Town of Whitchurch Stouffville

Transcription

1 Town of Whitchurch Stouffville DC Stakeholder Meeting Kickoff Meeting May 13, 2013,~~t~~ (

2 Meeting Agenda c Introduction c Review of the Town's Current DC By-Law c 2013 DC Background Study Principles c DC Project Schedule and Stakeholder Meeting Consultation Plan c Stakeholder Representation Meeting Protocol c Next Steps/Meetings c Other Business 1 'W~tss~....

3 Introduction c Watson & Associates Economists Ltd. (Watson) has been retained by the Town to undertake a review of it's DC By-Law c The DC Background Study will be prepared by Watson, in association with engineering subconsultants Blue Plan Engineering Consultants Ltd. (water & wastewater) and HDR Inc. (transportation) c DC By-Law adoption scheduled for late ,~~t~~ '

4 Review of the Town's Current DC By-Law c By-Law FI came into effect on September 1, 2009 and is set to expire on September 1, 2014 c By-Law impose development charges at time of building permit issuance on: residential development by type of dwelling unit (i.e. single/semi detached, multiples, apartment 2+ bedrooms and apartments bachelor/1 bedroom); and Industrial, major office and commercial/institutional by square foot of gross floor area 3 ( '.

5 Review of the Town's Current DC By-Law c By-Law imposes municipal-wide charges for: Roads Services Public Works Services (Facilities, Rolling Stock) Fire Protection Services (Facilities, Vehicles, Fire Fighter Equipment) Administration Services (Growth Related Studies) Indoor Recreation Services (Facilities) Outdoor Recreation Services (Parkland Development, Vehicles and Equipment) Library Services (Facilities, Collection Materials) 4 rw~~~ '

6 Review of the Town's Current DC By-Law 1 c By-Law imposes area-specific charges for urban serv1ce area: Water Services (Stouffville, Ballantrae/Musselman's Lake and Gormley) Wastewater Services (Stouffville) c By-Law provides exemptions for: 5 Statutory exemptions (industrial expansions, municipality/board of education, and enlargement/addition to existing residential unit units) Non-residential farm buildings OSPCA provincial headquarters and animal shelter, located at Woodbine Avenue --(, ''ti~~~ '

7 Review of the Town's Current DC By-Law c Annual indexing provides current schedule of charges RESIDENTIAL NON-RESIDENTIAL Single-Detached Apartments Apartments Multiple (per ftz of Gross Floor Area Dwelling & Semi- 2 Bedrooms+ Bachelor & Dwellings Major Commercial & SERVICE Detached Dwelling 1 Bedroom Industrial Office Institutional Municipal Wide Services: Roads 3,415 2,267 1,633 2, Public Works Fire Protection Ser.Aces Outdoor Recreation Ser.Aces 1, , Indoor Recreation Ser.Aces 4,044 2,687 1,932 3, Library Ser.Aces Administration Total Municipal Wide Services 10,860 7,216 5,191 8, Urban Services Wastewater Ser.Aces Water Ser.Aces Total Urban Services 1, , GRAND TOTAL RURAL AREA 10,860 7,216 5,191 8, GRAND TOTAL URBAN AREA 12,282 8,162 5,871 9, IU\ SSOC&ates ".

8 Development Cha ges Act Methodology Tax Base. User Rates, Etc Ineligible Services I Anticipated Development Ceiling Re: Increased Need Less: Grants, Subsidies, and other Contributions Less: Uncommitted Excess Capacity Less: 1 0% where applicable Less: Benefitto Existing Development 7 DC Net Capital Costs Costs for new development vs. existing development for the term of the by-law and the Financing, Inflation and period of the balance Investment Considerations ~ ~---- Amount of the Charge By Type of Development (including apportionment of costs residential-non-residential DC By-law(s) Spatial Applicability Consideration of exemptions, phase-ins, etc.

9 2013 DC Background Study Principles c Guiding Principles document provided in separate handout, major items include: c Calculation of the charge will comply with the requirements of the Development Charges Act c Consultation Town will engage in consultation with residential and non-residential developers during the preparation of the DC background study Town will provide background information in a timely manner 8 ~watson ~ &. Associates

10 2013 DC Background Study Principles c Growth Forecast Non-residential types- unless a uniform non-residential charge is imposed, the review should consider: Retail Office Entertainment/Recreational Institutional Industrial Uses shall be allocated to each non-residential type based on reasonably similar land use characteristics Methodology shall be determined using the most informative data available Work at home employment included within residential _,-watson 9 development type rr, ~Associa tes

11 2013 DC Background Study Principles c Soft Services Attribution of the increase in need for services will be considered based on evidence from supporting background studies/materials Only studies identified in Subsections 5(3)5 and 5(3)6 of the DCA will be included in the charge c Roads Services Study will be prepared to determine the increase in need for service attributable to future development, capital costs for eligible projects, benefit to existing development and post-period benefit 10

12 2013 DC Background Study Principles c Roads Services ( cont' d) Attribution of the increase in need for services will be considered based on evidence from supporting background studies/materials OMB rulings on the use of trip generation for attribution of roads costs will be considered by the Town in the DC process c Water and Wastewater Services 11 Study will be prepared to determine the increase in need for service attributable to future development, capital costs for eligible projects, benefit to existing development and post-period benefit 't!.'!ts ~ '.

13 2013 DC Background Study Principles o Water and Wastewater Services (cont'd) Town will consider if charges for water and wastewater services should be imposed on an areaspecific basis o Public Works Services Public works projects should consider re-allocation to applicable services according to the extent of use 12..,,

14 DC Project Schedule and Stakeholder Meeting Consultation Plan o Stakeholder consultation plan: 13 Form a Developers Representative Committee (DRC) to ensure adequate representation of different development interests, to meaningfully contribute to the process Suggested one representative from each of the following groups: c Residential: Village of Stouffville c Residential: Outside Village of Stouffville c Commercial c Industrial c BILD Representative: Michael Pozzebon (Chapter Chair),Watson &.Associates ' ' ' c..

15 DC Project Schedule and Stakeholder Meefng Consultatio Plan c Stakeholder consultation plan: Initially BILD representative will provide notification to the Town as to composition of DRC by May 27th Undertake consultation meetings at major points in the DC background study process: o Growth Forecast and Striking of DRC (week of June 1 Qth) o Non-Engineering Services Review (week of July 29th) o Engineering Services Review (week of September 16th) o Draft DC Background Study Review (week of October 14th) 14

16 Stakeholder Representative Committee Meeting Protocol, c Meeting agenda and background materials will be pre-circulated to the stakeholder group 5 business days prior to the meeting c Meeting minutes will be circulated to the stakeholder group within 3 business days of the meeting c Written submissions from the DRC will be provided to the Town within 10 business days following the meeting c Town will advise the stakeholder group of any changes or if a subsequent meeting is required 'W~~~ 15

17 Next Steps/Meetings c Establish the Stakeholder Representative Committee- BILD representative to notify Town of Committee members by May 27th c Establish date for Growth Forecast and Striking DRC Consultation Meeting (week of June 1 Qth) 16

18 Other Business 17

19 4. Guiding Principles for Determination of Development Charges 4.1. The Parties further agree to the following general principles for development charge by-laws: The parties acknowledge that the Council of the Town (the "Council") cannot fetter as legislative discretion in determining development charges under the Development Charges Act, 1997 and regulations (the "DC Act") Should the Town decide to introduce a new d evelopment charge by-law upon the amendment, expiration, or repeal of the current by-law, it will prepare a development charge background study in accordance with the provisions of the DC Act. The methodology used in the development charge background study for determining each development charge must be fair and reasonable In deciding how to approach the preparation of the development charge background study, the Town agrees to engage in consultations with the residential and non-residential developers, and in particular the retail developers, in establishing parameters for the preparation of the background study. In return, Calloway commits to pa rticipating in the process in a meaningful manner The Town agrees to provide, in a timely manner, background informat ion considered by its consultants or staff, or both, during the process leading up to the enactment of t he development charge by-law All projects included as growth related costs in the deve lopment charge background study should be derived from an official plan, capital forecast or similar expression of the intention of Council that has been approved by Council Types of Non-Residential Services If non-residential types of development are to be allocated a development cha rge on a bas is other than a uniform non-residential charge, the non-residential types of development should be : a. b. c. d. Retail Office Entertainment/Recreational Institutional e. Industrial Unless it is demonstrated to the satisfaction of the Town that the use of these categories is unfair or unreasonable Uses shall be allocated to the non-residentia I types of development on the basis of reasonably similar land use characteristics, taking into consideration that the purpose of the grouping is to

20 facilitate the determination of need for a service in regard to that type of development and to estimate eligible capital costs to meet that need Whether the town elects to proceed with a uniform non-residential charge or a differentiated non-residential charge, employment growth and non-residential floor area growth in relation to each type of non-residential development shall be determined in accordance with t methodology which uses the most informative available data drawn from one or more of the following sources: local surveys of space and employment, including building permit records, official plan and zoning provisions and vacant land inventories, the Regional Official Plan employment forecast and relevant commercial land needs studies, and high level Sta tistics Canada employment data currently used by the Town In determining the attribution of the increase in need for service to each type of deve lopment, the experts retained by the Town and Calloway during these Board pr9oceedings agree that work-at-home employment should be included within the residential development type Soft Services (Administration/library/Indoor Recreation/Outdoor Recreation/Fire Services) In determining the attribution of the increase in need for soft services to each type of development, the Town acknowledges having been advised that the attribut ion should be based on evidence, supported by background studies and materials, of the extent to which nonresidential development (or each type of non-residential development, where a differentiated non-residential charge applies) has increased the need for the service and requires an estimate of eligible capital costs to meet this need. The Town will in good faith attempt to obtain and use such evidence The Town acknowledges that allocation of costs, and the appropriate percentage of allocation, for soft services (such as library and recreatio n) to non-residential uses requires study and evidentiary justification The Town agrees, in regard to the costs of studies, that only the costs of studies identified in Subsections 5(3)5 and 5(3)6 of the Development Charges Act shall be included in the determination of a development charge Road Service The Town will undertake a new roads services related study, with clear terms of reference, to determine the increase in need for service attributable to anticipated development (eligible road projects) and the capital costs to provide for the increase in need for service. The terms of reference should identify, amongst other things, the factors to be used to identify an eligible road project and the approach to the determination of the benefit to existing population and employment and post-period benefit. Prior to initiating the study, the terms of reference shall

21 be made available to Calloway and Town agrees to consider, in good faith, amending the terms of reference to incorporate recommendations from Calloway In determining the attribution of the increase in need for road services to each type of development, the attribution should be based on evidence supported by background stud ies and materials The parties acknowledge that there are currently at least two competing methodologies for attributing the costs of eligible road projects as between different types of development: The ration of forecast population growth t o forecast employment growth (and by type of development, if different types of development are to be charged in contrast to using a simple residential/non-residential split); or Trip generation The parties anticipate that the above methodologies may form the basis of future decisions of the Board in other municipalities. The parties agree that if the Board issues a decision determining an appropriate methodology, that methodology may be applied by the Town in its future development charge background studies where the application of the methodology, in the context of the Town, is fair and reasonable Water and Wastewater Services The Town will undertake a new water and wastewater se rvices related study, with clear terms of reference, to detyerm in3e the increase in need for se rvice attribut able to anticipated development (e ligible water and wastewater projects) and the capital costs to provide the increased service. The terms of reference should ident ify, amongst other t hings, the factors to be used t o ident ify an eligible water/wastewater project and the approach to the determination of the benefit to existing population and employment and post-period benefit. Prior to initiating the study, the terms of reference sha ll be made ava ilable to Calloway and t he town agrees to consider, in good faith, amending the terms of reference to incorporate recommendations from Calloway The Town agrees that it should consider whether certain water and wastewater services should be provided on an area-specific basis in order that development charges in regard to these services would be attributed to anticipated development on a fair and reasonable basis Public Works The projects included in the development charge for public works should be re-allocated to the developoment charge for the particular service category where applicable, such as roads, to which the project applies in full or on a proportionate share according to the extent o fu se by the service catego ry to the extent it is fair and reasonable in the opinion of the Town.