Halifax Water Rate Pricing and Stormwater Management Programs. March 4 th, 2013
|
|
- Duane Henderson
- 6 years ago
- Views:
Transcription
1 Halifax Water Rate Pricing and Stormwater Management Programs March 4 th, 2013 Real Property Association of Canada One University Avenue, Suite 1410 Toronto, Ontario Canada M5J 2P1 T: (416) F: (416)
2 About REALpac: REALpac is Canada's senior national industry association for owners and managers of investment real estate. Our Members include publicly traded real estate companies, real estate investment trusts (REITs), private companies, pension funds, banks and life insurance companies with investment real estate assets each in excess of $100 million. The association is further supported by large owner/occupiers and pension fund advisors as well as individually selected investment dealers and real estate brokerages. REALpac is an exclusive, executive organization whose vision is to be Canada's most influential voice in the real property investment industry. Our mission is to bring together Canada's real property investment leaders to collectively influence public policy, to educate government and the public, to ensure stable and beneficial real estate property and capital markets and to promote the performance of the Real Property sector in Canada. The commercial real estate sector (CRE Sector) makes a substantial contribution to the Canadian economy, generating $63.3 billion in economic activity in The CRE sector adds to the Canadian economy in various ways by: Supporting 340,000 jobs, many of which are high-paying professional jobs, which is roughly equivalent to the total employment in the entire Canadian agriculture industry; Generating $18.1 billion in personal income, related to labour income and other sources of income, which is more than twice the labour income of the Canadian agriculture, forestry, and fishing industries combined; Generating $12.5 billion in corporate profits earned by many small and medium companies, as well as some of the largest pension funds and insurance companies in Canada; Contributing $7.2 billion in personal and corporate income tax revenues for the federal and provincial governments; and ultimately, Accounting for $32.4 billion in total net contribution to Canada's GDP Advocacy Approach: REALpac has a specific approach to government relations. We prefer to develop positions in-house, and to present those views in a consistent way to governments and stakeholders. We always research our positions, and strive to understand the legal and political background of the issue. We often take a comparative law approach; how do other jurisdictions across Canada or around the world handle this issue? We will often seek out allies on certain issues, and often seek out opposing views to understand all perspectives. We develop argument based on our three core values; leadership, citizenship and excellence. We seek to lead the industry to where it ought to go, always seeking high moral ground. As citizens of Canada, we always seek resolutions we believe to be the best for Canada, not just our industry. We respect the views of others, and always seek to earn the respect of all stakeholders to an issue, regardless of the outcome. We make sure others know our position clearly, understand our arguments, and respect us as representatives of our industry.
3 Subject: Halifax Water Rate Pricing and Stormwater Management Program REALpac has recently been contacted by a number of Member companies who have expressed considerable concern about Halifax Water s Utility and Review Board hearings and the subsequent increased costs of water. By way of introduction, REALpac represents companies who are key cogs in the economy of your province. Our members occupy 2 head offices, 16 regional offices, and own an entire portfolio of 259 buildings spread across 42 municipalities, with the majority of these properties located within Halifax Water s service area. Our Members ownership covers the full spectrum of real property from commercial, hotel, industrial, and office to retail, multi-family residential, and storage facilities. All told, REALpac s Members are key stakeholders in the City of Halifax and Province of Nova Scotia, and have an inherent interest in sound policy related to utility rates. As major resource consumers, we recognize the importance of addressing capital funding deficiencies and ensuring the long term sustainability of infrastructure across Canada. When examining utility rates, REALpac seeks to maintain a guiding set of principles by ensuring the funding process is done in a manner that: Is fairly and evenly distributed amongst the commercial and residential sector alike; and, Where possible, tied to the current method of consumption based usage measurement. In reviewing the information found within your application to the Nova Scotia Utility and Review Board, we have identified items of concern that will have significant impacts on the daily costs for our members, the majority of which represent your largest revenue generators as it stands today. Of note, we perceive a 52% increase in consumption charges for sewer and water, 500% 1000% increases in sprinkler charges, and the development of a costly new stormwater management charge. Recommendations: Stormwater Management Program REALpac is acutely aware of public utilities need to sustainably fund its infrastructure, however, we are against sudden and significant increases to rates that can lead to rate shock. A 52% increase in consumption charges and % increase in sprinkler charges represent what we deem to be extreme increases, and it raises the cost of doing business in an economy that is already fragile. We would endeavour Halifax Water to explore the following innovative financing mechanisms to help fund future capital projects: Debenture financing; Capital funding reductions/deferrals (only if possible, and tied to a robust conservation program that would decrease the current water load and allow for the post-dating of infrastructure projects); and, Long term rate increases at a significantly reduced rate than currently proposed. REALpac believes that a combination of these programs would allow Halifax Water to significantly reduce its current proposed rate, fund its capital needs, and maintain a sound economic environment for local property owners and businesses.
4 Recommendations: Stormwater Management Program REALpac has long been against municipalities adopting stormwater management programs that focus specifically on impervious area. As a result of an indicated interest by Halifax Water to examine a program of this nature, we see it as imperative that you understand the following negative externalities associated with it: Change in billing methodology to impervious area shifts stormwater costs from residential property to non-residential property, particularly to horizontal properties with large parking areas (i.e. shopping centres/box stores and industrial facilities); A major source of stormwater runoff is from common municipal roads, sidewalks, municipal buildings and municipal parking facilities. A shift in funding responsibility to non-residential property through the use of impervious area will allocate a disproportionate share of these common use facilities to non-residential owners; Advocates of stormwater charges based on impervious area state that the area measure is more equitable as it quantifies the relative contribution of stormwater runoff as a function of land use practices and development decisions of property owners. In reality, many of these decisions were established many years ago based on municipal zoning requirements, particularly respecting off street parking requirements; Off street parking design standards requiring impermeable surfaces were previously mandated. Only recently has technology allowed for hard surface permeable parking areas, however, at a significant cost premium; Businesses such as shopping centres, industrial facilities, car dealers, vehicle repair shops and gas stations require large impervious sites to operate their businesses and will be heavily impacted; Commercial properties requiring off street parking are disadvantaged when compared to street front business which only utilize exempted street parking; The shifting of stormwater costs from residential to non-residential will result in an effective increase in fixed costs to business that are already overtaxed relative to residential. Advocates of using impervious area based on fairness and equity are promoting a selective user pay system based on run-off. In fact, large commercial properties pay more to municipalities than the value of services they get in return. Large properties also provide their own fire protection, security, waste and snow removal reducing the need for additional municipal services; The increase in fixed costs to commercial properties would translate to a reduction in commercial property values and a corresponding decrease in assessed values and increased tax rates; Tenants are responsible for all operating costs and, therefore, as tenants compete for business on a regional level, the switch to a stormwater charge in Halifax will place tenants at a disadvantage relative to their competition in neighbouring municipalities; A change to impervious area will require the creation of a new costly administration to measure and calculate charges based on impervious area including the creation of an impartial dispute resolution process to handle area disagreements. The database will have to be maintained and constantly updated to reflect physical changes; and, Switch to an impervious area calculation will shift the burden to commercial property owners, the economic engine for the city of Halifax and will result in loss of employment within the city
5 As a result of the criticisms indicated above with an impervious area stormwater management program, REALpac is recommending that Halifax Water examine a program that maintains user pay principles and accurately measures an individual properties contribution to stormwater runoff: a Runoff Coefficient (RC) Stormwater Rate. RC stormwater rates recognize the significant (albeit lesser) contribution of pervious areas within the City of Halifax to related infrastructure and represent fundamental aspects of storm sewer design across North America. These coefficients illustrate the percentage of water that does not infiltrate into the ground or evaporate into the air before entering into the stormwater infrastructure (pipes, rivers, ponds, basins, etc). Conversely, an impervious area charge merely accounts for the runoff attributed to hard surface areas within the City of Halifax. As stated in our list of concerns above, impervious areas (hard surfaces) are not the only contributor to stormwater runoff. In fact, Halifax Water official documents (see Table 6.3) indicate that pavement, lawns [sandy soil], and lawns [heavy soil] each contribute to surface type runoff: Halifax Water Design and Construction Specifications (Municipal Water & Wastewater Systems) With runoff coefficients ranging from 0.95 (95%) to 0.05 (5%), it is evident that contributions to stormwater runoffs come from a number of different surface and property types. For a property that contains multiple types of surfaces, an overall composite RC can be calculated by using a weighted average of the different types of surfaces. What this means in respect of Halifax Water s recommendation to move forward with an impervious area charge is that anywhere between 5% 35% of contributions by pervious areas (lawns, gardens, etc.) to stormwater runoff is not captured within the program, and thus unfairly and disproportionately places the funding burden on those with large swaths of pavement. Instead, implementing a charge based on an individual properties runoff coefficient would provide an accurate and equitable way for the City of Halifax to fund their stormwater program, and would maintain a sound user pay principle. From a comparative standpoint, other notable cities who have implemented a runoff coefficient approach include the likes of Boulder and Fort Collins, Colorado and Saskatoon, Saskatchewan to list a few.
6 We believe a Runoff Coefficient (RC) approach would meet the goals and financial needs of the stormwater program, evenly distribute the cost to the appropriate users, and would accurately account for individual properties impact on stormwater infrastructure. We would be interested in discussing our recommendations in person. If you could please provide me with a date and time that representatives from your organization may be available, I would be happy to arrange my schedule accordingly. Feel free to contact me at (416) ext. 224 or reickmeier@realpac.ca at your earliest convenience should you have any questions regarding our recommendations. Sincerely, Ryan J. Eickmeier Director, Government Relations & Policy
REAL PROPERTY. Enroll in Canada s only Real Property. Investment Certificate. program: the new standard in commercial real estate education
REAL PROPERTY Investment Certificate Enroll in Canada s only Real Property Investment Certificate program: the new standard in commercial real estate education The Real Property Investment CertificatE
More informationEconomic Impacts of MLS Home Sales and Purchases in Canada and the Provinces
Economic Impacts of MLS Home Sales and Purchases in Canada and the Provinces 2006 2008 FINAL REPORT April 24, 2009 Economic Impacts of MLS Home Sales and Purchases in Canada and the Provinces 2006-2008
More informationEconomic Impact of Commercial Multi-Unit Residential Property Transactions in Toronto, Calgary and Vancouver,
Economic Impact of Commercial Multi-Unit Residential Property Transactions in Toronto, Calgary and Vancouver, 2006-2008 SEPTEMBER 2009 Economic Impact of Commercial Multi-Unit Residential Property Transactions
More informationSuburban Sprawl: Exposing Hidden Costs, Identifying Innovations. Summary
: Exposing Hidden Costs, Identifying Innovations Summary October 2013 Suburban sprawl is spreading across Canada as cities expand outwards to accommodate the growing demand for lower cost houses. But it
More informationEconomic Impacts of MLS Home Sales and Purchases In The province of Québec and The Greater Montréal Area
Home Sales and Purchases In The province of Québec and The Greater Montréal Area Home Sales and Purchases In The Province of Québec and The Greater Montréal Area Prepared for: The Greater Montréal Real
More informationINDEXING THE GST NEW HOUSING REBATE: THE MOST URGENT ISSUE FOR THE FEDERAL BUDGET
INDEXING THE GST NEW HOUSING REBATE: THE MOST URGENT ISSUE FOR THE FEDERAL BUDGET Canadian Home Builders Association Pre-Budget Submission August 2008 Summary The most urgent issue for the Canadian Home
More informationKENT COUNTY STORMWATER MAINTENANCE DISTRICT
KENT COUNTY STORMWATER MAINTENANCE DISTRICT 2015 VUSP Stormwater Symposium Villanova, Pennsylvania David Athey, PE, CPSWQ, CMS4S AECOM (previously with Duffield Associates) Sarah Keifer, AICP Kent County,
More informationAirport Rent: Facts and Figures
PRB 04-49E Parliamentary Information and Research Service Library of Parliament Allison Padova 23 July 2004 Airport Rent: Facts and Figures As a result of a federal government program of divestiture and
More informationOntario Independent Appraisers Association Pre-Budget Submission to the House of Commons Standing Committee on Finance
Ontario Independent Appraisers Association 2017 Pre-Budget Submission to the House of Commons Standing Committee on Finance August 2016 Executive Summary Canada s independent appraisal industry supplies
More informationCity of Brandon Development Charges FAQs
City of Brandon Development Charges FAQs Residential, commercial and industrial growth requires municipal infrastructure. Development Charges are one way to pay for this new infrastructure. Development
More informationRent Control Why It Doesn t Work
Rent Control Why It Doesn t Work Rent Control Why It Doesn t Work An independent report done by Deloitte LLP concludes that rent control is a blunt tool that works against housing affordability and decreases
More informationCurrent Situation and Issues
Handout 13: Impervious and Gross Area Charges The purpose of this handout is to frame the issues around the gross and impervious parcel area based charges. Current Situation and Issues Current Structure
More informationHousing as a Business (HaaB)
Housing as a Business (HaaB) By Ken Jacobs Senior Issues Management Advisor Aboriginal Affairs and Northern Development Canada E-mail: Ken.Jacobs@aandc-aadnc.gc.ca God teaches the birds to make nests,
More informationCHARTER TOWNSHIP OF FENTON SEWER SYSTEM FINANCIAL OVERVIEW MARCH, 2018
CHARTER TOWNSHIP OF FENTON SEWER SYSTEM FINANCIAL OVERVIEW MARCH, 2018 Fenton Township continues to receive inquiries regarding the relatively high sewer use fees that Township residents have been paying
More informationCITY CLERK. Consolidated Clause in Policy and Finance Committee Report 7, which was considered by City Council on July 19, 20, 21 and 26, 2005.
CITY CLERK Consolidated Clause in Report 7, which was considered by City Council on July 19, 20, 21 and 26, 2005. 3 Regent Park Revitalization - Financial Strategy (Ward 28) City Council on July 19, 20,
More informationREIT Ancillary Issues April 2009
April 2009 One University Avenue, Suite 1410 Toronto, Ontario Canada M5J 2P1 www.realpac.ca T: (416) 642-2700 F: (416) 642-2727 Page 2 REALpac represents Canadian REITs, a multi-billion dollar segment
More informationIndigenous Land Title Registry & First Nations Infrastructure Institution. Presented by the First Nations Tax Commission
Indigenous Land Title Registry & First Nations Infrastructure Institution Presented by the First Nations Tax Commission Saskatchewan Links to Learning September 27, 2017 Overview Economically and Fiscally
More informationIN THE. Supporting growth, jobs and sustainability
REAL ESTATE IN REAL ECONOMY THE Supporting growth, jobs and sustainability Real estate, as a general term, describes the built environment, which plays a vital role in every aspect of the European economy,
More informationAppendix J: Stormwater Utility Ordinance Guidance
Appendix J: Stormwater Utility Ordinance Guidance 1. City of Marquette (MI) Stormwater Utility Ordinance 2. Guidance on Establishing Stormwater Utility Fees 169 City of Marquette (MI) Stormwater Utility
More informationR esearch Highlights LEVIES, FEES, CHARGES AND TAXES ON NEW HOUSING (2002) Introduction. Municipal Levies, Fees and Charges
R esearch Highlights December 2002 Socio-economic Series 115 LEVIES, FEES, CHARGES AND TAXES ON NEW HOUSING (2002) Introduction Government-imposed costs on new housing can be substantial. They have a direct
More informationCHAPTER 5 RULES, RATES AND CHARGES FOR THE STORMWATER UTILITY SERVICE 1
Change 8, April 1, 2008 19-47 CHAPTER 5 RULES, RATES AND CHARGES FOR THE STORMWATER UTILITY SERVICE 1 SECTION 19-501. Rules, rates, and charges adopted. 19-502. Findings. 19-503. Definitions. 19-504. Determination
More informationCrown Corporation. Table of Contents FOR THE FISCAL YEAR Harbourside Commercial Park Inc. Business Plan
Crown Corporation B U S I N E S S P L A N S FOR THE FISCAL YEAR 2009 2010 Harbourside Commercial Park Inc. Business Plan 2009 2010 Table of Contents Message from the Minister and the President................
More informationCrown Corporation. Table of Contents FOR THE FISCAL YEAR Harbourside Commercial Park Inc. Business Plan
Crown Corporation B U S I N E S S P L A N S FOR THE FISCAL YEAR 2012 2013 Harbourside Commercial Park Inc. Business Plan 2012 2012 Table of Contents Message from the Minister and the President... Mission...
More informationSubject. Date: 2016/10/25. Originator s file: CD.06.AFF. Chair and Members of Planning and Development Committee
Date: 2016/10/25 Originator s file: To: Chair and Members of Planning and Development Committee CD.06.AFF From: Edward R. Sajecki, Commissioner of Planning and Building Meeting date: 2016/11/14 Subject
More informationCourse Number Course Title Course Description
Johns Hopkins Carey Business School Edward St. John Real Estate Program Master of Science in Real Estate and Course Descriptions AY 2015-2016 Course Number Course Title Course Description BU.120.601 (Carey
More informationPRIMARIS RETAIL REIT Announces Third Quarter Results
PRIMARIS RETAIL REIT Announces Third Quarter Results Toronto (Ontario) November 8, 2011 Primaris Retail REIT (TSX:PMZ.UN) is pleased to report positive operating results for the third quarter of 2011.
More informationR esearch Highlights LIFE LEASE HOUSING IN CANADA: A PRELIMINARY EXPLORATION OF SOME CONSUMER PROTECTION ISSUES. Findings. Introduction.
R esearch Highlights August 2003 Socio-economic Series 03-013 LIFE LEASE HOUSING IN CANADA: A PRELIMINARY EXPLORATION OF SOME CONSUMER PROTECTION ISSUES Introduction This study, completed under the CMHC
More informationrace participant guide general
race A BOMA Toronto Initiative participant guide general Who/What is BOMA Toronto? Building Owners and Managers Association of Greater Toronto Area (BOMA Toronto) is a not-forprofit Commercial Real Estate
More informationSubmission on Bill 7, The Promoting Affordable. Housing Act. Standing Committee on Social Policy Legislative Assembly of Ontario.
Submission on Bill 7, The Promoting Affordable Housing Act Standing Committee on Social Policy Legislative Assembly of Ontario November 22, 2016 For more information contact: Harvey Cooper Managing Director
More informationFile Reference No : Leases (Topic 842): a Revision of the 2010 Proposed Accounting Standards Update, Leases (Topic 840)
September 13, 2013 Technical Director Financial Accounting Standards Board 401 Merritt 7 P.O. Box 5116 Norwalk, CT 06856-5116 Via email: director@fasb.org File Reference No. 2013-270: Leases (Topic 842):
More informationCity of Brandon Brownfield Strategy
City of Brandon Brownfield Strategy 2017 Executive Summary A brownfield is a property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous
More informationTHAT Council receives for information the Report from the Planner II dated April 25, 2016 with respect to the annual Housing Report update.
Report to Council Date: April 25, 2016 File: 1200-40 To: From: Subject: City Manager Laura Bentley, Planner II, Policy & Planning Annual Housing Report Update Recommendation: THAT Council receives for
More informationA New Beginning: A National Non-Reserve Aboriginal Housing Strategy
14 A New Beginning: A National Non-Reserve Aboriginal Housing Strategy Steve Pomeroy, on behalf of The National Aboriginal Housing Association/ Association Nationale d Habitation Autochtone (NAHA/ANHA)
More informationRE: REALTORS Support Climate Goals; Oppose Energy Scoring at Time of Sale TISH
November 27, 2018 City of Minneapolis 350 S. 5th St. Minneapolis, MN 55415 RE: REALTORS Support Climate Goals; Oppose Energy Scoring at Time of Sale TISH Dear Mr. Mayor, President and Members of the City
More informationSubmission July 2014 Response to the City of Cockburn Draft Housing Affordability and Diversity Strategy
Submission July 2014 Response to the City of Cockburn Draft Housing Affordability and Diversity Strategy Chantal Roberts Organisation Email Executive Officer Shelter WA eo@shelterwa.org.au About Shelter
More informationNATIONAL LAND POLICY ON AGRICULTURE DEVELOPMENT
NATIONAL LAND POLICY ON AGRICULTURE DEVELOPMENT Prepared by: J.M.Kami Director of Land Use Coordination and Policy Presented by: NATIONAL LAND USE PLANNING COMMISSION Towards a New National Land Policy
More informationPlan Making and Implementation AICP EXAM REVIEW. February 11-12, 2011 Georgia Tech Student Center
Plan Making and Implementation AICP EXAM REVIEW February 11-12, 2011 Georgia Tech Student Center Subject Matter in Plan Making and Implementation (30%) A. Visioning and goal setting B. Quantitative and
More informationRe: Request for Views on Effective Dates and Transition Methods
International Accounting Standards Board 30 Cannon Street London EC4M 6XH United Kingdom Technical Director File Reference No. 1820-100 Financial Accounting Standards Board 401 Merritt 7 PO Box 5116 Norwalk,
More informationFORWARD-LOOKING STATEMENTS
0 Q1 2017 Investor Presentatio n FORWARD-LOOKING STATEMENTS This presentation contains forward-looking information and other forward-looking statements. Words such as continue, momentum, expected, forecast,
More informationCity of Palm Bay Stormwater Assessment Program. March 30, 2017
City of Palm Bay Stormwater Assessment Program March 30, 2017 What is a Stormwater Assessment? A charge imposed against real property to pay for stormwater services provided by the City. 2 Case Law Requirements
More informationPlan Making and Implementation AICP EXAM REVIEW. February 12-13, 2010 Georgia Tech Student Center
Plan Making and Implementation AICP EXAM REVIEW February 12-13, 2010 Georgia Tech Student Center Plan Making and Implementation A. Visioning and goal setting B. Quantitative and qualitative research methods
More informationOREGON ASSOCIATION OF REALTORS
OREGON ASSOCIATION OF REALTORS 2017/2018 LEGISLATIVE POLICIES Presented to the Board of Directors September 28, 2016 1 OREGON ASSOCIATION OF REALTORS 2017/2018 LEGISLATIVE POLICY STATEMENTS GENERAL The
More informationValuing Diamonds in the Rough: Utilizing Highest and Best Use Valuation Principles in a Mass Appraisal Environment
Valuing Diamonds in the Rough: Utilizing Highest and Best Use Valuation Principles in a Mass Appraisal Environment Topics of Discussion Revaluation of a former industrial district at the height of a building
More informationHazelburn Co-op s Mission, Vision and Values
Hazelburn Co-op s Mission, Vision and Values Motion Zan Chandler 2 nd Mary Lea Serpell I move that the Hazelburn Cooperative Homes of Toronto Inc. adopt the following Mission Statement, Core Values and
More informationOntario Rental Market Study:
Ontario Rental Market Study: Renovation Investment and the Role of Vacancy Decontrol October 2017 Prepared for the Federation of Rental-housing Providers of Ontario by URBANATION Inc. Page 1 of 11 TABLE
More informationDepreciation A QUICK REFERENCE GUIDE FOR ELECTED OFFICIALS AND STAFF
Depreciation A QUICK REFERENCE GUIDE FOR ELECTED OFFICIALS AND STAFF This booklet is a quick reference guide to help you to: understand the purpose and function of accounting for and reporting on the depreciation
More informationêéëé~êåü=üáöüäáöüí Code Requirements and Costs of Incorporating Accessory Apartments in Houses
êéëé~êåü=üáöüäáöüí May 2009 Technical Series 09-102 Code Requirements and Costs of Incorporating Accessory Apartments in Houses áåíêççìåíáçå Canada Mortgage and Housing Corporation commissioned a study
More informationORDINANCE AN ORDINANCE TO AMEND SPRING HILL MUNICIPAL CODE, CHAPTER 5, IMPACT FEE-PURPOSES AND ADMINISTRATION
ORDINANCE 15-04 AN ORDINANCE TO AMEND SPRING HILL MUNICIPAL CODE, CHAPTER 5, IMPACT FEE-PURPOSES AND ADMINISTRATION WHEREAS, the Board of Mayor and Aldermen for the City of Spring Hill may, pursuant to
More informationProvincial property transfer taxes and fees
Select Standing Committee on Finance and Government Services Room 224, Parliament Buildings Victoria, BC V8V 1X4 Submitted to committee members by email Committee members: This year s budget consultation
More informationM A N I T O B A ) Order No. 14/13 ) THE PUBLIC UTILITIES BOARD ACT ) February 4, 2013
M A N I T O B A ) Order No. 14/13 ) THE PUBLIC UTILITIES BOARD ACT ) BEFORE: Susan Proven, P.H.Ec., Acting Chair Marilyn Kapitany, B.Sc. (Hons.), M.Sc., Member RURAL MUNICIPALITY OF PEMBINA LOCAL URBAN
More informationSubmission to the Consultation on the 2018 legislative review of the Cooperative
[Co-operative s letterhead] CCA Legislative Review c/o Financial Services Policy Division Ministry of Finance 95 Grosvenor Street, Frost Building North, 4th Floor Toronto, ON M7A 1Z1 Submission to the
More informationSTORMWATER MANAGEMENT SYSTEM AND FACILITIES
152.01 Purpose 152.09 Nonresidential Unit 152.02 Findings 152.10 Rate Determinations; Compliance with Bond 152.03 Scope and Responsibility for Stormwater Utility Covenants 152.04 Definitions 152.11 Billing,
More informationSCHOOL FINANCE: IMPACT FEES and a COUPLE OF OTHER THINGS. First Things. How Do We Pay? What Are We Talking About? How Do We Pay?
SCHOOL FINANCE: IMPACT FEES and a COUPLE OF OTHER THINGS Theodore B. DuBose Haynsworth Sinkler Boyd, P.A. Presented to: SC School Boards Association 2016 School Law Conference Charleston, South Carolina
More informationConsultation on Increasing Housing Supply in Ontario: A guide for Ontario s co-op housing sector
Consultation on Increasing Housing Supply in Ontario: A guide for Ontario s co-op housing sector The Government of Ontario is currently holding a consultation: Increasing Housing Supply in Ontario. CHF
More informationBridge Asset Valuation and the Role of the Bridge Management System. Dr. Reed M. Ellis, Stantec Consulting Ltd. Paul D. Thompson, Consultant
Bridge Asset Valuation and the Role of the Bridge Management System Dr. Reed M. Ellis, Stantec Consulting Ltd. Paul D. Thompson, Consultant Paper prepared for presentation at the Bridges Economic and Social
More informationCenter for Plain English Accounting AICPA s National A&A Resource Center available exclusively to PCPS members
REPORT February 22, 2017 Center for Plain English Accounting AICPA s National A&A Resource Center available exclusively to PCPS members ASU 2017-04: Goodwill Simplifications Implementation Considerations
More informationEDMONTON Assessment Review Board
EDMONTON Assessment Review Board 10019 103 Avenue, Edmonton, AB T5J 0G9 Ph: 780-496-5026 Email: assessmentreviewboard@edmonton.ca NOTICE OF DECISION NO. 0098 150/12 COLLIERS INTERNATIONAL REALTY The City
More informationWhite Paper on Adjusted Cashflow From Operations (ACFO) for IFRS. February, 2018
White Paper on Adjusted Cashflow From Operations (ACFO) for IFRS February, 2018 Copyright REALPAC is the owner of all copyright in this publication. All rights reserved. No part of this document may be
More informationAssembly Bill No. 489 Committee on Growth and Infrastructure CHAPTER...
Assembly Bill No. 489 Committee on Growth and Infrastructure CHAPTER... AN ACT relating to the taxation of property; providing for the partial abatement of the ad valorem taxes imposed on property; directing
More informationThird Party Service Provider AGREEMENT REALTOR /BROKER
Third Party Service Provider AGREEMENT REALTOR /BROKER For the Federal Government s Integrated Relocation Program (IRP) Administered by Brookfield Global Relocation Services (Brookfield GRS) Government
More informationLandlord's Self-Help Centre A community legal clinic funded by Legal Aid Ontario
Landlord's Self-Help Centre A community legal clinic funded by Legal Aid Ontario 15 th Floor - 55 University Avenue Toronto, Ontario M5J 2H7 Sent by e-mail to sprzezdziecki@ola.org May 10, 2017 The Standing
More informationQ Investor Presentation
Q1 2018 Investor Presentation 0 FORWARD-LOOKING STATEMENTS This presentation contains forward-looking information and other forward-looking statements. Words such as continue, expected, forecast, grow,
More informationCITY OF TORONTO. Response to the Provincial Inclusionary Zoning Consultation
CITY OF TORONTO Response to the Provincial Inclusionary Zoning Consultation August 9, 2016 INTRODUCTION The introduction of the Promoting Affordable Housing Act, 2016 is a welcome step in providing the
More informationTRANSFER OF DEVELOPMENT RIGHTS
STEPS IN ESTABLISHING A TDR PROGRAM Adopting TDR legislation is but one small piece of the effort required to put an effective TDR program in place. The success of a TDR program depends ultimately on the
More informationMETROPOLITAN NORTH GEORGIA WATER PLANNING DISTRICT CONSERVATION PRICING GUIDANCE JANUARY 2014
INTRODUCTION METROPOLITAN NORTH GEORGIA WATER PLANNING DISTRICT CONSERVATION PRICING GUIDANCE JANUARY 2014 All water systems in the Metropolitan North Georgia Water Planning District (Metro Water District)
More informationMay 10, 2016 Halifax, Nova Scotia KILLAM APARTMENT REIT ANNOUNCES 20% INCREASE IN FFO PER UNIT IN Q1 2016
May 10, 2016 Halifax, Nova Scotia KILLAM APARTMENT REIT ANNOUNCES 20% INCREASE IN FFO PER UNIT IN Q1 2016 Killam Apartment REIT (TSX: KMP.UN) ("Killam") is pleased to report its Q1 2016 results, including
More informationNon-Profit Co-operative Housing: Working to Safeguard Canada s Affordable Housing Stock for Present and Future Generations
Co-operative Housing Federation of Canada s submission to the 2009 Pre-Budget Consultations Non-Profit Co-operative Housing: Working to Safeguard Canada s Affordable Housing Stock for Present and Future
More informationPERSPECTIVE ON POLITICS
PERSPECTIVE ON POLITICS A Primer on How KAR Protects and Advances Property Rights Across Kansas 2018 Legislative Priorities We are the Kansas REALTOR Party: An energized movement of real estate professionals
More information2011 AICP Review Course
2011 AICP Review Course March 2011 Alex Dambach, AICP, PP Director of Policy, Planning, and Development City of East Orange Exam Content A. Strategic planning/visioning B. Goal setting C. Research methods
More informationGeorgia Street W, PO Box 10123, Pacific Centre, Vancouver, BC V7Y 1C6
Select Standing Committee on Finance and Government Services c/o Parliamentary Committee Office Room 224, Parliament Buildings Victoria, BC V8V 1X4 Submitted via online consultation portal: https://consultations.leg.bc.ca/submission/create?cons=budget2018.
More informationTHE VALUE PROPOSITION OF A STRONG INDUSTRY ASSOCIATION SCOTT ANDISON
THE VALUE PROPOSITION OF A STRONG INDUSTRY ASSOCIATION SCOTT ANDISON JANUARY 15, 2016 THE LINE UP THE FRPO BRAND INDUSTRY PROFILE THE NEED FOR INDUSTRY ADVOCACY SELECT POLICY PRIORITIES QUESTIONS 2 Professional
More informationLetter of Comment No. 19 File Reference No. 26-5P Date Received: 9/30/13. September 30, 2013
September 30, 2013 Director of Research and Technical Activities, Project No. 26-5P Governmental Financial Accounting Standards Board 401 Merritt 7 P.O. Box 5116 Norwalk, CT 06856-5116 Re: Project No.
More informationRe: ED/2013/6 Exposure Draft Leases
Box 348, Commerce Court West 199 Bay Street, 30 th Floor Toronto, Ontario, Canada M5L 1G2 www.cba.ca Marion G. Wrobel Vice-President Policy and Operations Tel: (416) 362-6093 Ext. 277 mwrobel@cba.ca September
More informationThe argument that development charges are. Residential Development Charges Lead to a Hidden Tax for City Residents. fraserinstitute.
Residential Development Charges Lead to a Hidden Tax for City Residents Frazier Fathers The argument that development charges are an efficient way to pay for new or upgraded infrastructure (roads, sewers,
More informationHOUSING MARKET OUTLOOK St. John s CMA
H o u s i n g M a r k e t I n f o r m a t i o n HOUSING MARKET OUTLOOK St. John s CMA C a n a d a M o r t g a g e a n d H o u s i n g C o r p o r a t i o n Date Released: Fall 2014 Highlights New home
More informationCONSOLIDATED FINANCIAL STATEMENTS
CONSOLIDATED FINANCIAL STATEMENTS Dundee Real Estate Investment Trust Consolidated Balance Sheets (unaudited) June 30, December 31, (in thousands of dollars) Note 2004 2003 Assets Rental properties 3,4
More informationCLTS seminar 24 January 2014
Workshop International perspective on property right regimes Department of Landscape Architecture and Spatial Planning Section of Land Management Norwegian University of Life Science Norway Dr Barbara
More informationCost Apportionment for Special Assessments Think Out of the Box
Cost Apportionment for Special Assessments Think Out of the Box 2 Background Special Assessments are a Diversified Funding Source Special non-ad valorem assessments are often used to recover all, or a
More informationEDGEFRONT REALTY CORP. MANAGEMENT S DISCUSSION AND ANALYSIS For the three-month period ended March 31, 2013
EDGEFRONT REALTY CORP. MANAGEMENT S DISCUSSION AND ANALYSIS For the three-month period ended March 31, 2013 May 30, 2013 MANAGEMENT S DISCUSSION AND ANALYSIS The following management s discussion and analysis
More informationOctober 15, Wayne Miller Chair Appraiser Qualifications Board The Appraisal Foundation th Street NW, Suite 1111 Washington, DC 20005
Wayne Miller Chair Appraiser Qualifications Board The Appraisal Foundation 1155 15th Street NW, Suite 1111 Washington, DC 20005 Dear Chair Miller: On behalf of the 21,000 Designated members, Candidates
More informationHome Inspector Qualifications
Home Inspector Qualifications Introductory Stakeholder Meeting June 25, 2013 Introductions Today s Goals Engagement approach and plan going forward Work to date 2 Public Commitment This fall, as part of
More informationImpact of the Housing Market on the Economy and the Challenges Surrounding Access to Homeownership
Impact of the Housing Market on the Economy and the Challenges Surrounding Access to Homeownership February 1, 2017 The impact of the housing market on the economy and the challenges surrounding access
More informationSummary of Report by the Ministry of Economic Development, Innovation and Export in Québec: Survival Rate of Co-operatives in Québec, 2008 edition
Summary of Report by the Ministry of Economic Development, Innovation and Export in Québec: Survival Rate of Co-operatives in Québec, 2008 edition General Portrait of Co-operatives versus Other Business
More informationDATE: May 6, 2013 REPORT NO. CD Gregory Dworak, General Manager, Community Services
DATE: REPORT NO. CD2013-103 TO: FROM: Chair and Members Committee of the Whole Community Services Gregory Dworak, General Manager, Community Services 1.0 TYPE OF REPORT CONSENT ITEM [ ] ITEM FOR CONSIDERATION
More informationChange 6, September 1, TITLE 18 WATER AND SEWERS 1
Change 6, September 1, 2011 18-1 TITLE 18 WATER AND SEWERS 1 CHAPTER 1. MISCELLANEOUS. 2. CITY WASTEWATER SYSTEM. 3. WASTEWATER TREATMENT (SEWER) SYSTEM. 4. WATER. 5. CONNECTIONS WITH PUBLIC WATER SUPPLY.
More informationEXHIBIT A. City of Corpus Christi Annexation Guidelines
City of Corpus Christi Annexation Guidelines Purpose: The purpose of this document is to describe the City of Corpus Christi s Annexation Guidelines. The Annexation Guidelines provide the guidance and
More informationCITY OF COLD SPRING ORDINANCE NO. 304
CITY OF COLD SPRING ORDINANCE NO. 304 AN ORDINANCE AMENDING THE CITY CODE OF COLD SPRING BY ADDING SECTIONS 555 AND 510 PERTAINING TO PAYMENT-IN-LIEU-OF-PARKING THE CITY COUNCIL OF THE CITY OF COLD SPRING,
More informationSuperintendent of Real Estate Ministry of Finance Vancouver
Superintendent of Real Estate Ministry of Finance Vancouver A challenging and exciting opportunity to enhance British Columbia s reputation for effective regulation of the real estate sector The newly
More informationChapter 10: Implementation
Chapter 10: Introduction Once the Comprehensive Plan has been adopted by the City of Oakdale, the City can begin to implement the goals and strategies to make this vision a reality. This chapter will set
More information2015 Spring Market trends report
2015 Spring Market trends Report National Summary Low inventory in Vancouver and Toronto continue to drive prices as buyers find themselves in competition over the low supply of single-family homes. The
More informationWASTEWATER SERVICE CHARGES EFFECTIVE FOR ALL BILLS ISSUED ON AND AFTER AUGUST 1, 2003
Louisville and Jefferson County Metropolitan Sewer District WASTEWATER SERVICE CHARGES EFFECTIVE FOR ALL BILLS ISSUED ON AND AFTER AUGUST 1, 2003 A. WASTEWATER SERVICE CHARGES Applicable to all bills rendered.
More informationWHO PAYS FOR WHAT THE BIG PICTURE OF INFRASTRUCTURE INVESTMENT. A Smarter Growth Initiative Publication smartergrowth.ca
WHO PAYS FOR WHAT THE BIG PICTURE OF INFRASTRUCTURE INVESTMENT A Smarter Growth Initiative Publication smartergrowth.ca 1 IT S YOUR CITY This publication was prepared by the Smarter Growth Initiative,
More informationHighlights of consumer co-ops. 1. Co-operative movement in Iran. The co-operatives are in existence in Iran since 100 years.
ICA Committee on Consumer Cooperation for Asia and the Pacific Iran Highlights of consumer co-ops Dedicated customer base Positive Government approach and support Contents 1. Co-operative movement in Iran...
More informationSettlement Pattern & Form with service costs analysis Preliminary Report
Settlement Pattern & Form with service costs analysis Preliminary Report Prepared for Regional Planning Halifax Regional Municipality by Financial Services, HRM May 15, 2004 TABLE OF CONTENTS INTRODUCTION...
More informationR esidential intensification
R esidential intensification Case Studies Municipal Initiatives WATERFRONT DEVELOPMENT CORPORATION Halifax, Nova Scotia Summary This is a provincial crown corporation that owns significant waterfront land
More informationRe: File Reference: No , Exposure Draft: Leases (Topic 842)
September 13, 2013 Russell G. Golden, Chairman Financial Accounting Standards Board 401 Merritt 7 PO Box 5116 Norwalk, Connecticut 06856-5116 Hans Hoogervorst, Chairman International Accounting Standards
More informationReal Estate Council of Alberta. An introduction 1
Real Estate Council of Alberta An introduction 1 2 Real Estate Council of Alberta - An introduction Welcome At the heart of Alberta s real estate industry is an organization where people work cooperatively
More information* Are the Public and Private Capital Markets Worlds Apart? M. Mark Walker, PhD, CFA, CBA
WINTER 2007/2008 THE INSTITUTE OF BUSINESS APPRAISERS, INC. Business Appraisal Practice In this Issue Editor's Column - Does a Historical Average, Weighted or Otherwise, Constitute an Income Forecast?
More informationRENTAL MARKET REPORT. Manitoba Highlights* Highlight Box. Housing market intelligence you can count on
H o u s i n g M a r k e t I n f o r m a t i o n RENTAL MARKET REPORT Manitoba Highlights* C a n a d a M o r t g a g e a n d H o u s i n g C o r p o r a t i o n Date Released: Spring 2011 Figure 1 Winnipeg
More informationA National Housing Action Plan: Effective, Straightforward Policy Prescriptions to Reduce Core Housing Need
Co-operative Housing Federation of Canada s submission to the 2009 Consultations on Federal Housing and Homelessness Investments A National Housing Action Plan: Effective, Straightforward Policy Prescriptions
More information