TOWN OF COCHRANE BYLAW 20/2016

Transcription

1 TOWN OF COCHRANE BYLAW 20/2016 A bylaw of the Town of Cochrane in the Province of Alberta, Canada for the purpose of establishing Off-Site Levies. WHEREAS: WHEREAS: WHEREAS: WHEREAS: WHEREAS: the Municipal Government Act provides that a council of a municipality may by bylaw provide for the imposition and payment of 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 such levy; and the Council of the Town of Cochrane deems it desirable to impose off-site levies for the purposes described in the Municipal Government Act; and the Council of the Town of Cochrane deems it desirable to authorize agreements to be entered into in respect of the payment of off-site levies; and the Town of Cochrane engaged the engineering firm of Urban Systems Ltd. to prepare a report in respect of the fair and equitable calculation of off-site levies for the purposes described in the Municipal Government Act, which information is attached as Schedule C to this Bylaw; and the Council has reviewed the report prepared by Urban Systems Ltd. and deems it desirable to impose off-site levies in accordance with such report. NOW THEREFORE: The Council for the Town of Cochrane, duly assembled, hereby enacts as follows: 1. NAME OF BYLAW 1.1. This Bylaw may be cited as the Off-Site Levy Bylaw. 2. INTERPRETATION 2.1. In this Bylaw: a) Act means the Municipal Government Act, RSA 2000, c. M-26; b) CAO means the Chief Administrative Officer of the Town, or that person s authorized delegate; Bylaw 20/2016/Town of Cochrane/Page 1 of 4

2 c) Council means the municipal council of the Town of Cochrane; d) Off-Site Levy means an off-site levy imposed by this Bylaw; and e) Town means the municipal corporation of the Town of Cochrane or the geographical area within the municipal boundaries of the Town of Cochrane, as the context may require Any references in this Bylaw to any statutes are to those statutes as amended or replaced from time to time and any amendments thereto Whenever the singular or masculine form of a word is used in this Bylaw, it shall include the plural, feminine or neutral form of the word as the context so requires and vice versa The headings in this Bylaw do not form part of this Bylaw and shall not affect its interpretation The word may when used in this Bylaw shall be construed as permissive and empowering, and the word shall when used in this Bylaw shall be construed as imperative. 3. ADMINISTRATION AND ENFORCEMENT 3.1. Council hereby delegates to the CAO the authority to enforce and administer this Bylaw. 4. ENACTMENT 4.1. Off-Site Levies are hereby imposed in respect of all land within the Town that is to be developed or subdivided against which off-site levies may be imposed in accordance with the Act. 5. AGREEMENTS 5.1. The Town may negotiate and enter into agreements with respect to the payment of Off-Site Levies. 6. USE OF OFF-SITE LEVIES 6.1. Off-Site Levies may be used only to pay for all or part of the capital cost of any of the following: a) new or expanded facilities for the storage, transmission, treatment or supplying of water; b) new or expanded facilities for the treatment, movement or disposal of sanitary sewage; c) new or expanded storm sewer drainage facilities; d) new or expanded roads required for or impacted by a subdivision or development; and Bylaw 20/2016/Town of Cochrane/Page 2 of 4

3 e) land required for or in connection with any facilities described in clauses a) to d). 7. PAYMENT OF LEVIES 7.1. Off-Site Levies in respect of land that is subject to subdivision must be paid prior to the endorsement of the plan of subdivision Off-Site Levies in respect of land that is subject to development must be paid prior to the release of the development permit Notwithstanding clauses 7.1 and 7.2, if the CAO is satisfied that adequate security is provided for the payment of the Off-Site Levy, the Town may enter into an agreement whereby Off-Site Levies are paid as follows: a) 50% (fifty percent) of the Off-Site Levy shall be paid prior to the endorsement of the subdivision or the release of a development permit, as applicable; and b) 50% (fifty percent) of the Off-Site Levy shall be paid within 1 (one) year of endorsement of the subdivision or release of the development permit, as applicable. 8. DEFAULT OF PAYMENT 8.1. If a person fails, neglects or refuses to pay an Off-Site Levy, the Town may: a) commence proceedings in court of competent jurisdiction for payment of the Off-Site Levy; b) refuse to endorse a plan of subdivision or release a development permit; and c) take any other steps available in law or equity for the failure, neglect or refusal to pay the Off-Site Levy. 9. OFF-SITE LEVY FUND 9.1. The CAO shall set up and maintain a separate fund for each grouping of facilities as provided in Schedule A in respect of which Off-Site Levies are paid Off-Site Levies shall be kept separate from the Town s general account Off-Site Levies shall be invested in accordance with the Town s investment policy in force from time to time. 10. DIVISION OF TOWN INTO AREAS The Town is divided into 16 geographical areas as shown in Schedule B, Map 1. Off- Site Levies will be imposed according to the geographical areas shown in Map 1. Bylaw 20/2016/Town of Cochrane/Page 3 of 4

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5 SCHEDULE A DETERMINATION OF THE LEVY (By Project) 1

6 SCHEDULE A PART 1 SCHEDULE A Part 1: Summary of Included Projects SANITARY COLLECTION PROJECTS PROJECT SC1: BURNCO TRUNK SEWER Project Description & Cost: This project was completed in 2003 and included the twinning of the existing concrete trunk sewer that flows from River Avenue to the sewage pump station. The original main is 450 mm diameter and the installed twin main is 450 mm diameter. In 2003, the project cost was $415,971. Contribution from Rocky View County (RVC) with respect to the Cochrane Lakes Development is $64,751. Project Cost Anticipated Grant Contribution Anticipated Contribution by Town at Large Cost to be Recovered by way of Offsite Levies and RVC Amount Collected Including Interest & Contribution from RVC (Dec. 2014) Remaining Cost to be Recovered by way of Offsite Levies $415,971 $415,971 $300,560 $115,411 Benefiting Areas: The geographic areas benefiting from the upgrade include areas 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 14, and 15. The areas are shown on Schedule B, Map 1. Number of developable hectares to be charged for the project: In the 2008 off-site levy bylaw background report, Off-site Levies Update 2008 Supporting Documentation, March 2008, it was determined that to collect for the entire cost of the project within a 20-year development window, the cost of the project would be divided over the estimated number of hectares that were expected to develop in the benefiting areas in 20 years. A projection of development for the entire Town was estimated in 2008 to be 447 hectares and that development in the benefiting areas of this project was estimated to be 373 hectares. As of December 2014, the remaining area to benefit and contribute to this project is Ha. The portion of the cost formerly allocated to Area B in RVC has been allocated to development in the Town and has been added to the above remaining area to benefit and contribute to this project. 2

7 SCHEDULE A PART 1 PROJECT SC2: RIVERVIEW TRUNK SEWER Project Description & Cost: This project was completed in The project includes the replacement of the existing 375 mm diameter sanitary sewer main with a 600 mm diameter main. The project extends from Riverview Drive west of the golf course to River Avenue. In 2005, the project cost was $1,101,967. Contribution from Rocky View County (RVC) with respect to the Cochrane Lakes development is $197,043. Project Cost Anticipated Grant Contribution Anticipated Contributio n by Town at Large Cost to be Recovered by way of Offsite Levies and RVC Amount Collected Including Interest & Contribution from RVC (Dec. 2014) Remaining Cost to be Recovered by way of Offsite Levies $1,101,967 $1,101,967 $684,096 $417,871 Benefiting Areas: The geographic areas benefiting from the upgrade include areas 1, 2, 3, 4, 5, 6, 7, 8, and 10. The areas are shown in Schedule B, Map 1. Number of developable hectares to be charged for the project: In the 2008 off-site levy bylaw background report, Off-site Levies Update 2008 Supporting Documentation, March 2008, it was determined that to collect for the entire cost of the project within a 20-year development window, the cost of the project would be divided over the estimated number of hectares that were expected to develop in the benefiting areas in 20 years. A projection of development for the entire Town was estimated in 2008 to be 447 hectares and that development in the benefiting areas of this project was estimated to be 214 hectares. As of December 2014, the remaining area to benefit and contribute to this project is Ha. The portion of the cost formerly allocated to Area B in RVC has been allocated to development in the Town and has been added to the above remaining area to benefit and contribute to this project. 3

8 SCHEDULE A PART 1 PROJECT SC3: HIGHWAY 22 TRUNK SEWER Project Description & Cost: This project was completed in The project included installation of a new 600 mm diameter sewer trunk main. In 2006, the project cost was $1,835,870. Contribution from Rocky View County (RVC) with respect to the Cochrane Lakes development area is $235,481. Project Cost Anticipated Grant Contribution Anticipated Contributio n by Town at Large Cost to be Recovered by way of Offsite Levies and RVC Amount Collected Including Interest & Contribution from RVC (Dec. 2014) Remaining Cost to be Recovered by way of Offsite Levies $1,835,870 $1,835,870 $1,047,849 $788,021 Benefiting Areas: The geographical areas benefiting from the upgrade include areas 1, 2, and 3. The areas are shown on Schedule B, Map 1. Number of developable hectares to be charged for the project: In the 2008 off-site levy bylaw background report, Off-site Levies Update 2008 Supporting Documentation, March 2008, it was determined that to collect for the entire cost of the project within a 20-year development window, the cost of the project would be divided over the estimated number of hectares that were expected to develop in the benefiting areas in 20 years. A projection of development for the entire Town was estimated in 2008 to be 447 hectares and that development in the benefiting areas of this project was estimated to be 192 hectares. As of December 2014, the remaining development area to benefit and contribute to this project is Ha. The portion of the cost formerly allocated to Area B in RVC has been allocated to development in the Town and has been added to the above remaining area to benefit and contribute to this project. 4

9 SCHEDULE A PART 1 PROJECT SC4: HIGHWAY 22 TO RIVERVIEW SYPHON Project Description & Cost: This project is a new 450 mm diameter syphon sewer main that will be required to twin the existing syphon sewer that runs from Hwy 22 to Riverside Drive. The portion of the cost of the project allocated to this development window is estimated at $2,130,000. Contribution from Rocky View County (RVC) for the Cochrane Lakes is $203,189 (2008$). Project Cost Anticipated Grant Contribution Anticipated Contributio n by Town at Large Cost to be Recovered by way of Offsite Levies and RVC Amount Collected Including Interest & Contribution from RVC (Dec. 2014) Remaining Cost to be Recovered by way of Offsite Levies $2,130,000 $2,130,000 $333,796 $1,796,204 Benefiting Areas: The geographic areas benefiting from the upgrade include areas 1, 2, 3, 4, 5, 6 and 7. The areas are shown in Schedule B, Map 1. Levy Calculation: The levy fund balance for this project as of 2015 is $333,796. The levy for this project is calculated using the 20 year calculation model which includes development projections, interest earned on positive levy fund balances, and debt costs on negative levy fund balances. 5

10 SCHEDULE A PART 1 SANITARY DISPOSAL PROJECTS Project Description & Cost: This project includes complete pump station and pipeline twinning with a phased implementation strategy over a 25 year timeframe. The following is a summary of the projects and costs. Contribution from Rocky View County (RVC) with respect to the Cochrane Lakes development is $788,144 (2008$). Project SD1 - Pipeline Twinning & Pump Station Project Preliminary 2015 Estimated Project Cost Estimated Year for Construction Completion Anticipated Grant in Year of Construction Allocation of Benefit to Population 47,000 p $500, $0 80% SD2 - Wet Well Construction $3,883, $920,318 80% SD3 Pipeline Part 1 $11,859, $2,006,012 80% SD4 - Pipeline Part 2 $11,533, $1,434,930 80% SD5 - Pipeline Part 3 & Pump Station $14,340, $0 80% Combined Total $42,117,023 $4,361,257 Benefiting Areas: The areas benefiting from the capacity provided in this upgrade includes all new development areas. Levy Calculation: The levy fund balance in 2015 is $5,579,579. The levy for this sanitary disposal projects is calculated based on a 25 year recovery with an allocation of the project costs for the capacity of the project that benefits this development window. 80% of the project costs are allocated to the 25 year window of development. 6

11 SCHEDULE A PART 1 WATER SUPPLY AND TREATMENT PROJECTS Project Description: The water supply and treatment projects included in the levies are all the upgrade projects that are required to supply water and treat water in the 20 year timeframe. The water supply and treatment upgrades include four projects. WT1 is an upgrade to the high lift water supply pumps along with associated electrical upgrades WT2 is the addition of a new membrane filtration rack WT3 includes additional high lift pump upgrade, and membrane filtration influent strainers WT4 includes flocculation retrofit, high-rate dissolved air flotation, membrane feed pump & a new emergency generator WT5 includes replacement of the last 50Hp high lift pump with a 150Hp pump. The following is a summary of the proposed projects and costs. Project WT1 - Water Treatment Plant Upgrades 1 WT2 - Water Treatment Plant Upgrades 2 WT3 - Water Treatment Plant Upgrades 3 WT4 - Water Treatment Plant Upgrades 4 WT5 - Water Treatment Plant Upgrades Estimated/ Actual Cost Estimated Year for Construction Completion Anticipated Grant in Year of Construction Allocation of Benefit to Growth $1,210, $0 14% $1,265, $234, % $288, $39,515 55% $4,347, $168,644 62% $98, $0 67% Combined Total $7,208,500 $699,739 7

12 SCHEDULE A PART 1 Benefiting Areas: Project WT1 is an upgrade to the high lift water supply pumps that provide water supply to the distribution system. As the pumps are replacing existing pumps the percentage benefit to growth capacity is 14%. Project WT2 is the addition of a new membrane filtration rack to the existing treatment process to add additional capacity of growth. This project is 100% allocated to growth. Project WT3 includes additional high lift pump upgrades and influent strainers. The benefit of this project is 55% allocated to growth. Project WT4 includes treatment upgrades that pro-rated between growth and existing users based on capacity. Other portions of this project such as a new generator are required for growth and are 100% allocated to growth. The overall benefit allocation to growth for project WT4 is 62%. Project WT5 includes replacement of existing pumps and the benefit is 67% allocated to growth. The areas benefiting from the capacity provided in these upgrades include all development areas. Levy Calculation: The levy fund balance in 2015 is -($1,094,922). The levy for water treatment and disposal projects is calculated based on a 20 year recovery model. 8

13 SCHEDULE A PART 1 WATER DISTRIBUTION PROJECTS Project Description & Cost: The water distribution projects included in this allocation are all the anticipated water distribution projects required in the Town s main pressure zone to service the 20 year development window. The water distribution upgrades include three projects. WD1 - Heartland Oversize Projects (3): Watermain projects oversized by the Heartland developer. The Town has an agreement to reimburse the Heartland developer for advancing the oversized portion of these mains. WD2 - Griffin Industrial Loop Across CPR: Future watermain loop across the CPR tracks near the Griffin Industrial development WD3-600 mm Diameter Feedermain: New feedermain to be constructed from the water treatment plant to Highway 22. The over-sizing project costs are based on the City of Calgary, Standard Development Agreement Rates. Future project cost estimates are in 2015 dollars. The following is a summary of the projects and costs. Project 2015 Estimated/Actual Cost Estimated Year for Construction Completion Allocation of Benefit to Growth WD1 - Heartland Oversize Projects (3) $670, % WD2 - Griffin Industrial Loop Across CPR $330, % WD3-600 mm Diameter Feedermain $2,120, % Combined Total $3,120,000 $3,120,000 9

14 SCHEDULE A PART 1 Benefiting Areas: As these projects form the network which distributes water to all reservoirs that supply the entire water system these projects benefit new development areas. Project WD2 has been deemed to also provide increased fire protection to existing developments in the vicinity of the project and therefore 10% of the project is deemed to provide benefit to existing development. Projects WD1 and WD3 are 100% allocated to growth as there is no increased reliability of service provided by the new mains as the Town s system is currently looped sufficiently for a high degree of reliability of service. As these project upgrades are to feedermains in the main pressure zone, all development areas of town benefit from these projects and the levy is calculated on a town-wide basis. Levy Calculation: The levy fund balance in 2015 is $904,118. The levy for water distribution projects is calculated based on a 20 year recovery model. 10

15 SCHEDULE A PART 1 WATER STORAGE PROJECTS Project Description & Cost: This project includes an expansion of the existing 2 million gallon reservoir. The expansion is planned to be constructed adjacent to the existing reservoir. The following is a summary of the project and costs. Project 2015 Estimated/Actual Cost Estimated Years for Construction Allocation of Benefit to Growth WS1 - Main Pressure Zone Storage $2,340, % Benefiting Areas: The geographic areas benefiting from the upgrade include areas 3, 4, 5, 8, 9, 10, 12, and 13. The areas are shown on Map 1. As this is an addition of storage capacity to the existing storage reservoir facility, there is no benefit to existing development as the current facility provides the storage capacity necessary for existing development. Levy Calculation: The levy fund balance in 2015 is $84,828. The levy for water distribution projects is calculated based on a 20 year recovery model. 11

16 SCHEDULE A PART 1 OFF-SITE TRANSPORTATION PROJECTS Project Description & Cost: The off-site transportation projects included in this allocation are all the anticipated off-site transportation projects required in the 20 year development window. OT1 Horse Creek Road CPR Crossing: This project is the extension of a roadway from Highway 1A to the west end of Quigley Drive. This project will only include the section across the CPR right of way including tie-in to Quigley Drive. OT2 Grade Separation Centre Avenue: Future grade separation of Centre Avenue at the CPR Crossing OT3 - North Arterial Griffin Road: First two lanes of Griffin Road arterial from Griffin Industrial to Arena Intersection OT4 James Walker Trail (JWT) Bridge to Riviera Way: First two lanes of JWT south of the river to Riviera Way connection OT5 - JWT Riviera Way Connection: Two lanes from JWT to Riviera Way OT6 - JWT - Riviera Way Connection to Southbow: Two lanes from Riviera Way connection to intersection at Southbow Landing and Summit of Riversong property boundary. OT7 North Arterial to Bridge: Two lane connection for intersection at arena to north end of bridge OT8 Bow River Bridge (First Two Lanes): First two lanes of the Bow River Bridge A summary of the projects is as follows: Project 2015 Estimated/ Actual Cost Estimated Year for Construction Completion Allocation of Benefit to Growth OT1 - Horse Creek CPR Crossing $1,370, % OT2 - Grade Separation Centre Avenue $20,240, % OT3 - North Arterial Griffin Road $10,210, % OT4 James Walker Trail (JWT) Bridge to Riviera Way $7,710, % OT5 - JWT Riviera Way Connection $1,380, % OT6 - JWT - Riviera Way Connection to Southbow $7,250, % OT7 North Arterial to Bridge $1,900, % OT8 Bow River Bridge (First Two Lanes) $19,875, % Combined Total $69,935,000 12

17 SCHEDULE A PART 1 Benefiting Areas: The areas benefiting from the capacity provided in these projects include all development areas. For all off-site transportation projects except OT2, levies have been collected since As a result, the population in 2005 as ratio to the population for the development window paying for the project (20 years) is used to determine the percentage of existing development contribution. The allocated benefit to existing residents for these off-site transportation projects is based on the ratio of the 2005 population (13,400), to the estimated population at the end of the levy recovery window in 2035 (42,474). Therefore, the contribution to the project for existing population in the Town is 32% of the project cost. Improving the Town s overall transportation network is a benefit to all development and therefore this levy is charged to all geographic areas. For project OT2, levies have been collected since As a result, the population in 2012 as ratio to the population for the development window paying for the project (20 years) is used to determine the percentage of existing development contribution. The allocated benefit to existing residents for these off-site transportation projects is based on the ratio of the 2012 population (18,000), to the estimated population at the end of the levy recovery window in 2035 (42,474). Therefore, the contribution to the project for existing population in the Town is 42% of the project cost. Improving the Town s overall transportation network is a benefit to all development and therefore this levy is charged to all development areas. Levy Calculation: The levy fund balance in 2015 is $6,064,003. The levy for off-site transportation is calculated based on a 20 year recovery model. 13

18 SCHEDULE A PART 1 ARTERIAL WIDENING PROJECTS Project Description & Cost: The arterial widening projects included in this allocation are all the anticipated arterial widening projects required in the 20 year development window. AW1 - Centre Avenue Hwy 1A to 1 st Street: Arterial widening of Centre Avenue from Highway 1A to 1 St Street AW2 Griffin Road Centre to North Arterial: Arterial widening to four lanes of Griffin Road to North Arterial connection. A summary of the projects is as follows: Project 2015 Estimated/ Actual Cost Estimated Year for Construction Completion Allocation of Benefit to Growth AW1 - Centre Avenue Hwy 1A to 1 st Street $3,020, % AW2 Griffin Road River Av to North Arterial $4, % Combined Total $7,660,000 Benefiting Areas: Arterial widening projects AW1 and AW2 are upgrade projects to existing Town roadways to provide increased capacity through the addition of two lanes of roadway. These projects require that overhead power lines be put underground to permit the widening. As the Town, has program to fund underground power projects through electrical utility rates, the Town will contribute to this portion of the projects which equates to approximately 20% of the projects. Improving the Town s overall transportation network is a benefit to all development and therefore this levy is charged to all development areas. Levy Calculation: The levy fund balance in 2015 is $1,973,030. The levy for arterial widening projects is calculated based on a 20 year recovery model. 14

19 SCHEDULE A PART 2 SCHEDULE A Part 2: The following table summarizes all the costs set out in the project sheets, Schedule A, Part 1 - Effective until December 31, 2016 Project/Facility Group Description Levy By Project/Facility Group ($/Ha.) Sanitary Collection Project SC1: Burnco Trunk Sewer $716 Sanitary Collection Project SC2: Riverview Trunk Sewer $3,460 Sanitary Collection Project SC3: Highway 22 Trunk Sewer $7,490 Sanitary Collection Project SC4: Highway 22 to Riverview Syphon $8,686 Sanitary Disposal Projects $44,614 Water Supply and Treatment Projects $12,498 Water Distribution Projects $5,295 Main Zone Water Storage $8,271 Off-site Transportation Projects $88,398 Arterial Projects $10,281 15

20 SCHEDULE A PART 3 SCHEDULE A Part 3: Allocation of Off-Site Levies to Geographic Areas Sanitary Collection Off-site Levy per Hectare Area Project SC1 Project SC2 Project SC3 Project SC4 Sanitary Disposal Water Supply Water Dist n Water Storage Off-site Transport Arterial Effective Until Dec. 31, 2016 Effective Starting Jan. 1, % inflation Effective Starting Jan. 1, % inflation 1 $716 $3,460 $7,490 $8,686 $44,614 $12,498 $5,295 $88,398 $10,281 $181,438 $186,881 $192,488 2 $716 $3,460 $7,490 $8,686 $44,614 $12,498 $5,295 $88,398 $10,281 $181,438 $186,881 $192,488 3 $716 $3,460 $7,490 $8,686 $44,614 $12,498 $5,295 $8,271 $88,398 $10,281 $189,709 $195,400 $201,262 4 $716 $3,460 $8,686 $44,614 $12,498 $5,295 $8,271 $88,398 $10,281 $182,219 $187,686 $193,316 5 $716 $3,460 $8,686 $44,614 $12,498 $5,295 $8,271 $88,398 $10,281 $182,219 $187,686 $193,316 6 $716 $3,460 $8,686 $44,614 $12,498 $5,295 $88,398 $10,281 $173,948 $179,166 $184,541 7 $716 $3,460 $8,686 $44,614 $12,498 $5,295 $88,398 $10,281 $173,948 $179,166 $184,541 8 $716 $3,460 $44,614 $12,498 $5,295 $8,271 $88,398 $10,281 $173,533 $178,739 $184,101 9 $716 $44,614 $12,498 $5,295 $8,271 $88,398 $10,281 $170,073 $175,175 $180, $716 $3,460 $44,614 $12,498 $5,295 $8,271 $88,398 $10,281 $173,533 $178,739 $184, $44,614 $12,498 $5,295 $88,398 $10,281 $161,086 $165,919 $170, $44,614 $12,498 $5,295 $8,271 $88,398 $10,281 $169,357 $174,438 $179, $44,614 $12,498 $5,295 $8,271 $88,398 $10,281 $169,357 $174,438 $179, $716 $44,614 $12,498 $5,295 $88,398 $10,281 $161,802 $166,656 $171, $716 $44,614 $12,498 $5,295 $88,398 $10,281 $161,802 $166,656 $171, $44,614 $12,498 $5,295 $88,398 $10,281 $161,086 $165,919 $170,896 16

21 SCHEDULE B MAP GEOGRAPHICAL AREAS

22 Metres Town of Cochrane Off-Site Levy Bylaw 2016 Geographical Areas Coordinate System: NAD TM 114 N Scale: 1:50,000 Data Sources: Data provided by the Town of Cochrane. The accuracy & completeness of information shown on this drawing is not guaranteed. It will be the responsibility of the user of the information shown on this drawing to locate & establish the precise location of all existing information whether shown or not. \\usl.urban-systems.com\projects\projects_cal\1728\0249\01\d-drafting-design-analysis\gis\projects\mxd\current\offsite_levy_bylaw_geographicalareas_ mxd Last updated by jwilkes on January at 8:58:34 AM Project #: Author: Checked: Status: Revision: Date: JW LC ~ DRAFT ~ A 2016 / 1 / 11 SCHEDULE B MAP 1

23 SCHEDULE C OFF-SITE LEVIES BACKGROUND REPORT 2016

24 REPORT Prepared for the Town of Cochrane Off-Site Levies Background Report Sunridge Way NE Calgary, AB T1Y 0A5 Contact: T: F: E: urbansystems.ca Page 1 January 2016 File:

25 Off-Site Levies Background Report 2016 Client: Town of Cochrane 101 RancheHouse Road Cochrane, AB T4C 2K8 Attention: Drew Hyndman Prepared by: Urban Systems Ltd Sunridge Way NE Calgary, AB T1Y 0A5 Phone: for Darryl Lagerquist Prepared by: Reviewed by Date issued: January 26, 2016 Project No.: This report was prepared by Urban Systems Ltd. for the account of the Town of Cochrane. The material reflects Urban Systems Ltd. s best judgement in light of the information available to it at the time of preparation. Any use which a third party makes of this report, or any reliance on or decisions to be made based on it, are the responsibility of such third parties. Urban Systems Ltd. accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made or actions based on this report.

26 Offsite Levies Background Report 2016 TABLE OF CONTENTS Forward Introduction Enabling Legislation Guiding Principles Methodology for Determining Off-Site Levies Revolving Off-Site Levy Program Financial Model Input Assumptions Levy Fund Balances Growth Projections Area Specific & Town-Wide Levy Calculations Benefit Allocation Rationale Redevelopment Land Area to be Charged Levies Infrastructure Included in the Levy Calculations Water Infrastructure Water Supply and Treatment Water Distribution Water Reservoirs and Dedicated Reservoir Supply Mains Sanitary Infrastructure Sanitary Disposal Projects Sanitary Collection Projects Transportation Infrastructure Off-Site Levy Projects Sanitary Collection Projects Sanitary Disposal Projects Water Supply and Treatment Projects Water Distribution Projects Water Storage Projects Off-Site Transportation Projects Arterial Widening Projects Off-Site Levy Page 2

27 Offsite Levies Background Report 2016 APPENDICES Appendix A Appendix B Figures Grant Calculations Page 3

28 Offsite Levies Background Report 2016 Forward This report provides information to support the 2016 update of the Town of Cochrane s Off-Site Levy Bylaw and is intended to provide information on the approach and methods used to calculate off-site levies in Cochrane. Through the process to determine the levies, a working group of development industry representatives was established to obtain feedback on the proposed methods used to determine the levies. The working group was consulted on two occasions during the development of the levies. The broader development industry in Cochrane was consulted via meetings on November 18, 2015 and December 16, 2015, where an overview of the levies methodology and proposed rates were provided. Materials were circulated to all members of the development community after the meetings. Page 4

29 Offsite Levies Background Report Introduction Collecting off-site levies for subdivisions and developments allows the Town of Cochrane to ensure that new developments pay for the cost of infrastructure to service new developments. Collecting off-site levies can result in a reduced need for taxes and utility rates to cover the costs of new development. Through comprehensive infrastructure master planning, the Town works proactively to anticipate infrastructure needs to service future developments. However, many things can influence the Town s ability to predict, with certainty, the future cost and methods of infrastructure servicing that will be constructed to service new development. Some of the factors that can influence the cost and shape of the infrastructure required, include construction cost inflation, the order of development, technology, and environmental factors and requirements. Fairness is best achieved through keeping the necessary assessments of future infrastructure needs current and up-to-date. The Town also endeavors to keep the determination of off-site levies current to ensure that both the development industry and the existing taxpayers are not overly burdened with changes that result over time with respect to the provision of infrastructure. Updates to the off-site levies bylaw can result in the adjustment of costs due to inflation, the reassessment of the scope of projects, the reassessment of beneficiaries, and sometimes, the addition of new projects. Generally, some of the changes can result in inconsistencies from year to year, but this is necessary to ensure that the Town is not overly burdened with the cost of new infrastructure in the future. When determining off-site levies, the Town seeks to find a balance between achieving equity between beneficiaries while still maintaining reasonable administrative efficiency. 2.0 Enabling Legislation The Municipal Government Act (MGA) is the Provincial Legislation that governs the conduct of municipalities. The MGA provides the rules or laws that municipalities must follow in undertaking its function as a municipal government. The rules that govern the imposition or collection of off-site levies are included as Section 648 of the MGA. Section 648 allows municipalities to pass bylaws requiring the payment of off-site levies subject to several conditions. Section 648(2) specifically states: An off-site levy may be used only to pay for all or part of the capital cost of any or all of the following: (a) (b) (c) (c.1) (d) 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 or development; land required for or in connection with any facilities described in clauses (a) to (c.1). Municipalities must follow Section 648 of the MGA when determining their off-site levy charges. Municipalities must also follow Alberta Regulation 48/2004 Principles and Criteria for Off-site Levies Regulations. This regulation outlines how levies are to be collected and reported. Among other things, the Regulation requires that there is a correlation between the levy and the impacts of new development, that the method of calculation is clear, that the information used in the levy calculations is kept current, and that the levies are to be determined in consultation with affected landowners and developers. Involvement of the development industry is to be consultative in nature with the goal of obtaining the industry s perspective on fairness and equity of levies. In 2015, as part of the MGA Review, recent amendments were made to the MGA that allow municipalities to charge for each type of infrastructure separately and over time. Previously, if a levy had been collected for any type of infrastructure, a municipality was unable to collect another levy regardless of whether the levy was for a different type of infrastructure. This change to the MGA will allow municipalities to collect levies on land that has already paid levies if the levy being imposed is for a different type of infrastructure. Page 5

30 Offsite Levies Background Report Guiding Principles Guiding Principles serve as a benchmark against which to evaluate future servicing and financing decisions. The following are guiding principles which the Town has been using as a philosophical foundation for the Town s growth related infrastructure financing strategies. Guiding Principle #1 Balancing Municipal Financial Risk Balance financial risk to minimize the burden on the Municipality while stimulating sustainable long-term growth. Municipalities generally assume financial risks when they undertake capital projects to accommodate new development. This is especially true when debentures (long-term borrowing) are used to finance capital projects that are required by new development prior to having collected the necessary off-site levies and other funds from developers to pay for these projects. While the Town feels that it is important to take measures to support and stimulate growth, to take on all risk for development, assumes too much financial risk for the Town. Guiding Principle #2 Equity Ensure equitable allocation of costs of capital projects based on a user pay system. Equity is a major consideration in the development of the Town s infrastructure financing and cost recovery strategy for each capital project. The Town largely uses a user pay philosophy where beneficiaries of a service are expected to pay its cost. Where a service provides broad based benefits to the community as a whole, the municipality contributes to the funding of the project. However, where a service provides a benefit only to a specific development, the cost of the project are allocated directly to the development through a variety of mechanisms. Guiding Principle #3 Administrative Efficiency Ensure a balance between the principle of equity and administrative efficiency. If the principle of equity was the only consideration, complex financial management and cost recovery procedures can result. Instead, equity is balanced with administrative efficiency to ensure cost recovery strategies that are easily implemented, efficient and cost effective. Guiding Principle #4 Balanced Approach to Paying Capital Projects Incorporate a balanced pay as you go approach to completing capital projects. Take a balanced approach to paying for capital projects that considers the long-term objectives and goals and the needs of the community. These capital projects will be financed using a variety of approaches dependent on the circumstances and need. Guiding Principle #5 The Town Needs to Remain Off-site levies, property taxes, utility rates, and other municipal fees need to be Competitive structured to allow Cochrane to compete with surrounding communities. In establishing development related charges, it is necessary to recognize that municipalities do not operate in a vacuum. When establishing charges, the Town should be mindful of what other municipalities are charging, particularly those close to Cochrane, and comparable in size and population. Further, when considering the establishment of development related charges, the impact to other forms of levies, taxes, and charges need to be considered. Page 6

31 Offsite Levies Background Report Methodology for Determining Off-Site Levies The Town of Cochrane has engaged Urban Systems Ltd. to develop a financial model for calculating off-site levies. The off-site levy model is a cash flow projection that uses assumptions for growth, interest rates, financing rates and inflation to determine the levy rates for growth. Previous off-site levy calculation methods used a simplified present value model for determining the appropriate allocation of infrastructure costs for growth. However, the Town is now entering a time where debt-financing growth infrastructure will be a necessity and as such, a more robust model is needed to ensure full cost recovery of all costs including potential debt costs. The detailed methodology and assumptions used in the cost recovery model are provided in the following sections. 4.1 Revolving Off-Site Levy Program Generally, off-site levies are determined under one of two cost recovery program methodologies: a revolving program or a build out program. A revolving program considers a limited timeframe of development and develops a cost recovery model that sees the recovery of costs of all projects needed in the timeframe over the growth expected in that timeframe. In principle, this methodology assumes that growth in a defined timeframe is allocated over the average cost of projects that are required within that defined timeframe. In the revolving program, the average cost of projects in the development window can fluctuate as projects are added and removed as a result of the shift in timeframe. A build out program considers all the projects necessary to service the build out of a community and typically includes a long time horizon. For Cochrane s levy calculations, a 20 year revolving program is used, as this typically matches the long-term planning horizon for Cochrane. In this timeframe, the Town has a reasonable understanding of its infrastructure needs and the costs for major infrastructure improvements are captured within the 20 year calculation which results in consistent charges over time as the window moves forward and costs are recalculated. The only exception is the Sanitary Disposal Projects levy calculation where project requirements in the 20 year window provide substantial capacity for future growth with minimal projects required beyond the 20 year timeframe. As a result, a hybrid approach is used to calculate the levy for Sanitary Disposal Projects that uses more of a build out approach based on the capacity of the projects. 4.2 Financial Model Input Assumptions As the levy model to calculate levies is a cash flow projection model, assumptions are required to the financial inputs used in the model. The following are the assumptions used in the projections. Interest Earned on Positive Fund Balances 2% Debt Cost on Negative Fund Balances 3% Inflation Rate 3% The financial model for determining the levies also needs to consider the timing of off-site levy payments. Generally, levies are due at the time of signing the subdivision servicing agreement or prior to the release of a development permit. The Town currently has a policy which allows deferral of payment of 50% of the levies until one year after the execution of the subdivision servicing agreement or development agreement when suitable security is provided. Most development opts for the deferral plan and therefore the calculation model therefore assumes this lag in payment. Page 7

32 Offsite Levies Background Report Levy Fund Balances In order to properly account for previous collection of levies, off-site levy fund balances are brought forward into the levy calculation model. This ensures that any surplus funds to be spent on future projects are subtracted from the levy calculations to avoid collecting twice for projects. In addition, any deficit in funds to pay for previously constructed projects where the levies portion has not been fully collected is brought forward to the new levy calculation. The model starts with either a positive or negative fund balance for each of the levy fund categories to reflect the current status of levy collections. 4.4 Growth Projections Table 1 provides growth assumptions used to determine the projected population and development area through the development window. Assuming a consistent proportion of residential to non-residential land developed by area of approximately 3.2 Ha of residential development to 1 hectare of non-residential development, the total land area for the development window is estimated. The proportion is based on planning studies undertaken by the Town and in the region. They include: A Context for Change Management in the Calgary Regional Partnership Area, January 2008 Town of Cochrane Growth Management Strategy, May 2013 Table 1: Population & Development Area Projections Year Growth Rate Population 2015 Census 23,084 Residential (Ha) 1 Non- Residential (Ha) % 24, % 28, % 33, % 38, % 42, Estimate of development area based on an average of 8 units/ac or 20 units/ha and 2.85 people per unit. To be able to allocate project recoveries that are area specific, an approximate allocation of growth by area of development zone is required. Table 2 provides the assumed distribution of development to the various development areas. Figure 2 shows the approximate allocation of development over the 20-year timeframe. Development Zone Table 2: Development Zone Distribution Approximate Area to Develop in 20 Year Window (ha) Zone 1 (Sunset Ridge) 81 Zone 2 (Heritage Hills) 59 Zone 3 (Heartland) 80 Zone 12 & 13 (Riversong/Riviera/Southridge) 55 Zone 15 & 16 (Rivercrest/Willows/Southbow/Summit) 75 Zone 7 & 14 (Fireside/Rolling Range) 82 Zone 9 (Rockland) 13 TOTAL 445 Page 8

33 Offsite Levies Background Report Area Specific & Town-Wide Levy Calculations Cost recovery of off-site levy infrastructure projects can be calculated and applied on a town-wide basis or on a specific benefitting area or catchment basis. The decision to apply levies by either of these methods depends on the particular infrastructure projects and whether the benefit of the projects provided can be definitively allocated to a specific area. Even when the benefit of projects can be reasonable allocated to a specific area, the levy may still be applied on a Town-wide basis, if the disparity between charges to specific areas is not great and administrative efficiency would be achieved through averaging the costs over the entire Town. For the purposes of the current levy calculations the following infrastructure types are calculated as follows. Table 3: Summary of Levy Calculation Method by Infrastructure Type Infrastructure Type Sanitary Sewer Collection Projects Sanitary Disposal Projects Water Supply & Treatment Projects Water Distribution Projects (Main Pressure Zone) Water Storage Projects (Main Pressure Zone) Off-Site Transportation & Arterial Widening Projects Town-Wide Levy Calculation Area Specific Levy Calculation 4.6 Benefit Allocation Rationale In determining allocation of benefit of projects to existing development or existing users of the infrastructure, a number of factors are considered including capacity allocation and benefit renewal of existing assets of the system. In general, for water and wastewater infrastructure, allocation of benefit is determined based on the portion of the capacity of the upgrade that is required to serve existing development and the portion of capacity allocated to growth. For transportation projects, the benefit allocation of projects is more difficult, as capacity allocations are harder to determine. Allocation of benefit for transportation projects, has been determined in previous off-site levy bylaw calculations on the basis of population. When allocating benefit for transportation projects between existing development (Town-at-large) and new development, a ratio is established using population at the time levies started to be collected and the population when the levies will be fully collected for the project. As non-residential development is estimated to be consistently proportionate to residential development, the population ratio used to apportion benefit is representative of apportionment based on total development. 4.7 Redevelopment Redevelopment and infill development shall be subject to offsite levies where the lands have not been subject to an off-site levy previously for the same type of infrastructure. Page 9

34 Offsite Levies Background Report Land Area to be Charged Levies The land area to be charged levies include all lands within the development area, excluding Environmental Reserve and the area of land required to provide additional road right-of-way for arterial roads above the width of a divided primary collector which is 27.0 m. 4.9 Infrastructure Included in the Levy Calculations Water Infrastructure The water infrastructure projects in the Town of Cochrane that could be considered for possible off-site levies projects can be grouped into three categories: Water Supply and Treatment Water Distribution (Main Pressure Zone Network) Water Reservoirs and Dedicated Reservoir Supply Water Supply and Treatment Projects related to the supply and treatment of water benefit all developments regardless of location and therefore the levy is calculated on at town-wide basis. When a water supply and/or treatment expansion provides improved supply and treatment to existing development, that portion of the project is allocated as benefit to the Town-at- Large Water Distribution The water distribution network of the main pressure zone is an interlinked network of pipes that together provides the necessary system water pressure, fire flow distribution and flow to fill all the reservoirs. As a result, any water distribution improvements that enhance the main water network provide benefit to all new developments. Improvements in this infrastructure category will enhance the flow to those developments within the main distribution network and will also provide the necessary flow to fill the reservoirs to service the upper zones. Unless there is an existing deficiency in the distribution system that is improved by a project, the new improvements to the distribution network will only provide benefit to new development. An improvement could be considered to benefit existing development when the improvement also replaces existing aged infrastructure; any benefit of infrastructure renewal could be shared by the existing development. However, if the existing infrastructure is new relative to its design life, the Town may not credit the project cost for infrastructure renewal as the project would not need rehabilitation for many years in the future. Certainly, there will be more benefit to a development when the improvement also serves as the distribution of water within the development s on-site distribution network. Many municipalities determine a certain size of main within a development that would be considered to be the developer s sole responsibility to construct. Any pipe size installed above this base diameter could be considered over-sizing. Through its Subdivision Servicing Agreement, the Town has chosen to consider the construction of on-site 300 mm diameter mains to be the responsibility of the on-site developer and therefore, these projects are not included in the off-site levies. Any over-size cost associated with increasing the pipe size greater than 300 diameter would be a benefit to the entire network, and thus have been included in the off-site levy. Page 10

35 Offsite Levies Background Report Water Reservoirs and Dedicated Reservoir Supply Mains Due to the layout of the Town s water system, most proposed future reservoirs serve distinct development areas or elevated pressure zones. As well, the supply mains that feed these reservoirs only serve to supply water to the water reservoirs. These mains are at an elevation that will not provide adequate pressure to permit direct service connections or tie-ins. As a result, it can be said that these mains are dedicated to the supply of the reservoir. The benefiting area of this infrastructure, dedicated supply mains and reservoirs can be defined as the service area of the reservoir. In all recent cases in Cochrane, the developers have extended the dedicated supply mains and constructed the reservoirs to service these defined areas. Because the new developments serviced by these reservoirs are clearly defined, it is recommended that the Town continue to have the developers build this infrastructure and use an Endeavour to Assist agreement to assist the developer in recovering from developments which connect to the reservoir supplied distribution system. Therefore, these area specific reservoirs and their dedicated supply mains will not be included in the off-site levies. The existing 2 million gallon reservoir that currently serves the main pressure zone of the Town was constructed by the Town and there is currently no recovery in place for this initial project. The reservoir, however, will need to be expanded and the future expansion project will be recovered through off-site levies. The calculation will applied on an area specific basis to growth in the main pressure zone served by this reservoir. All other areas of the Town are subject to funding agreements for storage reservoirs through development agreements that are outside of the off-site levies bylaw, these development areas will not be subject to the main pressure zone storage levy Sanitary Infrastructure Sanitary Infrastructure Projects that could be considered for off-site levies projects can be grouped into two categories: Sanitary Disposal Projects Sanitary Collection Projects Sanitary Disposal Projects The sanitary disposal projects for Cochrane include improvements relative to facilities and pipelines that pump effluent to the City of Calgary for disposal. These facilities and pipelines benefit all development regardless of location. Benefit to the existing users would only be considered if the upgrade project include improvements to the existing system Sanitary Collection Projects Due to the nature of sanitary collection systems, the capacity of the various sections of the system can be allocated to specific development areas. As a result, any upgrades to the sanitary collection system can be allocated to specific development areas. Where new collection mains are to be extended to new development areas, the developers extend the mains and the Town enters into an Endeavour to Assist agreement to assist the developer who constructs these mains to recover from future developers that benefit from the mains. These extension projects are not be included in the off-site levies. When mains within the Town s existing collection system are twinned or replaced to provide additional capacity, the Town undertakes or front-ends these upgrades and recovers the costs through an off-site levy. Only when the replacement of an existing sanitary collection main provides a benefit to the existing users through the renewal of aging infrastructure will the Town consider an allocation of costs to existing development. Page 11

36 Offsite Levies Background Report Transportation Infrastructure Generally, it is difficult to isolate specific areas that benefit from various aspects of transportation infrastructure. By design, however, lower standard roads are intended to provide access to properties while higher standard roads are intended to move traffic through development areas. Through the range of road standards there occurs a transition from a standard of road that is meant to provide access more so than move traffic across the community. At this transition point, it can be said that a roadway provides a more regional or municipal-wide benefit. The general practice in a number of municipalities is to categorize primary collectors as those roadways that provide more of a local benefit and, as such, are built by the local developer and are not included in the offsite levies. If a developer is advancing a roadway through its development that will ultimately be an arterial standard, the developer is required to provide the entire right-of-way, pre-grade the entire right-of-way and construct the initial half of the arterial. This construction of the portion of the arterial, approximately equates to the same investment had the developer built the required minimum standard, primary collector. Any over-sizing beyond a primary collector can be said to provide a regional or municipal wide benefit as the roadway s primary purpose is to move traffic through the development, and thus these projects are included in the off-site levies. In some cases, primary collectors or arterials may improve the existing traffic network such that it can be deemed to also provide a benefit to the existing development in addition to providing capacity to the network for new development. In general, the Town considers all major, off-site transportation connections and arterial over-sizing projects to have a community wide benefit when included in the off-site levies projects. 5.0 Off-Site Levy Projects 5.1 Sanitary Collection Projects The sanitary collection projects required within the development window include projects as determined in the following report with cost estimates and project needs updated from time to time through further review and study. Town of Cochrane Water and Wastewater (W3) Master Plan, December 2012 SC1 - Burnco Trunk Sewer Project Description This trunk sewer project is an upgrade to an existing trunk sewer within the Town s collection system. The project was undertaken in 2003 and included the twinning of the existing 450 mm diameter main. For the location of the project, see Figure 3. The original main is 450 mm diameter concrete pipe and the installed twin main is 450 mm diameter PVC pipe. Project Cost The actual project cost in the year of construction was $415,971. As the project is complete, there is no inflation to 2012 dollars. Project Beneficiaries There is no benefit of this project to existing users as the project is a twinning of an existing main and, therefore the existing main will remain in service to provide capacity for the existing users. The existing asset is not renewed and therefore the project does not provide any asset renewal benefit. Although there will be two mains providing service, it is also determined that this does not provide any increased reliability of service, as both mains Page 12

37 Offsite Levies Background Report 2016 are required to provide the capacity for the design flow. One main alone could not provide enough capacity to accommodate all of the flow. The beneficiaries of this sanitary sewer collection project can be defined on a specific area basis. The development zones that benefit from this project include zones 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 14 and 15. The development zones are shown on Figure 1. Rocky View County (RVC) Cochrane Lake development has been allocated 15.5% of the capacity and equates to $64,751 of the project cost. Levy Calculation The remaining levy fund balance for this project as of 2015 is -$(115,411). The remaining benefitting area for recovery of this area specific project is 168 hectares. The resulting levy calculation from the model is $716 per hectare. SC2 - Riverview Trunk Sewer Project Description This trunk sewer project is an upgrade to an existing trunk sewer within the Town s collection system. The project was undertaken in 2004 and completed in The project was planned to be undertaken as a twinning project as the existing trunk main was deemed to be in good condition and replacement was not anticipated for many years. However, the final construction technique involved trenchless technologies which resulted in the existing 375 mm diameter main being expanded to an increased diameter of 600 mm. The location of the project is shown in Figure 3. Project Cost The actual final project cost was $1,101,967. As the project is complete, there is no inflation to 2012 dollars required. Project Beneficiaries There is no benefit of this project to the existing users as the project could have been constructed as a twinning project. The method of construction chosen for this project resulted in the project benefitting from the existing infrastructure and using the existing pipe to allow pipe expansion to occur. Although the method of construction resulted in a new pipe for existing users, this benefit is not deemed to be significant due to the 50-year asset life that was remaining in the asset at the time of replacement. As the Town s main did not warrant replacement for a number of years, there is no significant value achieved by the existing users from this upgrade. The beneficiaries of this sanitary sewer collection project can be defined on a specific area basis. The development zones that benefit from this project include zone 1, 2, 3, 4, 5, 6, 7, 8 and 10. The development zones are shown on Figure 1. The Rocky View County Cochrane Lake development has been allocated 17.8% of the capacity and this equates to $197,043 of the project cost. Levy Calculation The remaining levy fund balance for this project as of 2015 is -($417,871). The remaining benefitting area for recovery of this are specific project is 126 hectares. The resulting levy calculation from the model is $3,460 per hectare. Page 13

38 Offsite Levies Background Report 2016 SC3 - Highway 22 Trunk Sewer Project Description This project is a new 600 mm diameter trunk main, constructed adjacent to Highway 22 south of Highway 1A. The project is shown on Figure 3. Project Cost The final project cost is $1,835,870. As the project is complete, there is no inflation to 2012 dollars required. Project Beneficiaries There is no benefit of this project to existing users as the project is a new main to service new development areas only. The beneficiaries of this sanitary sewer collection project can be defined on a specific area basis. The development zones that benefit from this project include zones 1, 2, and 3. The development zones are shown on Figure 1. The Rocky View County Cochrane Lake development has been allocated 12.8% of the capacity which equates to $235,481 of the project cost. Levy Calculation The remaining levy fund balance for this project as of 2015 is -($788,021). The remaining benefitting area for recovery of this are specific project is 110 hectares. The resulting levy calculation from the model is $7,490 per hectare. SC4 - Highway 22 to Riverview Syphon Project Description This project is a new 450 mm diameter syphon trunk main that will be required to twin the existing syphon sewer that runs from Hwy 22 to Riverside Drive. The project location is shown on Figure 3. Project Cost The project cost estimate in 2015 dollars is $2,130,000. Project Beneficiaries There is no benefit of this project to existing users as the project is a twinning of an existing main and, therefore, the existing main will remain in service to provide capacity for the existing users. The existing asset is not renewed and therefore the project does not provide any asset renewal benefit. Although there will be two mains providing service, it was also determined that this does not provide any increased reliability of service, as both mains are required to provide the capacity for the design flow. One main alone could not provide enough capacity to accommodate all of the flow. The beneficiaries of this sanitary sewer collection project can be defined on a specific area basis. The development zones that benefit from this project include zones include 1, 2, 3, 4, 5, 6 and 7. The development zones are shown on Figure 1. The Rocky View Cochrane Lake development has contributed $203,189. The amount collected has increased by 2% per year through the accumulation of interest. The amount is now equivalent to $233,400 to the end of Page 14

39 Offsite Levies Background Report 2016 Levy Calculation The levy fund balance for this project as of 2015 is $333,796. The levy for this project is calculated over the 20 year model calculation. The resulting levy calculation from the model is $8,686 per hectare. 5.2 Sanitary Disposal Projects Project Description The sanitary disposal projects required within the development window include projects as determined in the following reports with cost estimates and project needs updated from time to time through further review and study. Town of Cochrane Water and Wastewater (W3) Master Plan, December 2012 Sanitary Sewer Strategy, June 2015 The projects include a complete pump station and pipeline twinning project with a phased implementation strategy over a 25 year timeframe. Figure 4 shows the location of the projects. Project Cost Future project costs for pump station upgrades, pipeline twinning and wet wells have been obtained from the above reports and updated to 2015 dollars. The Alberta Municipal Water and Wastewater Partnership Program provides project specific grants for all wastewater disposal projects. Grant calculations are provided in Appendix B. Summary of the project costs including estimated grants is provided in Table 4. Project Table 4: Sanitary Disposal Project Costs 2015 Estimated Project Cost Estimated Year for Construction Completion Anticipated Grant in Year of Construction Allocation of Benefit to New Development SD1 - Pipeline Twinning & Pump Station Project Preliminary $500, $0 80% SD2 - Wet Well Construction $3,883, $920,318 80% SD3 Pipeline Part 1 $11,859, $2,006,012 80% SD4 - Pipeline Part 2 $11,533, $1,434,930 80% SD5 - Pipeline Part 3 & Pump Station $14,340, $0 80% Combined Total $42,117,023 $4,361,257 Project Beneficiaries All projects required in the Sanitary Sewer Strategy are required to only serve new growth. There is no benefit of this project to existing users as the project is twinning of an existing main and pump station and, therefore, the existing system will remain in service to provide capacity for the existing users. The existing asset is not renewed and therefore the infrastructure does not provide any asset renewal benefit. Although there will be two mains and pump stations providing service, it is also determined that this does not provide any increased reliability of service, as both systems are required to provide the capacity for the design flow. One main and pump station system could not provide enough capacity to accommodate all of the flow. Page 15

40 Offsite Levies Background Report 2016 The allocation of benefit for Rocky View County (Cochrane Lake area) is as determined in the report, entitled Proposed Sanitary Sewer User Rate MD of Rocky View, March The amount collected for this project is $788,144 (2008$). If we assume that the value of the amount collected has increased by 2% per year, the amount is now equivalent to $887,578 at the end of Levy Calculation The levy fund balance in 2015 is $5,579,580. The levy for this sanitary disposal projects is calculated based on a 25 year recovery with an allocation of the project costs for the capacity of the project that benefits this development window. 80% of the project costs are allocated to the 25 year window of development. The resulting levy calculation from the model is $44,614 per hectare. 5.3 Water Supply and Treatment Projects The water supply and treatment projects required within the development window include projects as determined in the following reports with cost estimates and project needs updated from time to time through further review and study. Town of Cochrane Water and Wastewater (W3) Master Plan, December 2012 Town of Cochrane Water Treatment Upgrade Study, November 2015 Project Description The water supply and treatment projects included in the levies are all the upgrade projects that are required to supply water and treat water in the 20 year timeframe. Figure 5 shows the location of the projects. The water supply and treatment upgrades include five projects. WT1 is an upgrade to the high lift water supply pumps along with associated electrical upgrades WT2 is the addition of a new membrane filtration rack WT3 includes additional high lift pump upgrade, and membrane filtration influent strainers WT4 includes flocculation retrofit, high-rate dissolved air flotation, membrane feed pump & a new emergency generator WT5 includes replacement of the last 50Hp high lift pump with a 150Hp pump. Project Costs The project costs for water treatment plant upgrade are from the above reports and updated to 2015 dollars. The Alberta Municipal Water and Wastewater Partnership Program provides project specific grants for all water treatment upgrade projects. Grant calculations are provided in Appendix B. Summary of the project costs including estimated grants is provided in Table 5. Page 16

41 Offsite Levies Background Report 2016 Project Table 5: Water Supply and Treatment Project Costs 2015 Estimated/Actual Cost Estimated Year for Construction Completion Anticipated Grant in Year of Construction Allocation of Benefit to New Development WT1 - Water Treatment Plant Upgrades 1 WT2 - Water Treatment Plant Upgrades 2 WT3 - Water Treatment Plant Upgrades 3 WT4 - Water Treatment Plant Upgrades 4 WT5 - Water Treatment Plant Upgrades 5 $1,210, $0 14% $1,265, $234, % $288, $39,515 55% $4,347, $168,644 62% $98, $0 67% Combined Total $7,208,500 $699,739 Project Beneficiaries Project WT1 is an upgrade to the high lift water supply pumps that provide water supply to the distribution system. As the pumps are replacing existing pumps the percentage benefit to growth capacity is 14% based on the allocation of capacity of the all new works to existing users. Project WT2 is the addition of a new membrane filtration rack to the existing treatment process to add additional capacity for growth. This project is 100% allocated to growth as the project is providing additional filtration capacity for growth. Project WT3 includes additional high lift pump upgrades and influent strainers. The benefit of this project is 55% allocated to growth. Project WT4 includes treatment upgrades that pro-rate between growth and existing users based on capacity. Other portions of this project such as a new generator are required for growth and are 100% allocated to growth. The overall benefit allocation to growth for project WT4 is 62%. Project WT5 includes replacement of existing pumps and the benefit is 67% allocated to growth. These water treatment and supply projects benefit all development and, therefore, will be collected on a townwide basis. Levy Calculation The levy fund balance in 2015 is -($1,094,922). The levy for water treatment and disposal projects is calculated based on a 20 year recovery model. The resulting levy calculation from the model is $12,498 per hectare. 5.4 Water Distribution Projects The water distribution projects required within the development window include projects as determined in the following report with cost estimates and project needs updated from time to time through further review and study. Town of Cochrane Water and Wastewater (W3) Master Plan, December 2012 Page 17

42 Offsite Levies Background Report 2016 Project Description The water distribution projects included in the levies are all the upgrade projects that are required for water distribution in the 20 year timeframe. The water distribution upgrades include three projects. WD1 - Heartland Oversize Projects (3): Watermain projects oversized by the Heartland developer. The Town has an agreement to reimburse the Heartland developer for advancing the oversized portion of these mains. WD2 - Griffin Industrial Loop Across CPR: Future watermain loop across the CPR tracks near the Griffin Industrial development WD3-600 mm Diameter Feedermain: New feedermain to be constructed from the water treatment plant to Highway 22. Project Cost The over-sizing project costs are based on the City of Calgary, Standard Development Agreement Rates. Future project cost estimates are in 2015 dollars. Table 6 provides the list of water distribution projects. The projects are shown on Figure 5. Project Table 6: Water Distribution Projects 2015 Estimated/Actual Cost Estimated Year for Construction Completion Allocation of Benefit to Growth WD1 - Heartland Oversize Projects (3) $670, % WD2 - Griffin Industrial Loop Across CPR $330, % WD3-600 mm Diameter Feedermain $2,120, % Combined Total $3,120,000 $3,120,000 Project Beneficiaries As these projects form the network which distributes water to all reservoirs that supply the entire water system these projects benefit new development zones. Project WD2 has been deemed to also provide increased fire protection to existing developments in the vicinity of the project and therefore 10% of the project is deemed to provide benefit to existing development. Projects WD1 and WD3 are 100% allocated to growth as there is no increased reliability of service provided by the new mains as the Town s system is currently looped sufficiently for a high degree of reliability of service. As these project upgrades are to feedermains in the main pressure zone, all development zones of town benefit from these projects and the levy is calculated on a town-wide basis. Levy Calculation The levy fund balance in 2015 is $904,118. The levy for water distribution projects is calculated based on a 20 year recovery model. The resulting levy calculation from the model is $ 5,295 per hectare. Page 18

43 Offsite Levies Background Report Water Storage Projects The water distribution projects required within the development window include projects as determined in the following report with cost estimates and project needs updated from time to time through further review and study. Town of Cochrane Water and Wastewater (W3) Master Plan, December 2012 Typically, developers have constructed the supply mains and the storage reservoirs for various developments areas. However, the Town s recent study, Town of Cochrane Water and Wastewater (W3) Master Plan, identifies the need to expand the Town s main reservoir storage capacity to support development within this water pressure zone as this reservoir serves a number of development areas, this project will continue to remain an off-site levy project. Project Description This project includes an expansion of the existing 2 million gallon reservoir. The expansion is planned to be constructed adjacent to the existing reservoir. The location of the project is shown in Figure 5. Project Cost The cost provided for this project in Table 7 is in 2015 $. Project Table 7: Water Storage Projects 2015 Estimated/Actual Cost Estimated Years for Construction Allocation of Benefit to Growth WS1 - Main Pressure Zone Storage $2,340, % Project Beneficiaries This project benefits all new development that develops in the main pressure zones. The development zones that benefit from this project include zones 3, 4, 5, 8, 9, 10, 12 and 13. The development zones are shown on Figure 1. As this is an addition of storage capacity to the existing storage reservoir facility, there is no benefit to existing development as the current facility provides the storage capacity necessary for existing development. There is no asset renewal that results from the addition of this project. Levy Calculation The levy fund balance in 2015 is $84,828. The levy for water distribution projects is calculated based on a 20 year recovery model. The resulting levy calculation from the model is $ 8,271 per hectare. 5.6 Off-Site Transportation Projects The transportation projects required within the development window include projects as determined in the following reports with cost estimates and project needs updated from time to time through further review and study. Town of Cochrane Transportation Plan Update, July 2009 James Walker Trail North Section: Top of Escarpment to Griffin Road Functional Design Report (DRAFT), June 2015 Page 19

44 Offsite Levies Background Report 2016 Project Description OT1 Horse Creek Road CPR Crossing: This project is the extension of a roadway from Highway 1A to the west end of Quigley Drive. This project will only include the section across the CPR right of way including tie-in to Quigley Drive. OT2 Grade Separation Centre Avenue: Future grade separation of Centre Avenue at the CPR Crossing OT3 - North Arterial Griffin Road: First two lanes of Griffin Road arterial from Griffin Industrial to Arena Intersection OT4 James Walker Trail (JWT) Bridge to Riviera Way: First two lanes of JWT south of the river to Riviera Way connection OT5 - JWT Riviera Way Connection: Two lanes from JWT to Riviera Way OT6 - JWT - Riviera Way Connection to Southbow: Two lanes from Riviera Way connection to intersection at Southbow Landing and Summit of Riversong property boundary. OT7 North Arterial to Bridge: Two lane connection for intersection at arena to north end of bridge OT8 Bow River Bridge (First Two Lanes): First two lanes of the Bow River Bridge The project locations are shown in Figure 6. Project Cost Table 8 provides the 2015 project costs. Project Table 8: Off-Site Transportation Projects 2015 Estimated/Actual Cost Estimated Year for Construction Completion Allocation of Benefit to Growth OT1 - Horse Creek CPR Crossing $1,370, % OT2 - Grade Separation Centre Avenue $20,240, % OT3 - North Arterial Griffin Road $10,210, % OT4 James Walker Trail (JWT) Bridge to Riviera Way $7,710, % OT5 - JWT Riviera Way Connection $1,380, % OT6 - JWT - Riviera Way Connection to Southbow $7,250, % OT7 North Arterial to Bridge $1,900, % OT8 Bow River Bridge (First Two Lanes) $19,875, % Combined Total $69,935,000 Page 20

45 Offsite Levies Background Report 2016 Project Beneficiaries For all off-site transportation projects except OT2, levies have been collected since As a result, the population in 2005 as a ratio to the population for the development window paying for the project (20 years) is used to determine the percentage of existing development contribution. The allocated benefit to existing residents for these off-site transportation projects is based on the ratio of the 2005 population (13,400), to the estimated population at the end of the levy recovery window in 2035 (42,474). Therefore, the contribution to the project for existing population in the Town is 32% of the project cost. Improving the Town s overall transportation network is a benefit to all development and therefore this levy is charged to all development zones. For project OT2, levies have been collected since As a result, the population in 2012 as ratio to the population for the development window paying for the project (20 years) is used to determine the percentage of existing development contribution. The allocated benefit to existing residents for these off-site transportation projects is based on the ratio of the 2012 population (18,000), to the estimated population at the end of the levy recovery window in 2035 (42,474). Therefore, the contribution to the project for existing population in the Town is 42% of the project cost. Improving the Town s overall transportation network is a benefit to all development and therefore this levy is charged to all development zones. Levy Calculation The levy fund balance in 2015 is $6,064,003. The levy for off-site transportation is calculated based on a 20-year recovery model. The resulting levy calculation from the model is $88,398 per hectare Arterial Widening Projects The transportation projects required within the development window include projects as determined in the following reports with cost estimates and project needs updated from time to time through further review and study. Town of Cochrane Transportation Plan Update, July 2009 James Walker Trail North Section: Top of Escarpment to Griffin Road Functional Design Report (DRAFT), June 2015 Project Description AW1 - Centre Avenue Hwy 1A to 1 st Street: Arterial widening of Centre Avenue from Highway 1A to 1 St Street AW2 Griffin Road Centre to North Arterial: Arterial widening to four lanes of Griffin Road to North Arterial connection. The project locations are shown in Figure 7. Project Cost Table 9 provides a summary of the project costs in Project Table 9: Arterial Widening Projects 2015 Estimated/Actual Cost Estimated Year for Construction Completion Allocation of Benefit to Growth AW1 - Centre Avenue Hwy 1A to 1 st Street $3,020, % AW2 Griffin Road River Av to North Arterial $4, % Combined Total $7,660,000 Page 21

46 Offsite Levies Background Report 2016 Project Beneficiaries Arterial widening projects AW1 and AW2 are upgrade projects to existing Town roadways to provide increased capacity through the addition of two lanes of roadway. These projects require that overhead power lines be put underground to permit the widening. As the Town, has program to fund underground power projects through electrical utility rates, the Town will contribute to this portion of the projects which equates to approximately 20% of the projects. Improving the Town s overall transportation network is a benefit to all development and therefore this levy is charged to all development zones. Levy Calculation The levy fund balance in 2015 is $1,973,030. The levy for arterial widening projects is calculated based on a 20- year recovery model. The resulting levy calculation from the model is $10,281 per hectare. Page 22

47 Offsite Levies Background Report Off-Site Levy This section provides levy calculation based on assumptions provided in this report. Table 10 provides the levies by development zone that will be effective as of the passing of the 2016 bylaw. Table 11 provides the levies by development zone effective January 1, Table 12 further provides the levies that will be effective as of January 1, 2018 by development zone. The future levies are calculated using an inflation factor of 3% per year as per the levy model. Table 10: Off-site Levy Summary 2016 Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9 Area 10 Area 11 Area 12 Area 13 Area 14 Area 15 Area 16 Transportation and Arterial Widening Projects Off-site Transportation Projects $88,398 $88,398 $88,398 $88,398 $88,398 $88,398 $88,398 $88,398 $88,398 $88,398 $88,398 $88,398 $88,398 $88,398 $88,398 $88,398 Arterial Widening Projects $10,281 $10,281 $10,281 $10,281 $10,281 $10,281 $10,281 $10,281 $10,281 $10,281 $10,281 $10,281 $10,281 $10,281 $10,281 $10,281 Water Supply and Treatment Projects Water Supply and Treatment Upgrades $12,498 $12,498 $12,498 $12,498 $12,498 $12,498 $12,498 $12,498 $12,498 $12,498 $12,498 $12,498 $12,498 $12,498 $12,498 $12,498 Water Distribution Projects Main Zone Water Storage $8,271 $8,271 $8,271 $8,271 $8,271 $8,271 $8,271 $8,271 Water Distribution Projects $5,295 $5,295 $5,295 $5,295 $5,295 $5,295 $5,295 $5,295 $5,295 $5,295 $5,295 $5,295 $5,295 $5,295 $5,295 $5,295 Sanitary Disposal Projects Pump Station & Pipeline to Calgary $44,614 $44,614 $44,614 $44,614 $44,614 $44,614 $44,614 $44,614 $44,614 $44,614 $44,614 $44,614 $44,614 $44,614 $44,614 $44,614 Sanitary Collection Projects Project SC1: Burnco Trunk Sewer $716 $716 $716 $716 $716 $716 $716 $716 $716 $716 $716 $716 Project SC2: Riverview Trunk Sewer $3,460 $3,460 $3,460 $3,460 $3,460 $3,460 $3,460 $3,460 $3,460 Project SC3: Highway 22 Trunk Sewer $7,490 $7,490 $7,490 Project SC4: Highway 22 Syphon Sewer $8,686 $8,686 $8,686 $8,686 $8,686 $8,686 $8,686 Proposed Total Charge by Hectare $181,438 $181,438 $189,709 $182,219 $182,219 $173,948 $173,948 $173,533 $170,073 $173,533 $161,086 $169,357 $169,357 $161,802 $161,802 $161,086 Page 23

48 Offsite Levies Background Report 2016 Table 11: Off-site Levy Summary 2017 Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9 Area 10 Area 11 Area 12 Area 13 Area 14 Area 15 Area 16 Transportation and Arterial Widening Projects Off-site Transportation Projects $91,050 $91,050 $91,050 $91,050 $91,050 $91,050 $91,050 $91,050 $91,050 $91,050 $91,050 $91,050 $91,050 $91,050 $91,050 $91,050 Arterial Widening Projects $10,589 $10,589 $10,589 $10,589 $10,589 $10,589 $10,589 $10,589 $10,589 $10,589 $10,589 $10,589 $10,589 $10,589 $10,589 $10,589 Water Supply and Treatment Projects Water Supply and Treatment Upgrades $12,873 $12,873 $12,873 $12,873 $12,873 $12,873 $12,873 $12,873 $12,873 $12,873 $12,873 $12,873 $12,873 $12,873 $12,873 $12,873 Water Distribution Projects Main Zone Water Storage $8,519 $8,519 $8,519 $8,519 $8,519 $8,519 $8,519 $8,519 Water Distribution Projects $5,454 $5,454 $5,454 $5,454 $5,454 $5,454 $5,454 $5,454 $5,454 $5,454 $5,454 $5,454 $5,454 $5,454 $5,454 $5,454 Sanitary Disposal Projects Pump Station & Pipeline to Calgary $45,952 $45,952 $45,952 $45,952 $45,952 $45,952 $45,952 $45,952 $45,952 $45,952 $45,952 $45,952 $45,952 $45,952 $45,952 $45,952 Sanitary Collection Projects Project SC1: Burnco Trunk Sewer $737 $737 $737 $737 $737 $737 $737 $737 $737 $737 $737 $737 Project SC2: Riverview Trunk Sewer $3,564 $3,564 $3,564 $3,564 $3,564 $3,564 $3,564 $3,564 $3,564 Project SC3: Highway 22 Trunk Sewer $7,715 $7,715 $7,715 Project SC4: Highway 22 Syphon Sewer $8,947 $8,947 $8,947 $8,947 $8,947 $8,947 $8,947 Proposed Total Charge by Hectare $186,881 $186,881 $195,400 $187,686 $187,686 $179,166 $179,166 $178,739 $175,175 $178,739 $165,919 $174,438 $174,438 $166,656 $166,656 $165,919 Page 24

49 Offsite Levies Background Report 2016 Table 12: Off-site Levy Summary 2018 Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9 Area 10 Area 11 Area 12 Area 13 Area 14 Area 15 Area 16 Transportation and Arterial Widening Projects Off-site Transportation Projects $93,781 $93,781 $93,781 $93,781 $93,781 $93,781 $93,781 $93,781 $93,781 $93,781 $93,781 $93,781 $93,781 $93,781 $93,781 $93,781 Arterial Widening Projects $10,907 $10,907 $10,907 $10,907 $10,907 $10,907 $10,907 $10,907 $10,907 $10,907 $10,907 $10,907 $10,907 $10,907 $10,907 $10,907 Water Supply and Treatment Projects Water Supply and Treatment Upgrades $13,259 $13,259 $13,259 $13,259 $13,259 $13,259 $13,259 $13,259 $13,259 $13,259 $13,259 $13,259 $13,259 $13,259 $13,259 $13,259 Water Distribution Projects Main Zone Water Storage $8,775 $8,775 $8,775 $8,775 $8,775 $8,775 $8,775 $8,775 Water Distribution Projects $5,617 $5,617 $5,617 $5,617 $5,617 $5,617 $5,617 $5,617 $5,617 $5,617 $5,617 $5,617 $5,617 $5,617 $5,617 $5,617 Sanitary Disposal Projects Pump Station & Pipeline to Calgary $47,331 $47,331 $47,331 $47,331 $47,331 $47,331 $47,331 $47,331 $47,331 $47,331 $47,331 $47,331 $47,331 $47,331 $47,331 $47,331 Sanitary Collection Projects Project SC1: Burnco Trunk Sewer $760 $760 $760 $760 $760 $760 $760 $760 $760 $760 $760 $760 Project SC2: Riverview Trunk Sewer $3,671 $3,671 $3,671 $3,671 $3,671 $3,671 $3,671 $3,671 $3,671 Project SC3: Highway 22 Trunk Sewer $7,946 $7,946 $7,946 Project SC4: Highway 22 Syphon Sewer $9,215 $9,215 $9,215 $9,215 $9,215 $9,215 $9,215 Proposed Total Charge by Hectare $192,488 $192,488 $201,262 $193,316 $193,316 $184,541 $184,541 $184,101 $180,430 $184,101 $170,896 $179,671 $179,671 $171,656 $171,656 $170,896 Page 25

50 Offsite Levies Background Report 2016 APPENDIX A Figures Page 26

51 Offsite Levies Development Zones \\usl.urban-systems.com\projects\projects_cal\1728\0249\01\d-drafting-design-analysis\gis\projects\mxd\current\offsite_levies_report_ \fig01_development_zones_ mxd Last updated by jwilkes on April at 9:10:04 AM The accuracy & completeness of information shown on this drawing is not guaranteed. It will be the responsibility of the user of the information shown on this drawing to locate & establish the precise location of all existing information whether shown or not Metres Coordinate System: NAD TM 114 Data Sources: Data provided by the Town of Cochrane Project #: Author: JW Checked: LC Status: ~ DRAFT ~ Revision: A Date: 2016 / 4 / 29 N Scale: 1:44,000 FIGURE 1

52 \\usl.urban-systems.com\projects\projects_cal\1728\0249\01\d-drafting-design-analysis\gis\projects\mxd\current\offsite_levies_report_ \fig02_estimated_distribution_development_2035_ mxd Last updated by jwilkes on April at 8:21:06 AM Cochrane West 80 ha Heritage Hills 59 ha Jumpingpound Towers Trail/Rolling Range Estates 19 ha Creek Westridge 63 ha Bow River Sunset Ridge 81 ha 0 ha Rockland 13 ha South Ridge 55 ha River Heights 75 ha Town of Cochrane Offsite Levies Estimated Distribution of Development to 2035 Legend Cochrane West Heritage Hills Infill River Heights Rockland South Ridge Sunset Ridge Towers Trail/ Rolling Range Estates Westridge The accuracy & completeness of information shown on this drawing is not guaranteed. It will be the responsibility of the user of the information shown on this drawing to locate & establish the precise location of all existing information whether shown or not Metres Coordinate System: NAD TM 114 Data Sources: Data provided by the Town of Cochrane Project #: Author: JW Checked: LC Status: ~ DRAFT ~ Revision: A Date: 2016 / 4 / 29 N Scale: 1:42,500 FIGURE 2

53 Town of Cochrane Offsite Levies Legend SC1 - Burnco Trunk Sewer SC2 - Riverview Trunk Sewer SC3 - Highway 22 Trunk Sewer SC3 - Highway 22 Trunk Sewer SC4 - Highway 22 to Riverview Syphon Sewer Main SC4 - Highway 22 to Riverview Syphon Sewer Main SC2 - Riverview Trunk Sewer SC1 - Burnco Trunk Sewer Ju m p in g po d C reek un \\usl.urban-systems.com\projects\projects_cal\1728\0249\01\d-drafting-design-analysis\gis\projects\mxd\current\offsite_levies_report_ \fig03_sanitary_collection_projects_ mxd Last updated by jwilkes on April at 8:31:14 AM Sanitary Collection Projects Bow River The accuracy & completeness of information shown on this drawing is not guaranteed. It will be the responsibility of the user of the information shown on this drawing to locate & establish the precise location of all existing information whether shown or not N Metres Coordinate System: NAD TM 114 Data Sources: Scale: 1:30,000 Data provided by the Town of Cochrane Project #: Author: Checked: Status: Revision: Date: JW LC ~ DRAFT ~ A 2016 / 4 / 29 FIGURE 3

54 kj Town of Cochrane Offsite Levies Sanitary Disposal Projects \\usl.urban-systems.com\projects\projects_cal\1728\0249\01\d-drafting-design-analysis\gis\projects\mxd\current\offsite_levies_report_ \fig04_sanitary_disposal_projects_ mxd Last updated by jwilkes on April at 8:38:53 AM Bow River City of Calgary Imagery 2016 DigitalGlobe, Landsat Legend kj SD2 - Wet Well Construction SD3 - Pipeline Part 1 SD4 - Pipeline Part 2 SD5 - Pipeline Part 3 The accuracy & completeness of information shown on this drawing is not guaranteed. It will be the responsibility of the user of the information shown on this drawing to locate & establish the precise location of all existing information whether shown or not ,000 Metres Coordinate System: NAD TM 114 Data Sources: Data provided by the Town of Cochrane Project #: Author: JW Checked: LC Status: ~ DRAFT ~ Revision: A Date: 2016 / 4 / 29 N Scale: 1:65,000 FIGURE 4

55 Offsite Levies \\usl.urban-systems.com\projects\projects_cal\1728\0249\01\d-drafting-design-analysis\gis\projects\mxd\current\offsite_levies_report_ \fig05_water_treatmentdistributionstorage_projects_ mxd Last updated by jwilkes on April at 8:49:51 AM WT1 - WT5 - Treatment Plant Upgrades kj WD1 - Hartland Oversize Projects WD3-600mm Diameter Feedermain WD2 - Griffin Industrial Loop Across CPR kj WS1 - Main Pressure Zone Water Storage Legend kj kj Water Treatment, Distribution and Storage Projects WT1 - WT5 - Treatment Plant Upgrades WS1 - Main Pressure Zone Water Storage WD1 - Harland Oversize Projects WD2 - Griffin Industrial Loop Across CPR WD3-600mm Diameter Feedmain The accuracy & completeness of information shown on this drawing is not guaranteed. It will be the responsibility of the user of the information shown on this drawing to locate & establish the precise location of all existing information whether shown or not Metres Coordinate System: NAD TM 114 Data Sources: Data provided by the Town of Cochrane Project #: Author: JW Checked: LC Status: ~ DRAFT ~ Revision: A Date: 2016 / 4 / 29 N Scale: 1:30,000 FIGURE 5

56 \\usl.urban-systems.com\projects\projects_cal\1728\0249\01\d-drafting-design-analysis\gis\projects\mxd\current\offsite_levies_report_ \fig06_offsite_transportation_projects_ mxd Last updated by jwilkes on April at 9:02:12 AM kj Jumpingpound Creek OT1 - Horse Creek CPR Crossing kj OT8 - Bow River Bridge OT2 - Centre Ave CPR Crossing Bow River OT4 - James Walker Trail (Bridge to Riveira Way) OT5 - James Walker Trail - Riviera Way Connection OT6 - James Walker Trail (Riviera Way Connection to Southbow) kj OT3 - North Arterial - Griffin Road OT7 - North Arterial - Bridge Legend kj kj kj Town of Cochrane Offsite Levies Off-Site Transportation Projects OT1 - Horse Creek CPR Crossing OT2 - Centre Ave CPR Crossing OT8 - Bow River Bridge OT3 - North Arterial - Griffin Road OT4 - James Walker Trail (Bridge to Riviera Way) OT5 - James Walker Trail - Riviera Way Connection OT6 - James Walker Trail (Riviera Way Connection to Southbow) OT7 - North Arterial - Bridge The accuracy & completeness of information shown on this drawing is not guaranteed. It will be the responsibility of the user of the information shown on this drawing to locate & establish the precise location of all existing information whether shown or not Metres Coordinate System: NAD TM 114 Data Sources: Data provided by the Town of Cochrane Project #: Author: JW Checked: LC Status: ~ DRAFT ~ Revision: A Date: 2016 / 4 / 29 N Scale: 1:40,000 FIGURE 6

57 Town of Cochrane Offsite Levies Legend AW1 - Centre Ave Widening HWY 1A to 1st Street AW2 - Griffin Road Widening Centre to Burnswest AW1 - Centre Ave Widening - HWY 1A to 1st Street AW2 - Griffin Road Widening - Centre to Burnswest Jumpin gpo un d Cr eek \\usl.urban-systems.com\projects\projects_cal\1728\0249\01\d-drafting-design-analysis\gis\projects\mxd\current\offsite_levies_report_ \fig07_arterial_widening_projects_ mxd Last updated by jwilkes on April at 9:07:37 AM Arterial Widening Projects Bow River The accuracy & completeness of information shown on this drawing is not guaranteed. It will be the responsibility of the user of the information shown on this drawing to locate & establish the precise location of all existing information whether shown or not Metres Coordinate System: NAD TM 114 Data Sources: N Scale: 1:30,000 Data provided by the Town of Cochrane Project #: Author: Checked: Status: Revision: Date: JW LC ~ DRAFT ~ A 2016 / 4 / 29 FIGURE 7