Highway 2A Industrial Area Structure Plan Off-Site Levy Bylaw

Frequently Asked Questions

• What infrastructure would the levy pay for?

  The proposed levy would contribute toward:

  • Water treatment, storage and distribution infrastructure
  • Wastewater collection and treatment infrastructure
  • Upgrades to key intersections along Highway 2A and Highway 7

  Funds collected for each infrastructure category must be used only for that specific purpose. 

• Why isn't the entire ASP area included?

  The Highway 2A ASP covers approximately 3,000 hectares, but current Environmental Protection and Enhancement Act (EPEA) approvals for are only sufficient to support about 1,000 hectares of development. The benefiting area reflects the lands that can currently be serviced. 

• Who would pay the levy?

  The levy would generally be paid by owners and/or developers when land is subdivided or developed within the benefiting area. Existing developed properties would not be charged simply because the bylaw is adopted. 

• Would existing businesses have to pay?

  No, pre-existing developments would not be charged. Levies would generally be triggered by new subdivision approvals or development permits. 

• How is the levy calculated?

  The levy is based on the gross development area (in hectares) multiplied by the applicable levy rates. Gross development area is defined in the bylaw and excludes land designated as environmental reserve, environmental reserve easement, school reserve, and any land owned by a school board that is to be developed. 

• Can the levy be charged more than once?

  No, under provincial legislation and the draft bylaw, an off-site levy for a specific type of infrastructure can only be imposed once on the same lands. 

• What transportation projects are included?

  The levy includes funding for upgrades to key intersections along Highway 2A and Highway 7 that are expected to be required as development occurs. 

• What water infrastructure is included?

  The water levy includes portions of the regional water system, such as the intake, reservoirs, treatment plant and major distribution mains that will serve the benefiting area. 

• What wastewater infrastructure is included?

  The wastewater levy includes the wastewater treatment plant, trunk collection system, lift stations, forcemains, outfall infrastructure and related major facilities. 

• Why are developers responsible for these costs?

  The MGA requires that off-site levies be tied to infrastructure that directly benefits developing lands. The intent is that growth contributes toward the infrastructure needed to support that growth. 

• What if a developer builds infrastructure themselves?

  The draft bylaw allows "front-ending." A developer may construct eligible infrastructure and potentially receive reimbursement from future levy collections, subject to agreements with the County. 

• Can the levy amounts change?

  Yes, the draft bylaw requires review at least every three years, and Council may amend the bylaw earlier if needed due to changes in costs, infrastructure plans, servicing capacity or other factors. 

• Can payment of the Levy be deferred for certain land uses?

  Council may contemplate whether payment of the levy would be deferred on uses such as outdoor storage yards, laydown yards, RV storage facilities, commercial solar installations or other uses.

• How will the County ensure accountability?

  The County must account for levy collections separately by infrastructure category and report on levy collections and expenditures. Funds can only be used for the infrastructure for which they were collected. 

• How can I provide feedback?

  Landowners, business owners, developers and interested residents will have opportunities to participate through the public engagement process, including an open houses, a survey, written submissions and a future public hearing before Council considers adopting the bylaw.