater Trunks
* Contact the County for current connection
charges and contributions
Water Transmission Mains
$16,286
Stormwater
n/a
Arterial Roads
* Contact the County for current connection
charges and contributions
* Sanitary Sewer and Arterial Road Levy rates for the industrial lands West of Hwy 216
are not included in the levy bylaw, however connection charges and contributions in aid
of construction will be assessed through developer agreements.
SHERWOOD PARK DRAINAGE:
Drainage Benefiting Area
Amount Per Gross Developable Hectare
Area 1
$4,561
Area 2
$0
Area 3
$9,193
Bylaw 28-2025
Schedule "B" - Page 17
COUNTRY RESIDENTIAL/ESTATE AND RURAL ROAD
OFF-SITE LEVY RATES & CHARGES:
COUNTRY RESIDENTIAL/ESTATE:
Urban Water/Wastewater Level of Service (LOS):
Northwest/TUC Trunk Benefiting Area,
outside of USA
Amount Per Gross Developable Hectare
Wastewater Trunks (NW/TUC)
$885
Water Transmission Mains
$16,286
TOTAL
$17,171
Plus Rural Road Off-Site Levy
of $25,635/Lot
Varies Based on Number of Lots
Trickle Water / STEP Sewer (Rural LOS):
Northwest/TUC Trunk Benefiting Area
(see also Fees, Rates and Charges Bylaw)
Per Lot Charge
Wastewater Trunks (NW/TUC)
$885 / 10 lots per ha =
$89
Rural Road Off-Site Levy
$25,635
TOTAL
$25,724
Northeast Trunk Benefiting Area
(see also Fees, Rates and Charges Bylaw)
Per Lot Charge
Wastewater trunks (NE)
$2,646 / 10 lots per ha =
$265
Rural Road Off-Site Levy
$25,635
TOTAL
$25,900
* Country Residential/Estate wastewater charges are based on assumed typical 10 lots per hectare
density.
RURAL:
RURAL ROAD OFF-SITE LEVIES
Per Lot Charge
Rural Roads within Country
Residential/Estate Areas
$25,635
Rural Roads (other, not including
Heartland Area)
$7,636
Bylaw 28-2025
Schedule "C" - Page 18
SCHEDULE "C"
SUMMARY OF LEVIABLE INFRASTRUCTURE REPORT
URBAN SERVICES AREA (SOUTH OF HIGHWAY 16)
COUNTRY RESIDENTIAL/ESTATE AND
RURAL ROAD
2025
INFORMATION COMPILED BY:
PLANNING AND DEVELOPMENT SERVICES
FINANCIAL AND STRATEGIC SERVICES
UTILITIES
TRANSPORTATION ENGINEERING AND OPERATIONS
Bylaw 28-2025
Schedule "C" - Page 19
INDEX
PAGE
SECTION 1 - GENERAL CRITERIA................................................ 20
1.1 CAPITAL COST FUNDING ALLOCATIONS ....................................... 20
1.2
LEVY ASSESSMENT ...................................................................... 22
1.3
DETERMINATION OF BENEFITTING AREA ............................................ 22
SECTION 2 - WASTEWATER FACILITIES ..................................... 25
2.1 OVERVIEW ................................................................................... 25
2.2 WASTEWATER FACILITIES FUNDED BY OFF-SITE LEVIES ............. 25
SECTION 3 - STORMWATER ....................................................... 29
3.1 OVERVIEW ................................................................................... 29
3.2 DRAINAGE FACILITY UPGRADES FUNDED BY OFF-SITE LEVIES .... 29
SECTION 4 - WATER FACILITIES ............................................... 31
4.1 OVERVIEW ................................................................................... 31
4.2 WATER FACILITIES FUNDED BY OFF-SITE LEVIES ........................ 31
SECTION 5 - TRANSPORTATION ................................................. 35
5.1 OVERVIEW ................................................................................... 35
5.2 ROAD RIGHT-OF-WAY REQUIREMENT ........................................... 35
5.3 TRANSPORTATION GRANTS .......................................................... 36
5.4 NOISE ATTENUATION FACILITIES ................................................ 36
5.5 ARTERIAL ROAD ACCESSES AND INTERSECTIONS ....................... 36
5.6 ARTERIAL ROADWAY LANDSCAPING & PEDESTRIAN LINKAGES .... 37
5.7 ARTERIAL ROADCONSTRUCTION PROGRAMS ................................ 37
5.8 SUBDIVISION IDENTIFICATION FEATURES ................................... 37
5.9 UNDERGROUND POWER COSTS .................................................... 38
5.10 CONSTRUCTION COST ESTIMATES ............................................... 38
5.11 TRANSPORTATION FACILITIES FUNDED BY OFF-SITE LEVIES ....... 38
5.12 RURAL ROAD OFF-SITE LEVIES ......................................................... 43
5.13 COUNTRY RESIDENTIAL / ESTATE OFF-SITE LEVIES ............................ 44
Bylaw 28-2025
Schedule "C" - Page 20
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 Distribution, Wastewater, Storm Sewer & 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 the 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 Supply / Treatment Facilities
a. Funded by the County
b. County designs and constructs
c. Capital costs recovered through utility rates and/or local improvement
assessments
1.1.4 Water Transmission Lines
a. Funded by the developer
b. County typically finances, designs and constructs
c. Within the Urban Services Area, costs are recovered through Off-Site
Levies
d. Within the Country Residential/Estate and rural development areas, costs
are recovered through a combination of "contributions in aid of
construction", utility rates, and connection fees as established and set
forth under the County's Fees, Rates and Charges Bylaw
Bylaw 28-2025
Schedule "C" - Page 21
1.1.5
Wastewater Treatment and Disposal
a. Capital costs of treatment and disposal for all systems tied into a County
system are recovered through utility rates
b. Private sewage treatment systems are designed, constructed and funded
by the developer or property owner
1.1.6
Off-Site Wastewater Collection Systems
a. Funded by developer
b. County and/or Developer designs and constructs
c. Within the Urban Services Area, costs are recovered through Off-Site
Levies
d. Costs of upgrading collector trunk lines to meet infiltration standards of
0.28 L/sec/ha are proportionately allocated to existing developed
benefiting areas through utility rates and benefiting Developable Land
through Off-Site Levies
e. Within the Country Residential/Estate and rural development areas, costs
are recovered through a combination of "contributions in aid of
construction", utility rates, and connection fees as established and set
forth under the County's Fees, Rates and Charges Bylaw
1.1.7 Stormwater Management Facilities
a. Developers are responsible for the design and construction of stormwater
management facilities with cost sharing arrangements established
through Agreements
b. A portion of the capital costs of the off-site or regional facilities
constructed by the County in the NW Sherwood Park drainage basin are
recovered through Off-Site Levies
1.1.8
Off-Site Transportation Systems - Arterial Road Upgrades
a. Funded by developer based on proportional share of projected traffic
generation
b. County and/or Developer designs and constructs
c. Within the Urban Services Area, proportional costs are recovered through
Off-Site Levies
d. Within the Country Residential/Estate and rural development areas, road
upgrades required by new development are recovered through a levy per
parcel, assessed at the subdivision or development permit stage
1.1.9
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.
Bylaw 28-2025
Schedule "C" - Page 22
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 BENEFITTING AREA
1.3.1 Development Region
The Urban Services Area Development Region is the area generally bounded
by Highway 16 to the north, Highway 21 to the east, Wye Road (and the urban
development areas south of Wye Road) to the south and the City of Edmonton
limits to the west. A mix of residential, commercial and industrial land uses
are planned for the Region, as established under the County's Municipal
Development Plan (MDP), North of Lakeland Drive Area Concept Plan (ACP),
and numerous adopted Area Structure Plans. The Region contains a benefiting
area of the Off-Site Levies comprising of approximately 2,308 hectares of
gross area, of which approximately 173 hectares are identified as already
developed or identified as non-developable land (i.e., environmental reserve
and municipal reserve). See Schedules "A-1", "A-2", "A-3", and "A-4". Of the
net
Developable
Land
(2,135
hectares)
remaining
before
starting
development within the Region, 1,446 hectares have developed (prior to
2025) in the Region so far, and a remaining 689 hectares of Developable Land
remains to be developed.
The Country Residential Development Region is the benefiting area of the Off-
Site Levies comprising ~8,000 hectares of gross area located immediately
south and east of the Urban Service Area and around the Hamlet of Ardrossan.
Country Residential Area Concept Plan Bylaw 18-2022 provides a
comprehensive land use framework to guide future subdivision and
development of this region within the County. The Country Residential
Development Region is included within the boundaries of the County that is
identified in purple in Schedule "A-5".
The Rural Road Development Region encompasses ~104,500 hectares of
gross area and is located within the boundaries of the County as identified in
Schedule "A" of the Bylaw. This Region is the remaining benefiting area of the
Off-Site Levies located within the County, excluding lands located in the Urban
Services Area, Local Employment Area, Hamlet of Ardrossan, Country
Residential Area and the quadrant northwest of Highway 15 and Highway 830
(Heartland Industrial Contribution Area). Land Use in this region is generally
Bylaw 28-2025
Schedule "C" - Page 23
guided by the Large Agricultural Holdings, Small Agricultural Holdings, Beaver
Hills, and Hamlet Policy Areas established within the County's Municipal
Development Plan. The Rural Development Region area is included within the
boundaries of the County that is identified in green in Schedule "A-5".
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.
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.
Bylaw 28-2025
Schedule "C" - Page 24
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 28-2025
Schedule "C" - Page 25
SECTION 2 - WASTEWATER FACILITIES
2.1
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
areas.
In the case of wastewater trunks located internally within a subdivision, to
provide both trunk and local collection functions, only the oversizing cost shall
be included in the Off-Site Levies. In this case, local collection sewers are
those that have service connections to abutting lots. For clarity in this
situation, oversizing is defined as the extra cost of the trunk over and above
what is required to service the adjacent local development area.
2.2
WASTEWATER FACILITIES FUNDED BY OFF-SITE LEVIES
2.2.1 Sherwood Park Northeast & Central Trunks
a. The Northeast and Central Trunks were purchased from AMHC in 1989
b. These mains are fully constructed and debentures are retired
c. Levies relate to the repayment of the $10.4 million from general revenues
used in the AMHC acquisition, of which $5,408,000 is the Northeast and
Central Wastewater Trunks' proportionate share
2.2.2
ARROW Wet Weather Flow Management Trunk Upgrades
a. The existing trunks are completely constructed and include the Northeast
Trunk, the Central/North Trunk and the TUC/Northwest Trunk
b. In order to address servicing needs of current engineering design
standards based on an infiltration allowance of 0.28 L/s/ha, as well as
changes to land uses in the Municipal Development Plan since 1989,
upgrading of the trunk capacities is required
c. The upgrading will provide a continued level of service acceptable for both
existing and new development in the benefiting areas and replaces, in part,
the need for previously identified Level of Service Wastewater Storage
d. This cost has been proportionately allocated within each respective
benefiting area
e. Flow monitoring and hydraulic modeling identify that the existing trunk
sewers within Sherwood Park do not have capacity to service all of the
lands south of Wye Rd, and additional onsite infrastructure may be
required by those developments
Bylaw 28-2025
Schedule "C" - Page 26
2.2.3
34 St & 84 Ave - Gold Bar Wastewater Treatment Plant to 84 Ave (City of
Edmonton Connection)
a. Under the proposed Wastewater Treatment and 34th Street Trunk
Agreement between the City of Edmonton and the County, the County is
responsible for approximately half of the estimated capital costs of
$16,800,000 of the required trunk. The benefiting area includes Sherwood
Industrial area north of Wye Rd in the 84 Ave service area (see Table 2.1)
b. Phase 1A has been complete with remaining stages pending negotiations
with the City of Edmonton
c. Within this benefiting area, developers shall pay a "contribution in aid of
construction"
d. The amount of contribution required by the developer shall be determined
and payable pursuant to their Agreement and will go towards the specific
capital asset required within this benefiting area
2.2.4
Country Residential/Estates Wastewater Contributions
Where Country Residential/Estate developments are serviced with municipal
wastewater, though the Capital Cost Recovery for Wastewater Servicing in the
Country Residential Area Policy, developers shall, in addition to "contributions
in aid of construction", pay a connection fee as established by the County's
Fees, Rates and Charges Bylaw. This connection charge contribution will go
towards the specific capital asset in that particular benefiting area.
Table 2.1
Urban Services Area (South of Hwy 16)
2025 Wastewater Facilities Cost Estimates
Project Description
Project Cost
Estimates
Developer Levy
Costs
34 St Sanitary Trunk Upgrading - Phase 1A
$325,417
$159,454
34 St Sanitary Trunk Upgrading - Phase 2
$6,267,000
$3,070,830
34 St Sanitary Trunk Upgrading - Phase 3
$731,000
$358,190
34 St Sanitary Trunk Upgrading - Phase 4
$2,089,000
$1,023,610
34 St Sanitary Trunk Upgrading - Phase 5
$8,147,000
$3,992,030
TUC Upgrade - Phase 2
$1,008,000
$131,040
TUC Upgrade - Phase 3
$2,004,000
$260,520
NE Wastewater Line Emerald Hills
$174,173
$174,173
Central Sanitary Trunk Upgrade - Phase 1
$2,101
$1,135
Bylaw 28-2025
Schedule "C" - Page 27
ARROW Wet Weather Management -
Northwest Trunk
$8,878,000
$464,704
ARROW Wet Weather Management -
North/Central Trunk
$7,834,000
$2,258,236
ARROW Wet Weather Management -
Northeast Trunk
$8,878,000
$438,969
Bylaw 28-2025
Schedule "C" - Page 28
Figure 2.1 Urban Services Area (South of Hwy 16)
Wastewater Levy Basin
Bylaw 28-2025
Schedule "C" - Page 29
SECTION 3 - STORMWATER
3.1
OVERVIEW
The drainage plan for NW Sherwood Park has been established by a report
completed by Stantec Consulting in 2000. The major focus of this plan is the
diversion of 210 hectares of runoff from Culvert 1, crossing Hwy 16 at Hwy
216 to Culvert 9, west of Sherwood Dr on Hwy 16. The purpose of the
diversion is to reduce downstream flows from Culvert 1, by diverting these
flows to Culvert 9. The benefiting lands have been split into three areas as
discussed below.
All onsite stormwater management to accommodate new development runoff
is to be designed and constructed as onsite infrastructure, without any
associated Off-Site Levies being applicable at this time.
3.2
DRAINAGE FACILITY UPGRADES FUNDED BY OFF-SITE LEVIES
3.2.1
Area One - Pond 115
The estimated costs as shown in Table 3.1 for the outfall and upstream work
are proportionately allocated to Off-Site Levies on new undeveloped benefiting
lands and on existing developed benefiting areas through utility rates.
3.2.2
Area Two - Culvert 9
The costs for lands lying east of Sherwood Dr and west of Clover Bar Rd for
Culvert 9 have now been included for provincial funding as part of the Hwy 16
upgrades and no longer required to be proportionately allocated to Off-Site
Levies on new undeveloped benefiting lands or on existing developed
benefiting areas through utility rates.
3.2.3
Area Three - Culvert 9 Downstream Drainage Conveyance
Construction costs are shown in Table 3.1 for lands lying west of Sherwood
Dr for downstream drainage are proportionately allocated to Off-Site Levies
on new undeveloped benefiting lands and on existing developed benefiting
areas through utility rates.
Table 3.1
Urban Services Area (South of Hwy 16)
2025 Storm Facilities Cost Estimate
Project Description
Project Cost
Estimates
Developer
Levy Costs
NW Sherwood Park Drainage - Phase 1
$9,225
$2,235
NW Sherwood Park Drainage - Phase 2
$440,304
$96,867
NW Sherwood Park Drainage - Phase 3
(Downstream Drainage Conveyance)
$5,650,154
$2,599,071
Bylaw 28-2025
Schedule "C" - Page 30
Figure 3.1: Urban Services Area (South of Hwy 16)
Drainage Levy Basin
Bylaw 28-2025
Schedule "C" - Page 31
SECTION 4 - WATER FACILITIES
4.1
OVERVIEW
The County will provide a safe, reliable supply of potable water at an
acceptable level of service.
Water Transmission Main costs will be shared equitably within the entire
service area on a gross development area basis, with some additional cost
sharing from the North of Yellowhead Area Concept Plan area.
Strathcona County has also contributed significant investment into the
Strathcona County water supply system, as identified in Table 4.1 (Phase 1 -
17 St reservoir upgrade and Phase 2 - supply line from 34 St to 17 St). The
capital costs for these projects are recovered through utility rates and/or local
improvement assessments.
In the case of 400mm and larger water mains, located internally in
subdivisions that provide both transmission and distribution functions, only
the oversizing cost shall be included in the Off-Site Levies. Water mains
providing a distribution function in this case are those that have service
connections to abutting lots. For clarity, in this situation oversizing is defined
as the extra cost of the water main over and above a base 300mm water
main. The oversizing is typically identified at the detailed subdivision design
stage and the cost would be recoverable under the associated Agreement.
4.2
WATER FACILITIES FUNDED BY OFF-SITE LEVIES
4.2.1 Sherwood Park Water Mains I through IV
a. Includes portions of water main upgrades along Clover Bar Rd from Wye
Rd to the south side of Hwy 16, and along Broadmoor Blvd from Mission
St to Hwy 16
b. Water Mains I & II were purchased from AMHC in 1989 and Off-Site Levies
relate to repayment of the $10.4 million from grant reserves used in the
AMHC acquisition, of which $4,992,000 is the Water Main I and II
proportionate share
c. These mains are fully constructed and debentures for Mains I & II are fully
retired
4.2.2
Fill Line to Bison Wy and Lakeland Dr Water Transmission Mains
a. These mains provide service to the northern parts of the Urban Service
Area in combination with the other transmission mains
b. The Fill Line to Bison Wy is a transmission main constructed in 2012 from
the 17th St Reservoir to Lakeland Dr. The Lakeland Dr transmission main
Bylaw 28-2025
Schedule "C" - Page 32
was constructed in two phases (2006 and 2008) from Broadmoor Blvd to
Clover Bar Rd
c. These mains are fully constructed
4.2.3
Sherwood Dr Water Transmission Mains
a. These mains provide service to the central and northern parts of the Urban
Services Area in combination with the other transmission mains
b. Sherwood Dr South water main was constructed in 2004 from Jim Common
Dr to Lakeland Dr. Sherwood Dr North water main was constructed in two
phases (2006 and 2011) from Lakeland Dr to Emerald Dr
c. These mains are fully constructed
4.2.4
Clover Bar Rd Water Transmission Mains
a. These mains provide service to the northeastern parts of the Urban
Services Area in combination with the other transmission mains
b. Clover Bar Rd water main was constructed in two phases (2004 and 2008)
from Dawson Dr to Emerald Dr
c. These mains are fully constructed
4.2.5
South of Wye Rd Water Transmission Main
a. Parallels Wye Rd along the south, from TUC to Range Rd 231
b. This main provides service to the commercial and estate residential
developments south of Wye Rd
c. Parts of this main are constructed through the Estates of Sherwood Park
and Wye Rd Commercial
d. The balance of the line will be constructed by developers as development
continues by utilizing lines through the developments
e. Internal cost sharing between developers will be administered through the
associated Agreements
4.2.6
Country Residential/Estate Water Servicing
Where Country Residential/Estate developments are serviced with municipal
water though the Capital Cost Recovery for Water Servicing Policy, developers
shall provide the "contributions in aid of construction" as required by the
policy.
4.2.7
Josephburg Reservoir and Storage Upgrades
The proposed facilities required to service future development will not be
levied, but rather collected through user rates, similar to all other areas of
Sherwood Park.
Bylaw 28-2025
Schedule "C" - Page 33
Table 4.1
Urban Services Area (South of Hwy 16)
2025 Water Facilities Cost Estimates
Project Description
Project Cost
Estimates
Developer
Levy Costs
Sherwood Dr North Watermain - Phase 2
Palisades to Emerald Dr
$782,580
$782,580
Lakeland Dr Watermain Phase 2
$856,060
$856,060
Strathcona County Water Supply System -
Phase 1A Fill Line to Bison Way
$10,914,250
$3,339,761
Strathcona County Water Supply System -
Phase 1 (17 St Reservoir Upgrade) and Phase
2 (Supply line from 34 St to 17 St)
$33,214,487
--
Lakeland Reservoir / Pumphouse Design
$337,390
--
Clover Bar Rd Watermain Phase 2
$194,585
$194,585
Bylaw 28-2025
Schedule "C" - Page 34
Figure 4.1: Urban Services Area (South of Hwy 16)
Water Levy Basin
Bylaw 28-2025
Schedule "C" - Page 35
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 the current Municipal
Development Plan.
Due to the nature and intensity of traffic generation, the Off-Site Levies for
industrial,
urban
residential,
Country
Residential/Estate,
and
rural
development outside the Urban Services Area are prepared separately.
5.2
ROAD RIGHT-OF-WAY REQUIREMENT
Within the Urban Services Area, 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 Off-Site 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, acceleration lane and 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.
In summary:
The developer/owner will dedicate the following land for arterial road rights-
of-ways:
-
24 metres of the specified arterial road right-of-way width.
Bylaw 28-2025
Schedule "C" - Page 36
-
land required for the additional left turn lane at arterial/arterial
intersections.
The County will purchase the following land for arterial rights-of-ways:
-
the difference between the specified arterial road right-of way width
and the 24 metre dedication
-
the parallel widening for the deceleration and acceleration lanes at
arterial/arterial intersections
-
the corner cut-off at arterial/arterial intersections
Within the Rural Development Region, land costs are not included in the Off-
Site Levy calculations as road right-of-way widening of major roads are
included in subdivision approval conditions.
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.
Noise attenuation facilities required for upgrading in conjunction with
completion of arterial road projects in developed areas are included in the
calculation of Off-Site Levies.
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 developer/owner will be required to dedicate all land required over and
above the nominal arterial road right-of-way width for arterial/collector road
intersections. This includes land for the corner cut-off, deceleration lane,
acceleration lane, and additional left turn lanes. A standard arterial median
will accommodate one left turn lane without the need to widen the arterial
road right-of-way.
Bylaw 28-2025
Schedule "C" - Page 37
The cost of arterial road signals, will be shared in the following manner:
- Arterial/Arterial Road Intersections:
a. The cost of signals at arterial/arterial road intersections will be
included in the Off-Site Levies
- Residential Arterial/Collector Road Intersections:
a. Where no development has occurred on either side of the road,
100% of the signals will be included in the Off-Site Levies
b. Where one side of the arterial road is developed, 50% of the cost of
the signals will be included in the Off-Site Levies
-
Industrial Arterial Road Intersections:
a. The costs of signals will be the responsibility of the developer
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
ARTERIAL ROADCONSTRUCTION PROGRAMS
Any proposed new developments which are not contiguous to or adequately
serviced by an existing arterial road may be required to construct and pay for
that portion of the arterial roadway necessary to provide required access. Off-
Site Levies payable on that development may be credited to the arterial
construction costs incurred by that development, subject to Council approval
of the project and subject to the work being completed to the satisfaction of
the County.
5.8
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 28-2025
Schedule "C" - Page 38
5.9
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.
5.10 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.
5.11 TRANSPORTATION FACILITIES FUNDED BY OFF-SITE LEVIES
5.11.1
Residential Arterial Roads (within the Urban Services Area)
a. Residential - arterial roads and related facilities required to service
new residential development are included and identified in Table 5.1
b. As residential development generates a considerable amount of traffic
which impact downstream transportation systems, the arterial road
levies include a downstream component calculated herein to equitably
recover such costs
c. The downstream portion of the arterial road levies are based on the
following guidelines:
i.
Based on the complete development of the residential area in
the Urban Services Area, the total traffic projections, based on
population and employment projections, is calculated for each
major arterial road
ii.
Forecasted traffic projections of existing population (excluding
development) are also calculated for each arterial road.
iii.
The difference between i) and ii) above would indicate the
impact of development on the roadway system
iv.
The impact is then expressed as percentages of total traffic
volumes on the various roads
v.
Downstream levies are then calculated on the basis of these
percentages; any impact less than 10% of the total traffic is
excluded
Bylaw 28-2025
Schedule "C" - Page 39
5.11.2
Industrial Arterial Roads (within the Urban Services Area)
a. Industrial - arterial roads and related facilities required to service
new development within industrial areas located between Baseline Rd
and Hwy 16 and between Sherwood Dr and Hwy 216, previously
identified as Industrial Area 1, are identified in Table 5.1. No
downstream costs are added to this benefiting area.
b. West of Hwy 216 - developers within industrial areas located south
of Baseline Rd and west of Hwy 216, previously identified as Industrial
Area 3, are required to pay a "contribution in aid of construction",
which will be determined and payable pursuant to the associated
Agreement and the contribution will go towards the specific capital
asset in that particular benefiting area.
5.11.3
Mixed-Use South of Wy Rd (within the Urban Services Area)
c. South of Wye Rd - arterial roads and related facilities required to
service new development within the area located south of Wye Rd
identified in Table 5.1. These projects include the cost of upgrading
Wye Rd to a six lane cross-section as well as a portion of
improvements on Range Rd 231 and improvements on Range Rd 232.
An analysis of the projected traffic from the South of Wye benefiting
area was completed and has been shown as percentage of the total
projected traffic volume at full buildout on Wye Rd in each of the
sections from Ordze Ave to Clover Bar Rd.
Table 5.1
Urban Services Area (South of Hwy 16)
2025 Arterial Road Facilities Cost Estimates
Project Description
Project Cost
Estimate
Developer Levy
Costs
Clover Bar Rd (2nd Phase)
$437,941
$437,941
200m N of Dawson Dr to Hwy 16
Clover Bar Rd (2nd Phase)
$1,934,717
$1,473,262
Dawson Dr to Hwy 16
Clover Bar Rd (final Lift)
$435,121
$131,435
Dawson Dr to Hwy 16
Lakeland Dr (add 2 lanes)
$1,665,657
$1,665,657
Palisades Blvd to Sherwood Dr
Lakeland Dr (complete to 4 lanes)
$7,656,866
$5,915,079
Sherwood Dr to Clover Bar Rd
Lakeland Dr (2 lane plus future trees)
$4,133,617
$4,133,617
Clover Bar Rd to Hwy 21
Bylaw 28-2025
Schedule "C" - Page 40
Lakeland Dr (complete to 4 lanes)
$3,193,740
$2,603,668
Clover Bar Rd to Hwy 21
Lakeland Dr (final lift)
$608,227
$515,831
Palisades Blvd to Hwy 21
Lakeland Dr
$636,625
$636,625
Hwy 21 interchange land
(NW Quadrant)
Sherwood Dr (final lift)
$474,794
$450,890
Cranford Way to Lakeland Dr
(residential portion)
Sherwood Dr (add 2 lanes)
$7,008,918
$5,611,577
Lakeland Dr to Hwy 16
(residential portion)
Sherwood Dr (final lift)
$809,284
$516,290
Lakeland Dr to Hwy 16
(residential portion)
Sherwood Dr
$1,167,988
$1,167,988
Cranford to Centennial Pk
(residential portion)
U\G Power Bury
$405,774
$405,774
Sherwood Dr - Centennial Pk to Hwy 16
(residential portion)
Signals at collector/arterial intersections
$450,000
$450,000
Petroleum Wy
$4,917,974
$4,714,474
Hwy 216 to 800m east
Petroleum Wy:
$2,454,524
$2,031,024
800m E of Hwy 16A to W of Broadmoor
Blvd
Lakeland Dr (add 2 lanes)
$1,791,947
$1,325,330
Broadmoor Blvd to Palisades Blvd
Lakeland Dr (final lift)
$471,376
$399,769
Broadmoor Blvd to Palisades Blvd
Broadmoor Blvd (trees)
$725,000
$725,000
Baseline Rd to Hwy 16
Sherwood Dr (final lift)
$97,246
$92,350
Cranford Way to Lakeland Dr
(Industrial portion)
Sherwood Dr (add 2 lanes)
$1,440,117
$1,153,914
Lakeland Dr to Hwy 16
(Industrial portion)
Bylaw 28-2025
Schedule "C" - Page 41
Sherwood Dr (final lift)
$165,758
$105,746
Lakeland Dr to Hwy 16
(Industrial portion)
U\G Power Bury
$83,111
$83,111
Sherwood Dr - Centennial Pk to Hwy 16
(Industrial portion)
U\G Power Bury
Broadmoor Blvd - Baseline Rd to Hwy 16
$832,871
$832,871
Broadmoor Blvd Improvements
$144,131
$144,131
Adjacent to Buckingham Business Pk
Baseline Rd
$79,603
$79,603
Remove access at Rge Rd 231
Baseline Rd - Broadmoor Blvd to Hwy 21
S side (Noise attenuation)
$887,000
$532,200
Baseline Rd - Clover Bar Rd to Hwy 21
N side (Noise attenuation)
$722,000
$411,540
U\G Power Bury - Baseline Rd
Clarkdale Blvd to Hwy 21 (N side)
$271,314
$271,314
Wye Rd - Ash St - Wye Rd to Green
St/Wallace Dr
$5,074,147
$684,502
Wye Rd
Ordze Rd to Sherwood Dr
$7,262,710
$96,381
Wye Rd
Sherwood Dr to Ash St
$3,332,160
$217,253
Wye Rd
Ash St to Hawthorne St
$4,346,100
$552,915
Wye Rd
Hawthorne St to commercial access
$2,330,219
$303,280
Wye Rd
Commercial access to Brentwood Blvd
$2,401,255
$466,021
Wye Rd
Brentwood Blvd to Estate Dr
$5,432,749
$1,126,263
Wye Rd
Estate Dr to Nottingham Wy
$4,599,010
$898,739
Wye Rd
Nottingham Wy to Clover Bar Rd
$5,691,666
$1,434,741
Rge Rd 232
Wye Rd to south property line
$6,701,725
$1,086,730
Rge Rd 231
Wye Rd to Hillshire Blvd
$4,636,958
$354,007
17th Street Upgrade
$22,200,000
--
Bylaw 28-2025
Schedule "C" - Page 42
Figure 5.1:
Urban Services Area (South of Hwy 16)
Arterial Road Levy Basin
Bylaw 28-2025
Schedule "C" - Page 43
5.12
RURAL ROAD OFF-SITE LEVIES
A single subdivision in isolation does not typically create the necessity for the
County to upgrade various roadways. It is the combined effect of a number
of subdivisions that increase traffic volumes to the point where a road can no
longer accommodate the traffic volume. This is particularly true on the
downstream end of the road network.
As properties are subdivided and developed, increased demand on the
County's road network occurs to the extent that at some point an upgrading
of some roads will be required in order to accommodate the increase in traffic
volumes.
The Rural Road Master Plan includes expenditures to maintain the County's
rural grid roads and cold mix network at the present or status quo level.
A rural road Off-Site Levy will assist the County in the capital construction
costs in upgrading the various roads.
The estimated 2025 cost of upgrading the sub-grade, base, asphalt, and
geometric aspects of a rural road is $623,617 per km.
The length of road associated with providing access to every two sections of
land is three miles, or 4.8 km.
Based upon experience related to recent Country Residential/Estate
subdivisions development in the County, approximately 50 lots per quarter
section, or 392 leviable lots for every 2 sections is the estimated resulting
density.
Levy Cost Calculation:
= $623,617 per km x 4.8 km / 392 lots = $7,636 per lot
In the proposed rural road Off-Site Levy calculation, a credit is given to
recognize that a portion of existing taxes contribute to the current Rural Road
Reconstruction Network Program.
The rural road Off-Site Levies will be assessed as follows:
-
The number of new parcels created, other than exceptions noted
above less residual parcels, i.e. if a quarter section is subdivided
into 5 lots, then 4 additional lots would be created from the quarter
section adding demand on County roadway system.
-
The rural road Off-Site Levy would not be applied to first parcel out,
80 acres splits or boundary adjustments.
Bylaw 28-2025
Schedule "C" - Page 44
-
The money collected from levies would be applied to roads where
traffic volumes warrant and not necessarily the road which abuts
the development.
-
The rural road Off-Site Levy applies to all new subdivisions not
within an otherwise prescribed benefiting or levies area, also
excluding areas within the Heartland Area Structure Plan area
where other transportation "contributions in aid of construction" are
applicable.
5.13
COUNTRY RESIDENTIAL / ESTATE OFF-SITE LEVIES
As density is greater in the Country Residential/Estate area, a separate rural
road Off-Site Levy exists for this benefiting area. The rural road Off-Site Levy
for Country Residential/Estates is based upon 2009 actual costs to upgrade
Township Rd 530 from Hwy 21 to Hwy 824 and Range Rd 231, 232, and 233
from Wye Rd to Hwy 628, as recommended in the associated functional
planning studies. This estimated cost is the cost to upgrade the remaining
grid roads to a Class I standard, including the cost of land purchases, standard
landscaping and pedestrian linkages required for new development.
The total estimated cost to upgrade the roads within this benefiting area,
including land for rights-of-ways is $128,329,153. Based on a draft study of
the country residential policy area, potential undeveloped and existing lots
within this benefiting area is 5,006 lots.
Levy Cost Calculation:
= $128,329,153 / 5,006 lots = $25,635 per lot
The rural road Off-Site Levy proposed for this benefiting area is $25,635 per
subdivided rural lot. The amount of the Off-Site Levy will be reviewed from
time to time to reflect the changing costs over time.
The levies will be applied as follows:
-
The number of new parcels created other than exceptions noted
above less residual parcels, i.e. if a quarter section is subdivided
into 50 lots, then 49 additional lots would be created from the
quarter section adding demand on County roadway system.
-
The money collected from levies would be applied to roads within
the benefiting area and not necessarily the road which abuts the
development.
Bylaw 28-2025
Schedule "C" - Page 45
Figure 5.2:
Country Residential/Estate and Rural Road Levy Basin