Bylaw No OFF-SITE LEVY BYLAW

Size: px

Start display at page:

Download "Bylaw No OFF-SITE LEVY BYLAW"

Prosper Cook
5 years ago
Views:

1 PAG 1 FF-SIT LVY BYLAW A BYLAW F TH CITY F LDUC IN TH PVINC F ALBTA, T PVID F FF-SIT LVIS WHAS, pursuant to section 648(1) of the Municipal Government Act,.S.A. 2000, c. M-26 a council may by bylaw provide for the imposition and payment of a levy, to be known as an off-site levy, in respect of land that is to be developed or subdivided and authorize an agreement to be entered into in respect of the payment of the levy; AND WHAS, pursuant to section 648(2) of the Municipal Government Act, an off-site levy may be used only to pay for all or part of the capital costs of: new or expanded facilities for the storage, transmission, treatment or supplying of water; new or expanded facilities for the treatment, movement or disposal of sanitary sewage; new or expanded storm sewer drainage facilities; new or expanded roads required for or impacted by a subdivision development; and any land required for those projects; AND WHAS, pursuant to section 649 of the Municipal Government Act, a bylaw that authorizes an off-site levy must set out the object of each levy and indicate how the amount was determined; AND WHAS, pursuant to section 231(1) of the Municipal Government Act, a bylaw authorized under Part 17 of the Municipal Government Act is not subject to petition; THF, the Council of the City of Leduc in the Province of Alberta duly assembled, hereby enacts as follows: PAT I: BYLAW TITL 1. This bylaw shall be known as the ff-site Levy Bylaw. PAT II: PUPS, DFINITINS, AND INTPTATIN PUPS 2. The purpose of this bylaw is to provide for the imposition of an off-site levy in respect of land that is to be developed or subdivided. DFINITINS 3. In this bylaw, unless the context otherwise requires: a. City means the municipal corporation of the City of Leduc; b. City Manager means the chief administrative officer of the City; c. Council means the municipal council of the City;

2 PAG 2 FF-SIT LVY BYLAW d. Developable Land means all land, but does not include: i. municipal reserve, as defined in Part 17 of the Municipal Government Act,.S.A. 2000, c. M-26, ii. environmental reserve, as defined in Part 17 of the Municipal Government Act; iii. land required for the widening of major collector roads along a ¼ section boundary or any arterial roadways; and iv. land required for stormwater management facilities; e. Development Agreement means an agreement entered into in respect of payment of an ff-site Levy; and f. ff-site Levy means a levy for capital projects payable to the City upon development or subdivision of Developable Land. g. eports mean the following: i. The ffsite Levy Model prepared by Corvus Business Advisors and updated annually by the City; ii. City of Leduc ff-site Levy Bylaw Update 2016, dated August 16, 2017; iii. City of Leduc Transportation Master Plan (May 2013); iv. City of Leduc Water Distribution System eview (2006); v. City of Leduc Sanitary Sewer Master Plan (January 2014); vi. City of Leduc Water Master Plan (December 2014);and vii. City of Leduc Benefit Analysis (March 2015) ULS F INTPTATIN 4. The marginal notes and heading in this bylaw are for reference purposes only. PAT III: FF-SIT LVY BJCTS, PINCIPLS AND CITIA 5. The objects, principles and criteria of the ff-site Levy shall be in accordance with the following: a. This bylaw creates an ff-site Levy to provide funds for the construction of capital projects set out in Schedule C required for growth. b. Development in new growth areas through the ff-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 Lands in the development areas set out in Schedule A, should share proportionally, on a per hectare basis, in related costs.

3 PAG 3 FF-SIT LVY BYLAW c. Provision of off-site infrastructure projects by developers of Developable Land will not create an advantage or penalty due to the time or location of development. d. ff-site infrastructure projects will be provided to maintain sustainable, cost effective and orderly growth. e. The calculation of the ff-site Levy should be an open and transparent process. f. All funds collected from the ff-site Levy will be credited to a separate and distinct, identifiable ff-site Levy account, which may be invested as per the City s Investment Policy until used for the construction of the specified off-site infrastructure. The management of the ff-site Levy account should be an audited process, with reports available to the public and the industry. g. The ff-site Levy will help allow the City 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 ff-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 ff-site Levy will help create a transparent process by: i. Providing opportunity for industry input into the levy, its definition and administration; ii. Conforming with the Municipal Government Act,.S.A. 200, c. M-26, as amended or repealed and replaced from time to time; and iii. Providing reports on the ff-site Levy. j. The ff-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. FF-SIT LVY STABLISHD 6. An ff-site Levy must be paid for all Developable Land developed or subdivided in the development areas set out in Schedule A.

4 PAG 4 FF-SIT LVY BYLAW CALCULATIN 7. The ff-site Levy shall be calculated per hectare of Developable Land on the rates established in Schedule B for each development area described in Schedule A. BJCT 8. The ff-site Levy is payable for the capital projects set out in Schedule C and pursuant to the calculation details contained in the eports. PAT IV: DVLPMNT AGMNTS DVLPMNT AGMNTS 9. (1) Development Agreements shall be executed by the applicant for the development or subdivision of land if the City Manager determines that a Development Agreement is required. (2) The City Manager shall determine if a Development Agreement is required in accordance with all relevant policies and guidelines adopted by Council. CNTNT 10. All Development Agreements: a. shall require the payment of the ff-site Levy calculated in accordance with Part III; b. may defer the payment of any ff-site Levy; c. shall ensure that an ff-site Levy is only collected once in respect of land that is the subject of a development or a subdivision; and d. shall comply with all relevant policies and guidelines adopted by Council. PAT V: GNAL ACCUNTING 11. All funds collected pursuant to this bylaw shall be accounted for in a special fund and expended only as permitted under the provisions of the Municipal Government Act,.S.A. 2000, c. M-26, as amended. GNAL 12. Nothing in this bylaw precludes the City from: a. imposing further or different levies, duly enacted by bylaw, on any portion of the Developable Land in respect of which the City has not collected levies;

5 PAG 5 FF-SIT LVY BYLAW b. deferring collection of the ff-site Levy for the stated objects of this bylaw, on any portion of Developable Land in respect of which the City collected levies, including requiring security for payment of such deferred levies; or c. reducing or forgiving payment of the levies required pursuant to this bylaw, or otherwise providing for credits or offsets for other projects or oversize infrastructure constructed by a developer in calculating and/or collecting the levies that become payable pursuant to this bylaw. TANSITIN 13. Any Development Agreements approved under previous bylaws of the City shall continue as though the bylaw under which they were enacted was never repealed. SVABILITY 14. If any portion of this bylaw is declared or held to be invalid for any reason the remaining provisions of the bylaw shall continue to be in full force and effect. PALS 15. Bylaw , the ff-site Levy Bylaw, is repealed. PAT VI: NACTMNT This Bylaw shall come into force and effect when it receives Third eading and is duly signed. AD A FIST TIM IN CUNCIL THIS 20 TH DAY F NVMB, AD A SCND TIM IN CUNCIL THIS 4 TH DAY F DCMB, AD A THID TIM IN CUNCIL AND FINALLY PASSD THIS 4 TH DAY F DCMB, riginal Signed Bob Young MAY December 4, 2017 Date Signed riginal Signed Sandra Davis CITY CLK

M 52 S T C 5 49 S T HW Y 2 S T 44 S T 43 ST 42 S T AIPT D 40 5 3 2 1 5 0 S T S P A W D 45 ST 81 AV 22 65 AV 82 AV

Development (50% Paid) Development Complete West Basin ast Basin 42 6 31 B I D G P T B L V D 4 7 5 6 53 AV A V 20

H P A K D 39 LLYVIW D 38 37 HW Y 623 44 45 46 47 5 0 ST D NI A C A L D C A D Y B L V D 33 34 CITY F LDUC FF SIT

6 M 52 S T C 5 49 S T HW Y 2 S T 44 S T 43 ST 42 S T AIPT D S T S P A W D 45 ST 81 AV AV 82 AV 77 AV 75 AV 24 A L 71 AV 70 AV 68 AV S T 36 S T AV L A D A V Development Boundary In Development (50% Paid) Development Complete West Basin ast Basin B I D G P T B L V D AV A V HW Y A V 1 S T 48 S T 46 ST 46 AV 48 AV B L A C K G L D D 43 8 W I N D D S L T A A V S U T H P A K D 39 LLYVIW D HW Y ST D NI A C A L D C A D Y B L V D CITY F LDUC FF SIT LVY A City of Leduc GIS Product September 2017 GS4300_Proposed_Development_AreasV6 9 HW Y 2A PPSD DVLPMNT AAS Schedule A

7 PAG 6 FF-SIT LVY BYLAW Schedule B ** ff Site Levy is charged on a per hectare basis Area ef. # Transportation Charges** Water Charges** Sanitary Charges** Total** 1 $105, $17, $ - $122, $105, $17, $ - $122, $105, $17, $ 8, $131, $105, $17, $ 8, $131, $105, $17, $ - $122, $105, $17, $ - $122, $105, $17, $ - $122, $105, $17, $16, $138, $105, $17, $ 9, $132, $105, $17, $ 9, $132, $ 64, $17, $29, $111, $ 64, $17, $29, $111, $ 64, $17, $29, $111, $ 64, $17, $29, $111, $ 64, $17, $ - $ 81, $ 64, $17, $ - $ 81, $ 64, $17, $ - $ 81, $ 64, $17, $ - $ 81, $ 64, $17, $ - $ 81, $ 64, $17, $ - $ 81, $105, $17, $ 8, $131, $105, $17, $29, $152, $ 64, $17, $29, $111, $ 64, $17, $29, $111, $ 64, $17, $29, $111, $ 64, $17, $29, $111, $ 64, $17, $29, $111, $ 64, $17, $ - $ 81, $107, $17, $48, $173, $107, $17, $48, $173, $107, $17, $48, $173, $107, $17, $48, $173, $107, $17, $48, $173, $107, $17, $48, $173, $107, $17, $48, $173, $107, $17, $48, $173,706.37

8 PAG 7 FF-SIT LVY BYLAW Schedule C ** Infrastructure projects to which the off-site levy charges collected under this bylaw are to be applied Transportation Infrastructure Projects Schedule C-1 ef Project Name Nature of Capital Work 1 Traffic Signal - Black Gold Drive/South Park Drive Intersection Intersection Capacity Improvements 4 43 Street (Airport oad to one mile south) Improve oad Network Capacity 6 65 Ave/45 St Intersection - Traffic Signal Intersection Capacity Improvements 7 50 Ave from Alton Drive to ast amp of Hwy 2 Interchange Improve oad Network Capacity 8 Highway 39 (xisting West City Limit to 350 M ast) Improve oad Network Capacity 9 Traffic Signal - ollyview oad/50 St Intersection Intersection Capacity Improvements Ave (xisting West City Limit to Discovery Way) Improve oad Network Capacity Ave (Sparrow Drive to 45 St) Improve oad Network Capacity Ave (45 St to ange d 250) Improve oad Network Capacity 13 Black Gold Drive (South Park Drive to ollyview oad) Improve oad Network Capacity St (50 Ave to Black Gold Drive) Improve oad Network Capacity Ave (Grant Macwan Blvd to Discovery Way) Improve oad Network Capacity Ave (45 St to ange oad 250) Improve oad Network Capacity 17 Black Gold Drive (Grant Macwan Blvd to 50 St) Improve oad Network Capacity 18 Township d 493 (Highway 2A to Coady Boulevard) Improve oad Network Capacity 19 Township d 493 (Coady Boulevard to obinson Collector) Improve oad Network Capacity 20 Grant Macwan Boulevard from Blackgold Dr to Twp 494 Improve oad Network Capacity 21 Grant Macwan Blvd from 65 Ave. South to 1/4 Section Line Improve oad Network Capacity 22 TWP. oad 493 (Highway 2A to ast to collector roadway) Improve oad Network Capacity 23 Coady Blvd (Caledonia School to McDowell Wynd) Improve oad Network Capacity 24 Coady Blvd (Twp d 493 to McDowell Wynd) Improve oad Network Capacity Street from 65 Ave to 61 Ave Improve oad Network Capacity 29 Traffic Signal - Coady Blvd / Twp d 493 Intersection Capacity Improvements 31 Traffic Signal - 65 Ave / Discovery Way Intersection Capacity Improvements 32 Spine oad from Airport d south to 65 Ave. Improve oad Network Capacity 33 Traffic Signal - Airport d / ast Arterial d (N/S Spine d) Intersection Capacity Improvements 36 Traffic Signal - 65 Ave / ast N/S Boundary d Intersection Intersection Capacity Improvements 37 Traffic Signal - Black Gold Drive / 50 th Street Intersection Capacity Improvements 38 Highway 39 (Highway #2 ast amp to Grant Macwan) Improve oad Network Capacity 39 Traffic Signal - 65 Avenue/ 50 Street Intersection Capacity Improvements Street from Airport oad to South of Airport oad Improve oad Network Capacity

9 PAG 8 FF-SIT LVY BYLAW 41 Traffic Signal - Airport oad / 43 Street Intersection Capacity Improvements 42 Airport oad (Sparrow Drive to 250) Improve oad Network Capacity 43 Traffic Signal - 50 Avenue / Grant Macwan Boulevard Intersection Capacity Improvements 44 Grant Macwan Blvd (Ameena Dr. to 1/4 Section Line North) Improve oad Network Capacity 45 Spine oad from 65 Ave to ollyview oad Improve oad Network Capacity 46 Traffic Signal - Blackgold Drive/Grant Macwan Intersection Capacity Improvements 48 Traffic Signal - Grant Macwan Blvd / 65 Ave Intersection Capacity Improvements Ave from Discovery Way to Interchange Improve oad Network Capacity 50 Grant Macwan from 50 Ave to Black Gold Drive Improve oad Network Capacity 51 Hwy 2A ealignment Improve oad Network Capacity 52 Traffic Signal - Hwy 2A - TWP 493 Intersection Capacity Improvements th Street 65 Ave to Highway 39 Improve oad Network Capacity th Street Highway 39 to South Boundary Arterial Improve oad Network Capacity 55 South Boundary Arterial 74 th Street to Grant Macwan Improve oad Network Capacity 56 South Boundary Arterial Grant Macwan east 600m Improve oad Network Capacity Ave Grant Macwan to 74 th Street Improve oad Network Capacity Ave 74 th Street to 800m ast Improve oad Network Capacity 59 Grant Macwan - Blackgold Dr to Twp 494 Improve oad Network Capacity 60 Grant Macwan Twp. 494 to South Boundary Arterial Improve oad Network Capacity 61 Traffic Signal 74 th Street/ 65 Ave Intersection Capacity Improvements 62 Traffic Signal 74 th Street/ 50 Ave Intersection Capacity Improvements 63 Traffic Signal 74 th Street/ South Boundary Arterial Intersection Capacity Improvements 64 Traffic Signal - Grant Macwan/ South Boundary Arterial Intersection Capacity Improvements 65 Spine oad from Airport d south to 65 Ave widening Improve oad Network Capacity 66 Airport oad Improvements from Sparrow Drive to 42 Street Improve oad Network Capacity

10 L 52 ST M C 49 ST 43 ST 35 ST HW Y 2 S T 44 ST 42 ST 36 ST AI P T D S P A W D AV 82 AV 77 AV 75 AV A L 71 AV L A D A V Transportation Projects Included in Levy Update For Future Construction Projects Completed 32 Project ID 45 ST 70 AV 68 AV HW Y S LKI K P L W B I D I N D G P D S T 15 B L V D T A A V S T 5 0 S T HW Y 2 A 46 ST 48 ST AV S U 9 T 65 AV A H V P 48 AV A K D LLYVIW D HW Y A City of Leduc GIS Product August 2017 GS4467_oadways_ffsiteLevyV ST 51 D NI A C A L D CITY F LDUC TANSPTATIN INFASTUCTU PJCTS Schedule "C-1"

11 PAG 9 FF-SIT LVY BYLAW Water Infrastructure Projects Schedule C-2 1 Water Main - 65 Ave (Hwy 2 to West Bridgeport) Improve Network Distribution 2 Water Main - Twp. 494 (Southfork to Windrose) Improve Network Distribution 4 Water Main HWY 2A Crossing (South Fork to Tribute) Improve Network Distribution 5 obinson Water eservoir Improve Network Distribution 6 Water Main 65 Avenue Improve Network Distribution 7 obinson Transmission Main - versizing Improve Network Distribution 8 NW Water eservoir Improve Network Distribution 9 NW Water Transmission Main Improve Network Distribution

M 52 S T C HW Y 2 49 S T S T 44 S T 43 ST 42 S T C A Water Infrastructure Projects Schedule "C-2" AIPT D 40

D 45 ST 8 81 AV 22 65 AV 2 A V 77 AV 75 AV 24 A L 70 AV 68 AV 21 35 S T 36 S T 27 29 74 AV L A D A V 19 18 42 31 B I

D D 43 44 45 8 W I N D D S 46 47 L T A A V N T K A D S U T 5 0 ST H P A N IA K D D C A D Y B L V D 39 38 LLYVIW D 34

12 M 52 S T C HW Y 2 49 S T S T 44 S T 43 ST 42 S T C A Water Infrastructure Projects Schedule "C-2" AIPT D 40 Development Area Water Main Project Completed Water eservoir City Limits 5 Northwest eservoir S T S P A W D 45 ST 8 81 AV AV 2 A V 77 AV 75 AV 24 A L 70 AV 68 AV S T 36 S T AV L A D A V B I D G P T B L V D AV A V HW Y A V 5 1 S T 48 S T 46 ST 46 AV 48 AV B L A C K G L D D W I N D D S L T A A V N T K A D S U T 5 0 ST H P A N IA K D D C A D Y B L V D LLYVIW D HW Y 623 L D Southeast esovoir HW Y 2A A City of Leduc GIS Product September 2017 GS4467_Water_InfrastructureV3

13 PAG 10 FF-SIT LVY BYLAW Sanitary Infrastructure Projects Schedule C-3 1 West Sanitary Lift Station Upgrade Improve System Capacity 2 Corinthia Park North nd Sewer Storage Improve System Capacity 3 Corinthia Park South nd Sewer Storage Improve System Capacity 4 South Park Sewer Storage Improve System Capacity 5 Westside Lift Station and Stage 1 Force Main Improve System Capacity 7 Stage 2 Westside Force Main Improve System Capacity 8 Westside Lift Station Upgrades Improve System Capacity 9 Trunk Upgrades Improve System Capacity 10 astside Sanitary Lift Station and Force Main Improve System Capacity

GANT MACWAN BLVD 52 S T 5 49 S T 35 S T HW Y 2 4 4 S 33 S T 43 ST 39 S T C A 36 S T Sanitray Infrastructure Projects Schedule "C-3" Boundaries of Contributing Areas Area 1 Area

Areas Contributing to Lift Station xpansion 45 ST T 68 AV 22 27 Boundary of Areas Contributing to Sanitary Lift Station and Forcemain 65 AV 40 5 3 2 1 19 18 21 42 31 B I D G P T

P A D N IA C A L K D 39 AV D D Y B L V D 39 LLYVIW D 33 38 34 37 HW Y 623 Boundary of Areas Contributing to Lift Station xpansion and Forcemain 9 13 15 A City of Leduc GIS

14 GANT MACWAN BLVD 52 S T 5 49 S T 35 S T HW Y S 33 S T 43 ST 39 S T C A 36 S T Sanitray Infrastructure Projects Schedule "C-3" Boundaries of Contributing Areas Area 1 Area 3 Area 2 Area 4 Area 5 Development Area 8 2 A V 81 AV AIPT D 29 City Limits Sanitary Pipes Sanitary Lift Station S P A W D 75 AV A L L A D A V 74 AV 71 AV AV Boundary of Areas Contributing to Lift Station xpansion 45 ST T 68 AV Boundary of Areas Contributing to Sanitary Lift Station and Forcemain 65 AV B I D G P T B L V D 5 0 S T 4 7 S T AV A V AV S T 48 S T 46 ST 47 AV 46 AV 48 AV B L A C K G L D D Project Complete N T K A D 50 ST S U T H P A D N IA C A L K D 39 AV D D Y B L V D 39 LLYVIW D HW Y 623 Boundary of Areas Contributing to Lift Station xpansion and Forcemain A City of Leduc GIS Product September 2017 GS4467_Sanitary_InfrastructureV4 Boundary of Areas Contributing to Sanitary Storage Projects HW Y 2A Boundary of Areas Contributing to Sanitary Storage Projects

TORONTO MUNICIPAL CODE CHAPTER 903, PARKING FOR PERSONS WITH DISABILITIES. Chapter 903 PARKING FOR PERSONS WITH DISABILITIES

TORONTO MUNICIPAL CODE CHAPTER 903, PARKING FOR PERSONS WITH DISABILITIES. Chapter 903 PARKING FOR PERSONS WITH DISABILITIES 903-1. General definitions. 903-2. Specific definitions 903-3. Interpretation. 903-4. Use and display of permit. Chapter 903 PARKING FOR PERSONS WITH DISABILITIES ARTICLE I On-Street and Off-Street Parking