Township of Springwater Development Charges Stakeholder - - PowerPoint PPT Presentation
Township of Springwater Development Charges Stakeholder Presentation February 21, 2018 Timelines for DC Process Project Start-up meeting October 16, 2017 Staff Interviews December 12, 2017 & January 3, 2018 Council
Project Start-up meeting – October 16, 2017 Staff Interviews – December 12, 2017 & January 3, 2018 Council Workshop – February 20, 2018 Stakeholder Meeting – February 21, 2018 Final Background Study and draft D.C. by-law – March 27, 2018 Public Meeting – April 18, 2018 By-law adoption – May 28, 2018
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Purpose:
To recover the capital costs associated with residential
and non-residential growth within a municipality
The capital costs are in addition to what costs would
normally be constructed as part of a subdivision (i.e. internal roads, sewers, watermains, roads, sidewalks, streetlights, etc.)
Municipalities are empowered to impose these charges
via the Development Charges Act (DCA)
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The DCA 1997 provided a major change to the DCA
1989 which resulted in a significant loss of potential revenue to municipalities. The 1997 Act introduced a number of:
Service Limitations Service Standard Restrictions Mandatory Reductions Mandatory Exemptions
Bill 73, passed in December, 2015, introduced further
changes
The following provides a summary of the key aspects of
the DCA 1997 as amended
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Some forms of capital and some services can
not be included in the DCA. For example:
Headquarters for the General Administration of the
Municipality
Arts, Culture, Museums and Entertainment Facilities Tourism Facilities Provision of a Hospital Parkland Acquisition Waste Management Services (updated to allow for
waste diversion, as per Bill 73)
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Capital Cost definition has been broadened to
include:
Acquire land or interest in land Improve land Acquire, lease, construct or improve buildings,
facilities and structures (includes furniture and equipment)
Equipment and rolling stock Capital component of a lease for the above Circulation materials for Libraries Studies for above including a DC Background Study Interest on money borrowed to pay for the above
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Certain Capital Costs may not be included:
Vehicle & Equipment with avg. life of <7 yrs. Computer Equipment
DCA also provides for a mandatory 10%
reduction of capital cost for all services except:
Water, Wastewater and Stormwater Services Roads and related services (i.e. Public Works) Fire Police Transit (updated as per Bill 73)
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The planning horizon for future capital needs is
limited to 10 years for all services except:
Water, Wastewater and Stormwater Services Roads and related services (i.e. Public Works) Fire Police
Capital costs must be reduced by grants,
subsidies and other contributions.
May include authorized costs incurred or
proposed to be incurred by others on behalf of a municipality/local board
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Service Standard measure provides a ceiling on
the level of the charge which can be imposed
Previously (DCA, 1989), provided that the DC be
“no higher than” the highest level attained over the previous 10 year period.
DCA, 1997 provides that the “average of the
past 10 years” (except transit as per Bill 73)
Impacts – generally lowers collection levels and
may provide for spiral downwards if the municipality does not keep up with construction
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A municipality of 10,000 in 2000 is growing at
1,000 persons per year
They have 1 arena ($5 million value) and have a
council approved standard of one arena per 10,000 persons – they will construct the new arena in 2010 when they reach a population of 20,000
Following slide shows recovery under current
DCA vs. 1989 DCA
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200 300 400 500 600 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 DCA 1989 DCA 1997
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 Arena Value 5,000,000 5,000,000 5,000,000 5,000,000 5,000,000 5,000,000 5,000,000 5,000,000 5,000,000 5,000,000 population 10,000 11,000 12,000 13,000 14,000 15,000 16,000 17,000 18,000 19,000 Service Standard 500 455 417 385 357 333 313 294 278 263 10 Yr. Avg. 359.39
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Effective as of January 1, 2016, DCA changes include:
Transit Services – mandatory 10% deduction removed and basis
for service standard measure changed
Waste Diversion – to be included as an eligible service Ineligible Service definition to be moved from Act to regulations DC Background Studies to examine area rating – also to provide
asset management plan for new capital
Annual Report of the Treasurer – increased reporting
requirements
No Additional Levies Minister to have power to impose area specific changes Housekeeping changes to the Act
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Need to consider Area Rating as part of the
Background Study (but not mandatory to impose)
Consider impact of “no additional levies” in
development process / detailed local service policy required to be developed
Asset Management Plan required for all growth
related projects identified in the study
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Exemptions:
for industrial building expansions (may expand by
50% with no DC)
May add up to 2 apartments for a single as long as
size of home doesn’t double
Add one additional unit in medium & high density
buildings
Upper/Lower Tier Governments and School
Boards
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Exemptions:
Reduce in part or whole DC for types of
development or classes of development (e.g. industrial or churches)
May phase-in over time Redevelopment credits to recognize what is being
replaced on site (not specific in the Act but provided by case law)
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Exemptions
Buildings or structures owned by and used for the purposes of a
college or applied arts and technology established pursuant to the Ministry of Colleges and Universities Act;
Buildings or structures owned by a religious organization and
used for the purposes of a place of worship;
Buildings or structures owned by and used for the purposes of a
public hospital;
Agricultural uses as well as farm buildings and other ancillary
development to an agricultural use, excluding any residential uses; and
Temporary buildings or structures.
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Redevelopment
Where as a result of development, a building or structure
existing on the land within five (5) years was or is to be demolished, in whole or in part, the development charge
reduced.
Timing of Payment
Development charges are payable on the date on which the first
building permit is issued; or
The Township may enter into agreements providing for all or any
part of a development charge to be paid before or after it would
Indexing
Development charges imposed shall be adjusted annually on
January 1st, without amendment to the By-law.
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Subdivision Agreement Conditions - the Act broadens the coverage
subdivision or within the area to which the plan relates”, rather than simply local services within a plan of subdivision, as under the old Act.
This suggests the need for a D.C. Background study to provide a
local service policy
Further, due to Bill 73, “no additional levies” clause, a Local Service
Policy is required to be developed and approved by Council, through the D.C. study process, to clearly define what developers would be required to do as part of their development agreements versus what would be included in the D.C.
Items to consider are collector & arterial roads, intersection
improvements & traffic signals, streetlights & sidewalks, Bike Routes/Bike Lanes/Bike Paths/Multi-Use Trails/Naturalized Walkways, Noise Abatement Measures, Land dedications/easements, Water, Wastewater, Stormwater, and Park requirements.
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Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas Midhurst Area* All Other Areas COLOUR LEGEND Development Charge Local Service: Direct Developer
*As per developer agreementsIntersection improvements related to the development & associated works but excluding centre turn lanes Access to the Development including traffic lights, turn lanes to external roads, etc. Internal Local Roads and Associated Works such as Sidewalks, Streetlights, A.T., etc. WATER WASTEWATER STORMWATER ROADS Mains - External to the development up to 1050 mm Mains - Internal to the development Stormwater Management Ponds (incl. all associated features such as landscaping & fencing) Portion of centre-turn lanes on external roads to accommodate growth and abutting new developments (combination of Local service and DC) Portion of centre-turn lanes on external roads to accommodate growth and abutting new developments (combination of Local service and DC) New or upgrading of existing external 2-lane cross-section roads that are required to service the development & associated works Mains - External to the development up to 450 mm Water Pumping Stations serving individual developments Mains - Internal to the development Mains - External to the development up to 450 mm Reservoir &/or Sanitary Pumping Stations serving individual developments Mains - Internal to the development Bridges and Culverts on major thoroughfares (external) New or upgrading external roads/complete streets with more than two travel lanes and associated works including A.T. Intersection Improvements require for growth external to the development and associated works Traffic Control Channelization Other mains external to development exceeding 1050 mm Oversizing of mains external to development exceeding 1050 mm Storage Water Pumping Stations not required for individual development Other mains external to development exceeding 450 mm Oversizing of mains external to development exceeding 450 mm Biosolids Reservoir &/or Sanitary Pumping Stations not required for individual development Other mains external to development exceeding 450 mm Oversizing of mains external to development exceeding 450 mm
Draft Allocations of Services Included in Springwater's Development Charges
Supply Treatment Treatment Interchanges with Provincial Highway
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Service New Growth/Users Development Charges Rates, Taxes, Reserves, etc.
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121 121 57 67 92 53 70 78 227 155 201 200 200 200 400 400 475 475 475 565 565 565 565 565 565100 200 300 400 500 600
Housing Units Years Figure A-1 Annual Housing Forecast¹ Historical Low Density Medium Density High Density Historical Average Source: Historical housing activity (2007-2010) based on Statistics Canada building permits, Catalogue 64-001-XIB. Historical housing activity (2011-2016) based on Township of Springwater building permits.
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10 Year 15 Year Buildout 2018-2027 2018-2031 2018-Build Out
(Net) Population Increase 11,697 16,636 35,175 Residential Unit Increase 3,960 5,650 12,475 Non-Residential Gross Floor Area Increase (ft²) 1,408,900 2,065,900 4,589,600
Anten Mills Elmvale Hillsdale Minesing Phelpston Centre Vespra Midhurst Secondary Plan Area Snow Valley 2018-Build Out 2018-Build Out 2018-Build Out 2018-Build Out 2018-Build Out 2018-Build Out 2018-Build Out 2018-Build Out
(Net) Population Increase 330 2,809 2,519 3 70 2,247 26,398 799 Residential Unit Increase 107 1,010 864 1 23 729 9,089 259 Non-Residential Gross Floor Area Increase (ft²)
659,900 487,600
2,609,500 93,400
Source: Watson & Associates Economists Ltd. Forecast 2018
Measure Measure
The 2018 Development Charge forecast provides for the following growth:
General Services:
Services Related to a Highway (currently roads and related) Fire Protection Services Outdoor Recreation Services Indoor Recreation Services Library Services Administration Studies
Urban Area Services
Wastewater Services Water Services
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Cost (per capita) Services Related to a Highway - Roads $27,958.70 0.0232 km of roadways 1,205,116 per lane km 418,608,840 Bridges, Culverts & Structures $879.10 0.0017 Number of Bridges, Culverts & Structures 517,118 per item 14,624,708 Traffic Signals & Streetlights $41.40 0.0003
138,000 per signal 688,730 Services Related to a Highway - Facilities $248.54 0.7175 ft² of building area 346 per ft² 4,134,711 Services Related to a Highway - Vehicles and Equipm $334.37 0.0020
167,185 per vehicle 5,562,579 Fire Facilities $425.42 1.1105 ft² of building area 383 per ft² 7,077,287 Fire Vehicles $378.53 0.0010
378,530 per vehicle 6,297,225 Fire Small Equipment and Gear $91.92 0.0022
41,782 per Firefighter 1,529,181 Parkland Development $195.52 0.0063 Acres of Parkland 31,035 per acre 2,286,997 Parkland Amenities $464.04 0.0054
85,933 per amenity 5,427,876 Parkland Trails $156.31 0.0027 Linear km of Paths and Trails 57,893 per lin m. 1,828,358 Parks Vehicles and Equipment $58.15 0.0016
36,344 per vehicle 680,181 Recreation Indoor Recreation Facilities $1,073.64 3.2188 ft² of building area 334 per ft² 12,558,367 Library Facilities $185.94 0.4932 ft² of building area 377 per ft² 2,174,940 Library Collection Materials $123.58 3.0237
41 per collection item 1,445,515 Maximum Ceiling LOS Services Related to a Highway 10 Year Average Service Standard Quality (per capita) Quantity (per capita) Service Category Sub-Component Fire Parks Library
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Municipality
Upper Tier Charges Low er Tier Charges Education DC's Total Development Charges Rank
Bradford West Gwillimbury - Bond Head $8,983 $66,181 $1,759 $76,923 1 Innisfill - Gilford Area $8,983 $63,501 $1,759 $74,243 2 Innisfill - Big Bay Pt Area $8,983 $59,358 $1,759 $70,100 3 Bradford West Gwillimbury - Bradford $8,983 $51,324 $1,759 $62,066 4 New Tecumseth $8,983 $37,339 $1,759 $48,081 5 Barrie - Salem and Hewitt $0 $45,627 $1,759 $47,386 6 Ramara - Brechin/Lagoon City* $8,983 $23,932 $1,759 $34,674 7 Collingwood $8,983 $23,357 $1,759 $34,099 8 Clearview - Stayner $8,983 $22,976 $1,759 $33,718 9 Springwater - Anten Mills $8,983 $20,254 $1,759 $30,996 10 Wasaga Beach $8,983 $20,192 $1,759 $30,934 11 Essa - Angus* $8,983 $19,295 $1,759 $30,037 12 Severn - Westshore* $8,983 $17,837 $1,759 $28,579 13 Clearview - Creemore $8,983 $17,526 $1,759 $28,268 14 Essa - Thornton* $8,983 $17,093 $1,759 $27,835 15 Springwater - Elmvale $8,983 $14,127 $1,759 $24,869 16 Springwater - Centre Vespra $8,983 $12,183 $1,759 $22,925 17 Springwater - Hillsdale $8,983 $11,127 $1,759 $21,869 18 Springwater - Midhurst $8,983 $10,548 $1,759 $21,290 19 Springwater - Township Services Only $8,983 $10,530 $1,759 $21,272 20 Orillia $0 $17,708 $1,759 $19,467 21 Oro-Medonte - non-water/wastewater services $8,983 $7,081 $1,759 $17,823 22
*indexed from 2017 to 2018 3% based on NRBCPI
Single & Semi Detached Dwelling
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Municipality
Upper Tier Charges Low er Tier Charges Education DC's Total Development Charges Rank
Bradford West Gwillimbury - Bradford $34.00 $224.64 $5.06 $263.70 1 New Tecumseth $34.00 $222.55 $5.06 $261.61 2 Bradford West Gwillimbury - Bond Head $34.00 $207.42 $5.06 $246.48 3 Innisfill - Gilford Area $34.00 $196.44 $5.06 $235.50 4 Innisfill - Big Bay Pt Area $34.00 $196.44 $5.06 $235.50 4 Barrie $0.00 $222.60 $5.06 $227.66 6 Essa - Angus* $34.00 $99.01 $5.06 $138.07 7 Clearview - Stayner $34.00 $98.06 $5.06 $137.12 8 Essa - Thornton* $34.00 $96.87 $5.06 $135.93 9 Ramara - Brechin/Lagoon City* $34.00 $95.80 $5.06 $134.85 10 Clearview - Creemore $34.00 $83.53 $5.06 $122.59 11 Severn - Westshore* $34.00 $79.38 $5.06 $118.44 12 Collingwood $34.00 $65.55 $5.06 $104.61 13 Wasaga Beach $34.00 $58.44 $5.06 $97.50 14 Springwater - Hillsdale $34.00 $55.29 $5.06 $94.35 15 Springwater - Elmvale $34.00 $52.06 $5.06 $91.12 16 Orillia $0.00 $71.82 $5.06 $76.88 17 Springwater - Centre Vespra $34.00 $37.68 $5.06 $76.74 18 Springwater - Midhurst $34.00 $29.73 $5.06 $68.79 19 Springwater - Township Services Only $34.00 $29.63 $5.06 $68.69 20 Springwater - Anten Mills $34.00 $29.63 $5.06 $68.69 20 Oro-Medonte - non-water/wastewater services $34.00 $24.86 $5.06 $63.92 22
*indexed from 2017 to 2018 3% based on NRBCPI
Commercial - per sq.m.
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Municipality
Upper Tier Charges Low er Tier Charges Education DC's Total Development Charges Rank
Bradford West Gwillimbury - Bradford $34.00 $224.64 $5.06 $263.70 1 Bradford West Gwillimbury - Bond Head $34.00 $207.42 $5.06 $246.48 2 Innisfill - Gilford Area $34.00 $196.44 $5.06 $235.50 3 Innisfill - Big Bay Pt Area $34.00 $196.44 $5.06 $235.50 3 Barrie $0.00 $222.60 $5.06 $227.66 5 New Tecumseth $34.00 $133.54 $5.06 $172.60 6 Essa - Angus* $34.00 $99.01 $5.06 $138.07 7 Clearview - Stayner $34.00 $98.06 $5.06 $137.12 8 Essa - Thornton* $34.00 $96.87 $5.06 $135.93 9 Clearview - Creemore $34.00 $83.53 $5.06 $122.59 10 Severn - Westshore* $34.00 $79.38 $5.06 $118.44 11 Collingwood $34.00 $65.55 $5.06 $104.61 12 Wasaga Beach $34.00 $58.44 $5.06 $97.50 13 Springwater - Hillsdale $34.00 $55.29 $5.06 $94.35 14 Springwater - Elmvale $34.00 $52.06 $5.06 $91.12 15 Springwater - Centre Vespra $34.00 $37.68 $5.06 $76.74 16 Springwater - Midhurst $34.00 $29.73 $5.06 $68.79 17 Springwater - Township Services Only $34.00 $29.63 $5.06 $68.69 18 Springwater - Anten Mills $34.00 $29.63 $5.06 $68.69 18 Oro-Medonte - non-water/wastewater services $34.00 $24.86 $5.06 $63.92 20 Ramara** $0.00 $0.00 $5.06 $5.06 21 Orillia $0.00 $0.00 $5.06 $5.06 21
*indexed from 2017 to 2018 3% based on NRBCPI **Waived County and local DCs for Industrial
Industrial - per sq.m.
Need Council’s input on the following matters prior to moving to public process:
DC charges to be implemented
Consideration of Area-rating
Other Policies/Exemptions
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Final Background Study and draft D.C.
Public Meeting – April 18, 2018 By-law adoption – May 28, 2018
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