AGENDA - Special Council - 200405251
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TUNDAY, MAY 25, 2004
7:00 m m"
COUNCIL
PUBLIC RELEASE
21 /05/04
TOWN OF AURORA
SPECIAL COUNCIL PUBLIC MEETING AGENDA
NO. U4-17
Tuesday, May 25, 2004
i DECLARATIONS OF PECUNIARY INTEREST
H APPROVAL OF AGENDA
RECOMMENDED:
THAT the content of the Agenda be approved as presented.
111 DELEGATION
Mr. Craig Binning of Hemson Consulting Limited, to provide information regarding
the Development Charges Background Study.
IV CONSIDERATION OF ITEMS REQUIRING SEPARATE DISCUSSION
V READING OF BYLAWS
RECOMMENDED:
THAT the following listed by-law be given 1st, 2nd and 3rd readings, and
enacted:
4538-04.0 BEING A BY-LAW to (pg. 9)
Confirm Actions by Council
Resulting From The
Special Council Meeting -
Tuesday, May 25, 2004.
Vl ADJOURNMENT
Special Council Public Meeting Agenda No. 04-17 Page 2 of 2
Tuesday, May 25, 2004
AGENDA ITEMS
1. TR04-012 - Development Charges Public Meeting (pg. 1)
RECOMMENDED:
THAT staff be directed to respond to the comments provided by the
members of the public at the May 25, 2004 Development Charges
Public Meeting in a report to Council on June 8, 2004; and
THAT the recommendations set forth In the Development Charges
Background Study be considered by Council for approval at the June 8,
2004 Council Meeting; and
THAT a Development Charges By-law, based on the Development
Charges Background Study, be prepared for Council's consideration at
the June 8, 2004 Council Meeting.
SPECIAL COUNCIL PUBLIC MEETING 04-17 MAY 25 2004
AGENDA iTE� #�
TOWN OF AURORA
COUNCIL REPORT No. TR04-012
SUBJECT: Development Charge public Meeting
FROM: Paul Dillman, Acting Treasurer/Tax Collector
DATE: May 25, 2004
RECOMMENDATIONS
THAT staffbe directed to respond to the comments provided by the members of the
public at the May 25, 2004 Development Charges public Meeting in a report to
Council on June 8, 2004;
THAT the recommendations set forth in the Development Charges Background
Study be considered by Council for approval at the June 8, 2004 Council Meeting,
THAT a Development Charges By-law based on the Development Charges
Background Study be prepared for Council's consideration at the June 8, 2004
Council Meeting.
BACKGROUND
The Development Charges Act, 1997 (the "Act") requires that all municipalities undertake
to complete a Development Charges ("DC") Background Study in support of the enactment
of a new By-law authorizing the imposition of Development Charges within five years of
enactment of the current DC By-law.
The Town's current DC By-law (#4088-99.F) was enacted in August of 1999. Under the
Development Charges Act,1997 By-law#4088-99.F must be repealed no laterthan August
31, 2004 and a new By-law enacted for purposes of authorizing the continued imposition of
Development Charges by the Town of Aurora.
Council at its meeting on October28, 2003 (Report No. TR03-027) approved the awarding
of the contract to complete a Development Charges Background Study and implementation
of a new Development Charges By-law to Hemson Consulting Ltd.
—1—
SPECIAL COUNCIL PUBLIC MEETING 04-17 MAY 25 2004
May 25, 2004 - 2 - Report No. TR04-012
COMMENTS
Pursuant to Section 12 of the Development Charges Act (DCA) it is required that at least
20 days notice of the public meeting(s) be given and that the notice be in a newspaperthat
is of sufficient general circulation in the area to which the proposed by-law would apply to
give the public reasonable notice of the meeting. In addition, the DCA stipulates that any
person who attends the meeting may make representation. The requirement for the 20
days notification of the public meeting was satisfied with a notice of meeting appearing in
the Aurora Era -Banner on April 27, 2004. Subsequent notices were places in the Aurora
Era -Banner on May 4, 2004, May 11, 2004 and May 18, 2004.
Section 12 also stipulates that the Background Study and proposed by-law be made
available to the public at leasttwo weeks priorto the meeting. The draft Background Study
and proposed by-law as prepared by Hemson Consulting Ltd was made available for
distribution to the General Public on May 10, 2004.
Following the public meeting on May 25, 2004, staff will prepare a report to Council In
response to comments received in writing and those expressed at the public meeting. In
addition, if required, amendments to the proposed development charges may also be
prepared for Council's consideration. An addendum report and revised Development
Charge By-law will be prepared for first reading on June 8, 2004. If the calculated rates
and the by-law are changed as a result of the public meeting on May 25t', It is Council's
obligation to determine if a further public meeting is required and thus delaying the first
reading of the proposed By-law.
OPTIONS
N/A
EFFECT ON TOWN FINANCES:
Current Year
Development charges are collected when building permits are issued. The by-law in effect
at the time of permit application will determine the amount of the development charge to be
collected.
The Town of Aurora will collect the new development charges effective September 1, 2004
upon approval of the implementing by-law. The total proposed charge for a single
detached home is $9,520. The current charge for a single detached home is $7,982.
-2-
SPECIAL COUNCIL PUBLIC MEETING 04-17 MAY 25 2004
May 25, 2004 -3 - Report No. TR04-012
Future Years
As above.
LINK TO STRATEGIC PLAN
• Goal A — Maintaining a well -managed and fiscally responsible municipality.
ATTACHMENTS:
• APPENDIX "A" — Development Charges Background Study— Executive Summary
CONCLUSIONS:
A new Town of Aurora development charge by-law will be required by August 31, 2004 in
order to allow the Town of Aurora to continue to collect development charges.
PRE -SUBMISSION REVIEW;
Management Team — Wednesday, May 19, 2004.
Prepared by: Paul Diliman Ext. 4112
Paul Diliman
Acting Treasurer/Tax Collector
—3—
SPECIAL COUNCIL PUBLIC MEETING 04-17 MAY 25 2004
APPENDIX "A"
EXECUTIVE SUMMARY
The following summarizes the findings of the study.
(i) STUDY CONSISTENT WITH NEW LEGISLATION
• This study calculates development charges for the Town of Aurora in compliance with
the provisions of the Development Charges Act, 1997 and its related regulation (Ontario
Regulation 82/98).
(H) ALL SERVICES WITH GROWTH -RELATED COSTS INCLUDED IN THE ANALYSIS
• The following Town services have been included in the development charge analysis:
Library
Fire and Rescue Services
Indoor Recreation
Park Development and Facilities
Public Works Facilities, Fleet and Parking
General Government (growth -related studies)
Town -Wide Engineering (including roads and associated sidewalks,
streetlights, intersections; water services; and sanitary sewerage)
(ill) A TOWN -WIDE APPROACH IS USED TO CALCULATE DEVELOPMENT CHARGES
• A Town -Wide average cost approach is used to calculate development charges for the
services listed above. This approach results in uniform charges throughout the Town.
• Sewage and Water charges are applicable to all development within the Town's
designated services areas.
The Town of Aurora Development Charges Background Study i
HEMSON Consulting Ltd.
—4—
SPECIAL COUNCIL PUBLIC MEETING 04-17 MAY 25 2004
(iv) CALCULATED RESIDENTIAL TOWN -WIDE CHARGES ARE AN INCREASE OVER
PRESENT CHARGES
Proposed Residential Charges For
Town -Wide Services
Adjusted
Charge B UnitT (1)
Charge
Singles &
Rows &
Apartments
Apartments
Per Capita
Semis
Ctther Multi les
with >=2 bdrm
with < 2 bdrm
Library Services
$190
$646
$513
$380
$285
Fire Services
$110
$374
$297
$220
$165
Indoor Recreation
$1,140
$3,876
$3,078
$2,280
$1,710
Park Development & Facilities
$290
$986
$783
$580
$435
Public Works - Buildings, Fleet & Parking
$86
$292
$232
$172
$129
General Govemment
$84
$286
$227
$168
5126
SUB -TOTAL GENERAL SERVICES
$1,900
$6,4601
$5,130
$3,800
$2 850
Roads and Related
$455
$1,547
$1,229
$910
$683
Sanitary Sewers
$215
$731
$581
$430
$323
Watermains
$230
$782
$621
$460
$345
SUB -TOTAL HARD SERVICES
$900
$3,060
$2,431
$1,800
$1,351
TOTAL RESIDENTIAL CHARGE
$2,800.00
$9,520
$7.561
$5,61H1
$4,201
(1) Based an Persons Per Unit Of. 34 2.7 2.0 1.5
Proposed Non -Residential Charges For
Town -Wide Services
Adjusted Charge
After Cashflow
% of
Service
(per sq. fQ
Total
Library Services
-
Fire & Rescue Services
$0.22
10.3%
Indoor Recreation
-
Park Development & Related
-
Public Works - Buildings, Fleet & Parking
$0.19
8.9%
General Government
$0.13
6.1%
SUB -TOTAL GENERAL SERVICES
0.54
25.2%
Roads and Related
$0.83
38.8%
Sanitary Sewers
$0.35
16.4%
Watermains
$0.42
19.6%
SUB -TOTAL HARD SERVICES
$1.60
74.8%
TOTAL NON-RESIDENTIAL CHARGE ($/s .ft.)
1 $2A4
100%
The Town of Aurora Development Charges Background Study
HEMSON Sansulting Ltd.
SPECIAL COUNCIL PUBLIC MEETING 04-17 MAY 25 2004
The proposed Town -Wide residential charges represent an increase of approximately 19%
over the Town's current (2004) charges reflecting increased service levels, a more higher
refined engineered services capital program, changes in anticipated growth, financing coss
and Increases in construction costs.
The proposed residential charges are recommended to vary by unit type, reflecting the
different occupancy levels expected in various unit types and the associated differences
in demand that would be placed on Town services.
• The calculated non-residential charges are recommended to be applied on a uniform
basis. At $2.14 per square foot ($23.03/sq.m.) of gross floor area (OrFA.), the charge would
be approximately 20% higher than the Town's present non-residential charge of $1.78
per square foot ($19.15/sq.m.).
(0 A PORTION OF GROWTH -RELATED COSTS REQUIRE FUNDING FROM NON.
DEVELOPMENT CHARGE SOURCES
The Development Charges Act, 1997 requires that the growth -related net capital costs for
"soft" services be reduced by 10 per cent in calculating the applicable development charge
for these services. The 10 per cent share of growth -related net capital costs not included
in the development charge calculation must be funded from non -development charge
sources.
In total, about $4.33 million is identified to provide for the required 10 per cent
reduction.
• Non -development charge funding for replacement portions of the capital forecast (e.g.
a share of the new Seniors Centre) and for portions of growth -related projects that benefit
existing development will total an additional $3.47 million. These portions of capital
costs would have to be funded from the sale of existing assets, fund raising, property taxes,
utility rates, user fees and other non -development charge revenue sources.
• A share of the capital forecast is for portions of projects that relate to growth in the
post-2013 period (for which future development charges could be collected) and to
general service level Increases. In total, about $7.08 million falls within these definitions,
a portion of which may represent a general service level increases which would require
tax and utility rate funding. It is likely that a large share of these costs could be funded
The Town of Aurora Development Charges Background Study iii
HEMSON Consulting Ltd.
SPECIAL COUNCIL PUBLIC MEETING 04-17 MAY 25 2004
from future development charges, but financing of this amount would need to be provided
until post-2013 development charges could be collected. The proposed new multi -use
recreation and community centre is a good example as $4.2 million of the cost of this
facility is identified as benefit to post-2013 growth thereby requiring interim funding
(financing) with eventually recovery from new development.
It is estimated also that net annual property tax support operating costs will increase by
about $5.1 million by the year 2013 as the facilities and infrastructure embodied in the
capital forecast are operated and maintained. These costs should be funded from the
increase in property assessment generated by new development.
(vif) NOSIGNIFICANT CHANGESARERECOMMENDEDREGARDING COLLECTION ORBY.
LAW ADMINISTRATION
• It is recommended that presempractices regarding cotlectionof development charges and by4aw
administration continue to the extent possible.
• As required under the DCA, the Town should codify any rules regarding application of the by-
laws and exemptions within the development charges by-laws proposed for adoption.
• It is recommended that the Town develop reporting policies consistent with the requirements
of the DCA.
• It is recommended that the by-laws permit the payment of a development charge in cash or
through services -in -lieu agreements. The municipality is not obligated to enter into services -in -
lieu agreements.
• It is recommended that limited exemptions, other than those required in the Development
Charges Act, 1997, be formally adopted in the by-laws;
• It is recommended that Council adopt the growth -related capital forecast included in this
background study, subject to annual review through the Town's normal capital budget process.
(viii) LOCAL SERVICE DEFINITIONS
• The background study provides definition of "local service", under the Development
Charges Act (DCA), for a number of services provided by the Town of Aurora.
Town of Aurora Development Charges Background Study
HEMSON Consulting Ltd.
iv
SPECIAL COUNCIL PUBLIC MEETING 04-17 MAY 25 2004
• The purposes in establishing these definitions is to determine the eligible capital costs for
inclusion in the development charge calculation for the Town of Aurora. The functions
or services deemed to be local in nature are not to be included in the determination of
the development charge rates.
• The provision of local services are considered to be a direct developer responsibility under
s.59 of the DCA and will (or may) be recovered under other agreement(s) with the land
owner or developer.
The Town or Aurora Development Charges Background Study
u
HEMSON Consulting Ltd.
SPECIAL COUNCIL PUBLIC MEETING 04-17 MAY 25 2004
THE CORPORATION OF THE TOWN OF AURORA
By-law Number 4538-04.0
BEING A BY-LAW to
Confirm Actions by
Council Resulting From
The Special Council
Meeting of May 25, 2004.
THE COUNCIL OF THE CORPORATION OF THE TOWN OF AURORA
HEREBY ENACTS AS FOLLOWS:
THAT the action of the Council at its special meeting held on May 25, 2004 in
respect to each motion, resolution and other action passed and taken by the
Council at the said meeting is, except where prior approval of the Ontario
Municipal Board is required, hereby adopted ratified and confirmed.
2. THAT the Mayor and the proper officers of the Town are hereby authorized and
directed to do all things necessary to give effect to the said action or to obtain
approvals where required and to execute all documents as may be necessary In
that behalf and the Clerk Is hereby authorized and directed to affix the corporate
seal to all such documents.
READ A FIRST AND SECOND TIME THIS 25' DAY OF MAY, 2004.
READ A THIRD TIME AND FINALLY PASSED THIS 25TH DAY OF MAY, 2004.
T. JONES, MAYOR
& PANIZZA, TOWN CLERK