Agenda - Special Council - 20241001Town of Aurora
Special Meeting of Council Agenda
Date:Tuesday, October 1, 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 FIN24-043 - Amending Development Charge Bylaw as per Bill 185 Public
Meeting
1
(Presentation to be provided by Byron Tan, Manager, Watson &
Associates Economists Ltd.)
That Report No. FIN24-043 be received; and1.
That the memo dated August 23, 2024, Re. 2024 Development
Charges Background Study Update – Amendments as per Bill
185 be endorsed; 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 October 1, 2024
27
8.Adjournment
100 John West Way
Aurora, Ontario
L4G 6J1
(905) 727-3123
aurora.ca
Town of Aurora
Council Report
No. FIN 2 4 -043
Subject: Amending Development Charge Bylaw as per Bill 185 Public Meeting
Prepared by: Jason Gaertner, Manager Financial Management
Department: Finance
Date: October 1, 2024
_
Recommendation
1. That Report No. FIN24-043 be received; and
2. That the memo dated August 23, 2024, Re. 2024 Development Charges Background
Study Update – Amendments as per Bill 185 be endorsed; 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
On June 6, 2024, Bill 185 “Cutting Red Tape to Build More Homes Act, 2024” received
royal assent which necessitated multiple changes to the Town’s DC Study and bylaw.
Most of these changes were previously implemented through amending DC By-law No.
6614-24 as per the Development Charges Act’s (DCA) process for minor amendments
to DC By-laws. The remaining required changes arising from this Bill must be addressed
under the DCA through its formal amendment process.
The intent of this report is to present Council and the public with a proposed amending
Development Charges By-law as required by the Development Charges Act, 1997, S.O.
1997, c. 27 (the “DCA”), which will address the remaining changes arising from Bill 185
as well as other arising minor amendment requirements.
Page 1 of 27
October 1, 2024 2 of 7 Report No. FIN24-043
On June 6, 2024, the province approved multiple changes to the Development
Charges Act and the accompanying regulations
The proposed amending Development Charges By-law is required to adhere to
Sections 10 to 18 of the DCA
The proposed amending Development Charges By-law addresses the remaining
Bill 185 changes, as well as other minor amendment needs
The Development Charges Act provides a mechanism for members of the public
to appeal the proposed amending Development Charges By-law
Background
On June 6, 2024, the province approved multiple changes to the Development Charges
Act and the accompanying regulations
On April 10, 2024, the province tabled Bill 185 “Cutting Red Tape to Build More Homes
Act, 2024”. This Act proposed multiple changes to the DCA and Planning Act.
On June 6, 2024, Bill 185 received Royal Assent. The approved changes to the DCA and
Ontario Regulation 82/98 under the DCA included:
The definition of eligible capital costs were updated to include certain growth
studies
The removal of the mandatory phase-in of charges
The process for minor amendments to DC bylaws
A reduction of time for the DC rate freeze related to site plan and zoning bylaw
amendment planning application
Modernizing public notice requirements
Implementation of the Affordable Residential Unit Exemptions
In recognition that the Town would need to update its DC calculations and bylaw, staff
engaged Watson & Associates to update the Town’s DC calculations and create the
necessary amending DC bylaws.
On June 26th DC amending Bylaw No. 6614-24 was adopted by Council. This bylaw
addressed the majority of the changes arising as a result of Bill 182. Tonight’s
presented amending DC bylaw addresses the one remaining Bill requirement being the
reduction to the frozen DC rate period from 24 to 18 months.
Page 2 of 27
October 1, 2024 3 of 7 Report No. FIN24-043
The proposed amending Development Charges By-law is required to adhere to Sections
10 to 18 of the DCA
Section 10 to 18 of the DCA include the following key requirements:
Completion of an updated DC background study, including a requirement to post
the background study for 60 days prior to passage of the amending DC By-law
Passage of a DC By-law within one year of the completion of the DC background
study
A public meeting, including notice requirements
The ability to appeal the bylaw to the Ontario Land Tribunal
As the proposed amending DC By-law is reflective of a policy change only, the
memorandum dated August 23, 2024, Re. 2024 Development Charges Background
Study Update – Amendments as per Bill 185 which can be found under Attachment 1,
will be used as the DC Background Study.
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.
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.
The public notice outlined how to obtain copies of the proposed amending DC bylaw
and Background Study. 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
outlining the reason for the amending DC By-law and the process for its review and
approval. 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.
Any new comments, questions and/or suggestions arising from the statutory public
meeting will be referred to staff for consideration.
Page 3 of 27
October 1, 2024 4 of 7 Report No. FIN24-043
Analysis
The proposed amending development charges by-law addresses the remaining Bill 185
changes, as well as other minor amendment needs
Further to the recent changes undertaken by the Town through By-law No. 6614-24, the
Town must make one final revision to its DC By-law arising from Bill 185.
The current DCA requires developments that are subject to a site plan and/or a zoning
bylaw amendment application have their DC rates frozen as of the date of their related
application’s submission. Previously, the DCA required that frozen rates be in effect for
a period of 24 months (two years) commencing on the date that the related application
is approved. If a building permit is not issued within this frozen rate period, the
prevailing DC rates at the time the DC payable becomes due would be applicable. Bill
185 reduced the minimum frozen rate period from 24 to 18 months; effectively meaning
that any application submissions after June 5, 2024, would be subject to the shorter
frozen rate period.
To align with this legislative change, the Town must update its DC By-law. This bylaw
amendment does not meet the defined DCA criteria for a minor amendment; meaning
the Town would need to adhere to the above noted sections 10 through 18
requirements.
Further, it is proposed that a definition for Retail be added to the Town’s DC By-law to
ensure its greater alignment with York Region’s DC By-law.
These changes are included as part of the proposed amending DC By-law which can be
found under Attachment 2.
The Development Charges Act provides a mechanism for members of the public to
appeal the proposed amending development charges by-law
The DCA provides a mechanism for members of the public to appeal the proposed
amending 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 bylaw remains in effect, and its proposed amendments remain effective.
Advisory Committee Review
None
Page 4 of 27
October 1, 2024 5 of 7 Report No. FIN24-043
Legal Considerations
As per the DCA, 1997, 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 DC.
Financial Implications
The proposed amending DC By-law’s financial implications are difficult to quantify as
the impact will differ for each individual development application. However, it can be
assumed that the reduced frozen DC rate period will result in moderate increased
development charge revenue for the Town from development applications submitted on
June 6, 2024, and onwards.
As the Town’s prevailing DC rates are subject to regular indexation, these rates will be
greater than frozen rates resulting in a gross savings to the developer. This gross
savings is partially offset by an interest charge. The amount of interest charged is
determined by the time period when a development application is submitted, and the
development charges become payable.
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 bylaw applies
Finally, notification will be made via the Town’s website and other social media
channels.
Page 5 of 27
October 1, 2024 6 of 7 Report No. FIN24-043
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 changes to the draft amending DC 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 this bylaw amendment may result in a risk of
bylaw appeal for non-compliance with the current DCA.
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 proposed amending DC By-law. A
formal notification will be released upon the Town’s formal adoption of the proposed
amending DC By-law.
Attachments
Attachment #1 – Memorandum dated August 23, 2024, 2024 Development Charges
Background Study Update – Amendments as per Bill 185
Attachment #2 – DC By-law amending bylaw
Attachment #3 – Presentation: Aurora DC Update Public Meeting
Page 6 of 27
October 1, 2024 7 of 7 Report No. FIN24-043
Previous Reports
None
Pre-submission Review
Agenda Management Team review on September 12, 2024
Approvals
Approved by Rachel Wainwright-van Kessel, Director, Finance
Approved by Doug Nadorozny, Chief Administrative Officer
Page 7 of 27
Memorandum
2233 Argentia Rd.
Suite 301
Mississauga, Ontario
L5N 2X7
Office: 905-272-3600
Fax: 905-272-3602
www.watsonecon.ca H:\Aurora\2024 DC\Report\DC Update Memo - Rate Freeze and
Definition.docx
To Jason Gaertner, Manager, Financial Management / Deputy
Treasurer
From Byron Tan, Manager, Watson & Associates Economists Ltd.
Date August 23, 2024
Re: 2024 Development Charges Background Study Update –
Amendments as per Bill 185
Fax ☐ Courier ☐ Mail ☐ Email ☒
1.Background and Legislation
The Town of Aurora currently imposes Town-wide Development Charges (D.C.) through
By-law 6592-24. This by-law, which was passed on March 27, 2024, was enacted to
update capital costs and to reflect recent amendments to the Development Charges Act
(D.C.A.) prior to the introduction of Bill 185.
On April 10, 2024, the Province released proposed changes to the D.C.A. via Bill 185:
Cutting Red Tape to Build More Homes Act, 2024. The Bill received Royal Assent on
June 6, 2024. This Bill reversed many of the key changes that were implemented
through Bill 23: More Homes Built Faster Act and are summarized as follows:
Revised Definition of Capital Costs
Bill 185 reversed the capital cost amendments of Bill 23 by reinstating studies as
an eligible capital cost.
Removal of Mandatory Phase-in
Bill 23 required the phase-in of charges imposed in a D.C. by-law over a five-year
term for any by-laws passed after January 1, 2022. Bill 185 removed this
mandatory phase-in.
For site plan and zoning by-law amendment applications that were made prior to
Bill 185 receiving Royal Assent, the charges payable will be the charges that
were in place on the day the planning application was made (i.e., including the
mandatory phase-in).
Page 8 of 27
Watson & Associates Economists Ltd. PAGE 2
DC Update Memo - Rate Freeze and Definition
Process for Minor Amendments to D.C. By-laws
Section 19 of the D.C.A. requires that a municipality must follow sections 10
through 18 of the D.C.A. (with necessary modifications) when amending D.C. by -
laws. Sections 10 through 18 of the D.C.A. generally require s the following:
• Completion of a D.C. background study, including the requirement to post
the background study 60 days prior to passage of the D.C. by-law;
• Passage of a D.C. by-law within one year of the completion of the D.C.
background study;
• A public meeting, including notice requirements; and
• The ability to appeal the by-law to the Ontario Land Tribunal.
Bill 185 allows municipalities to undertake minor amendments to D.C. by -laws for
the following purposes without adherence to the requirements noted above (with
the exception of the notice requirements):
1. To repeal a provision of the D.C. by-law specifying the date the by-law
expires or to amend the provision to extend the expiry date (subject to the
10-year limitations provided in the D.C.A.);
2. To impose D.C.s for studies, including the D.C. background study; and
3. To remove the provisions related to the mandatory phase -in of D.C.s.
Minor amendments related to items imposing D.C.s for studies and to remove the
mandatory phase-in noted above may be undertaken only if the D.C. by-law
being amended was passed after November 28, 2022, and before Bill 185 came
into effect. Moreover, the amending by-law must be passed within six months of
Bill 185 taking effect.
Notice requirements for these minor amending by-laws are similar to the typical
notice requirements, with the exception of the requirement to identify the last day
for appealing the by-law (as these provisions do not apply).
Reduction of D.C. Rate Freeze Timeframe
Changes to the D.C.A. in 2020 provided for the requirement to freeze D.C.s
imposed on developments subject to a site plan and/or a zoning by -law
amendment application. The D.C. rate for these developments is “frozen” at the
rates that were in effect at the time the site plan and/or zoning by-law
amendment application was submitted (subject to applicable interest). Once the
application is approved by the municipality, if the date the D.C. is payable is more
than two years from the approval date, the D.C. rate freeze would no longer
apply. Bill 185 reduced the two-year timeframe to 18 months. Note, this change
Page 9 of 27
Watson & Associates Economists Ltd. PAGE 3
DC Update Memo - Rate Freeze and Definition
is not subject to the minor amendment provisions introduced and must follow the
full D.C. by-law amendment process.
Modernizing Public Notice Requirements
The D.C.A. sets out the requirements for municipalities to give notice of public
meetings and of by-law passage. These requirements are prescribed in sections
9 and 10 of O. Reg. 82/98 and include giving notice in a newspaper of sufficiently
general circulation in the area to which the by-law would apply. The regulatory
changes modernize the public notice requirements by allowing municipalities to
provide notice on a municipal website if a local newspaper is not available . Note,
this change is in effect as of July 1, 2024.
Subsequent to the release of Bill 185, the Town of Aurora passed an amending By-law
(6614-24) on June 25, 2024 to include growth studies as part of the D.C. calculations.
However, changes related to the rate freeze in Bill 185 were not included as it is not
subject to the minor amendment provisions introduced and must follow the full D.C. by -
law amendment process. Therefore, the changes with respect to the timing of the rate
freeze are being addressed as part of this document.
Moreover, the Town has requested that the definition of Retail, as described in York
Region’s D.C. By-law, be included as part of this update.
2. Amendments to the Town’s D.C. By-law
Further to the recent D.C. changes undertaken by the Town through By -law 6614-24,
the following revisions are proposed (the draft amending By-law is included in the
Appendix):
• Revise the D.C. rate freeze timeframe from two years to 18-months for Site Plan
and Zoning By-law Amendment applications; and
• To include a definition for Retail.
As per the legislation, section 19 of the D.C.A. applies. Therefore a D.C. background
study is required for this amendment. Note that as this change is reflective of a policy
change only, this memo shall be utilized as the D.C. background study required for the
public process. This memo will be posted on the Town’s website to meet the
requirements of ensuring the study is available to the public at least 60 pays prior to the
by-law passage. A public meeting will also be held before the by-law are passed.
Council will consider the passage of the amending D.C. by-law at least 60 days after
this background study is posted to the Town’s website.
Page 10 of 27
Watson & Associates Economists Ltd. PAGE 4
DC Update Memo - Rate Freeze and Definition
2.1.1 Requirements of Section 19 of the D.C.A.
As noted above, Section 19 of the D.C.A. provides for the requirements to amend a
D.C. by-law. Section 19 notes that “Sections 10 to 18 apply, with necessary
modifications, to an amendment to a development charge by-law other than an
amendment by, or pursuant to an order of, the Ontario Land Tribunal”. As such, the
following commentary is provided:
• Section 10: Requires a D.C. Background Study which identifies the growth
forecast, capital costs, deductions, allocation between residential and non-
residential benefit, and the associated D.C. calculations, level of service
calculations, examination of the long-term operating and capital costs required,
and preparation of an asset management plan. In addition, the study must be
posted to the Town’s website at least 60 days prior to the passing of the
amending D.C. by-laws.
o None of these items from the 2024 D.C. background study are being
changed by this amendment. This memo will be considered the D.C.
background study and form the basis for the amending by-laws. This
memo will be posted on the Town’s website 60 day prior to by-law
passage.
• Section 11: Requires that a D.C. by-law may only be passed within one-year of
the study.
o The amendments are anticipated to occur within one year of this study.
• Section 12: Requires a public meeting to be undertaken.
o A public meeting will be held regarding this amendment.
• Sections 13 to 18: Outlines the process for appeals
o This amendment will be subject to appeal to the Ontario Land Tribunal.
Based on the above, the requirements of Section 19 of the D.C.A. will be met.
3. Recommendations
It is recommended that Council:
“Approve the memo dated August 23, 2024 Re: 2024 Development Charges
Background Study Update – Amendments as per Bill 185”;
“Determine that no further public meeting is required”; and
“Approve the amending D.C. by-law as set out in Appendix A”.
Page 11 of 27
Watson & Associates Economists Ltd. PAGE A-1
H:\Aurora\2024 DC\Report\DC Update Memo - Rate Freeze and Definition.docx
Appendix A
Draft Amending By-law
Page 12 of 27
The Corporation of the Town of Aurora
By-law Number XXXX-24
Being a By-law to amend By-law Number 6592-24 to establish
development charges for the Town of Aurora.
Where subsection 2 (1) of the Development Charges Act, 1997, S.O. 1997, c.27 (“the
Act”) provides that the council of a municipality may by by-law impose development
charges against land to pay for increased capital costs required because of increased
needs for services arising from the development of the area to which the by-law applies;
And whereas section 19 of the Act was also amended to provide for amendments to be
made to a development charges by-law;
And whereas on March 26, 2024, the Council of The Corporation of the Town of Aurora
enacted By-law Number 6592-24, as amended on June 25, 2024, to establish
development charges for the Town of Aurora;
And whereas a development charges background update study has been completed
and made available on August 23, 2024 in accordance with the Act;
And whereas the Council of The Corporation of the Town of Aurora has given notice
and held a public meeting on the 1st day of October, 2024 in accordance with the Act
and the regulations thereto;
Now therefore the Council of The Corporation of the Town of Aurora hereby enacts as
follows:
1. By-law 6592-24 is hereby amended as follows:
a. Include a definition for “Retail” in section 1.1
“Retail” means lands, buildings or structures used or designed or intended
for use for the sale or rental or offer for sale or rental of goods or services
to the general public for consumption or use and shall include, but not be
limited to, a banquet hall, a funeral home, but shall exclude office.
b. Section 3.17 is hereby repealed, and substituted with the following:
3.17 (a) Where the development of land results from the approval of a
site plan or zoning by-law amendment received between January
1, 2020 and June 5, 2024, and the approval of the application
occurred within two years of building permit issuance, the
development charges under subsections 3.6 and 3.7 shall be
calculated on the rates set out in Schedule "B" on the date of the
planning application is deemed complete, including interest.
Where both planning applications apply development charges
under subsections 3.6 and 3.7, the calculations shall be based on
the date of the later planning application as set out in Schedule
"B", including interest (calculated in accordance with the Town’s
Interest Rate Policy). Otherwise, the current rates under Schedule
“B” will apply excluding interest.
Page 13 of 27
By-law Number 6614-24 Page 2 of 2
3.17 (b) Where the development of land results from the approval of a
site plan or zoning by-law amendment received on or after June
6, 2024, and the approval of the application occurred within 18
months of building permit issuance, the development charges
under subsections 3.6 and 3.7 shall be calculated on the rates
set out in Schedule "B" on the date of the planning application is
deemed complete, including interest. Where both planning
applications apply development charges under subsections 3.6
and 3.7, the calculations shall be based on the date of the later
planning application as set out in Schedule "B", including interest
(calculated in accordance with the Town’s Interest Rate Policy).
Otherwise, the current rates under Schedule “B” will apply
excluding interest.
Now therefore the Council of The Corporation of the Town of Aurora hereby enacts as
follows:
1. This By-law shall come into force and effect on the date of final passage hereof.
Enacted by Town of Aurora Council this 22nd day of October, 2024.
Tom Mrakas, Mayor
Michael de Rond, Town Clerk
Page 14 of 27
The Corporation of the Town of Aurora
By-law Number XXXX-24
Being a By-law to amend By-law Number 6592-24 to establish
development charges for the Town of Aurora.
Where subsection 2 (1) of the Development Charges Act, 1997, S.O. 1997, c.27 (“the
Act”) provides that the council of a municipality may by by-law impose development
charges against land to pay for increased capital costs required because of increased
needs for services arising from the development of the area to which the by-law applies;
And whereas section 19 of the Act was also amended to provide for amendments to be
made to a development charges by-law;
And whereas on March 26, 2024, the Council of The Corporation of the Town of Aurora
enacted By-law Number 6592-24, as amended on June 25, 2024, to establish
development charges for the Town of Aurora;
And whereas a development charges background update study has been completed
and made available on August 23, 2024 in accordance with the Act;
And whereas the Council of The Corporation of the Town of Aurora has given notice
and held a public meeting on the 1st day of October, 2024 in accordance with the Act
and the regulations thereto;
Now therefore the Council of The Corporation of the Town of Aurora hereby enacts as
follows:
1. By-law 6592-24 is hereby amended as follows:
a. Include a definition for “Retail” in section 1.1
“Retail” means lands, buildings or structures used or designed or intended
for use for the sale or rental or offer for sale or rental of goods or services
to the general public for consumption or use and shall include, but not be
limited to, a banquet hall, a funeral home, but shall exclude office.
b. Section 3.17 is hereby repealed, and substituted with the following:
3.17 (a) Where the development of land results from the approval of a
site plan or zoning by-law amendment received between January
1, 2020 and June 5, 2024, and the approval of the application
occurred within two years of building permit issuance, the
development charges under subsections 3.6 and 3.7 shall be
calculated on the rates set out in Schedule "B" on the date of the
planning application is deemed complete, including interest.
Where both planning applications apply development charges
under subsections 3.6 and 3.7, the calculations shall be based on
the date of the later planning application as set out in Schedule
"B", including interest (calculated in accordance with the Town’s
Interest Rate Policy). Otherwise, the current rates under Schedule
“B” will apply excluding interest.
Page 15 of 27
By-law Number 6614-24 Page 2 of 2
3.17 (b) Where the development of land results from the approval of a
site plan or zoning by-law amendment received on or after June
6, 2024, and the approval of the application occurred within 18
months of building permit issuance, the development charges
under subsections 3.6 and 3.7 shall be calculated on the rates
set out in Schedule "B" on the date of the planning application is
deemed complete, including interest. Where both planning
applications apply development charges under subsections 3.6
and 3.7, the calculations shall be based on the date of the later
planning application as set out in Schedule "B", including interest
(calculated in accordance with the Town’s Interest Rate Policy).
Otherwise, the current rates under Schedule “B” will apply
excluding interest.
Now therefore the Council of The Corporation of the Town of Aurora hereby enacts as
follows:
1. This By-law shall come into force and effect on the date of final passage hereof.
Enacted by Town of Aurora Council this 22nd day of October, 2024.
Tom Mrakas, Mayor
Michael de Rond, Town Clerk
Page 16 of 27
2024 Development Charges Public MeetingOctober 1, 2024 Town of Aurora0Page 17 of 27
Format for Public Meeting•Opening Remarks•Public Meeting Purpose•Legislative Changes•Proposed Policy Updates•Study Process and Timelines•Presentations by the Public•Questions from Council•Conclude Public Meeting1Page 18 of 27
Public Meeting Purpose•The public meeting is to provide for a review of the D.C. background study addendum and to receive public input on the proposed policy changes•The meeting is a mandatory requirement under the Development Charges Act (D.C.A.)•Prior to Council’s consideration of a by-law, a background study must be prepared and available to the public a minimum 60 days prior to the D.C. by-law passage2Page 19 of 27
Recent Changes to D.C. LegislationNote: in addition to the above, the Affordable Rental/Owned Units Exemptions came into force on June 1, 2024 3Bill 185:Cutting Red Tape to Build More Homes Act, 2024 On April 10, 2024, the Province released proposed changes to the D.C.A. via Bill 185: Cutting Red Tape to Build More Homes Act, 2024. The Bill received Royal Assent on June 6, 2024. This Bill reversed many of the key changes that were implemented through Bill 23: More Homes Built Faster Act and are summarized as follows:•Removal of mandatory phase-in of charges•Re-inclusion of studies as an eligible capital cost (included in calculated rates)•D.C. rate freeze for zoning by-law amendment applications: reduction from two years to 18 months•Process for minor amendments to D.C. by-laws•Modernizing public notice requirementsPage 20 of 27
Affordable/Attainable Exemptions*Bulletin published by the Ministry of Municipal Affairs and HousingBill 1344Affordable Amounts (Aurora)Affordable Monthly Rent: Affordable Owned Unit:Bill 134 DefinitionsAffordable Rental Unit: rent is less than 30% of the 60thpercentile of income for rental households or average market rent set out in a new Bulletin*Affordable Owned Unit: 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*Attainable Unit: yet to be defined by legislationDefinitions for “affordable” under the D.C.A. were updated by Bill 134, which received Royal Assent on December 4, 2023. As per s 4.1 of the D.C.A. the affordable rental unit and affordable owned unit exemptions are in effect as of June 1, 2024.Bachelor: $1,0221 Bedroom: $1,3712 Bedroom: $1,7943+ Bedroom: $2,065$506,600for All Unit TypesPage 21 of 27
Recent Bill 185 Updates•As part of the Bill 185 updates, the Town utilized the minor amendment provisions under Section 19 of the D.C.A. to include Growth Related Studies as part of the D.C. Calculations.•The Amending By-law to include this change was approved by Council on June 25, 2024.5Page 22 of 27
This Development Charges Update•To ensure that the remainder of the changes arising from Bill 185 were reflected within its D.C. By-law, the Town has requested a further update.•This involves revising the D.C. rate freeze timeframe from two years to 18-months for Site Plan and Zoning By-law Amendment applications.•Additionally, the D.C. By-law has been amended to include the definition for Retail, to align with York Region’s definitions (for ease of administration).6Page 23 of 27
Overview of Process –Timelines712March 26, 2024D.C. By-law Passage4June 25, 2024D.C. By-law Amendment for Growth Studies6October 1, 2024Mandatory Public MeetingJanuary 23, 2024Release of the Background Study and Draft By-law3June 6, 2024Bill 185 – Royal Assent5August 23, 2024Release of the D.C. Update Study and Draft Amending By-law7October 22, 2024Council Consideration of the Amending By-lawPage 24 of 27
Current D.C. Rates in Effect – July 1, 20248Single and Semi-Detached DwellingMultiplesApartments - LargeApartments - SmallSpecial 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 1,261 968 708 487 392 0.56 6.06Water Services 1,026 787 576 396 319 0.46 4.95Services Related to a Highway 9,620 7,378 5,402 3,712 2,989 4.32 46.46Fire Protection Services 1,322 1,014 743 510 410 0.59 6.38Library Services 3,003 2,303 1,686 1,159 933 0.15 1.65Parks and Recreation Services 21,769 16,696 12,225 8,401 6,764 1.10 11.78General Government (Studies) 569 436 319 220 177 0.24 2.55Total Town-Wide Services/Class of Services 38,570 29,581 21,659 14,885 11,984 7.42 79.83Service/Class of ServiceRESIDENTIAL NON-RESIDENTIALPage 25 of 27
Next Steps9Council Consideration of the By-lawOctober 22, 2024Page 26 of 27
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 October 1, 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 October 1,
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 1st day of October, 2024.
Tom Mrakas, Mayor
Michael de Rond, Town Clerk
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