AGENDA - Special Council - 20240206Town of Aurora
Special Meeting of Council Agenda
Date:Tuesday, February 6, 2024
Time:6 p.m.
Location:Council Chambers, Aurora Town Hall
Meetings are available to the public in person and via live stream on the Town’s YouTube channel.
To participate, please visit aurora.ca/participation.
Pages
1.Call to Order
2.Land Acknowledgement
3.Approval of the Agenda
4.Declarations of Pecuniary Interest and General Nature Thereof
5.Delegations
6.Consideration of Items Requiring Discussion
6.1 FIN24-006 - 2024 Development Charges and By-law Public Meeting 1
(Presentation to be provided by Byron Tan, Manager, Watson &
Associates Economists Ltd.)
That Report No. FIN24-006 be received; and1.
That the Development Charges Background Study and Proposed
Development Charges By-law be received as presented; and
2.
That any new comments, questions, and suggestions arising
from the statutory Public Meeting be referred to staff for
consideration; and
3.
That Council hereby determines that no further public meetings
are required under section 12 of the Development Charges Act,
1997.
4.
7.Confirming By-law
7.1 By-law Number XXXX-24 - Being a By-law to confirm actions by Council
resulting from a Special Meeting of Council on February 6, 2024
232
8.Adjournment
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Council Report
No. FIN 2 4 -0 06
Subject: 2024 Development Charges and By-law Public Meeting
Prepared by: Jason Gaertner, Manager Financial Management
Department: Finance
Date: February 6, 2024
_
Recommendation
1. That Report No. FIN24-006 be received; and
2. That the Development Charges Background Study and proposed Development
Charges By-law, be received as presented; and
3. That any new comments, questions, and suggestions arising from the statutory Public
Meeting be referred to staff for consideration; and
4. That Council hereby determines that no further public meetings are required under
section 12 of the Development Charges Act, 1997.
Executive Summary
The intent of this report is to present Council and the public with the Development
Charges Background Study and proposed Development Charges By-law as required by
the Development Charges Act, 1997, S.O. 1997, c. 27 (the “DCA”), as a key final step in
updating the Town’s current Development Charges By-law Numbers 6166-19 and 6357-
21, which expire on March 26, 2024.
A detailed consultation has already taken place with the development community
The proposed by-law differs from the Town’s current by-law
The proposed by-law includes a mandatory provision for the phase-in of the new
proposed development charges over a five-year period
Page 1 of 232
February 6, 2024 2 of 10 Report No. FIN24-006
The Development Charges Act provides a mechanism for members of the public
to appeal the revised Development Charges By-law
The proposed by-law once approved may be in force for up to a maximum of ten years
from the date the by-law is enacted by Council. Therefore, if Council enacts the by-law
on March 26, 2024, the by-law may remain active until March 26, 2034, unless Council
enacts a replacement by-law before then.
Background
Since early 2020, the Development Charges Act, S.O. 1997, c. 27 (the “DCA”) has been
subject to several legislative changes.
The present DCA requires that any development charge by-law commencing prior to
January 1, 2020 be reviewed prior to its five-year anniversary. Any development charge
by-law enacted on January 1, 2020 or later must be reviewed prior to its ten-year
anniversary. The Town of Aurora’s current by-law became effective on March 26, 2019,
consequently as per the DCA it will expire on March 26, 2024.
In an effort to ensure that the Town continues to have an active development charges
(DC) by-law in place, it must undertake the following necessary steps under the DCA in
order to renew its DC by-law:
1. The completion of an updated development charges background study and
proposed DC by-law which can be found under attachment #1
2. Hold a public meeting that seeks feedback from public stakeholders on the
Town’s DC Study and proposed by-law
3. Provide at least 20 days’ notice of its scheduled public meeting(s) which the
Town has done
4. Ensure that its draft DC Study and by-law were posted on its web site for 60 days
prior to the passing of the Town’s new by-law.
Any person who attends the Town’s DC Study and proposed by-law public meeting(s)
may make representations relating to the proposed by-law.
If the proposed DC by-law is changed following the public meeting, Council shall
determine whether a further meeting is necessary. Such a determination is final and not
subject to review by a court or the Ontario Land Tribunal.
A Special Meeting of Council is scheduled for today for the purpose of holding the
required statutory Public Meeting. The Meeting was properly advertised to the public.
Page 2 of 232
February 6, 2024 3 of 10 Report No. FIN24-006
The public notice outlined how to obtain copies of the Background Study and draft by-
law. These documents were available from the Town’s website in pdf format, meeting
the 20 days’ notice requirement.
In this meeting, the Town’s consultants, Watson & Associates Economists will firstly
present a short educational session to advise members of the public and Council of the
purpose, mechanism and process for development charges and their calculations.
Watson will then speak to the process, content, and highlights of the updated
Background Study. Following the presentation, any questions will be taken; the Chair of
the Meeting will then invite members of the public to speak, starting with registered
delegates followed by unregistered delegates.
Staff encouraged all developers to communicate with staff in advance of the meeting
on any issues of concern or questions with respect to the Background Study or draft by-
law documents. Staff are hopeful that any concerns that have not already been
addressed, if any, can be reviewed and responses provided at this meeting.
Any new comments, questions and/or suggestions arising from the statutory public
meeting will be referred to staff for consideration.
Analysis
A Development Charges Background Study (“DC Study”) has been prepared in
accordance with the DCA. The proposed draft by-law included as part of the combined
document was prepared by staff and reviewed by Legal Services and the consultant.
The Executive Summary section of the Background Study provides an overview of the
processes, issues and results of the Background Study.
Development charges fund the expansion of services and increases of capacity of
municipal infrastructure to meet the needs of the growing community. Development
charges do not recover 100 per cent of the costs of servicing growth, leaving some
elements and portions for the general tax levy or other sources to fund. The
development charges determined and presented for approval have been calculated in
accordance with the DCA, and optimized to the extent permitted by that legislation.
A detailed consultation has already taken place with development community
Overall, the development community was engaged on two separate occasions seeking
its input; once on September 14, 2023 early in the DC Background Study’s development
and a second time on January 12, 2024 upon its substantial completion. In both
Page 3 of 232
February 6, 2024 4 of 10 Report No. FIN24-006
instances, a general invite was sent out to the Town’s development community through
BILD to its members. In total seven different developers had representation at these
meetings.
Multiple items were discussed at these meetings, such as the relatively minor 1.3 per
cent increase to the DC rate for a single residential unit and the 8.7 per cent increase to
the non-residential DC rate proposed under the new versus current DC by-law. Further, it
was noted that the observed decreases in higher density residential unit type DC rates
under the current versus proposed by-law was mostly the result of the new by-law rates
having been constructed based upon a projected residential unit growth consisting of a
much higher proportion of high-density units than previous DC studies.
The meeting’s presentation was provided to all attendees at their request shortly
afterwards. The presentation was also posted on the Town’s website. In addition, all
attendees as well as the broader development community were notified either directly
by the Town or through BILD to its members as soon as the Town had posted its draft
DC Study and proposed by-law on its website.
The proposed by-law differs from the Town’s current by-law
Staff are required to apply the Town’s development charges by-law on a daily basis.
Staff must also administer and collect development charges for York Region and the
school boards. Each of these entities have their own unique DC by-law which differ from
one another. With this in mind, staff continue seek harmonization of its new draft by-law
where it is reasonable to do so with those of the other entities’ by-laws. The greater the
harmonization of these by-laws, the lower the risk of error in DC fee collection will be.
The most significant changes to the Town’s DC by-law relate to the numerous
amendments to the DCA that have taken place over the past few years. The following
points highlight the most significant changes in comparison to the Town’s existing by-
law.
1. The draft by-law includes additional DC exemptions relating to affordable rental
and owned units, as well as attainable units.
2. Further DC exemptions have been included relating to inclusionary zoning units,
non-profit housing, and the addition of units to existing residential developments.
3. The inclusion of new DC discounts for rental housing that are based upon the
number of proposed bedrooms.
4. The removal of Municipal Parking as an eligible DC service.
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February 6, 2024 5 of 10 Report No. FIN24-006
5. The exclusion of previously eligible capital growth costs such as studies from the
DC rate.
6. The defining of the maximum interest that can be charged for DC instalment
repayment and DC Rate freeze agreements.
7. The inclusion of a new requirement to allocate 60 percent of the DC monies held
within Water, Wastewater and Services Related to Highway reserves.
8. The extension of the DC by-law expiry date from five to ten years.
The proposed by-law includes a mandatory provision for the phase-in of the new
proposed development charges over a five-year period
Included as part of the many Bill 23 legislative changes was the introduction of a new
requirement for municipalities to phase in any new development charge rates arising
from a DC by-law over the first five years of its adoption.
The DCA requires that any new calculated DC rate be phased at a maximum of 80 per
cent, 85 per cent, 90 per cent, 95 per cent, 100 per cent over a five-year period. For
example, if a newly adopted DC by-law results in a new calculated DC rate for a single
residential unit of $30,000, the maximum that this rate can be in the by-law’s first year of
adoption is $24,000 (80 per cent of $30,000). The maximum allowed rate in the second
year of the by-law’s adoption would be $25,500 (85 per cent of $30,000). This rate would
continue to be phased in by 5 per cent increments until reaching the full $30,000 charge
by the beginning of the fifth year of the by-law’s adoption. The Town’s annual DC rates
will continue to be subject to indexation over the course of each year.
This requirement is applicable to any DC by-law passed on or after January 1, 2022.
The Development Charges Act provides a mechanism for members of the public to
appeal the revised development charges by-law
The DCA provides a mechanism for members of the public to appeal the revised
development charges by-law to the Ontario Land Tribunal (the “Tribunal”) within 40 days
following adoption by the Council. The Tribunal then hears and makes a final decision
on the matter. However, until the decision of the Tribunal is issued, the adopted by-law
remains in effect, and development charges as set out therein remain due and payable.
Advisory Committee Review
None
Page 5 of 232
February 6, 2024 6 of 10 Report No. FIN24-006
Legal Considerations
In accordance with the DCA, the Town must have an active DC by-law in place that is
compliant with the DCA to enable the Town’s legal capability to collect development
charges.
Financial Implications
All development charge funds collected are held in dedicated reserve funds until
required for infrastructure investment. Development charges are the Province of
Ontario’s funding tool for municipalities to collect revenues for the funding of the
necessary expansion of town infrastructure and amenities to maintain existing town
service levels as it strives to meet the services demands of the growing community. All
funds collected must remain segregated and used for only the purposes of projects
eligible under the DCA.
The Town plans to spend $255.6 million over the next five years in response to growth,
of which $155.7 million (61 per cent) is recoverable from new development charges
over this period. The remainder of this planned spend must come from other funding
sources, such as the tax levy, water rates, grants, subsidies and other contributions.
Further growth capital requirements that are no longer DC eligible as per recent
legislation changes are excluded from this figure. A more comprehensive assessment
of the Town’s financial impacts arising from these legislative changes will be presented
to Council in a separate report.
Table 1 outlines the sources and purposes of the total development charge revenue
expected to be available over the next five-year period including the $155.7 million in
new development charge revenue as well as any previously collected, but unused
development charge revenue.
Page 6 of 232
February 6, 2024 7 of 10 Report No. FIN24-006
Table 1
Summary Expected DC Revenue By Service Type
Potential D.C. Recoverable Cost
Total Residential
Share
Non-
Residential
Share
Fire Protection Services 7,199,700 4,895,796 2,303,904
Services Related to a Highway 49,056,935 33,358,716 15,698,219
Public Works 3,335,000 2,267,800 1,067,200
Parks and Recreation Services 84,867,678 80,624,295 4,243,384
Library Services 11,703,106 11,117,951 585,155
Wastewater - Sewers 6,870,121 4,671,682 2,198,439
Water Distribution 5,590,687 3,801,667 1,789,020
Total 168,623,227 140,737,906 27,885,321
Increased Service Needs
Attributable to Anticipated
Development
The following tables outline the components and rates of the current by-law indexed
January 1, 2024 and those of the draft by-law arising from the Background Study. Table
2 presents the new development charge by-law rates by development type. Tables 3 and
4 summarize the difference between the current and calculated DC rates for a single
and non-residential development over the first 5 years of the new by-law’s life,
respectively. These rates would be subject to semi-annual indexation.
Table 2
Draft development charge by-law rates by development type
Single and
Semi-Detached
Dwelling
Multiples Apartments -
Large
Apartments -
Small
Special
Care/Special
Dwelling
Units
(per sq.ft. of
Gross Floor
Area)
(per sq.m of
Gross Floor
Area)
Town-Wide Services/Class of Service:
Wastewater Services 1,233 946 692 476 383 0.55 5.92
Water Services 1,003 769 563 387 312 0.45 4.84
Services Related to a Highway 9,404 7,212 5,281 3,629 2,922 4.22 45.42
Fire Protection Services 1,292 991 726 499 401 0.58 6.24
Library Services 2,935 2,251 1,648 1,133 912 0.15 1.61
Parks and Recreation Services 21,280 16,321 11,950 8,211 6,612 1.07 11.52
Total Town-Wide Services/Class of Services 37,147 28,490 20,860 14,335 11,542 7.02 75.56
Service/Class of Service
Page 7 of 232
February 6, 2024 8 of 10 Report No. FIN24-006
Table 3
Residential development charge comparison
2024 2025 2026 2027 2028
Town-Wide Services/Classes:
Wastewater Services 1,071 986 1,048 1,110 1,171 1,233
Services Related to a Highway 8,962 7,523 7,993 8,464 8,934 9,404
Fire Protection Services 1,300 1,034 1,098 1,163 1,227 1,292
Library Services 2,227 2,348 2,495 2,642 2,788 2,935
Parks and Recreation Services 21,435 17,024 18,088 19,152 20,216 21,280
General Government 1,132 - - - - -
Water Services 550 802 853 903 953 1,003
Total Town-Wide Services 36,677 29,718 31,575 33,432 35,290 37,147
Calculated
CurrentService/Class of Service
Table 4
Non-residential development charge comparison
2024 2025 2026 2027 2028
Town-Wide Services/Classes:
Wastewater Services 4.74 4.74 5.03 5.33 5.62 5.92
Services Related to a Highway 40.10 36.34 38.61 40.88 43.15 45.42
Fire Protection Services 5.79 4.99 5.31 5.62 5.93 6.24
Library Services 1.03 1.29 1.37 1.45 1.53 1.61
Parks and Recreation Services 10.26 9.21 9.79 10.37 10.94 11.52
General Government 5.05 - - - - -
Water Services 2.52 3.88 4.12 4.36 4.60 4.84
Non-Residential Comparison
per sq.m
Calculated
Current
Service/Class of Service
It is important to note that Aurora’s development charge is only one of three
development charges applicable to a development within the Town. York Region and
educational development charges would also apply.
Page 8 of 232
February 6, 2024 9 of 10 Report No. FIN24-006
Communications Considerations
This report will be made available on the Town’s website for the public. In addition, as
per Schedule 2 (s. 13 and O. Reg 82/98 s.10 (5)), the Town will provide notice to the
public within 20 days of the passing of the Town’s revised development charge by-law
in a local newspaper.
Notice will also be given by personal service, fax or mail to:
everyone who has given the municipal clerk a written request for notice and -
provided a return address
the clerk of the upper tier municipality involved
the secretary of every school board with jurisdiction within the area to which
the by-law applies
Finally, notification will be made via the Town’s website and other social media
channels.
Climate Change Considerations
There are no directly arising climate change considerations from this report.
Link to Strategic Plan
Setting a DCA compliant Development Charge by-law is the primary tool with which
Ontario municipalities can finance the cost of expanding infrastructure and service
amenities to accommodate growth demands in their communities. Optimizing the
charge within the permissions of the legislation demonstrates the Strategic Plan
principles of Leadership in Corporate Management.
Alternative(s) to the Recommendation
Council may direct staff to make any changes to the draft by-law as long as it remains
compliant with the current DCA and its accompanying regulation, or to respond to any
specific concerns or issues raised by members of the public at the meeting. However,
delays in the implementation of the new by-law may result in the lapsing of the Town’s
current by-law, disabling the Town’s legal capability to collect DCs until such time the
new by-law is enacted.
Page 9 of 232
February 6, 2024 10 of 10 Report No. FIN24-006
Conclusions
Staff recommend that the comments, questions and suggestions arising from this
statutory public meeting be referred back to staff for consideration, if any. Next steps
include Council’s formal review and approval of the Town’s updated DC Study and by-
law. A formal notification will be released upon the Town’s formal adoption of the new
DC by-law.
Attachments
Attachment #1 – Town of Aurora Development Charge Background Study and Proposed
DC By-law
Attachment #2 – Town of Aurora Development Charge Background Study Presentation
Previous Reports
None
Pre-submission Review
Agenda Management Team review on January 18, 2024
Approvals
Approved by Rachel Wainwright-van Kessel, Director, Finance
Approved by Doug Nadorozny, Chief Administrative Officer
Page 10 of 232
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Public MeetingFebruary 6, 2024Town of Aurora2024 Development Charges1Attachment #Page 204 of 232
Format for Public Meeting•Opening Remarks•Public Meeting Purpose•Study Process and Timelines•Development Charges Overview•Presentation of the Proposed Policies and Charges•Presentations by the Public•Questions from Council•Conclude Public Meeting2Page 205 of 232
Public Meeting Purpose•The public meeting is to provide for a review of the D.C.proposal and to receive public input on the proposedpolicies and charges.•The meeting is a mandatory requirement under theDevelopment Charges Act (D.C.A.).•Prior to Council’s consideration of a by-law, a backgroundstudy must be prepared and available to the public aminimum 60 days prior to the D.C. by-law passage.3Page 206 of 232
Study Process and Timelines9Project Kick-off Meeting –June 16, 20239Data Compilation –June to November 20239Policy Review –June to November 20239Staff Interviews (Review Service Standards, Capital, Growth Forecast, etc.) –September 20239Stakeholder Presentation #1 –September 14, 20239Council Workshop –October 3, 20239Stakeholder Presentation #2 –January 12, 20249Final Report and Draft By-law –January 23, 2024Mandatory Public Meeting –February 6, 2024¾General Committee Meeting –March 5, 2024¾Council Consideration of D.C. By-law–March 26, 20244Page 207 of 232
Development Charges (D.C.)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, sidewalks, streetlights, etc.)•Municipalities are empowered to impose these charges via the Development Charges Act (D.C.A.)5Page 208 of 232
D.C. Eligible Services1.Water2.Wastewater3.Storm water drainage4.Services related to a highway5.Electrical power services.6.Toronto-York subway extension.7.Transit 8.Waste diversion9.Policing Services10.Fire protection11.Ambulance12.Library13.Long-term Care14.Parks and Recreation15.Public Health services16.Childcare and early years services17.Housing services18.Provincial Offences Act19.Emergency Preparedness20.Airports (Waterloo Region only)6These are the current D.C. eligible services being considered in the calculations*Amended as per Bill 23Page 209 of 232
Changes to D.C. Legislation - OverviewThere were a number of changes to the D.C.A. since the passage of the Town’s 2019 D.C. By-law which were detailed in the Town’s 2021 D.C. Update Study. These changes were provided through: •Bill 108: More Homes, More Choice Act, 2019•Bill 138: Plan to Build Ontario Together Act, 2019•Bill 197: COVID-19 Economic Recovery Act, 2020 •Bill 213: Better for People, Smarter for Business Act, 2020Since the completion of the D.C. Update Study in 2021, further legislative changes have been made to the D.C.A. through Bill 23, More Homes Built Faster Act, 2022 and Bill 134, Affordable Homes and Good Jobs Act, 2023.7Page 210 of 232
Bill 23 Overview•The Province passed Bill 23: More Homes Built Faster Act,2022 on November 28, 2022•This Bill amends a number of pieces of legislation,including the Development Charges Act (D.C.A.), and thePlanning Act•These changes impact development charges (D.C.s),community benefits charges (C.B.C.s), and parklanddedication•The changes provided through Bill 23 negatively impactthe Town’s ability to collect revenues to fund growth-related capital expenditures8Page 211 of 232
Changes to D.C. LegislationBill 23/Bill 1349Currently Not in Force:•Affordable Rental Unit: Where rent is no more than 80% of the average market rent, as defined by a new Bulletin,published by the Ministry of Municipal Affairs and Housing. •Affordable Owned Unit: Where the price of the unit is no more than 80% of the average purchase price, as defined by a new Bulletin, published by the Ministry of Municipal Affairs and Housing.•Attainable Unit: Excludes affordable units and rental units, will be defined as prescribed development or class of developmentand sold to a person who is at “arm’s length” from the seller.•Note: for affordable and attainable units, the municipality shall enter into an agreement which ensures the unit remains affordable or attainable for 25 years.Note: Bill 134 received Royal Assent on December 4, 2023, which provides a new definition of “affordable” under the D.C.A.:•Owned unit (lesser of): cost is less than 30% of the 60thpercentile of income for households in the municipality or 90% of the average purchase price as defined in a new Bulletin•Rental unit (lesser of): rent is less than 30% of the 60thpercentile of income for rental households or average market rent set out in a new BulletinCurrently in Force:•Inclusionary Zoning Units: Affordable housing units required under inclusionary zoning by-laws •Non-Profit Housing: Non-profit housing units are exempt from D.C. installment. Outstanding installment payments due after this section comes into force will also be exempt from payment of D.C.s.•Additional Residential Unit Exemptions (units in existing rental buildings, 2nd and 3rd units in existing and new singles, semis, and rowhouses)Page 212 of 232
Changes to D.C. Legislation (continued)Bill 23D.C. Discounts:•Rental Housing Discount (based on number of bedrooms –15%-25%)D.C. Revenue Reduction:•Removal of Housing as an Eligible D.C. Service•Capital Cost Amendments (restrictions to remove studiesand land)•Mandatory Phase-In of D.C. (Maximum charge of 80%, 85%, 90%, 95%,100% for first 5 Years of the by-law) - These rules apply to a D.C. by-law passed on or after January 1, 2022•Historical Levels of Service from 10 years to 15 years10*Note: Currently under review by the ProvincePage 213 of 232
Changes to D.C. Legislation (continued)Bill 23D.C. Administration:•Maximum Interest Rate for Installments and D.C. Freeze (maximuminterest rate would be set at the average prime rate plus 1%)•Requirement to Allocate 60% of the monies in the reserve funds forWater, Wastewater, and Services Related to a Highway•D.C. by-law expiry extended to 10 years11Page 214 of 232
D.C. Methodology –Simplified Steps1.Identify amount, type and location of growth2.Identify servicing needs to accommodate growth3.Identify capital costs to provide services to meet the needs4.Deduct:i.Grants, subsidies and other contributionsii.Benefit to existing developmentiii.Amounts in excess of 15-year historical service calculationiv.D.C. Reserve funds (where applicable)5.Net costs then allocated between residential and non-residentialbenefit6.Net costs divided by growth to calculate the D.C.12Page 215 of 232
Overview of the D.C. Calculation$Cost of Infrastructure Required to Accommodate GrowthResidential and Non-residential GrowthDevelopment Charge per Unit (for Residential Growth)Development Charge per sq.ft. (sq.m) (for Non-residential Growth)Development Charges13Page 216 of 232
Relationship Between Needs to Service New Development vs. FundingService New Growth/UsersDevelopment ChargesRates, Taxes, Reserves, etc.14Page 217 of 232
ExemptionsMandatory Exemptions•Upper/Lower Tier Governments and School Boards;•Industrial building expansions (may expand by 50% with no D.C.);•Development of lands intended for use by a university that receives operating funds from the Government (as per Bill 213);•May add up to 2 apartments in an existing or new detached, semi-detached, or rowhouse (including in an ancillary structure);•Add one additional unit or 1% of existing units in an existing rental residential building;•Affordable and attainable units (to be in force at a later date);•Affordable inclusionary zoning units;•Non-profit housing;•Discount for Rental units based on bedroom size; and•Phase-in of D.C.s.Discretionary Exemptions•Reduce in part or whole D.C. for types of development or classes of development (e.g.industrial or churches);•May phase-in over time; and•Redevelopment credits to recognize what is being replaced on site (not specific in the Act but provided by case law).15*Amended as per Bill 23Page 218 of 232
Current Discretionary Exemptions16•Private schools;•cemetery or burial grounds;•places of worship;•non-residential uses permitted pursuant to section 39 of the Planning Act or any successor thereto;•the issuance of a building permit not resulting in the creation of additional gross floor area;•agricultural uses; •public hospitals; and•land vested in or leased to a university that receives regular and ongoing operating funds from the government for the purposes of post-secondary education.All current exemptions are proposed to continue in the draft by-law.Page 219 of 232
Growth Forecast Summary1710 Year2024 to 2034(Net) Population Increase 13,384Residential Unit Increase 5,899Non-Residential Gross Floor Area Increase (sq.ft.) 3,977,700MeasurePage 220 of 232
Services Being IncludedTown-wide Services:•Fire Protection Services;•Services Related to a Highway;•Public Works (Facilities and Fleet);•Parks & Recreation Services; •Library Services;•Water Services; and•Wastewater Services.18Page 221 of 232
Current Development Charge Rates19As of January 1, 2024Non-ResidentialServiceSingle & Semi DetachedMultiplesApartments 700 sq.ft. and OverApartments Under 700 sq.ft.Special Care/Special Dwelling Unitsper sq.mGeneral ServicesFire Protection Services 1,300 968 786 538 402 5.79Parks and Recreation Services 21,435 15,936 12,946 8,874 6,604 10.26Library Services 2,227 1,656 1,345 921 686 1.03General Government 1,132 843 685 468 349 5.05Total General Services 26,094 19,403 15,762 10,801 8,041 22.13Engineering ServicesServices Related to a Highway 8,962 6,662 5,415 3,712 2,761 40.10Wastewater Services 1,071 798 647 446 329 4.74Water Services 550 410 332 227 170 2.52Total Engineering Services 10,583 7,870 6,394 4,385 3,260 47.36Total Services 36,677 27,273 22,156 15,186 11,301 69.49ResidentialPage 222 of 232
Calculated Development Charge Rates20*Note: The above D.C. rates are subject to the mandatory phase-in from Bill 23Single and Semi-Detached DwellingMultiplesApartments 700 sq.ft. and OverApartments Under 700 sq.ft.Special Care/Special Dwelling Units(per sq.ft. of Gross Floor Area)(per sq.m of Gross Floor Area)General Services:Fire Protection Services 1,292 991 726 499 401 0.58 6.24Parks and Recreation Services 21,280 16,321 11,950 8,211 6,612 1.07 11.52Library Services 2,935 2,251 1,648 1,133 912 0.15 1.61Total General Services 25,507 19,563 14,324 9,843 7,925 1.80 19.38Engineering Services:Services Related to a Highway 9,404 7,212 5,281 3,629 2,922 4.22 45.42Wastewater Services 1,233 946 692 476 383 0.55 5.92Water Services 1,003 769 563 387 312 0.45 4.84Total Engineering Services 11,640 8,927 6,536 4,492 3,617 5.22 56.19Total Services 37,147 28,490 20,860 14,335 11,542 7.02 75.56ServiceRESIDENTIAL NON-RESIDENTIALPage 223 of 232
Development Charges Comparison –Residential (single detached)21*Note: The calculated D.C. rates would equal to $29,718 due to the mandatory phase-inService Current CalculatedTown-Wide Services:Wastewater Services 1,071 1,233Services Related to a Highway 8,962 9,404Fire Protection Services 1,300 1,292Library Services 2,227 2,935Parks and Recreation Services 21,435 21,280General Government 1,132 -Water Services 550 1,003Total Town-Wide Services 36,677 37,147Page 224 of 232
Development Charges Comparison –Non-Residential22*Note: The calculated D.C. rates would equal to $60.45 per sq.m or $5.62 per sq.ft. due to the mandatory phase-inCurrent Calculated Current CalculatedTown-Wide Services:Wastewater Services 4.74 5.92 0.44 0.55Services Related to a Highway 40.10 45.42 3.73 4.22Fire Protection Services 5.79 6.24 0.54 0.58Library Services 1.03 1.61 0.10 0.15Parks and Recreation Services 10.26 11.52 0.95 1.07General Government 5.05 - 0.47 -Water Services 2.52 4.84 0.23 0.45Total Town-Wide Services 69.49 75.56 6.46 7.02per sq.m per sq.ft.ServicePage 225 of 232
Survey of Comparator Municipalities23Page 226 of 232
Residential D.C. Survey –Single Detached241Includes stormwater charge based on area - assuming 12 homes per acre$0$20,000$40,000$60,000$80,000$100,000$120,000$140,000$160,000$180,000$200,000$ per Single Detached DwellingUpper Tier ChargesLower/Single Tier ChargesEducation DC'sPage 227 of 232
Non-Residential D.C. Survey - Retail251Includes stormwater charge based on area - assuming 33% lot coverage$0$10$20$30$40$50$60$70$80$90$100$ per sq.ft.Upper Tier ChargesLower/Single Tier ChargesEducation DC'sPage 228 of 232
Non-Residential D.C. Survey –Non-Retail261Includes stormwater charge based on area - assuming 33% lot coverage2Note: Industrial development is exempt in Toronto 3Non-Industrial Rate presented. Note - Brampton & Mississauga classify as Industrial vs. Non-Industrial$0$10$20$30$40$50$60$70$80$90$100$ per sq.ft.Upper Tier ChargesLower/Single Tier ChargesEducation DC'sPage 229 of 232
Study Process and Timelines9Project Kick-off Meeting –June 16, 20239Data Compilation –June to November 20239Policy Review –June to November 20239Staff Interviews (Review Service Standards, Capital, Growth Forecast, etc.) –September 20239Stakeholder Presentation #1 –September 14, 20239Council Workshop –October 3, 20239Stakeholder Presentation #2 –January 12, 20249Final Report and Draft By-law –January 23, 20249Mandatory Public Meeting –February 6, 2024¾General Committee Meeting –March 5, 2024¾Council Consideration of D.C. By-law–March 26, 202427Page 230 of 232
Questions28QuestionsPage 231 of 232
The Corporation of The Town of Aurora By-law Number XXXX-24 Being a By-law to confirm actions by Council resulting from a Special Meeting of Council on February 6, 2024. The Council of the Corporation of The Town of Aurora hereby enacts as follows:
1. That the actions by Council at its Special Meeting of Council held on February 6,
2024, in respect of each motion, resolution and other action passed and taken by
the Council at the said meeting is 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.
Enacted by Town of Aurora Council this 6th day of February, 2024.
Tom Mrakas, Mayor
Michael de Rond, Town Clerk
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