MD OF BIGHORN – The MD of Bighorn is working on a new off-site levy model for the hamlet of Exshaw to update its current bylaw from 1998.
The model aims to “create a level playing field” for developers to fairly fund necessary infrastructure to support anticipated growth in the community.
Bill Luka, the MD’s director of engineering and infrastructure services, said an update to the bylaw was needed, but, in part, is happening because of subdivision proceeding on Exshaw Mountain Gateway Inc. – a large-scale development anticipated to add 44 lots and increase the hamlet’s population by another 100-plus people once fully built out.
“I envision a lot of changes and a lot of discussion, but it’s really to get the first working draft out,” said Luka of the off-site levy model presented to Bighorn council Tuesday (July 9).
The document was presented as a first working draft and will also be brought to the Bow Valley Builders and Developers Association (BOWDA) for further discussion.
“There’s priority to update it. … It’s to replace a very outdated bylaw and to continue moving forward and to reflect our current vision, which may change and then we’ll update the model and the bylaw,” said Luka.
Off-site levy rates will undergo regular reviews and updates to incorporate changes in planning assumptions, construction cost estimates and interest or carrying costs.
As per the proposed model, levies could be used to pay for new or expanded water and wastewater infrastructure, roads impacted by development or subdivision, recreational facilities, fire halls, police stations and libraries.
Exshaw has already undergone or is looking at several upgrades to water and wastewater facilities to accommodate new growth, including to its wastewater lagoon system.
“The existing wastewater treatment system will require lifecycle equipment replacements and capacity upgrades that will benefit both new development and the existing community as detailed in the Wastewater Treatment Facility Upgrade – Design Summary Update [by CIMA+],” states a staff report.
Proposed upgrades out of the December 2023 CIMA+ report include increasing treatment capacity by an additional 240 cubic metres per day for a total of 500 cubic metres per day to support new development, as well as increasing lagoon capacity to accommodate 1,100 cubic metres per day.
Based on the off-site levy model, treatment upgrade costs are to be divided based on capacity allocation. The MD would shoulder 52 per cent and new development the other 48 per cent. The MD and developers would be covering costs after approved Alberta Municipal Water/Wastewater Partnership grant funding covers 75 per cent of the estimated $3.7 million project cost.
Similarly, lagoon capacity upgrades would be divided with the MD taking on 43 per cent of costs and new development taking on 57 per cent. Cost of that phase of the project is estimated at $8 million.
The Exshaw wastewater treatment lagoon was constructed around 1988 when the MD was incorporated. Residents of Exshaw paid into a local improvement tax levy for the construction of the infrastructure related to the wastewater system and continue to pay for the system through utility user fees.
“The intent is to fairly allocate the cost to all future development and redevelopment sites, and as well to the existing community, where there’s benefits to the existing community,” said Luka.
“Most of the upgrades are being driven in part by development.”
The proposed off-site levy model touches on a few other projects, as examples, including a new water well supply to meet full build-out requirements identified in the MD’s Utility Master Plan, updated in 2023.
A table of off-site levy calculations was included to outline potential project costs shouldered by the MD and by developers.
The Town of Canmore and developers are scheduled for a hearing at the Land and Property Rights Tribunal in October after Canmore council passed its off-site levy bylaw earlier this year.It was appealed by BOWDA and Spring Creek Mountain Village, Three Sisters Mountain Village Properties Limited, Stone Creek Resorts, Altitude Developments Limited (Logel Homes), BOWDA and SC3 Limited Partnership (Devonian Properties).
Reeve Lisa Rosvold suggested including an example in the MD’s model that would look at what a home being built in Exshaw Mountain Gateway, or a new business, might also pay in levies.
“As we move forward through the process, I think that’s just a way for council to understand what it actually means to an individual or to a business,” she said. “I know we’re at the beginning stages but a lot of it doesn’t make sense to me and I’m just hoping by the end of it, it does.”
Coun. Jen Smith also suggested a workshop for council to better understand changes coming forward, to which administration agreed.
The proposed off-site levy model for Exshaw was accepted as information and will return to council for further discussion at a future date.
The Local Journalism Initiative is funded by the Government of Canada. The position covers Îyârhe (Stoney) Nakoda First Nation and Kananaskis Country.
