council session revised secondary plan concept & fiscal ... · review draft secondary plan...

Council Session Revised Secondary Plan Concept & Fiscal

Impact Review Thursday November 14, 2019

FAC

FAC

PURPOSE OF THE MEETING (Dillon Consulting Limited)

AGENDA

Project Update

Review of Revised Secondary Plan Concept

Review of Fiscal Impacts based on Revised Secondary Plan Concept

Next Steps

Q & A

1

2

3

4

5

FAC

PROJECT UPDATE (Dillon Consulting Limited)

1:

BACKGROUND

REVIEW AND

CONTEXT

2:

OPPORTUNITIES &

CONSTRAINTS, VISION

AND LAND USE

3:

RECOMMENDED

SOLUTION AND

DOCUMENTATION

Meeting: Confirmation

of Scope

Meeting:

Confirm the

Vision

Workshop

Meeting:

Design

Charrette to

Assess Land

Use Concepts

Meeting:

Review Draft

Secondary

Plan

Coffee Conversations Public Meeting

on Preferred Land Use Plan and

Financial Impact

Statutory

Public

Meeting

Directions Workshop

Online Engagement Activities PU

BLI

C E

VEN

TS

PR

OJE

CT

PH

ASES

CO

MM

ITTE

E

MEETI

NG

S

STA

TUS

FAC

SECONDARY PLAN CONCEPT

(PRESENTED TO STEERING COMMITTEE

8 APRIL 2019)

(Dillon Consulting Limited)

POLICY PLANNING IN CENTRAL

ELGIN • Central Elgin Official Plan provides the municipal-wide vision and policies guiding land use planning in CE.

• Secondary Plans as part of the CE OP provide more detailed land use plans & policies to guide investment & development in specific areas in CE.

MUNICIPALITY OF

CENTRAL ELGIN

OFFICIAL PLAN (2013)

• OP recognizes “Harbour and Adjacent Harbour Lands are underutilized, contaminated, and require long-term remediation and regeneration” while at the same time offering an unique opportunity for “private sector investment and re-purposing”.

• OP establishes permitted uses: tourism oriented & recreation uses; existing commercial fishery & industrial; and residential

• Secondary Plan to lay-out long-term plan for re-purposing harbour lands & integration with adjacent waterfront areas

Schedule G – Land Use

Port Stanley Harbour

Adjacent Harbour Lands

SECONDARY

PLAN AREA

Study Area 85 ha

Harbour Lands 15 ha

Adjacent Harbour Lands

1.97 ha

Maud/Bessie Street Special Policy Area (SPA)

2.92 ha

Main/Bridge Street SPA

1.48 ha

Remaining lands: 63.6 ha

• unevaluated wooded hillside;

• adjacent developed lands; • Kettle Creek; and • Lake Erie.

HARBOUR VISION Today, Port Stanley is a vibrant community with a unique character, beautiful landscapes and beaches, and a strong sense of community. It is an active commercial fishing village that is valued by its residents and enjoyed by its visitors. Into the future, the waterfront will continue to be publicly accessible, with a range of facilities that support passive and active recreational uses which serve the existing and future residents and visitors. Important views of the lake will be maintained and enhanced through the sensitive design and careful siting of new development on the Harbour lands. The repurposing of the Harbour lands will leverage the assets of the Port Stanley community while providing new opportunities for year-round amenities that can be enjoyed by people of all ages. New facilities will be provided to support healthy, active lifestyles of the existing and future residents and visitors. Port Stanley Harbour will celebrate its history as an industrial port and will maintain and support its active commercial fisheries. New uses will support sustainable options for people to live, work, shop and play in Port Stanley. New uses will enhance the choices available for accommodations within Port Stanley, including housing encompassing a range of affordability, shorter stay accommodations for visitors, and new retail uses to serve the needs of the community and visitors. The development of the Harbour lands will be planned with a range of uses to be financially self-sustaining with revenue generation as a focus for the long term. The Harbour Plan area has the potential to accommodate ±1600 people by 2041.

HARBOUR PLACE-MAKING PRINCIPLES (creation of public spaces that contribute to people's health,

happiness, and well-being)

1. Maintain public access to the waterfront and views of the lake.

2. Promote healthy active lifestyles.

3. Ensure new development celebrates and honours the unique history and character of Port Stanley

4. Provide enhanced port services.

5. Facilitate the development of new year-round public amenities

6. Support long term mixed use development that enhances the livability and sustainability of the community.

LAND USE PLAN – SCHEDULE A • Land use designations and policies:

• Harbour Low Density Residential

• Harbour Medium Density Residential

• Mixed Use 1

• Mixed Use 2

• Commercial

• Hotel/Conference Centre

• Harbour Community Facilities

• Harbour Natural Heritage

• Dynamic Beach

GRAPHIC REPRESENTATION OF

SECONDARY PLAN LAND USE SCHEDULE Public park/open space network &pedestrian

waterfront promenade

Public park/open space network & pedestrian waterfront promenade

Potential community centre & public market

Potential hotel/conference

centre

Ground oriented townhousing with

public & private open space areas

Mixed use

Low & midrise residential with

ground floor commercial

HARBOUR MEDIUM DENSITY RESIDENTIAL • Permitted uses include:

• Street townhouses

• Stacked townhouses

• Low rise apartments

Concerns with amount of residential on East Harbour lands

HARBOUR COMMUNITY FACILITIES


designation recognizes that community

access to the harbour waterfront will

be protected through public ownership

• Permitted uses include:

• Indoor & outdoor recreation

facilities, community centre, park,

walking trails, amphitheatre, open

air market, splash pad &

changeroom, washrooms, marina,

public works facilities

• Commercial fishery activities.

Harbour Community Facilities

Desire more parkland on East Harbour similar to

West Harbour

HARBOUR MIXED USE 1 • Provide a compact, mix of uses in an

apartment built form

• Main St extension include ground floor

commercial, office or institutional to

enliven street and animate public

spaces

• West Harbour include ground floor

tourism related commercial



• Retail, restaurants, personal &

business services

Support 4 st height for Harbour Mixed Use 1

HARBOUR MIXED USE 2

• Provide a mix of uses in an


• Siting of development at the base of

the bluff to be sensitive to existing

views of northern neighbours and

slope stability considerations


• Low & mid-rise apartments

• Retail, restaurants & personal

services on the ground floor to

enliven the street

Support 5-6 st height at the base of the bluff

COUNCIL DIRECTION RE SECONDARY

PLAN LAND USE SCHEDULE (JULY 2019)

FAC

REVISED SECONDARY PLAN CONCEPT

(PRESENTED TO STEERING COMMITTEE

14 NOVEMBER 2019)

(Dillon Consulting Limited)

LAND USE PLAN – SCHEDULE A • Land use designations and policies:

• Harbour Low Density Residential

• Mixed Use 1

• Mixed Use 2

• Commercial

• Hotel/Conference Centre


• Harbour Natural Heritage

• Dynamic Beach

HARBOUR LOW DENSITY RESIDENTIAL


• Single detached dwellings

• Semi-detached dwellings

• An accessory apartment in a

single detached or semi-

detached dwelling

• Duplex, triplex and converted

single detached dwellings.

• Boarding/lodging houses and

bed & breakfast establishments

Harbour Low Density Residential




HARBOUR MIXED USE 1 • Provide a compact, mix of uses in an


• Main St extension include ground floor

commercial, office or institutional to

enliven street and animate public

spaces

• West Harbour include ground floor

tourism related commercial



• Retail, restaurants, personal &

business services

Harbour Mixed Use 1


Mixed Use 1

HARBOUR MIXED USE 2

• Provide a mix of uses in an


• Siting of development at the base of

the bluff to be sensitive to existing

views of northern neighbours and

slope stability considerations


• Low & mid-rise apartments

• Retail, restaurants & personal

services on the ground floor to

enliven the street

Harbour Mixed Use 2

COMMERCIAL

• In support of the Commercial policies

in the CE OP, continue to encourage

core commercial uses that meet both

local needs and tourist function on

Main, Bridge and William Streets

and the harbour


• Retail, personal and business

services, offices

• Restaurants, hotels, places of

entertainment, meeting places

Commercial Harbour Low Density Residential Commercial

HOTEL/CONFERENCE CENTRE

• A hotel with conference facilities in a

landmark building on the waterfront

that supports the development of

Port Stanley as a 4-season

destination

• Hotel/conference centre will include

a residential ownership component

reflecting the seasonality of the

tourism/recreation market and the

need for housing choice

Hotel/Conference Centre

Hotel/Conference Centre

HARBOUR COMMUNITY FACILITIES


designation recognizes that community

access to the harbour waterfront will

be protected through public ownership


• Indoor & outdoor recreation

facilities, community centre, park,

walking trails, amphitheatre, open

air market, splash pad &

changeroom, washrooms, marina,

public works facilities

• Commercial fishery activities.





GRAPHIC REPRESENTATION OF REVISED

SECONDARY PLAN LAND USE SCHEDULE

Public park/open space network &pedestrian

waterfront promenade

Public park/open space network & pedestrian waterfront promenade

Potential community centre & public market

Potential hotel/conference

centre

Mixed use Lowrise residential with ground floor

commercial

Lowrise to midrise residential with ground

floor commercial

Buildings to Respect History and

Character of Development in Port Stanley

(36.6 m height of silos on West Harbour)

36

.6 m

/12

0 f

t

14 m/45 ft 20

m

6 Storey Hotel/Conference

Centre 4 Storey Condo



(14 m height of Wharf on East Harbour)

14

m/4

5’

4 Storey Condo

12

.4m

/41

’

14

m/4

5’



(14 m height on Main Beach)

14

m/4

5’



(4 storey building height)

MAXIMUM HEIGHT - SCHEDULE B

• Lowrise housing (4 sty) on the waterfront respect the scale/height of development in Port

• Provide some opportunity for higher buildings (5-6 sty max) in strategic locations while maintaining views and vistas:

• Landmark hotel/conference centre building at the West Harbour gateway

• Apartment block at the foot of the bluff has height variation to maintain scenic vistas of the lake (6 sty on Main St; 4 sty in middle; 5 sty on Beach side)

10

4 storey 4 storey 4 storey 4 storey

5 storey

6 storey 6 storey

Important Views and Scenic Vistas

are to be Protected

Vista south on William St. to be maintained and streetscape to be improved

Views from residential areas on the hill to be respected

Views of lake from gateway roads to be maintained

Waterfront vistas to be maintained

VIEWS AND VISTAS ARE MAINTAINED

Scenic Vistas of Lake are Maintained

Main Street Viewshed is Maintained

Harbour Community Facilities Park Viewsheds can be maintained through site design

LAND USE TABLE

EAST HARBOUR

• Residential 30%

– Lowrise/4 st apartments with ground fl. retail/service commercial

– Midrise/5-6 st at base of bluff/Main St

• Community Facilities 70%

– Waterfront pedestrian promenade & bike path

– Park, open space, vehicle access & public parking

LAND USE TABLE

WEST HARBOUR

• Residential 23%

– Lowrise/4 st apartments with ground fl. retail/service commercial

• Hotel/Conference Centre 6%

– Hotel with meeting/conference facilities

• Community Facilities 71%

– Waterfront pedestrian promenade & bike path

– Park, open space, vehicle access & public parking

TRANSPORTATION

IMPROVEMENTS –

SCHEDULE C • Extension of Main Street into the

East Harbour lands

• Connection of Carlow Rd and William St

• William St narrowed as a one-way road to provide increased public realm/pedestrian walkways

• Extension of the pedestrian trail system along the waterfront

PUBLIC REALM –

SCHEDULE D • Guidelines for public realm

improvements to enhance the

attractiveness and functionality

of the Harbour Area

• Public realm guidelines focus on:

• Gateways

• Streetscapes

• Public Spaces

• Pedestrian Connections

Public Realm Elements

Blu

ffers P

ark , Toro

nto

, On

tario

A

Main

Be

ach, P

ort Stan

ey, O

ntario

B

Tob

erm

ory h

arbo

ur, To

be

rmo

ry, On

tario

C

No

rth Sh

ore

He

ritage Trail, B

urlin

gton

, On

tario

D

Waters’ edge walking trails with resting/viewing spots Pedestrian promenade connecting Main and Little Beaches via Downtown Active recreational boating and commercial harbour accessible to the public Active and passive park with amenities

A

B

C

D

B

D

C

A

D

B

10

A. Continuous public access to the

waterfront with pedestrian

promenade along East & West

Harbours connecting Main & Little

Beaches via Downtown

B. Public ownership of lands for

waterfront parks, promenades/bike

paths, vehicle access & parking (70%)

C. Mixed use development with housing

choices to serve the community

D. Development respects the history

and character of Port (4 st. bldg hgt)

E. Key views and vistas are maintained .

SEC PLAN MEETS COMM. OBJECTIVES

C C

10

• Lays-out long-term land use plan for re-

purposing harbour lands & integration

with adjacent waterfront areas

• Provides for long-term public ownership

of Harbour lands

• Provides for 70% of E & W Harbour lands

to be retained for public uses (waterfront

parks, waters’ edge pedestrian

promenade, pedestrian & bike paths, park

& beach access/ parking)

• Provides for 1-floor housing choices to

serve longer term community need

• Provides policy framework for future

waterfront park master plan & its long-

term implementation

SEC PLAN SUMMARY

FAC

FISCAL IMPACT REVIEW OF REVISED SECONDARY PLAN CONCEPT (Watson & Associates)

Scope of the Fiscal Impact Review

• Identification and costing of new infrastructure to support the Secondary Plan Area for residential and non-residential growth, including lifecycle costs.

• Estimate costs shared between funding responsibility (i.e. DC vs. Local Service vs. Taxes/Rates)

• Estimate the impact on the DC rate calculation

• Estimate the projected incremental operating costs by service for the Municipality.

• Estimate the projected incremental assessment, together with the tax and non-tax revenues that would be generated.

Approach to Analysis

-

econdar an na sis o simi ar

ui ding orms

mp o ment

opu a on oca i ed eeds

roader

eeds

istoric ervice

tandards

orecast anges

in ervice

unicipa udgets and

inancia tatements

Approach to Analysis

econdar an na sis o simi ar

ui ding orms

mp o ment

opu a on oca i ed eeds

roader

eeds

istoric ervice

tandards

orecast anges

in ervice

unicipa udgets and

inancia tatements

Proposed Developing Lands –

Population and Employment Residential

Units

West Lands East Lands Total

Apartments 211 495 706

Total 211 495 706

Population


Apartments 365 856 1,221

Total 365 856 1,221

Non-Residential

Building Area (sq.ft.)


Commercial 13,975 31,162 45,137

Hotel 4,863 - 4,863

Total 18,838 31,162 50,000

Employment


Commercial 20 45 65

Hotel - - -

New Employment 20 45 65

Non-ResidentialEstimated Employment

Type of UnitsUnits Increment

Type of UnitsPopulation Increment

Non-ResidentialSq.ft. of Development

Property Tax Assessment and

Anticipated Revenue Assumptions

• Residential Assessment per unit: – Apartments – Condo - $225,000

• Non-residential Assessment per sq.ft. – Commercial - $90

– Hotel - $100 Total Weighted Assesment (cumulative)


Residential Annual Assessment 47,475,000 158,850,000 206,325,000

Weighted 1.00 47,475,000 158,850,000 206,325,000

Commercial Annual Assessment 1,744,050 2,804,580 4,548,630

Weighted 1.64 2,856,056 4,592,780 7,448,836

50,331,056 163,442,780 213,773,836

Note: It is assumed that 100% of the apartments will be condominium/owned

Type of Development

Total Weighted Assessment

Property Tax - Anticipated Revenue


1. Property Tax¹

Residential Growth

Residential Assessment (RT) 47,475,000 158,850,000 206,325,000

Property Tax Revenue 0.7870% 373,609 1,250,086 1,623,695

Total Residential Property Tax Revenue 373,609 1,250,086 1,623,695

Non-residential Growth

Commercial Assessment 1,744,050 2,804,580 4,548,630

Property Tax Revenue 1.2887% 22,476 36,143 58,619

Total Commercial Property Tax Revenue 22,476 36,143 58,619

TOTAL PROPERTY TAX REVENUE 396,085 1,286,229 1,682,314

Cumulative Property Tax Revenue (2016$)

Property Tax Class

Non-tax Operating Revenues Tax-Supported


2. Revenues

2.1 Service Specific Non-Tax Revenues

General Government 2.37 2.37 912 2,135 3,048

Fire 5.53 5.53 2,129 4,983 7,112

Building Permit and Inspection Services 0.08 0.08 31 72 103

Roadways & Winter Control 12.30 12.30 4,736 11,082 15,818

Parking 13.92 13.92 5,359 12,542 17,901

Street Lighting 0.57 0.57 219 514 733

Solid Waste Collection 0.59 0.36 223 521 744

Solid Waste Disposal 0.29 0.30 112 262 374

Waste Diversion 7.96 4.82 3,002 7,031 10,032

Parks 1.38 0.40 512 1,199 1,711

Recreation Facilities 34.92 10.03 12,946 30,343 43,289

Planning and Zoning 1.81 1.81 697 1,631 2,328

2.2 Other Non-Tax Revenues

Licenses, Permits, Rents etc. 39.31 39.31 15,134 35,418 50,553

Fines and Penalties 26.02 26.02 10,018 23,444 33,462

Investment Income 8.20 8.20 3,157 7,388 10,545

Interest Earned on Reserves and Reserve Funds 15.67 15.67 6,033 14,119 20,152

Gain/Loss on sale of land & Capital Assets (26.86) (26.86) (10,341) (24,201) (34,542)

TOTAL 144.06 114.83 54,879 128,483 183,361

Rate-Supported


2. Revenues

Wastewater Collection/Conveyance 104.00 104.00 40,040 93,704 133,744

Wastewater Treatment & Disposal - - - - -

Water Treatment - - - - -

Water Distribution/Transmission 125.33 125.33 48,252 112,922 161,174

TOTAL 229.33 229.33 88,292 206,626 294,918

CategoryRevenue

Per Capita

Revenue

Per

Employee

Incremental Expenditures (2016 $)

Revenue

Per

Employee


CategoryRevenue

Per Capita

Operating Expenditures Tax-Supported


1. Expenditures

1.1 General Government 2.88 2.88 1,109 2,595 3,704

1.2 Fire 98.10 98.10 37,769 88,388 126,157

1.3 Police 137.67 137.67 53,003 124,041 177,044

1.4 Court Security 5.62 5.62 2,164 5,064 7,227

1.5 Conservation Authority 0.95 0.95 366 856 1,222

1.6 Protective Inspection and Control 4.47 4.47 1,721 4,027 5,748

1.7 Building Permit and Inspection Services 22.86 22.86 8,801 20,597 29,398

1.8 Emergency Measures 0.04 0.04 15 36 51

1.90 Roadways & Winter Control 255.02 255.02 98,183 229,773 327,956

1.10 Parking 6.59 6.59 2,537 5,938 8,475

1.11 Street Lighting 7.72 7.72 2,972 6,956 9,928

1.14 Urban Storm Sewer 40.21 40.21 15,481 36,229 51,710

1.17 Solid Waste Collection 35.27 21.38 13,301 31,153 44,454

1.18 Solid Waste Disposal 15.98 15.98 6,152 14,398 20,550

1.19 Waste Diversion 21.47 13.01 8,097 18,964 27,061

1.20 Public Health Services 1.34 0.81 505 1,183 1,689

1.21 Cemeteries 0.39 0.11 145 339 483

1.22 Public Housing 11.30 - 4,125 9,673 13,797

1.23 Parks 45.31 13.01 16,798 39,371 56,169

1.24 Recreation Facilities 129.46 37.17 47,996 112,490 160,487

1.25 Libraries 1.53 0.44 567 1,329 1,897

1.26 Other: Harbour Operations 14.23 14.23 5,479 12,821 18,300

1.27 Planning and Zoning 13.20 13.20 5,082 11,893 16,975

1.28 Commercial and Industrial - 30.66 613 1,380 1,993

1.29 Agricultural and Reforestation 2.80 2.80 1,078 2,523 3,601

874.41 744.93 334,058 782,017 1,116,075

Rate-Supported


1. Expenditures

1.12 Wastewater Collection/Conveyance 31.11 31.11 11,977 28,030 40,007

1.13 Wastewater Treatment & Disposal 42.46 42.46 16,347 38,256 54,604

1.15 Water Treatment 39.56 39.56 15,231 35,644 50,874

1.16 Water Distribution/Transmission 57.81 57.81 22,257 52,087 74,344

170.94 170.94 65,812 154,017 219,829



Total

CategoryCost Per

Capita

Cost Per

Employee

Total

CategoryCost Per

Capita

Cost Per

Employee

Summary of Capital Costs Required

for Secondary Plan (2016 $) Capital Costs by Area - Total Lifecycle Cost - Total

Total By Area DC Non-DC

Local

Service

County

Funded Area

Lifecycle

Cost

East 3,212,820 374,530 1,340,050 - East 191,200

West 1,334,370 954,030 1,677,500 196,100 West 129,600

Total 4,547,190 1,328,560 3,017,550 196,100 Total 320,800

Capital Costs by Area - Tax Supported


Local

Service

County

Funded Area

Lifecycle

Cost

East 2,378,270 374,530 1,010,800 - East 134,300

West 1,334,370 954,030 1,384,300 196,100 West 122,500

Total 3,712,640 1,328,560 2,395,100 196,100 Total 256,800

Capital Costs by Area - Rate Supported


Local

Service

County

Funded Area

Lifecycle

Cost

East 834,550 - 329,250 - East 56,900

West - - 293,200 - West 7,100

Total 834,550 - 622,450 - Total 64,000

Lifecycle Cost - Tax

Supported

Lifecycle Cost - Rate

Supported

Capital Works

Total

Replacement

Cost

2016 $

DC Non-DCLocal

Service

Annual

Lifecycle

Cost

Transportation Improvements

New Roads/Realignments

East Harbour New Collector Roads - East Harbour Loop $673,500 $673,500 $27,500

West Harbour New Collector Roads $538,800 $538,800 $0 $0 $22,000

William Street Right-of-Way Changes (one-way traffic) $541,200 $270,600 $270,600 $0 $22,200

Intersection Improvements

Main Street and Bridge Street Intersection Improvements $98,000 $98,000 $0 $0 $7,200

Carlow Road and Bridge Street Intersection Improvements1

$196,100 $0 $0 $0 $14,400

Stormwater2

East Harbour Lands - Sewer Extension/Outfall $226,500 $0 $0 $226,500 $5,500

West Harbour Lands - 350m of sewer extension and outfall $286,300 $0 $0 $286,300 $7,000

Water

East Harbour Lands - Watermain Extension $96,100 $0 $0 $96,100 $2,300

West Harbour Lands - Watermain Extension $147,100 $0 $0 $147,100 $3,500

Wastewater

East Harbour Lands - Sewer Upsizing $161,800 $40,450 $0 $121,350 $4,000

East Harbour Lands - Sewer Extension $111,800 $0 $0 $111,800 $25,300

East Harbour Lands - Pump Station $794,100 $794,100 $0 $0 $25,300

West Harbour Lands - Sewer Extension $146,100 $0 $0 $146,100 $3,600

Environmental Soils Costs

RSC for West Harbour Lands $490,200 $0 $0 $490,200 $0

Streetscape Improvements

Main Street Extension $784,300 $0 $0 $784,300 $22,600

Carlow Road Secondary Main Street $607,800 $0 $0 $607,800 $17,500

William Street Local Street $196,100 $0 $196,100 $0 $5,600

Bridge Street $392,200 $0 $392,200 $0 $11,300

Gateway Features - Apply as park amenities

Main Street and Bridge Street $98,000 $0 $98,000 $0 $3,100

Main Street and new East Harbour Loop Street $98,000 $0 $98,000 $0 $3,100

Carlow Road and Bridge Street $36,800 $0 $36,800 $0 $1,200

Trails - Parks

Extension of Trails in East Harbour Lands $764,700 $688,230 $76,470 $0 $28,000

Extension of Trails in West Harbour Lands $19,600 $17,640 $1,960 $0 $700

Extension of Trails in West Harbour Lands $24,500 $22,050 $2,450 $0 $900

Promenade along west side of East Harbour Lands $358,800 $322,920 $35,880 $0 $13,100

Public Space - Parks

New Public Space in East Harbour Lands $441,200 $397,080 $44,120 $0 $16,100

Public Space Improvement at Little Beach $220,600 $198,540 $22,060 $0 $8,100

New Public Space in East Harbour Lands $539,200 $485,280 $53,920 $0 $19,700

Total $9,089,400 $4,547,190 $1,328,560 $3,017,550 $320,800

Replacement costs are based on amounts identified by Dillon1 to be funded by the County

2Stormwater works may be included in an Area-specific D.C. as the municipality does not currently impose D.C.s for stormwater

Development Charge Impacts • Development Charges have been calculated based on

the municipality’s current Local Service Policy and municipal wide approach and the D.C. legislation that was in place when the secondary plan was initiated.

• The Province has introduced new legislation in 2019 that amends the Development Charges Act: – Bill 108 (Royal Assent, not fully proclaimed):

• Removal of Soft Services from eligible services (including parks & recreation)

• Provides installment payments for Rental Units, non-profit housing and non-residential

• Creates a new Community Benefit Charge regime under the Planning Act

– Bill 138 (1st Reading) – amends Bill 108 removes the D.C. installment payments for Commercial & Industrial Development

Development Charge Impacts –

Update Municipal-wide D.C.s Based on Amended Rates - 2017 with Capital Works and growth added to DC (2017$)

Non-residential

Single and Semi-

detachedApartments

Multiple

(Townhouse)per sq.ft.

Municipal-wide Charges

Roads and Related 1,014 1,001 1,440 1.15

Fire Protection Services 1,292 784 1,128 0.78

Parks and Recreation 2,999 1,820 2,620 0.43

Library Services 33 20 29 -

Administration Studies 157 96 137 0.11

Total Municipal-wide 5,495 3,721 5,354 2.46

Urban Area Charges

Water 445 271 390 0.43

Wastewater 6,888 4,182 6,019 2.87

Administration Studies 183 111 160 0.17

Total Urban Area Charges 7,516 4,564 6,569 3.47

Total Urban-area and Municipal-wide 13,010 8,284 11,923 5.93

Services

Residential

Net Fiscal Impact at Buildout

(2016$)

[SERIES NAME] $1.497M

[SERIES NAME], $232,800

[SERIES NAME] $373,800

[SERIES NAME], $517,000

[SERIES NAME] $278,600

$0

$200,000

$400,000

$600,000

$800,000

$1,000,000

$1,200,000

$1,400,000

$1,600,000

$1,800,000

$2,000,000

Expenditures Revenues

Net Annual Fiscal Impact

Operating Expenditure – Tax $1.416M

Net Fiscal Impact – Rate -$4,000

Net Fiscal Impact – Tax $48,600

Matters to be Considered which

would impact that Fiscal Analysis

• Updates to the Municipality’s Local Service Policy may be required

• Incentive programs which reduce the revenue potential from taxes, rates and/or D.C.s would impact the fiscal analysis negatively

• Pending changes in D.C. legislation may reduce the amount of revenue potential for infrastructure related to parks/recreation.

FAC

NEXT STEPS (Dillon Consulting Limited)

NEXT STEPS

• Council provide direction regarding Revised Harbour Land Use Plan Concept dated November 2019

• Finalize Land Use Plan Concept to address Council directions

• Finalize Draft Secondary Plan & Fiscal Impact Study based on revised Land Use Concept

• Present Revised Harbour Land Use Plan and Draft Secondary Plan to the Public

FAC

THANK YOU

Q & A

council session revised secondary plan concept & fiscal ... · review draft secondary plan...

Documents