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Bylaw 29-2025
Page 1
BYLAW 29-2025
NORTH OF YELLOWHEAD 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 North of Yellowhead Development Region;
The County has prepared a Report respecting existing and future costs for Off-site
Infrastructure for the North of Yellowhead 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
North of Yellowhead 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 North of
Yellowhead 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c M-26, as amended or repealed and replaced from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 29-2025
Page 2
(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 North of Yellowhead 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) "Growth" shall mean:
(i) the creation of new lots through Subdivision; and
(ii) the occurrence of Development;
(k) "North of Yellowhead Development Region" includes
the area of land, within the boundaries of the County,
that is identified in Schedule "A";
(l) "Off-Site Infrastructure" means those components and
projects referred to in the Report, in relation to water
Bylaw 29-2025
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 29-2025
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 prior to the endorsement of Subdivision
approval for the Developable Land or upon issuance of a
Development permit for the Developable Land.
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 29-2025
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 North of Yellowhead
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 29-2025
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 29-2025
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
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, stormwater and
drainage 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
Bylaw 29-2025
Page 8
(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
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 29-2025
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) 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 21-2024 is
hereby 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 29-2025
Schedule "A" - Page 10
SCHEDULE "A"
MAP OF BENEFITTING AREAS WITHIN THE
NORTH OF YELLOWHEAD DEVELOPMENT REGION
Bylaw 29-2025
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:
NORTH OF YELLOWHEAD
OFF-SITE LEVY RATES
Amount Per Developable Hectare
Water
$29,335
Wastewater
$15,976
Stormwater
n/a
Transportation
$351,806
TOTAL
$397,117
Bylaw 29-2025
Schedule "C" - Page 12
SCHEDULE "C"
SUMMARY OF LEVIABLE INFRASTRUCTURE REPORT
NORTH OF YELLOWHEAD
2025
INFORMATION COMPILED BY:
PLANNING AND DEVELOPMENT SERVICES
FINANIAL AND STRATEGIC SERVICES
UTILITIES
TRANSPORTATION ENGINEERING AND OPERATIONS
Bylaw 29-2025
Schedule "C" - Page 13
INDEX
PAGE
SECTION 1 - GENERAL CRITERIA .............................................................. 14
1.1
CAPITAL COST FUNDING ALLOCATIONS ............................................. 14
1.2
LEVY ASSESSMENT ......................................................................... 15
1.3
DETERMINATION OF BENEFITING AREA .............................................. 15
SECTION 2 - WATER .................................................................................. 17
2.1
OVERVIEW .................................................................................... 17
2.2
WATER FACILITIES FUNDED BY OFF-SITE LEVIES ................................. 17
SECTION 3 - WASTEWATER ....................................................................... 20
3.1
OVERVIEW .................................................................................... 20
3.2
WASTEWATER FACILITIES FUNDED BY OFF-SITE LEVIES ....................... 20
SECTION 4 - STORMWATER ...................................................................... 23
4.1 OVERVIEW .................................................................................... 23
SECTION 5 - TRANSPORTATION ............................................................... 24
5.1
OVERVIEW .................................................................................... 24
5.2
ROAD RIGHT-OF-WAY REQUIREMENT ................................................ 24
5.3
TRANSPORTATION GRANTS ............................................................. 25
5.4
NOISE ATTENUATION FACILITIES ..................................................... 25
5.5
ARTERIAL ROAD ACCESSES AND INTERSECTIONS ............................... 25
5.6
ARTERIAL ROADWAY LANDSCAPING AND PEDESTRIAN LINKAGES.......... 25
5.7
ARTERIAL ROAD CONSTRUCTION PROGRAMS ..................................... 25
5.8
SUBDIVISION IDENTIFICATION FEATURES ......................................... 26
5.9
UNDERGROUND POWER COSTS ........................................................ 26
5.10 CONSTRUCTION COST ESTIMATES .................................................... 26
5.11 TRANSPORTATION FACILITIES FUNDED BY OFF-SITE LEVIES ................. 26
Bylaw 29-2025
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 Local 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. Costs are recovered through Off-Site Levies
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
1.1.6
Off-Site Wastewater Collection Systems
a. Funded by the developer
b. County and/or Developer designs and constructs
c. Costs are recovered through Off-Site Levies
Bylaw 29-2025
Schedule "C" - Page 15
1.1.7 Regional Stormwater Management Systems
a. Developers are responsible for the design and construction of regional
stormwater management facilities with cost sharing arrangements
established through Agreements
b. The capital costs of facilities constructed to accommodate arterial road
drainage, is recovered through Off-Site Levies
1.1.8
Arterial Transportation Systems (including associated stormwater collection
and storage systems)
a. Funded by developer
b. County and/or Developer designs and constructs
c. Costs are recovered through Off-Site Levies
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.
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.
c. Developer financing costs to be determined by a designated committee
made up of members as appointed by the County and the Urban
Development Institute in accordance with County procedures associated
with the Offsite Development Levies for New Growth Areas Policy SER-
009-044.
1.3
DETERMINATION OF BENEFITING AREA
1.3.1 Development Region
The North of Yellowhead Development Region is the area generally bounded
by Highway 21 to the east, Highway 16 to the south, Range Road 232 (City
of Edmonton limits) to the west, and Township Road 534 to the north, as
shown in Schedule "A". A mix of land uses are planned for the Development
Region, as established under the North of Yellowhead Area Concept Plan.
The North of Yellowhead Development Region contains approximately 881
hectares of gross area, of which 142 hectares are estimated as non-leviable
land (i.e. rail, future highway/interchange dedications, arterial road, public
Bylaw 29-2025
Schedule "C" - Page 16
utility lots for storm water management facilities, environmental reserve,
municipal reserve, etc.).
Of the net Developable Land (739 hectares) remaining within the
Development Region, 225 hectares are developed and 514 hectares of
Developable Land remains to be developed.
Bylaw 29-2025
Schedule "C" - Page 17
SECTION 2 - WATER
2.1
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 North
of Yellowhead Area Concept Plan area on a gross development area basis.
Strathcona County has also contributed significant investment into the
Strathcona County water supply system, as identified in Table 2.2 (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.
2.2
WATER FACILITIES FUNDED BY OFF-SITE LEVIES
2.2.1
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 and the North of Yellowhead Development Region, 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
was constructed in two phases (2006 and 2008) from Broadmoor Blvd to
Clover Bar Rd
c. These mains are fully constructed
2.2.2
North of Yellowhead Water Transmission Mains
a. Includes a west water main along Range Rd 232 from Liberty Rd to south
of the CP Tracks, which provides service to Griffin Industrial and the west
portion of the North of Yellowhead Area Concept Plan area
b. A portion of the west main was constructed by Lockerbie and Hole on a
cost recovery basis
c. Additional central transmission water main looping is required from Range
Rd 232 along the future Township Rd 534 alignment to Range Rd 231,
then south to tie into the existing water main south of Hwy 16 for
servicing the remaining North of Yellowhead Area Concept Plan area
d. The central water transmission main looping is under construction with
cost estimates as included in Table 2.2
Bylaw 29-2025
Schedule "C" - Page 18
Table 2.1:
North of Yellowhead
2025 Water Facilities Cost Estimates
Project Description
Project Cost
Estimates
Developer
Levy Costs
NoY Water Transmission Main - Design
$1,568,811
$1,568,811
NoY Water Transmission Main - Construction
$11,893,795
$11,893,795
Strathcona County Water Supply System -
Phase 1A Fill/Transmission Line to Bison Wy
$10,914,250
$3,208,790
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
--
Bylaw 29-2025
Schedule "C" - Page 19
Figure 2.1:
North of Yellowhead
Water Levy Basin
Bylaw 29-2025
Schedule "C" - Page 20
SECTION 3 - WASTEWATER
3.1
OVERVIEW
The County will provide a safe, reliable wastewater collection system at an
acceptable urban level of service.
Many servicing options were explored during development of the North of
Yellowhead Area Concept Plan, with the selected servicing scheme chosen
based on overall cost efficiency, and subsequently blending the Off-Site Levy
rate across the benefiting basin.
The cost of wastewater facilities are to be shared equitably by the entire
North of Yellowhead benefiting area on a gross development area basis.
3.2
WASTEWATER FACILITIES FUNDED BY OFF-SITE LEVIES
3.2.1 North of Yellowhead, Wastewater Trunk
a. Wastewater servicing for the Cambrian Area Structure Plan area as well
as industrial users along the north half of Range Rd 231 is being provided
from a new stub connection to the Alberta Capital Region Wastewater
Commission (ACRWC) along Township Rd 534
b. Phase 1 is currently under construction with cost estimates included in
Table 3.2
c. Estimated costs for Phase 2 are based on the 2021 North of Yellowhead
Supplementary Design Brief and are also shown in Table 3.2
3.2.2 Ardrossan Lagoon Discharge System (Forcemain and Gravity Trunk to the
ACRWC system)
a. A portion of wastewater servicing for users east of Griffon Industrial and
industrial users along the south half of Range Rd 231 is being provided
by the Ardrossan lagoon discharge system, just past the system transition
from forcemain to gravity
b. The Ardrossan lagoon discharge system consists of two parts; a 300mm
wastewater forcemain, constructed west from the Ardrossan wastewater
lagoon to a manhole located just north of the CN rail tracks west of Range
Road 231; and a 525mm gravity wastewater trunk extended from the
manhole to the ACRWC system located at Range Road 232
c. This project has been fully constructed by the County, with funding
including a mix of provincial grant, developer contributions from outside
of the North of Yellowhead Development Region and the remaining
balance via Off-Site Levies as shown in Table 3.2
Bylaw 29-2025
Schedule "C" - Page 21
Table 3.1:
North of Yellowhead
2025 Wastewater Facilities Cost Estimates
Project Description
Project Cost
Estimates
Developer
Levy Costs
NoY Wastewater - Design (Phase 1 & 2)
$1,398,657
$1,104,939
NoY Wastewater - Phase 1
$8,898,664
$7,029,945
NoY Wastewater - Phase 2
$3,133,000
$2,475,070
Lagoon/Forcemain/Gravity main
(Ardrossan)
$9,520,584
$472,221
Bylaw 29-2025
Schedule "C" - Page 22
Figure 3.1:
North of Yellowhead
Wastewater Levy Basin
Bylaw 29-2025
Schedule "C" - Page 23
SECTION 4 - STORMWATER
4.1
OVERVIEW
All stormwater management to accommodate runoff from development within
the North of Yellowhead Development Region is to be designed and
constructed as on-site infrastructure, without any associated Off-Site Levies
being applicable at this time.
All stormwater management to accommodate runoff from arterial roads is to
be designed and constructed as part of the associated arterial road upgrade
and included in the associated Off-Site Levy.
Bylaw 29-2025
Schedule "C" - Page 24
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 15-2021 North
of Yellowhead Area Concept Plan.
Transportation projects included within the Off-Site Levies are as
recommended in the North of Yellowhead Engineering Design Brief and as
identified in Table 5.1. Full build of some of the identified transportation
projects also provides servicing for future growth outside of the North of
Yellowhead Development Region, therefore a portion of the total costs for
those associated improvements are also shared with adjacent development
regions, as described further in this section.
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
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.
Bylaw 29-2025
Schedule "C" - Page 25
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 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.
The cost of arterial road signals, will be shared in the following manner:
a. Arterial/Arterial
Road
Intersections:
The
cost
of
signals
at
arterial/arterial road intersections will be included in the Off-Site Levies.
b. Arterial/Collector Road Intersections: The costs of signals will be the
responsibility of the developer.
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 ROAD CONSTRUCTION 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.
Bylaw 29-2025
Schedule "C" - Page 26
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.
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 Range Road 232 (Highway 16 to CP Railway Crossing - Add 2 lanes)
a. Although located within the North of Yellowhead Area Concept Plan area,
these arterial road upgrades are required to support development within
the West of Highway 21 Area Concept Plan area, therefore no project
costs have been assigned to the North of Yellowhead Development Region
5.11.2 Range Road 232 (CP Railway Crossing to Township Road 534 - 4 lanes)
a. These arterial road upgrades are required to support development within
both the North of Yellowhead Development Region and the West of
Highway 21 Area Concept Plan area
b. Project costs have been proportionally allocated based on projected traffic
generation: ~86% West of 21, ~14% North of Yellowhead
5.11.3 Range Road 232 (CN Railway Overpass)
a. Grade separation of the CN Rail at this location is required to support
ultimate development of the Development Region, as well as lands within
the West of Highway 21 Area Concept Plan area
b. Project costs have been allocated 60% to the North of Yellowhead
Development Region and 40% to be recovered from the West of Highway
21 Area Concept Plan area
Bylaw 29-2025
Schedule "C" - Page 27
5.11.4 Range Road 232 (CP Railway Overpass)
a. Although located within the North of Yellowhead Area Concept Plan area,
grade separation of the CP Rail at this location is required to support
development within the West of Highway 21 Area Concept Plan area,
therefore no project costs have been assigned to the North of Yellowhead
Development Region
5.11.5 Range Road 231 (Highway 16 to Township Road 534 - 4 lanes)
a. These arterial road upgrades are required primarily to support ultimate
development of the Development Region
b. Projects costs have been allocated proportionally based on traffic
generation with 94% of costs allocated to the North of Yellowhead
Development Region and the remaining 6% allocated to the County on
behalf of existing development within the Development Region.
5.11.6 Range Road 231 (CN Railway Overpass)
a. Grade separation of the CN Rail is required at this location to support
development within the Development Region
b. Projects costs have been allocated proportionally based on traffic
generation with 83% of costs allocated to the North of Yellowhead
Development Region and the remaining 17% allocated between CN Rail,
and the County on behalf of existing development within the Development
Region
5.11.7 Township Road 534 (Range Road 232 to Highway 21 - 4 lanes)
a. These arterial road upgrades are required to support development within
both the North of Yellowhead Development Region and the West of
Highway 21 Area Concept Plan area
b. Projects costs have been allocated proportionally based on traffic
generation, with ~81% of costs west of Range Road 231 and ~70% of
costs east of Range Road 231, allocated to the North of Yellowhead
Development Region. All remaining project costs are to be recovered from
other future development areas
5.11.8 Township Road 534 CP Rail Overpass
a. Grade separation of the CN Rail is required at this location to support
development within the Development Region
b. Projects costs have been allocated proportionally based on traffic
generation, with ~19% of costs allocated to the North of Yellowhead
Development Region, 10% allocated to the County on behalf of existing
development within the Development Region, 15% contribution from CP
Railway and all remaining project costs are to be recovered from other
future development areas
Bylaw 29-2025
Schedule "C" - Page 28
5.11.9 Township Road 534 Oldman Creek Crossing
a. A bridge structure is required as part of the realignment of Township Road
534, which supports development within the North of Yellowhead
Development Region and the West of Highway 21 and Bremner Area
Concept Plan areas
b. Projects costs allocated to the North of Yellowhead Development Region
cover ~58% of the total cost. All remaining project costs are to be
recovered from other future development areas.
5.11.10 Highway 21 / Twp Rd 534 Interchange (staged)
a. A new interchange is required along Highway 21 at Township Road 534
to support development on both sides of the Highway. Construction of the
interchange is planned to occur over multiple stages, with the
proportionate
shares
distributed
proportionally
based
on
traffic
generation for the various stages
b. Project costs for the full interchange have been allocated between
development and the province based on traffic generation, with
developers responsible for ~59% of the full interchange project.
Approximately 25% of that portion is specifically allocated to the North of
Yellowhead Development Region with the remaining portion of developer
costs to be recovered from other future development areas
Table 5.1:
North of Yellowhead
2025 Transportation Facilities Cost Estimates
Project Description
Project Cost
Estimates
Developer Levy
Costs
Range Rd 232 - Hwy 16 to Turbo Access
(add 2 lanes)
$3,220,000
--
Range Rd 232 - Turbo Access to CP Railway
Crossing (add 2 lanes)
$12,950,000
--
Range Rd 232 - CP Railway Crossing to
Township Rd 534 (4 lanes)
$35,157,308
$4,347,713
Range Rd 232 - CN Railway Overpass
$41,060,000
--
Range Rd 232 - CP Railway Overpass
$33,460,000
--
Range Rd 231 - Hwy 16 to Township Rd
534 (4 lanes)
$78,517,569
$62,666,812
Range Rd 231 - CN Railway Overpass
$28,219,266
$16,731,746
Township Rd 534 - Range Rd 232 to Range
Rd 231 (4 lanes)
$51,758,523
$41,120,741
Township Rd 534 - Range Rd 231 to Hwy
21 (4 lanes)
$28,111,900
$18,235,421
Bylaw 29-2025
Schedule "C" - Page 29
Township Rd 534 - Oldman Creek Bridge
(4 lane structure)
$10,302,225
$5,934,082
Township Rd 534 - CPR Railway Overpass
$21,950,000
$4,091,989
Township Rd 534 - Hwy 21 interim at grade
signals (Stage 1A)
$2,618,298
$2,618,298
Township Rd 534 - Hwy 21 interim at grade
signals (Stage 1B)
$4,405,000
--
Township Rd 534 - Hwy 21 interim at grade
signals (Stage 2)
$1,843,000
--
Township Rd 534 - Hwy 21 interim at grade
signals (Stage 3)
$5,519,000
$4,783,869
Township Rd 534 - Hwy 21 interim at grade
signals (Stage 4)
$2,411,710
$2,235,414
Township Rd 534 - Hwy 21 interchange
(Stage 5)
$134,250,000
$15,643,481
Township Rd 534 - Hwy 21 interchange
(Stage 6)
$30,115,000
$3,820,811
NoY Transportation Debenture Interest
$677,987
$677,987
Bylaw 29-2025
Schedule "C" - Page 30
Figure 5.1:
North of Yellowhead
Transportation Levy Basin