SPRINGBROOK 2017 Offsite Levies

Transcription

1 SPRINGBROOK 2017 Offsite Levies DETAILED CALCULATIONS REPORT BYLAW No. 2017/25 SCHEDULE A December 2017 RDC 2398 Final Version

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3 Table of Contents Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report 1.0 Introduction Purpose Conditions for Offsite Levies Exemptions for Offsite Levies Contributing Areas General Overview Global Boundary Area Non Benefitting Areas Applicable Benefitting Areas Water System General Water Infrastructure Costs Sanitary System General Sanitary Infrastructure Costs Roadways General Roadway Infrastructure Costs Administration costs General Administration Costs Summary of Levies Results Levies Summary Map Conclusion

4 Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report List of Figures Figure 1 Global Boundary Plan Figure 2 Non Benefiting Areas Figure 3 Global Water Benefiting Area Figure 4 Sanitary Benefiting Areas Figure 5 Global Road Benefiting Area Figure 6 Global Administration Benefiting Area Figure 7 Levies Summary Example Map Appendix A - Water Table A1 Benefiting Areas for the Global Water System Table A2 Water Infrastructure Costs and Levies Water Infrastructure Cost Estimates and Benefit Analysis Appendix B - Sanitary Table B1 Sanitary Benefiting Areas Table B2 Sanitary Infrastructure Costs and Levies Sanitary Infrastructure Cost Estimates and Benefit Analysis Appendix C - Roadways Table C1 Benefiting Areas for Global Roadways Table C2 Roadway Infrastructure Costs and Levies Roadway Infrastructure Cost Estimates and Benefit Analysis Appendix D - Administration Costs Table D1 Benefiting Areas for Global Administration Costs Table D2 Administration Costs and Levies Administration Fees Cost Estimates and Benefit Analysis 2

5 Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report 1.0 INTRODUCTION 1.1 Purpose Tagish Engineering Ltd. was commissioned by Red Deer County to complete an offsite levies report for the Hamlet of Springbrook. Springbrook has an existing offsite levy and transportation contribution based on Bylaw No. 2001/10. The 2017 offsite levies represent completely new levies for Springbrook and are not an update to Bylaw No. 2001/10. In 2017 the Springbrook infrastructure study and Springbrook capital plan were completed. Based on the infrastructure recommendations found in these two reports, the 2017 offsite levies projects and costs have been added to this report. The overall purpose of this offsite levies report is to provide Red Deer County with an assessment of the existing and future costs that they have allocated for municipal infrastructure upgrades in Springbrook. Through the use of offsite levies, Red Deer County can recapture some of the costs against developers for their proportionate share of County constructed municipal infrastructure, which benefit the applicable development areas. 1.2 Conditions for Offsite Levies Under the Municipal Government Act, Red Deer County is allowed to implement offsite levies against development in order to cover the costs in the following scenarios: New or expanded facilities for the storage, transmission, treatment or supply 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 or development Lands required for or in connection with any facilities described in the points above 3

6 Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report 1.3 Exemptions for Offsite Levies Council delegates authority to the County Manager or his delegate to exempt from payment of offsite levies residential districted properties where the proposed development is a minor improvement that does not require subdivision approval or zoning change. An example of when levies may be waived is for a development permit for a garage on the existing parcel. 4

7 Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report 2.0 CONTRIBUTING AREAS 2.1 General Overview In this section, the contributing areas will be broken down as follows: Global Boundary Area Non Benefitting Areas: o Open space & Environmental areas o Roadway Right of Way o Stormwater Ponds o Waskasoo Tributary Drainage course Applicable Benefitting Areas 2.2 Global Boundary Area Figure 1 shows the global boundary for the development area for Springbrook. The global boundary of Springbrook is comprised of the existing town centre, future residential, and future commercial/industrial lands. The gross area within the global boundary is hectares. 2.3 Non-Benefitting Areas Figure 2 shows the non-benefitting areas for Springbrook. These non-benefitting areas include airport lands, open space, environmental areas, roadway right of way, stormwater ponds and drainage courses within Springbrook. Airport lands such as the airport taxiways, runways and safety strip (around the runways) have been taken out of the benefitting area as they are considered non developable. Open space and environmental areas along with road right of way (R.O.W.) have been taken out of the benefiting area as they are considered non developable. A bulk of development in Springbrook will outlet into the Waskasoo Creek Tributary drainage course which eventually outlets into Waskasoo Creek. This channel right of 5

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10 Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report way has a width of 27m. These areas cannot be developed within and must be taken out of the gross area of developable land. The stormwater ponds for Malibu Estates and Harvard Park Phase 2 have also been taken out from benefitting area because they are considered environmental areas and are not developable. A summary of the non-benefitting areas for Springbrook is shown below in Table 2.1 Table 2.1 Non-Benefitting Areas Summary Item Estimated Area (Hectares) Airport Lands (Taxiways and runways) Open Space & Environmental Areas Existing Roadway R.O.W Stormwater Ponds 4.08 Wasksasoo Tributary Drainage Course 6.54 Total Non-Benefitting Areas For the purpose of this report the non-benefitting total area was calculated to be hectares. 2.4 Applicable Benefitting Areas To determine the applicable benefitting areas that can be used for offsite levies calculations, non-benefitting areas must be taken out of the gross area. The gross area was determined to be hectares, while the total non-benefiting area was 6

11 Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report determined to be hectares. Springbrook is hectares. Thus the global applicable boundary area for However not all levies are based off of the global boundary. A summary of the levies for this report based on their applicable benefitting areas are: Water has 1 levy, which is based on the global boundary. (Refer to Figure 3) Sanitary may have 1 levy, which is based on the benefitting area for the particular upgrade (Refer to Figure 4). Storm does not have a levy in this report. Roadways has 1 levy, which is based on the global boundary (Refer to Figure 5). A levy will be assigned to cover the costs for infrastructure studies and administration fees. This levy will be flat fee per acre/hectare. The benefiting area associated with this levy will be based off the global boundary (Refer to Figure 6). The benefitting areas associated with each type of infrastructure upgrade are shown on the corresponding Figures as well as in the cost breakdowns in the attached corresponding Appendices. It is important to note that all parcels of land are subject to all levies that they are within the benefitting area of. For example, land within Sanitary Area 1 would be subject to the levy amounts for global water, global roadways, global administration and Sanitary Area 1. Land that does not fall within a sanitary area would be subject to the levy amounts for global water, global roadways and global administration. 7

12 Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report 3.0 WATER SYSTEM 3.1 General As indicated in the 2017 Springbrook Infrastructure Study, a new water treatment plant (Pumphouse/Reservoir) with an estimated capacity of 1,500-2,000 cu.m. is recommended due to the age of the existing pumphouse and reservoir. The infrastructure study also recommends the upgrade of water mains south of the existing reservoir and on 38 th Avenue to improve fire flow capacities. The benefitting area for the water system is based on the global boundary. Refer to Figure Water Infrastructure Costs A summary of the water infrastructure costs are shown below in Table 3.1. Refer to Appendix A for detailed breakdown of project costs, applicable benefiting areas and cost benefit analysis. Table 3.1 Water Infrastructure Costs Summary Item Estimated or Constructed Cost Water Reservoir Total $4,000,000 Water Distribution Total $489,000 Total for Water Infrastructure Cost $4,489,000 8

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14 Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report 4.0 SANITARY SYSTEM 4.1 General As indicated in the 2017 Springbrook Infrastructure Study, five (5) future lift stations will be required to service Springbrook as development continues. The five (5) lift stations are located at Malibu North (SE 13), Section NE 12 (South of Airport Road), Section NE 13, Section SW 13, and Section NE 23. The location of these lift stations are shown on Figure 4. The benefitting area is based on the assigned sanitary basin area for the particular sanitary infrastructure upgrade. Refer to Figure 4 which shows the sanitary areas for each future upgrade. 4.2 Sanitary Infrastructure Costs A summary of the sanitary infrastructure costs are shown below in Table 4.1. Refer to Appendix B for detailed breakdown of project costs, applicable benefiting areas and cost benefit analysis. Table 4.1 Sanitary Infrastructure Costs Summary Item Estimated or Constructed Cost Sanitary Benefitting Area 1 $950,000 Sanitary Benefitting Area 2 $1,680,000 Sanitary Benefitting Area 3 $1,827,750 Sanitary Benefitting Area 4 $930,000 Sanitary Benefitting Area 5 $1,083,000 Total for Sanitary Infrastructure Cost $6,470,750 Please note that any parcel area which does not fall within an sanitary area as shown on Figure 4, will not be subject to a sanitary levy. 9

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16 Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report 5.0 ROADWAYS 5.1 General As indicated in the 2017 Springbrook Infrastructure Study, arterial road upgrades on Airport Drive from C&E Trail to Hwy 2A and Township Road 372 from Airport Drive to Range Road 281 have been proposed. These upgrades will increase the traffic capacity within Springbrook and the Airport Drive upgrade from C&E trail to Springbrook Airport will provide an additional access in and out of Springbrook. The benefitting area for the roadways is based on the global boundary. Refer to Figure Roadway Infrastructure Costs A summary of the roadway infrastructure costs are shown below in Table 5.1. Refer to Appendix C for detailed breakdown of project costs, applicable benefiting areas and cost benefit analysis. Table 5.1 Road Infrastructure Costs Summary Item Estimated or Constructed Cost Total for Road Infrastructure Cost $23,

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18 Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report 6.0 ADMINISTRATION COSTS 6.1 General Red Deer County has a set flat fee per acre/hectare to cover costs associated with infrastructure studies and administration fees. The benefitting area for the infrastructure studies and administration fees is based on the global boundary. Refer to Figure Administration Costs A summary of the administration costs are shown below in Table 6.1. Refer to Appendix D for detailed breakdown of project costs, applicable benefiting areas and cost benefit analysis. Table 6.1 Administration Costs Summary Item Estimated or Constructed Cost Total for Administration Costs $60,000 Total for Studies $463,758 Total for Administration and Studies Costs $523,758 11

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20 Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report 7.0 SUMMARY OF LEVIES 7.1 Results A summary of the levies are shown below in Table 7.1. These levies are derived from the detailed information found in Appendices A-D. Table 7.1 Springbrook Offsite Levies Cost Item ($) Benefiting Area (ha.) Proposed Levy ($ / ha) Proposed Levy ($ / ac) Global - Water Reservoirs and Distribution $4,489, $12,450 $5,038 Sanitary Area 1 $950, $23,019 $9,316 Sanitary Area 2 $1,680, $25,555 $10,342 Sanitary Area 3 $1,827, $16,639 $6,733 Sanitary Area 4 $930, $21,523 $8,710 Sanitary Area 5 $1,083, $48,960 $19,813 Global Roadways $23,679, $65,672 $26,577 Administration Costs $523, $1,453 $ Levies Summary Map A summary of the levies are shown in Figure 7. Figure 7 shows an example of areas and the levy cost associated for that area based on the global boundaries and sanitary basins. The levies range from $79,575-$128,535 per hectare depending on location within Springbrook. 12

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22 Springbrook 2017 Offsite Levies 2017 Detailed Calculations Report 8.0 CONCLUSION This document presents a complete offsite levies report for Red Deer County for the Hamlet of Springbrook. When the newly calculated offsite levies are compared to the neighbouring communities, the levies are higher than non area specific levies for Gasoline Alley and the Town of Penhold. These levies are high mainly due to the substantial cost of the Airport Drive upgrades project and because the County is providing a sanitary system for the majority of future growth. We would recommend that the Red Deer County review the levy costs. Once the levy costs have been set, Tagish Engineering recommends the new offsite levies be adopted through bylaw and used within Springbrook. Furthermore, Tagish Engineering recommends that the offsite levies are reviewed on an three year basis to re-assess estimated costs, projects, and market inflation. If further information is required, please contact our office. Respectively Submitted by, Tagish Engineering Ltd. 13

23 Appendix A Water

24 Red Deer County Date: October Springbrook Offsite Levies Review Job # RDC2398 Table A1 - Benefiting Areas for the Global Water System Description Gross Area (ha.) Benefitting Acreage Non-Benefitting Applicable Benefitting Area (ha.) Area (ha.) Springbrook Global Boundary Airport Areas Open Space & Environmental Existing Road R.O.W Stormwater Ponds Waskasoo Tributary Drainage Course Total (Springbrook)

25 Red Deer County Date: October Springbrook Offsite Levies Review Job # RDC2398 Table A2 Water Infrastructure Costs and Levies Item # Consultant Water Reservoirs Area (ha.) Actual Levy (per Hectare) Actual Levy (per Acre) WR1 Tagish New Water Treatment Plant (Pumphouse/Reservoir) (1,500-2,000 cu.m.) Estimated $4,000,000 Total Water Reservoirs $4,000, $11,094 $4,489 WD1 Tagish Water Distribution Upgrading 250mm main to 350mm main (South of Ex. Reservoir) Estimated $201,000 WD2 Tagish Upgrading 200mm main to 350mm main (38 Ave.) Estimated $288,000 Total Water Distribution $489, $1,356 $549 Total Water System $4,489, $12,450 $5,038

26 2017 SPRINGBROOK OFFSITE LEVIES Water Infrastructure Cost Estimates and Benefit Analysis Revised : October 2017 The following is an itemized breakdown of water infrastructure list in Appendix A Springbrook Offsite Levies. Water Reservoirs Item # WR1 New Water Treatment Plant (Pumphouse/Reservoir) (1,500-2,000 cu.m.) Scope of Work Existing reservoir in Springbrook is nearing the end of its service life Water reservoir and pump house construction Electrical, mechanical and instrumentation work Earthworks Site grading and landscaping Commissioning and testing Land purchases Engineering and planning Estimate Cost Summary for New Water Treatment Plant Based on previous reservoir projects, reservoirs typically cost $2,000 per cu.m. Based on this conversion an estimated 2,000 cu.m. reservoir will cost approximately $4,000,000. This $4,000,000 includes all construction, engineering and contingency costs. Benefiting Area The benefitting area for this project is the entire global boundary (applicable benefitting area) for Springbrook which is hectares. Cost Benefit This infrastructure upgrade is essential in future to provide additional reservoir capacity to store and distribute water to Springbrook. In the 2017 Springbrook Offsite Levies report, all global water infrastructure upgrades have been assigned to the global boundary (applicable benefitting area) of hectares. Page 1

27 2017 SPRINGBROOK OFFSITE LEVIES Water Distribution Item # WD1 Upgrading 250mm main to 350mm main (South of Ex. Reservoir) Scope of Work 160m of 350mm water main installation Roadway repairs Landscaping Engineering and Contingency Estimate Cost Summary for South of Ex. Reservoir Water Main Upgrades The following is a cost breakdown for the water main upgrades project: 1. Water main installations $ 70, Roadway repairs $ 70, Landscaping $ 7, Miscellaneous $ 14, Engineering and Testing $ 20, Contingency $ 20,000 Total Estimated Construction Costs $ 201,000 This project has been estimated assuming that it can be done in conjunction with other projects, to help reduce construction and engineering costs. Benefitting Area The benefitting area for this project is the entire global boundary (applicable benefitting area) for Springbrook which is hectares. Cost Benefit This infrastructure upgrade is essential to provide future water distribution for Springbrook. In the 2017 Springbrook Offsite Levies report, all global water infrastructure upgrades have been assigned to the global boundary (applicable benefitting area) of hectares. Page 2

28 2017 SPRINGBROOK OFFSITE LEVIES Water Distribution Item # WD2 Upgrading 200mm main to 350mm main (38 Ave.) Scope of Work 230m of 350mm water main installation Roadway repairs Landscaping Engineering and Contingency Estimate Cost Summary for 38 Ave. Water Main Upgrades The following is a cost breakdown for the 38 Avenue project: 1. Water main installations $ 100, Roadway repairs $ 100, Landscaping $ 10, Miscellaneous $ 20, Engineering and Testing $ 29, Contingency $ 29,000 Total Estimated Construction Costs $ 288,000 This project has been estimated assuming that it can be done in conjunction with other projects, to help reduce construction and engineering costs. Benefitting Area The benefitting area for this project is the entire global boundary (applicable benefitting area) for Springbrook which is hectares. Cost Benefit This infrastructure upgrade is essential to provide future water distribution for Springbrook. In the 2017 Springbrook Offsite Levies report, all global water infrastructure upgrades have been assigned to the global boundary (applicable benefitting area) of hectares. Page 3

29 Appendix B Sanitary

30 Red Deer County Date: August Springbrook Offsite Levies Review Job # RDC2398 Table B1 - Sanitary Benefiting Areas Description Gross Area (ha.) Benefitting Acreage Non-Benefitting Applicable Benefitting Area (ha.) Area (ha.) Springbrook Liftstation required for Sanitary Area 1 Sanitary Basin Area Waskasoo Tributary Drainage Course Total - Sanitary Area Liftstation required for Sanitary Area 2 Sanitary Basin Area Total - Sanitary Area Liftstation required for Sanitary Area 3 Sanitary Basin Area Waskasoo Tributary Drainage Course Total - Sanitary Area Liftstation required for Sanitary Area 4 Sanitary Basin Area Total - Sanitary Area Liftstation required for Sanitary Area 5 Sanitary Basin Area Total - Sanitary Area

31 Red Deer County Date: August Springbrook Offsite Levies Review Job # RDC2398 Table B2 Sanitary Infrastructure Costs and Levies Item # Consultant Sanitary Benefiting Areas Area (ha.) Actual Levy (per Hectare) Actual Levy (per Acre) Sanitary Area 1 SBA1 Tagish Liftstation required to service Malibu North Estimated $750,000 SBA2 Tagish Force main required to service Malibu North Estimated $200,000 Total - Sanitary Area 1 $950, $23,019 $9,316 Sanitary Area 2 SBA3 Tagish Liftstation required to service Section NE 12 Estimated $1,500,000 SBA4 Tagish Force main required to service Section NE 12 Estimated $180,000 Total - Sanitary Area 2 $1,680, $25,555 $10,342 Sanitary Area 3 SBA5 Tagish Liftstation required to service Section NE 13 Estimated $1,500,000 SBA6 Tagish Force main required to service Section NE 13 Estimated $327,750 Total - Sanitary Area 3 $1,827, $16,639 $6,733 Sanitary Area 4 SBA7 Tagish Liftstation required to service Section SW 13 Estimated $750,000 SBA8 Tagish Force main required to service Section SW 13 Estimated $180,000 Total - Sanitary Area 4 $930, $21,523 $8,710 Sanitary Area 5 SBA9 Tagish Liftstation required to service Section NE 23 Estimated $750,000 SBA10 Tagish Force main required to service Section NE 23 Estimated $333,000 Total - Sanitary Area 5 $1,083, $48,960 $19,813 Total Sanitary Infrastructure Cost $6,470,750

32 2017 SPRINGBROOK OFFSITE LEVIES Sanitary Infrastructure Cost Estimates and Benefit Analysis Revised : August 2017 The following is an itemized breakdown of the sanitary infrastructure list in Appendix B Springbrook Offsite Levies. Sanitary Benefitting Area 1 Item # SBA1 Lift Station to Service Malibu North Scope of Work The Springbrook infrastructure study identified the need for a required liftstation to provide sanitary service for Malibu North. Engineering planning and designs Installation of sanitary lift station Estimated Cost for the Lift Station to Service Malibu North The following is a cost breakdown for the lift station project: 1. Installation of sanitary lift station $ 600, Engineering $ 75, Contingency $ 75,000 Total Estimated Construction Costs $ 750,000 Benefiting Area The benefitting area is based on the assigned sanitary basin area for the particular sanitary infrastructure upgrade. The benefitting area of Sanitary Area 1 is hectares. Cost Benefit Due to elevation constraints, Sanitary Area 1 is unable to function via gravity without a lift station. A lift station is considered communal for this area, as it will service multiple developments. This future upgrade is required in order to provide sanitary services within Springbrook. In the 2017 Springbrook Offsite Levies report, sanitary infrastructure upgrades have been assigned to the benefiting area based on its corresponding sanitary basin area. The benefitting area of Sanitary Area 1 is hectares. Page 1

33 2017 SPRINGBROOK OFFSITE LEVIES Sanitary Benefitting Area 1 Item # SBA2 Forcemain to Service Malibu North Scope of Work The Springbrook infrastructure study identified the need for a required lift station to provide sanitary service for Malibu North. Installation of an sanitary force main (450m in length) Connection of force main to lift station Engineering planning and designs Estimated Cost for the Force Main to Service Malibu North The following is a cost breakdown for the force main project: 1. Installation of sanitary main $ 160, Engineering $ 20, Contingency $ 20,000 Total Estimated Construction Costs $ 200,000 Benefiting Area The benefitting area is based on the assigned sanitary basin area for the particular sanitary infrastructure upgrade. The benefitting area of Sanitary Area 1 is hectares. Cost Benefit A sanitary force main will be required in order to service Malibu North. The force main will connect from the existing sanitary main on Redwood Boulevard to the future lift station. This future upgrade is required in order to provide sanitary services within Springbrook. In the 2017 Springbrook Offsite Levies report, sanitary infrastructure upgrades have been assigned to the benefiting area based on its corresponding sanitary basin area. The benefitting area of Sanitary Area 1 is hectares. Page 2

34 2017 SPRINGBROOK OFFSITE LEVIES Sanitary Benefitting Area 2 Item # SBA3 Lift Station to Service Section NE 12 Scope of Work The Springbrook infrastructure study identified the need for a required lift station to provide sanitary service for Section NE 12 (South of Airport Road). Engineering planning and designs Installation of sanitary lift station Estimated Cost for the Lift Station to Service Section NE 12 The following is a cost breakdown for the lift station project: 1. Installation of sanitary lift station $ 1,200, Engineering $ 150, Contingency $ 150,000 Total Estimated Construction Costs $ 1,500,000 Benefiting Area The benefitting area is based on the assigned sanitary basin area for the particular sanitary infrastructure upgrade. The benefitting area of Sanitary Area 2 is hectares. Cost Benefit Due to elevation constraints, Sanitary Area 2 is unable to function via gravity without a lift station. A lift station is considered communal for this area, as it will service multiple developments. This future upgrade is required in order to provide sanitary services within Springbrook. In the 2017 Springbrook Offsite Levies report, sanitary infrastructure upgrades have been assigned to the benefiting area based on its corresponding sanitary basin area. The benefitting area of Sanitary Area 2 is hectares. Page 3

35 2017 SPRINGBROOK OFFSITE LEVIES Sanitary Benefitting Area 2 Item # SBA4 Force Main to Service Section NE 12 Scope of Work The Springbrook infrastructure study identified the need for a required lift station to provide sanitary service for Section NE 12 (South of Airport Road). Installation of an sanitary force main (400m in length) Connection of force main to lift station Engineering planning and designs Estimated Cost for the Force Main to Service Section NE 12 The following is a cost breakdown for the force main project: 1. Installation of sanitary main $ 144, Engineering $ 18, Contingency $ 18,000 Total Estimated Construction Costs $ 180,000 Benefiting Area The benefitting area is based on the assigned sanitary basin area for the particular sanitary infrastructure upgrade. The benefitting area of Sanitary Area 2 is hectares. Cost Benefit A sanitary force main will be required in order to service Section NE 12. The force main will connect from the existing sanitary main on Airport Drive to the future lift station. This future upgrade is required in order to provide sanitary services within Springbrook. In the 2017 Springbrook Offsite Levies report, sanitary infrastructure upgrades have been assigned to the benefiting area based on its corresponding sanitary basin area. The benefitting area of Sanitary Area 2 is hectares. Page 4

36 2017 SPRINGBROOK OFFSITE LEVIES Sanitary Benefitting Area 3 Item # SBA5 Lift Station to Service Section NE 13 Scope of Work The Springbrook infrastructure study identified the need for a required lift station to provide sanitary service for Section NE 13. Engineering planning and designs Installation of sanitary lift station Estimated Cost for the Lift Station to Service NE 13 The following is a cost breakdown for the lift station project: 1. Installation of sanitary lift station $ 1,200, Engineering $ 150, Contingency $ 150,000 Total Estimated Construction Costs $ 1,500,000 Benefiting Area The benefitting area is based on the assigned sanitary basin area for the particular sanitary infrastructure upgrade. The benefitting area of Sanitary Area 3 is hectares. Cost Benefit Due to elevation constraints, Sanitary Area 3 is unable to function via gravity without a lift station. A lift station is considered communal for this area, as it will service multiple developments. This future upgrade is required in order to provide sanitary services within Springbrook. In the 2017 Springbrook Offsite Levies report, sanitary infrastructure upgrades have been assigned to the benefiting area based on its corresponding sanitary basin area. The benefitting area of Sanitary Area 3 is hectares. Page 5

37 2017 SPRINGBROOK OFFSITE LEVIES Sanitary Benefitting Area 3 Item # SBA6 Force Main to Service Section NE 13 Scope of Work The Springbrook infrastructure study identified the need for a required lift station to provide sanitary service for Section NE 13. Installation of an sanitary force main (765m in length) Connection of force main to lift station Engineering planning and designs Estimated Cost for the Force Main to Service NE 13 The following is a cost breakdown for the force main project: 1. Installation of sanitary main $ 267, Engineering $ 30, Contingency $ 30,000 Total Estimated Construction Costs $ 327,750 Benefiting Area The benefitting area is based on the assigned sanitary basin area for the particular sanitary infrastructure upgrade. The benefitting area of Sanitary Area 3 is hectares. Cost Benefit A sanitary force main will be required in order to service Section NE 13. The force main will connect from the future sanitary gravity main to the future lift station. This future upgrade is required in order to provide sanitary services within Springbrook. In the 2017 Springbrook Offsite Levies report, sanitary infrastructure upgrades have been assigned to the benefiting area based on its corresponding sanitary basin area. The benefitting area of Sanitary Area 3 is hectares. Page 6

38 2017 SPRINGBROOK OFFSITE LEVIES Sanitary Benefitting Area 4 Item # SBA7 Lift Station to Service Section SW 13 Scope of Work The Springbrook infrastructure study identified the need for a required lift station to provide sanitary service for Section SW 13. Engineering planning and designs Installation of sanitary lift station Estimated Cost for the Lift Station to Service SW 13 The following is a cost breakdown for the lift station project: 1. Installation of sanitary lift station $ 600, Engineering $ 75, Contingency $ 75,000 Total Estimated Construction Costs $ 750,000 Benefiting Area The benefitting area is based on the assigned sanitary basin area for the particular sanitary infrastructure upgrade. The benefitting area of Sanitary Area 4 is hectares. Cost Benefit Due to elevation constraints, Sanitary Area 4 is unable to function via gravity without a lift station. A lift station is considered communal for this area, as it will service multiple developments. This future upgrade is required in order to provide sanitary services within Springbrook. In the 2017 Springbrook Offsite Levies report, sanitary infrastructure upgrades have been assigned to the benefiting area based on its corresponding sanitary basin area. The benefitting area of Sanitary Area 4 is hectares. Page 7

39 2017 SPRINGBROOK OFFSITE LEVIES Sanitary Benefitting Area 4 Item # SBA8 Force Main to Service Section SW 13 Scope of Work The Springbrook infrastructure study identified the need for a required lift station to provide sanitary service for Section SW 13. Installation of an sanitary force main (400m in length) Connection of force main to lift station Engineering planning and designs Estimated Cost for the Force Main to Service SW 13 The following is a cost breakdown for the force main project: 1. Installation of sanitary main $ 144, Engineering $ 18, Contingency $ 18,000 Total Estimated Construction Costs $ 180,000 Benefiting Area The benefitting area is based on the assigned sanitary basin area for the particular sanitary infrastructure upgrade. The benefitting area of Sanitary Area 4 is hectares. Cost Benefit A sanitary force main will be required in order to service Section SW 13. The force main will connect from the future sanitary gravity main to the future lift station. This future upgrade is required in order to provide sanitary services within Springbrook. In the 2017 Springbrook Offsite Levies report, sanitary infrastructure upgrades have been assigned to the benefiting area based on its corresponding sanitary basin area. The benefitting area of Sanitary Area 4 is hectares. Page 8

40 2017 SPRINGBROOK OFFSITE LEVIES Sanitary Benefitting Area 5 Item # SBA9 Lift Station to Service Section NE 23 Scope of Work The Springbrook infrastructure study identified the need for a required lift station to provide sanitary service for Section NE 23. Engineering planning and designs Installation of sanitary lift station Estimated Cost for the Lift Station to Service NE 23 The following is a cost breakdown for the lift station project: 1. Installation of sanitary lift station $ 600, Engineering $ 75, Contingency $ 75,000 Total Estimated Construction Costs $ 750,000 Benefiting Area The benefitting area is based on the assigned sanitary basin area for the particular sanitary infrastructure upgrade. The benefitting area of Sanitary Area 5 is hectares. Cost Benefit Due to elevation constraints, Sanitary Area 5 is unable to function via gravity without a lift station. A lift station is considered communal for this area, as it will service multiple developments. This future upgrade is required in order to provide sanitary services within Springbrook. In the 2017 Springbrook Offsite Levies report, sanitary infrastructure upgrades have been assigned to the benefiting area based on its corresponding sanitary basin area. The benefitting area of Sanitary Area 5 is hectares. Page 9

41 2017 SPRINGBROOK OFFSITE LEVIES Sanitary Benefitting Area 5 Item # SBA10 Force Main to Service Section NE 23 Scope of Work The Springbrook infrastructure study identified the need for a required lift station to provide sanitary service for Section NE 23. Installation of an sanitary force main (780m in length) Connection of force main to lift station Engineering planning and designs Estimated Cost for the Force Main to Service NE 23 The following is a cost breakdown for the force main project: 1. Installation of sanitary main $ 273, Engineering $ 30, Contingency $ 30,000 Total Estimated Construction Costs $ 333,000 Benefiting Area The benefitting area is based on the assigned sanitary basin area for the particular sanitary infrastructure upgrade. The benefitting area of Sanitary Area 5 is hectares. Cost Benefit A sanitary force main will be required in order to service Section NE 23. The force main will connect from the future sanitary gravity main to the future lift station. This future upgrade is required in order to provide sanitary services within Springbrook. In the 2017 Springbrook Offsite Levies report, sanitary infrastructure upgrades have been assigned to the benefiting area based on its corresponding sanitary basin area. The benefitting area of Sanitary Area 5 is hectares. Page 10

42 Appendix C Roadways

43 Red Deer County Date: October Springbrook Offsite Levies Review Job # RDC2398 Table C1 - Benefiting Areas for Global Roadways Description Gross Area (ha.) Benefitting Acreage Non-Benefitting Applicable Benefitting Area (ha.) Area (ha.) Springbrook Global Boundary Airport Areas Open Space & Environmental Existing Road R.O.W Stormwater Ponds Waskasoo Tributary Drainage Course Total (Springbrook)

44 Red Deer County Date: October Springbrook Offsite Levies Review Job # RDC2398 Table C2 - Roadway Infrastructure Costs and Levies Item # Consultant Global Roadways - Roadway Benefitting Areas Area (ha.) Actual Levy (per Hectare) Actual Levy (per Acre) RBA1 Al-Terra Airport Drive - C&E Trail to Springbrook Airport Estimated $14,478,029 RBA2 Al-Terra Township Road Airport Drive to Range Road 281 Estimated $990,000 RBA3 Al-Terra Airport Drive - Springbrook Airport to Hwy 2A Estimated $8,211,485 Total - Global Roadways $23,679, $65,672 $26,577

45 2017 SPRINGBROOK OFFSITE LEVIES Roadway Infrastructure Cost Estimates and Benefit Analysis The following is an itemized breakdown of roadway infrastructure list in Appendix C Springbrook Offsite Levies. Revised: October 2017 Global Roadways Item # RBA1 Airport Drive C&E Trail to Springbrook Airport Scope of Work 16.8 to 20.5m Width mixed rural and urban cross section Asphalt (100mm), Base course (200mm), Base (300mm) Pit run Approximately 4150m of roadway construction Roundabout construction at future Airport Development access points (2) and Township Road 374 intersections Signalization at C&E Trail. Site grading Landscaping Estimate Cost Summary for Airport Drive Upgrades The following is a cost breakdown for the Airport Drive Upgrades: 1. Grading, demolitions and removals $ 449, Roadway excavation, backfill and subgrade preparation $ 3,630, Concrete work $ 2,000, Paving $ 1,999, Landscaping $ 341, Signage and pavement markings $ 362, Storm installations $ 786, Engineering $ 2,076, Shallow utility relocations $ 245, Environmental $ 74, Public lands $ 5, Land agent and purchase $ 389, Legal survey $ 18, Contingency $ 2,096,972 Total Estimated Construction Costs $ 14,478,029 Page 1

46 2017 SPRINGBROOK OFFSITE LEVIES Benefiting Area The benefitting area for this project is the entire global (applicable benefitting area) boundary for Springbrook which is hectares. Cost Benefit The Airport Drive Upgrade will increase the traffic capacity within Springbrook and provide an additional access point to the hamlet from C&E Trail, which is essential to diverting future traffic flows from Highway 2A. This roadway will act as a major gateway for traffic coming in and out of Springbrook. In the 2017 Springbrook Offsite Levies report all arterial roads used within the transportation grid have been assigned to the global boundary (applicable benefitting area) of hectares because they are essential to creating a functioning arterial network allowing traffic to flow throughout the entire area. Page 2

47 2017 SPRINGBROOK OFFSITE LEVIES Global Roadways Item # RBA2 Township Road 372 Airport Drive to Range Road 281 Scope of Work 9.4m Width rural cross section Asphalt (100mm), Base course (200mm), Base (300mm) Pit run Necessary surface storm collection system Approximately 500m of roadway construction Site grading Landscaping Shallow utility relocations Land purchases Estimate Cost Summary for Township Road 281 The following is an estimated cost breakdown for the Township Road 281 project: 1. Grading, demolitions and removals $ 160, Roadway excavation, backfill and subgrade preparation $ 350, Paving $ 120, Landscaping $ 20, Signage and pavement markings $ 21, Engineering $ 125, Shallow utility relocations $ 14, Environmental $ 4, Land agent and purchase $ 43, Legal survey $ 1, Contingency $ 126,950 Total Estimated Construction Costs $ 990,000 Benefiting Area The benefitting area for this project is the entire global (applicable benefitting area) boundary for Springbrook which is hectares. Cost Benefit The Township Road 281 improvement project will increase the traffic capacity within Springbrook and provide an improved access point to the hamlet, which is essential to diverting future traffic flows from Highway 2A. This roadway will act as a minor gateway for traffic coming in and out of Springbrook. In the 2017 Springbrook Offsite Levies report all arterial roads used within the transportation grid have been assigned to the global boundary (applicable benefitting area) of hectares because they are essential to creating a functioning arterial network allowing traffic to flow throughout the entire area. Page 3

48 2017 SPRINGBROOK OFFSITE LEVIES Global Roadways Item # RBA3 Airport Drive Springbrook Airport to Highway 2A Scope of Work 16.8 to 20.5m Width mixed rural and urban cross section Asphalt (100mm), Base course (200mm), Base (300mm) Pit run Approximately 2080m of roadway construction Roundabout construction at Township Road 372, 34 th Avenue and 21 st Street. Signalization at Highway 2A, Redwood Boulevard and Tamarac Boulevard. Site grading Landscaping Estimate Cost Summary for Airport Drive Upgrades The following is a cost breakdown for the Airport Drive Upgrades: 1. Grading, demolitions and removals $ 254, Roadway excavation, backfill and subgrade preparation $ 2,059, Concrete work $ 1,134, Paving $ 1,133, Landscaping $ 193, Signage and pavement markings $ 205, Storm installations $ 446, Engineering $ 1,177, Shallow utility relocations $ 139, Environmental $ 42, Public lands $ 3, Land agent and purchase $ 220, Legal survey $ 10, Contingency $ 1,189,337 Total Estimated Construction Costs $ 8,211,485 Benefiting Area The benefitting area for this project is the entire global (applicable benefitting area) boundary for Springbrook which is hectares. Cost Benefit The Airport Drive Upgrade will increase the traffic capacity within Springbrook and provide an improved access point to the hamlet from Highway 2A. This roadway will act as a major gateway for traffic coming in and out of Springbrook. In the 2017 Springbrook Offsite Levies report all arterial roads used within the transportation grid have been assigned to the global boundary (applicable benefitting area) of hectares because they are essential to creating a functioning arterial network allowing traffic to flow throughout the entire area. Page 4

49 Appendix D Administration Costs

50 Red Deer County Date: October Springbrook Offsite Levies Review Job # RDC2398 Table D1 - Benefiting Areas for Global Adminstration Costs Description Gross Area (ha.) Benefitting Acreage Non-Benefitting Applicable Benefitting Area (ha.) Area (ha.) Springbrook Global Boundary Airport Areas Open Space & Environmental Existing Road R.O.W Stormwater Ponds Waskasoo Tributary Drainage Course Total (Springbrook)

51 Red Deer County Date: October Springbrook Offsite Levies Review Job # RDC2398 Table D2 - Administration Costs and Levies Item # Consultant Infrastructure Studies and Administration Fees Area (ha.) Actual Levy (per Hectare) Actual Levy (per Acre) Adm1 Tagish / Al-Terra 2017 Infrastructure Study Estimated $123,920 Adm2 Tagish 2017 Offsite Levies Report Estimated $29,838 Adm3 RDC Administration Cost Estimated $60,000 Adm4 Tagish Engineering Assessment of Existing Sanitary System Estimated $90,000 Adm5 Tagish Future Water Model Update Estimated $20,000 Adm6 Al-Terra Future Transportation Modelling Update Estimated $35,000 Adm7 Tagish Future Sanitary System Model Update Estimated $30,000 Adm8 Tagish / Al-Terra Future Infrastructure Study and Offsite Levies Update Estimated $135,000 Total - Infrastructure Studies and Administration $523, $1,453 $588

52 2017 SPRINGBROOK OFFSITE LEVIES Administration Fees Cost Estimates and Benefit Analysis The following is an itemized breakdown of infrastructure studies and administration fees in Appendix D Springbrook Offsite Levies. Revised: October 2017 Infrastructure Studies and Administration Fees Item # ADM Infrastructure Study Scope of Work 2017 Springbrook Infrastructure Study produced by Tagish Engineering and Al-Terra. Estimated Cost This infrastructure study has an estimated cost of $123,920. Benefiting Area The benefitting area for this project is the entire global boundary (applicable benefitting area) for Springbrook which is hectares. Cost Benefit This infrastructure study is essential to provide updated planning information for all types of infrastructure within Springbrook. In the 2017 Springbrook Offsite Levies report, all studies and administration fees have been assigned to the global boundary (applicable benefitting area) of hectares. Page 1

53 2017 SPRINGBROOK OFFSITE LEVIES Infrastructure Studies and Administration Fees Item # ADM Offsite Levies Report Scope of Work 2017 Springbrook Offsite Levies Report produced by Tagish Engineering. Estimated Cost This offsite levies report has an estimated cost of $29,838. Benefiting Area The benefitting area for this project is the entire global boundary (applicable benefitting area) for Springbrook which is hectares. Cost Benefit This study is essential to establish updated offsite levy costs within Springbrook to compensate Red Deer County for the infrastructure they have constructed or are planning to construct. In the 2017 Springbrook Offsite Levies report, all studies and administration fees have been assigned to the global boundary (applicable benefitting area) of hectares. Page 2

54 2017 SPRINGBROOK OFFSITE LEVIES Infrastructure Studies and Administration Fees Item # ADM3 RDC Administration Cost Scope of Work Fees to compensate RDC staff for their time to administrate offsite levy costs for development. Estimated Cost This admin fee has an estimated cost of $60,000. Benefiting Area The benefitting area for this project is the entire global boundary (applicable benefitting area) for Springbrook which is hectares. Cost Benefit These fees compensate RDC staff for their time to administrate the offsite levy costs for development. In the 2017 Springbrook Offsite Levies report, all studies and administration fees have been assigned to the global boundary (applicable benefitting area) of hectares. Page 3

55 2017 SPRINGBROOK OFFSITE LEVIES Infrastructure Studies and Administration Fees Item # ADM4 Engineering Assessment of Existing Sanitary System Scope of Work Planning to determine the strategic points/areas within the existing sanitary system which should be metered Metering the existing sanitary system Flushing of the existing sanitary system Camera report of the existing sanitary system Engineering assessment of the existing sanitary system for Springbrook Summary report Estimated Cost for Eng. Assessment of Existing Sanitary System An estimated cost of $60,000 has been assigned for the engineering assessment and metering of the existing sanitary system within Springbrook. An estimated cost of $30,000 has been assigned for the engineering assessment and camera and flush of the existing sanitary system within Springbrook. A total of $90,000 has been estimated for this project. Benefiting Area The benefitting area for this project is the entire global boundary (applicable benefitting area) for Springbrook which is hectares. Cost Benefit This engineering assessment of the existing sanitary system is essential in identifying problem areas and maintaining the existing sanitary system within Springbrook. In the 2017 Springbrook Offsite Levies report, all studies and administration fees have been assigned to the global boundary (applicable benefitting area) of hectares. Page 4

56 2017 SPRINGBROOK OFFSITE LEVIES Infrastructure Studies and Administration Fees Item # ADM5 Future Water Model Update Scope of Work Update of the water model for Springbrook Engineering assessment report identifying any areas of concern Summary report Estimated Cost for Future Water Model Update An estimated cost of $20,000 has been assigned for the Springbrook water model update. Benefiting Area The benefitting area for this project is the entire global boundary (applicable benefitting area) for Springbrook which is hectares. Cost Benefit This water model update is essential for future planning to provide Springbrook with water services or to identify any problem areas within the water system. In the 2017 Springbrook Offsite Levies report, all studies and administration fees have been assigned to the global boundary (applicable benefitting area) of hectares. Page 5

57 2017 SPRINGBROOK OFFSITE LEVIES Infrastructure Studies and Administration Fees Item # ADM6 Future Transportation Modelling Update Scope of Work Transportation modelling update should be completed to examine the changes in development and growth within Springbrook. Estimated Cost for Assessment for Future Transportation Modelling Update An estimated cost of $35,000 has been assigned for the transportation modelling update for Springbrook. Benefiting Area The benefitting area for this project is the entire global boundary (applicable benefitting area) for Springbrook which is hectares. Cost Benefit This transportation modelling update is essential to examine future changes in development and growth and their impact within transportation network of Springbrook. In the 2017 Springbrook Offsite Levies report, all studies and administration fees have been assigned to the global boundary (applicable benefitting area) of hectares. Page 6

58 2017 SPRINGBROOK OFFSITE LEVIES Infrastructure Studies and Administration Fees Item # ADM7 Future Sanitary System Model Update Scope of Work Update of the sanitary system model for Springbrook Engineering assessment report identifying any areas of concern Summary report Estimated Cost for Assessment for Future Sanitary System Modelling Update An estimated cost of $30,000 has been assigned for the sanitary system modelling update for Springbrook. Benefiting Area The benefitting area for this project is the entire global boundary (applicable benefitting area) for Springbrook which is hectares. Cost Benefit This sanitary system model update is essential for future planning to provide Springbrook with sanitary services or to identify any problem areas within the sanitary system. In the 2017 Springbrook Offsite Levies report, all studies and administration fees have been assigned to the global boundary (applicable benefitting area) of hectares. Page 7