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					Town of Mississippi Mills
    Development Charges
   Statutory Public Meeting



         May 12, 2009
Public Meeting Purpose
• This meeting is a mandatory requirement under
  the Development Charges Act
• Prior to Council’s consideration of a DC by-law,
  a background study must be prepared and
  available to the public a minimum 2 weeks prior
  to a public meeting
• Public meeting is to provide for a review of the
  DC proposal and to receive public input on the
  proposed policies and charges
Study Process
 Growth forecast
 Detailed discussions with staff regarding future
  needs to service growth
 Policy review and discussions with staff
 Council Workshop (Dec. 9th)
 Release of DC Background Study (April 17th)
 Public Meeting (May 12th)
• Council to consider by-law for adoption (prior to
  Sept. 28th)
Overview of DCA
(Simplified Steps)
1.       Identify amount, type and location of growth
2.       Identify servicing needs to accommodate
         growth
     -     Service inclusion and eligibility
3.       Identify capital costs to provide services to
         meet the needs
Overview of DCA
(Simplified Steps)
4.       Deduct:
     -     Grants, subsidies and other contributions
     -     Benefit to existing development
     -     Statutory 10% deduction (soft services)
     -     Amounts in excess of 10-year historic service
           calculation
     -     DC reserve funds (where applicable)
5.       Net costs then allocated between residential
         and non-residential benefit
6.       Net costs divided by growth to provide the DC
         charge
Growth Forecast
   Forecast provides for the following incremental
    residential and non-residential growth:
                             Time               Residential                       Non-Residential

                            Horizon   Net Population          Units         Employment     Sq.Ft. of GFA

    Town-Wide

    10 Year (2009-2019)                        2,015                  785          524              209,700


    20 Year (2009-2029)                        3,907              1,585           1,034             434,100

    Build-out (2009-2047)                      7,172              3,025           1,910             805,400



    Rural Serviced Area



    Build-out (2009– 2047)                     2,473              1,024            647              272,717

    Urban Serviced Area


    Build-out (2009– 2047)                     4,699              2,001           1,263             532,683
    Residential Growth Forecast
                                                                                             FIGURE 3-2
                                                                                     20-YEAR HOUSING FORECAST

                100

                                               88
                                                                                                     85   85   85   85   85
                                                                                                                              80   80   80   80   80   80   80   80   80   80   80
                                                                 74
                75                                        70               70   70    70   70   70
                                                     68
Housing Units




                           65
                                          63

                                     52                               52
                50
                                43
                      40



                25




                  0




                                                                                                Years

                                                    Historical        Low Density          Medium Density           High Density        Historical Average
Summary of Services
Considered
   Town-Wide DC (10-Year Forecast)
       Outdoor Recreation
            Parkland Development
            Parks and Recreation Vehicles and Equipment
       Indoor Recreation
            Indoor Recreation Facilities
       Library
            Library Facilities
            Library Collection Materials
       Administration
            Growth Related Studies and Software
Summary of Services
Considered
   Town-Wide DC (10-Year Forecast) continued
       Homes for the Aged
            Homes for the Aged Facilities
       Child Care
            Child Care Facilities
Summary of Services
Considered
   Town-Wide DC (20-Year Forecast)
       Roads and Related
            Roads
            Public Works Facilities
            Public Works Rolling Stock
       Fire Protection Services
            Fire Facilities
            Small Equipment and Gear
Summary of Services
Considered
   Urban Service Area DC (Buildout Forecast)
       Storm Water Drainage Services
       Water Services
       Wastewater Services


   Rural Service Area DC (Buildout Forecast)
       Septage Treatment Services
Anticipated Capital Needs
                     DC Recoverable = $14.2 million (30%)

                                  Existing Benefit
                                   $23,455,843                        Grants, Subsidies,
                                        50%                            Contributions
                                                                         $8,532,595
                                                                            18%


                                                     Residential DC
                                                      $12,256,241        10%
                                                          26%         Statutory
                                                                      Deduction
  Post Period Benefit
      $1,002,200                                                      $169,601
          2% Non-Residential DC                                           0%

                   $1,952,752
                       4%
Development Charge
Recoverable Capital Needs
              Roads, Water and Wastewater = $10.1 million
                                (71%)

                                         Wastewater
  Administration                                       Water
                                            36%
       1%                                              11%           Stormwater

            Child Care                                          Septage 5%
                1%                                             Treatment
                                                                  2%
       Homes for Aged
                                 Fire                 Roads
            1%
                Library          5%                    25%
                  4%


  Parks and Recreation
           5%             Public Works
                               4%
  Proposed Schedule of Charges
                                                                            RESIDENTIAL                                     NON-RESIDENTIAL
                                              Single-Detached      Apartments         Apartments         Multiple
                                              Dwelling & Semi-    2 Bedrooms +        Bachelor &        Dwellings              (per ft² of
                    SERVICE                  Detached Dwelling                         1 Bedroom                            Gross Floor Area)
Town Wide Services:
  Roads and Related                                       2,179             1,100                722                1,543                  2.02
  Fire Protection Services                                  451               228                149                  319                  0.20
  Outdoor Recreation Services                               132                67                 44                   93                  0.03
  Indoor Recreation Services                                699               353                231                  495                  0.13
  Library Services                                          754               381                250                  534                  0.15
  Administration                                            171                86                 57                  121                  0.16
  Homes for the Aged                                        172                87                 57                  122                  0.00
  Child Care                                                177                89                 59                  125                  0.03
Total Municipal Wide Services                             4,735             2,391              1,569                3,352                  2.72

Rural Area Services
  Septage Treatment Services                               194                98                   64                138                   0.15
Total Rural Services                                       194                98                   64                138                   0.15

Urban Services
  Stormwater Drainage and Control Services                  335               169                111                  237                  0.16
  Wastewater Services                                     2,363             1,193                783                1,673                  1.10
  Water Services                                            701               354                232                  496                  0.33
Total Urban Services                                      3,399             1,716              1,126                2,406                  1.59

GRAND TOTAL RURAL AREA                                    4,929             2,489              1,633                3,490                  2.87

GRAND TOTAL URBAN AREA                                    8,134             4,107              2,695                5,758                  4.31
Proposed DC Bylaw Policies
Charge applicability and timing:
• Recommend that a Town-wide charge be implemented
  for all services except:
   • Water, wastewater and storm water drainage within the Urban
     Service Area; and
   • Septage treatment within the Rural Service Area.
• Development charges are calculated and payable at the
  time of building permit issuance
Indexing
• Charge “shall” be indexed annually in accordance with
   the third quarter Statistics Canada, Construction Price
   Statistics index
Proposed DC Bylaw Policies
Statutory Exemptions:
• Municipalities and School Boards
• Industrial building expansions (may expand by 50%
  with no DC)
• May add up to 2 apartments for a single detached unit
  and one additional unit in medium and high density
  buildings
Proposed DC Bylaw Policies
Non-statutory exemptions
• Industrial development;
• Partial exemption, requiring the payment of the water,
  wastewater and storm sewer service components of the
  charge only, for commercial and institutional
  development;
• Hospitals as defined under the Public Hospitals Act;
• Partial exemption, requiring the payment of the water,
  wastewater and storm sewer service components of the
  charge only, for the first two apartment units
  constructed above a commercial use within the
  downtown core of the Almonte Ward;
Proposed DC Bylaw Policies
Non-statutory exemptions (cont’d)
• Partial exemption from 50% of the charge for Town-
  wide service components for rental apartments of 5
  dwelling units or more;
• Partial exemption, requiring the payment of the water,
  wastewater and storm sewer service components of the
  charge only, for all residential unit types constructed by
  or for charitable, non-profit and publicly funded non-
  profit housing organizations.
Proposed DC Bylaw Policies
Redevelopment credits
• Provide credit for the redevelopment of a
  residential/non-residential use resulting from a
  demolition or conversion, up to 24 month prior to the
  issuance of a building permit
• Credits are also provided for owners who made
  payments under s.51 or 53 of the Planning Act prior to
  Sept. 29, 1999, subject to receipt
Comparison of Proposed
Development Charges
• The following slides compare the proposed
  development charges with the Town current
  charges and those imposed in surrounding
  municipalities
  Existing vs. Proposed
  Development Charges
                                                   Single-Detached & Semi-Detached Dwelling                                      Non-Residential - Commercial
                                             Existing              Proposed                                      Existing                 Proposed
                                             Charges               Charges             Difference                Charges                   Charges               Difference
                    SERVICE                  ($/unit)               ($/unit)                                 ($/sq.ft. of GFA)         ($/sq.ft. of GFA)      ($/sq.ft. of GFA)
Town Wide Services:
  Roads and Related                                  1,124                 2,179                    1,055                    -                         -                      -
  Fire Protection Services                             489                   451                      (38)                   -                         -                      -
  Outdoor Recreation Services                          355                   132                     (223)                   -                         -                      -
  Indoor Recreation Services                           596                   699                      103                    -                         -                      -
  Library Services                                     325                   754                      429                    -                         -                      -
  Administration                                       326                   171                     (155)                   -                         -                      -
  Homes for the Aged                                   300                   172                     (128)                   -                         -                      -
  Child Care                                           179                   177                       (2)                   -                         -                      -
Total Municipal Wide Services                        3,695                 4,735                    1,040                    -                         -                      -

Rural Area Services
  Septage Treatment Services                           -                     194                     194                     -                         -                      -
Total Rural Services                                   -                     194                     194                     -                         -                      -

Urban Services
  Stormwater Drainage and Control Services             800                   335                  (465)                     0.44                      0.16                  (0.28)
  Wastewater Services                                4,180                 2,363                (1,817)                     2.04                      1.10                  (0.94)
  Water Services                                     2,147                   701                (1,446)                     1.06                      0.33                  (0.73)
Total Urban Services                                 7,128                 3,399                (3,729)                     3.53                      1.59                  (1.94)

GRAND TOTAL RURAL AREA                               3,695                 4,929                    1,235                    -                         -                      -

GRAND TOTAL URBAN AREA                              10,823                 8,134                (2,689)                     3.53                      1.59                  (1.94)




  20
Municipal Survey of Residential
DC – Fully Serviced ($/SDU)
Rank               Municipality               By-Law Expiry   Lower/Single Tier    Connection Charge   Education    Total
                                                                     $                     $              $          $

  1     Ottawa (Outside Greenbelt)             14-Jul-09                 21,170                 -             994      22,164
  2     North Grenville (West)                 1-Sep-09                  13,168                 -             -        13,168
  3     North Grenville (East)                 1-Sep-09                  13,042                 -             -        13,042
  4     Ottawa (Inside Greenbelt)              14-Jul-09                 11,880                 -             994      12,874
  5     Kingston                               7-Sep-09                   7,280               4,264            74      11,618
  6     North Grenville (Outside East/West)    1-Sep-09                  10,914                 -             -        10,914
  7     Mississippi Mills (calculated)         29-Sep-09                 10,823                 -             -        10,823
  8     Ottawa (Rural - serviced)              14-Jul-09                  8,453                 -             994       9,447
  9     Carleton Place                         1-Aug-13                   3,473               5,750           -         9,223
 10     Mississippi Mills (proposed)           n/a                        8,134                 -             -         8,134
 11     Casselman                              n/a                        2,799               3,798           -         6,597
 12     Arnprior (Staye Court)                 28-Nov-11                  6,312                 -             -         6,312
 13     Perth                                  9-Nov-09                   5,936                 -             -         5,936
 14     Clarence - Rockland                    25-Jan-11                  5,591                 -             -         5,591
 15     Arnprior                               28-Nov-11                  5,500                 -             -         5,500
        North Dundas (pumping station
 16                                            23-Jan-11                   3,492                 50           -         3,542
       serviced - Chesterville)
 17     Elizabethtown - Kitley                 n/a                         2,000                890           -         2,890
 18     Renfrew                                31-Aug-09                   2,000                -             -         2,000
 19     Brockville                             23-Jun-09                   1,341                -             -         1,341
 20     Merrickville - Wolford                 no DC bylaw                   -                  -             -           -
 20     Smiths Falls                           no DC bylaw                   -                  -             -           -



21
Municipal Survey of Residential
DC – Private Serviced ($/SDU)
Rank               Municipality       By-Law Expiry   Lower/Single Tier     Education    Total
                                                            $                  $          $

  1    Kingston                        7-Sep-09                     7,280           74       7,354
  2    Ottawa (Rural)                  14-Jul-09                    5,998          994       6,992
  3    Clarence - Rockland             25-Jan-11                    5,591          -         5,591
  4    Mississippi Mills (proposed)    n/a                          4,929          -         4,929
  5    Arnprior                        28-Nov-11                    4,136          -         4,136
  6    North Grenville                 1-Sep-09                     4,100          -         4,100
  7    Mississippi Mills (existing)    29-Sep-09                    3,695          -         3,695
  8    Carleton Place                  1-Aug-13                     3,473          -         3,473
  9    Perth                           9-Nov-09                     3,063          -         3,063
 10    North Dundas                    23-Jan-11                    2,897          -         2,897
 11    Casselman                       n/a                          2,799          -         2,799
 12    Elizabethtown - Kitley          n/a                          2,000          -         2,000
 13    Renfrew                         31-Aug-09                    1,161          -         1,161
 14    Brockville                      23-Jun-09                       74          -            74
 15    Merrickville - Wolford          no DC bylaw                    -            -           -
 15    Smiths Falls                    no DC bylaw                    -            -           -




22
 Municipal Survey of Commercial
 DC – Fully Serviced ($/sq.ft.)
Rank              Municipality               By-Law Expiry   Lower/Single Tier    Connection Fee   Education       Total
                                                                    $                   $             $             $

  1    Kingston                               7-Sep-09                     4.67             5.49          -                10.16
  2    Ottawa (Serviced)                      14-Jul-09                    8.67                -         0.51               9.18
  3    Ottawa (Rural - serviced)              14-Jul-09                    6.79              -           0.51               7.30
  4    North Grenville (West)                 1-Sep-09                     5.20              -            -                 5.20
  5    North Grenville (East)                 1-Sep-09                     5.15              -            -                 5.15
  6    North Grenville (Outside East/West)    1-Sep-09                     4.29              -            -                 4.29
  7    Mississippi Mills (existing)           29-Sep-09       1.19 -       3.53              -            -     1.19 -      3.53
  8    Carleton Place                         1-Aug-13                     1.77              -            -                 1.77
  9    Mississippi Mills (proposed)           n/a                          1.59              -            -                 1.59
 10    Perth                                  9-Nov-09        0.25 -       2.50              -            -     0.25 -      2.50
 11    Clarence - Rockland                    25-Jan-11                    1.28              -            -                 1.28
 12    Casselman                              n/a             0.20 -       1.64             0.35          -     0.55 -      1.99
 13    Arnprior                               28-Nov-11       0.60 -       1.80              -            -     0.60 -      1.80
 14    Renfrew                                31-Aug-09                    1.00              -            -                 1.00
 15    North Dundas                           23-Jan-11       0.10 -       0.74              -            -     0.10 -      0.74
 16    Brockville                             23-Jun-09                    0.33              -            -                 0.33
 17    Elizabethtown - Kitley                 n/a                           -                -            -                  -
 17    Merrickville - Wolford                 no DC bylaw                   -                -            -                  -
 17    Smiths Falls                           no DC bylaw                   -                -            -                  -




 23
 Municipal Survey of Industrial
 DC – Fully Serviced ($/sq.ft.)
Rank                 Municipality                By-Law Expiry   Lower/Single Tier     Connection Fee   Education       Total
                                                                       $                     $             $             $

  1    Kingston                                   7-Sep-09                       -               5.49          -                5.49
  2    Ottawa (Serviced)                          14-Jul-09                     4.92              -           0.51              5.43
  3    Ottawa (Rural - serviced)                  14-Jul-09                     3.85              -           0.51              4.36
  4    Carleton Place                             1-Aug-13                      1.77              -            -                1.77
  5    Perth                                      9-Nov-09       0.25 -         2.50              -            -     0.25 -     2.50
  6    Clarence - Rockland                        25-Jan-11                     1.28              -            -                1.28
  7    Casselman                                  n/a            0.20 -         1.64             0.35          -     0.55 -     1.99
  8    Arnprior                                   28-Nov-11      0.60 -         1.80              -            -     0.60 -     1.80
  9    Renfrew                                    31-Aug-09                     1.00                -          -                1.00
 10    North Dundas                               23-Jan-11      0.10 -         0.74              -            -     0.10 -     0.74
 11    Brockville                                 23-Jun-09                      -                  -          -                 -
 11    Elizabethtown - Kitley                     n/a                            -                -            -                 -
 11    Merrickville - Wolford                     no DC bylaw                    -                -            -                 -
 11    Mississippi Mills (existing & proposed)    29-Sep-09                      -                -            -                 -
 11    North Grenville                            1-Sep-09                       -                -            -                 -
 11    Smiths Falls                               no DC bylaw                    -                -            -                 -




 24
Next Steps
• Council to receive input from the public;
• Receive and approve DC Background Study
  and Bylaw;
• Determine if a subsequent public meeting is
  required to amend the proposed bylaw; and
• Consider adoption of a new by-law at a
  subsequent Council Meeting (prior to Sept.
  28th)

				
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