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Council Agenda Information
COMMITTEE OF THE WHOLE July 7, 2026
Date:
July 3, 2026
File No: 6410-01
Submitted by:
Chris Boit, Engineering Consultant
Subject:
Introduction of revised Development Cost Charges (DCC) Bylaw
Purpose / Introduction
The purpose of this report is to introduce Council to a proposed new Development Cost
Charges (DCC) bylaw for the Village of Anmore. The report provides a brief overview of what
DCCs are and the legislative framework that governs them, rate structure criteria and how the
rates would be determined, a comparison with neighbouring Lower Mainland municipalities,
and the recommended next steps for Council.
_____________________________________________________________________________________
Recommended Option
THAT the Committee of the Whole receive the report dated July 3rd, 2026 titled "Introduction
of revised Development Cost Charges (DCC) Bylaw" for information;
AND THAT staff be directed to prepare a draft Development Cost Charges Bylaw for the
Village of Anmore for Council's consideration.
_____________________________________________________________________________________
Background
Development Cost Charges are one-time charges levied on new development to help fund the
capital cost of infrastructure required to service growth. They are a provincially regulated tool
established under the Local Government Act.
The Village of Anmore's current DCC bylaw was last updated in 2005. Provincial best practice
is to review and update a DCC program every three to five years so that the estimates of
expected growth and infrastructure costs remain current. Anmore's program has not been
comprehensively updated in approximately two decades, and the adopted rates no longer
VILLAGE OF ANMORE
REPORT TO COUNCIL
Item 5.a
Report/Recommendation to Council
July 7, 2026
Introduction of Revised Development Cost Charges (DCC) Bylaw
2
reflect current construction costs, the Village's current capital planning, or the scale of
development now anticipated.
Two factors make this an appropriate time to act:
- Anticipated development in the Village will place new demands on Village
infrastructure. An up-to-date DCC program ensures that growth contributes its fair share
of the resulting capital costs, reducing reliance on the general tax base.
- Recent provincial legislation expanded the categories of infrastructure that DCCs may
fund now including fire protection facilities, police facilities, and solid waste and
recycling facilities. However, the majority of these facilities either do not exist or are not
anticipated at this time in the Village.
Discussion
What DCCs pay for
DCCs are calculated and collected separately for each category of growth-related
infrastructure, and the funds collected may only be spent, from segregated reserve funds, on
capital projects within that same category. Eligible categories include:
roads and transportation;
water supply and distribution;
sanitary sewer (Not anticipated);
stormwater / drainage;
parkland acquisition and park improvement; and
(newly eligible) fire protection, police, and solid waste facilities.
DCCs cannot be used for operating or maintenance costs, or for infrastructure required to serve
the existing population. Charges are collected at subdivision approval (typically for single-
family development) or at building permit issuance (typically for multi-family and non-
residential development).
Fire Protection DCC
Although recent amendments to the Local Government Act added fire protection facilities to
the list of infrastructure for which Development Cost Charges may be collected, that eligibility
is only available to a local government that itself provides the service and incurs the associated
growth-related capital cost. A DCC is a tool for recovering the capital costs a municipality
Item 5.a
Report/Recommendation to Council
July 7, 2026
Introduction of Revised Development Cost Charges (DCC) Bylaw
3
bears in providing eligible services to new development; it cannot be levied to recover costs
borne by another authority.
In Anmore, fire protection is not a service the Village delivers directly. It is provided through
the Sasamat Volunteer Fire Department under the Sasamat Fire Protection Service, a Metro
Vancouver function established to provide fire protection service to the Villages of Anmore and
Belcarra, with authority conferred through MVRD Bylaw No. 1402, 2024. The fire halls and
apparatus are regional assets, and Metro Vancouver provides the administration of the service,
with capital planning and reserves managed through the Sasamat Fire Protection Service.
Therefore, the Village neither operates the service nor holds the capital program for the fire
protection facilities, it has no eligible fire-protection capital cost on which to base a charge.
Accordingly, fire protection is excluded from the Village's proposed DCC program, and any
growth-related funding for those facilities is more appropriately addressed through Metro
Vancouver's service and cost-allocation framework rather than a Village DCC.
How the proposed rates would be determined
The rates are not set arbitrarily; they follow a defined, defensible methodology set out in the
provincial guide. In summary, the evaluation:
1. Estimate the amount and location of residential and non-residential growth expected
over the program horizon (typically 10 years).
2. Identify the growth-related capital projects - and their costs and timing - needed to
service that growth, drawn from the Village's capital and infrastructure plans.
3. Assign each project a benefit allocation (between 1% and 100%) reflecting the share of
the project that benefits new development versus the existing community; projects that
do not benefit growth are ineligible.
4. Apply a municipal assist factor - a Council policy decision between 1% and 99%
representing the portion of eligible costs the Village elects to fund from other revenue
sources (largely taxation) rather than recover through DCCs. The assist factor may vary
by infrastructure program but cannot vary by land use.
5. Divide the DCC-recoverable cost in each category by the expected growth units to
produce the charge per unit or per square metre, then allocate the charges equitably
across land-use classes.
Variables that affect the amount of DCCs recoverable are:
Project Scenario
Item 5.a
Report/Recommendation to Council
July 7, 2026
Introduction of Revised Development Cost Charges (DCC) Bylaw
4
$1.0 million eligible water project with 35% of its benefit attributable to growth, and a 1%
municipal assist factor, would yield approximately $346,500 recoverable through DCCs,
spread across the growth units it serves.
Eligible project cost
Percentage of eligible project costs of which its benefit is attributable to growth.
For example, $1,000,000 (the total capital cost of the project)
Apply the benefit allocation (growth's share)
Only the portion of a project's cost that benefits new development is recoverable through
DCCs. Determining the "benefit allocation" is not a precise calculation. It calls for professional
judgement by the Village and its consultants, guided by growth projections and service
standards, and the resulting allocation must be reasonable, documented, and defensible, as it
is subject to review by the Inspector of Municipalities. In this example, 35% of the project is
assumed to benefit growth.
$1,000,000 × 35% = $350,000 attributable to growth
(The other $650,000 / 65% serves the existing community and is ineligible - the Village funds
it from taxation or other sources.)
Apply the municipal assist factor
The assist factor is the share the Village chooses to cover itself rather than recover from
development. Council may choose to apply an assist factor to the DCC program of any value
between 1% and 99%. A 1% assist factor means 99% of the growth-attributable cost is
recovered through DCCs:
$350,000 × (100% − 1%) = $350,000 × 99% = $346,500 recoverable through DCCs
Convert to a rate per unit
Divide the recoverable amount by the number of new units the infrastructure serves. If the
project serves 100 equivalent single-family units:
$346,500 ÷ 100 = $3,465 per unit
Cost × Benefit % × (1 − Assist %) ÷ Growth units = Rate.
One caveat on realism: in an actual program you don't rate a single project in isolation. You
sum the DCC-recoverable costs of all eligible projects in a category (e.g. all roads projects),
Item 5.a
Report/Recommendation to Council
July 7, 2026
Introduction of Revised Development Cost Charges (DCC) Bylaw
5
then divide by the total projected growth units over the program horizon. The single-project
version above is just to show the mechanics.
It's important to note that the assist factor is the Council lever/policy and can have a significant
effect on the DCC value. For example, holding the $350,000 growth share constant, here's
how the choice flows through this example:
Assist factor
Recovered via
DCC
Per unit
(÷100)
Funded from
taxation*
1% (minimum
assistance)
$346,500
$3,465
$653,500
25%
$262,500
$2,625
$737,500
50%
$175,000
$1,750
$825,000
99% (maximum
assistance)
$3,500
$35
$996,500
Proposed rate structure
The proposed bylaw would establish charges by land-use category and infrastructure
component. The following factors that influence the DCC recoverable amount include:
Identification and value of growth projects
Infrastructure category of identified projects (eg water, drainage, roads, parks)
Weight applied to various land use categories (eg. Single family residential, multi
family residential, mobile home, commercial, institutional)
Based on the various input factors, a dynamic model has been developed to allow staff to
demonstrate to Council how adjustments to the input factors will affect the DCC recoverable
amount. As part of the Committee of the Whole meeting, staff will lead Council through
various scenarios in order to gain consensus on Council's preferred policy approach to
calculating DCCs. Based on this input from Council, staff will be in a position to prepare a new
DCC bylaw for Council's consideration. Prior to adoption of a new DCC bylaw which will
outline the applicable rates and eligible projects, the bylaw must be submitted to the Inspector
of Municipalities for approval.
Comparison with other Lower Mainland municipalities
To provide context for Council, the table below compares the approximate all-in Development
Cost Charge for detached dwelling in a selection of Lower Mainland municipalities. Figures are
drawn from each municipality's DCC bylaw or recent public engagement materials and, where
Item 5.a
Report/Recommendation to Council
July 7, 2026
Introduction of Revised Development Cost Charges (DCC) Bylaw
6
noted, combine municipal and applicable regional charges. Exact amounts vary by servicing
area and update cycle.
Municipality (bylaw /
update year)
Single-family DCC
per lot/unit
Notes
City of Coquitlam (2025)
$ 64,396
Comprehensive municipal
program; most recent major
update.
City of Maple Ridge
(2024)
$41,011
Full municipal DCC across
roads, utilities and parks.
City of Port Moody (2024)
$34,892.98
Full municipal DCC across
roads, utilities and parks.
City of Pitt Meadows
(2024)
$23,183.00
Full municipal DCC across
roads, utilities and parks.
City of Port Coquitlam
(existing)
$32,168 - $33,746
Currently under review
Recommendation
That staff be directed to bring a draft DCC bylaw to Council for consideration.
Other Options
1. THAT the Committee of the Whole receive the report dated July 3rd, 2026 titled
"Introduction of revised Development Cost Charges (DCC) Bylaw" for information.
AND THAT staff be directed to prepare a draft Development Cost Charges Bylaw for
the Village of Anmore for Council's consideration.
OR
2. THAT Council receive the report dated July 3rd, 2026 titled "Introduction of revised
Development Cost Charges (DCC) Bylaw" for information.
AND THAT Council direct staff not to proceed with the award of tender.
Financial Implications
Staff time for management of the project.
Item 5.a
Report/Recommendation to Council
July 7, 2026
Introduction of Revised Development Cost Charges (DCC) Bylaw
7
Attachments:
None.
Item 5.a
Report/Recommendation to Council
July 7, 2026
Introduction of Revised Development Cost Charges (DCC) Bylaw
8
Report Approval Details
Document Title:
Introduction of revised Development Cost Charges (DCC)
Bylaw.docx
Attachments:
Final Approval
Date:
July 03, 2026
This document and all of its attachments were approved and signed as outlined below:
Josh Joseph
Esin Gozukara
Karen Elrick
Item 5.a