Off-site levy
Engagement
The infrastructure that we use every day in new communities is partially paid for through off-site levies. The current Off-site Levies Bylaw was approved by Council in 2016, to make sure it stays current The City is updating it. The City created a new calculation for the off-site levies rate, in consultation with some members of the development industry. The new calculation accommodates a shift in Calgary’s infrastructure needs and costs and responds to changes in the economy and pace of development. For more information on the project or to participate in engagement opportunities, please visit the project engagement page.
We want your feedback on the new calculation and draft levy rates for 2024. You can do so by filling out an online survey between September 18 and October 6, 2023. You can also attend a virtual workshop on September 27 or 28.
If you want to attend one of the virtual workshops, please RSVP here:
About the off-site levies
Off-site levies fund the infrastructure that we use every day in new communities. In Calgary, an off-site levy is a development charge paid by developers. The greenfield is the area on the edges of Calgary that are not developed yet.
New communities have impacts on infrastructure outside of the community. This can include more pressure on major roads or the sewage treatment system. Developers pay off-site levies to help share the costs of the off-site impacts from growth.
Calgary’s off-site levies help pay for infrastructure that supports growth and development. The Municipal Government Act and the Off-site Levies Bylaw outline what infrastructure the levy pays for. Some examples of the types of infrastructure are:
- water and wastewater pipes
- transportation (roads, interchanges, pathways, bikeways, etc.)
- stormwater pipes
- emergency response stations
- transit buses
- police stations
- recreation centres
- libraries
- water and wastewater
The City and developers each pay for a part of off-site infrastructure in new communities. This helps pay for new infrastructure needed to build vibrant communities. It also provides the developer with the infrastructure needed to build a community.
The developer part of the off-site levy benefits new growth. The City pays for the part of the infrastructure that benefits existing residents and the region.
The City uses a variety of funding sources to pay for off-site infrastructure. This can include taxes, utility rates, Provincial and Federal government funding and grants.
The off-site levies support:
- Providing Calgarians with the option to live in vibrant communities.
- Providing Calgarians with communities that meet their basic needs.
- Building the right infrastructure in the right place at the right time.
- Achieving City policies and strategies for growth (Municipal Development Plan/Calgary Transportation Plan, etc.).
The Off-site Levy and Centre City Levy annual reports below provide information on levies collected and spent, along with any remaining balances available for future capital investment.
Off-site Levies Bylaw review

The Off-site Levy is currently under review and is anticipated to be complete in early 2024.
To ensure that the Off-site Levies Bylaw and charges are current, The City periodically reviews them. This helps incorporate changes:
- in infrastructure needs and costs
- legislation
- in the economy or pace of development
In 2020, we began a review of the off-site levy methodologies and inputs. Building on the 2016 Off-Site Levy Principles, with updates for our current context, we worked with partners to develop Principles for a new Off-Site Levy.
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As part of the review, we are creating a new methodology, calculation and off-site levy rates. You will have the opportunity to provide feedback on them during public engagement. This will run from September 18 until October 6. You will find more information about the project and can provide feedback on the engagement portal page.
Engagement documents
Established Area Linear Levy | Water | Transportation | Community Services | |
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August 2023 | ||||
July 2023 |
Session 12 working group feedback |
Session 6 working group feedback |
Session 8 working group feedback |
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June 2023 | ||||
May 2023 | ||||
November 2022 | ||||
October 2022 | ||||
September 2022 | ||||
July 2022 | ||||
March 2022 | ||||
February 2022 |
Session 5 working group feedback, Draft map - Storm Water Capital Projects, |
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December 2021 |
Draft - Linear water and wastewater rate serviced land model |
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November 2021 |
Session 2 working group feedback
Session 3 working group feedback, Draft - Master linear upgrades, Draft - Master sheet - linear extensions with projections, Draft - Net new water and wastewater extension upgrades
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September 2021 |
Off-site Levy Bylaw review definitions
August 2021 – Industry meeting presentation – New strategic approach
September 2021 – Industry meeting presentation – Leviable land considerations
June 2022 – Industry meeting presentation, participant feedback
Centre City Levy
The Centre City Levy supports growth, quality of life and resiliency in the Centre City Plan Area. The levy consists of two components:
- The utility portion through the Centre City Levy Bylaw (Bylaw 38M2009).
- The voluntary community services portion under Council resolution (as per report LPT2010-03).
On Feb. 8, 2010, through report LPT2010-03 the Centre City Levy rates were adjusted to the current rates.
Levy funds may be used towards the following:
- All or part of the capital costs of the construction, upgrading and replacement of water and sanitary sewer mains required for or impacted by a proposed subdivision or development in the Centre City Plan Area.
- Community or recreation infrastructure (Transit, Fire, Police, recreational facilities, and library facilities).
- Active transportation infrastructure (pedestrian overpasses and underpasses, bikeways, and sidewalks).
- Upgrading local parks, regional pathways, and regional parks.
- The 13 Avenue Greenway.
Levy rates
Rates are applied when development agreements or development permits (DP) are signed or approved. Rates are increased on January 1 each year.
Paying off-site levies
Developers pay off-site levies in two areas, the greenfield (newly developing communities) and Established Area (existing communities). To see the Established Area boundaries, please see Map 1: 2016 Map of Established Area and Greenfield Area (by Watershed) within the Off-site Levy Annual Report 2020.
Within the greenfield area, levies are typically administered through a Development Agreement , as a condition of Subdivision approval. These levies are paid over the course of 3 years, with the first payment due one year after the execution of the Development Agreement. The portion of levies paid is made as follows:
- 1st payment = 30% of total levies owing
- 2nd payment = 30% of total levies owing
- 3rd payment = 40% of total levies owing
Within the Established Area, levies can be paid in two ways:
- Prior to the release of a development permit (DP).
- Prior to the release of a development completion permit (DCP). This option requires the landowner to enter into an off-site levy agreement prior to release of the DP.
An Off-site Levy Payment Form is provided after the DP is approved and needs to be completed and submitted with the applicable levy payment. It is generally preferred that off-site levy agreements are reserved for projects with large off-site levy balances owing, due to the additional time required to execute them.
Annual reports
The Off-site Levy and Centre City Levy annual reports below provide information on levies collected and spent, along with any remaining balances available for future capital investment.
Annual reports
Year | Off-site levy | City centre levy |
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2022 |
Centre City Levy Annual Report 2022
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2021 | ||
2020 | ||
2019 | ||
2018 | ||
2017 | - | |
2016 | - | |
2015 |
Off-Site Levy Annual Report 2015
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- |
2014 | - | |
2011-2013 | - |
Learn more about levies
Through the Municipal Government Act (MGA), The City can set an Off-site Levy Bylaw.
The Off-site Levies Bylaw was unanimously approved by City Council on Jan. 11, 2016, and amended on Dec. 31, 2019. The City conducted thorough partner consultation with members of the land development and home building industry to ensure a transparent and fair process in developing the new bylaw.
Levy updates
Some of the required infrastructure to support new communities was not included in the 2016 Off-site Levies Bylaw. The following amendments were necessary to ensure a funding source exists for the new infrastructure.
- Nov. 12, 2018 - Council approved an amendment (Bylaw 41M2018) to incorporate the developer’s proportionate share of the cost of off-site transportation and utility infrastructure attributable to the new communities previously approved by Council.
- Dec. 31, 2018 - The proposed amendments came into effect.
- Oct. 21, 2019 - Council approved an amendment to include the Community Services charges, as outlined in Schedule C to Bylaw 2M2016. This amendment was a legislative requirement from the City Charter.
- Dec. 31, 2019 - The approved amendments came into effect.
If you are looking for a copy of the 2016 Off-site Levies Bylaw background report, you can find it in the “Documents” section above. You can also find links to previous amendment reports that were presented to Council, the MGA and The City of Calgary Charter.
Links to web pages with more information about related City policies and growth strategies can be found in the “Related links” section above.
Documents
- What is an Off-site Levy handout
- Off-site Levies rates
- Centre City Levy rates
- Off-site Levies Bylaw
- Centre City Levy Bylaw
- Off-site Levy Annual Report 2022
- Centre City Levy Annual Report 2022
- Municipal Government Act (MGA) related to off-site levies (648 and 649)
The City of Calgary Charter - 2018 Off-site levy amendment arising from New Community Growth Strategy - report to Council
- 2016 Proposed Off-site Levy rates and community services charges - report to Council
- 2016 Off-site Levy & community services charges background report
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