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CITY OF FORT ST. JOHN Development Cost
Charges Bylaw No. 2402, 2017
A BYLAW TO AUTHORIZE THE IMPOSTION OF DEVELOPMENT COST CHARGES
WHEREAS, pursuant to the Local Government Act, the Council may, by bylaw, impose development cost
charges;
AND WHEREAS development cost charges may be imposed for the purpose of providing funds to assist
the City in paying the capital cost of providing, constructing, altering or expanding water, sewerage,
highway, drainage facilities, and providing and improving park land in order to service, directly or
indirectly, the development for which the charges are being imposed;
AND WHEREAS Council is satisfied that the development cost charges imposed by this Bylaw are related
to capital costs attributable to projects included in capital expenditure plans of the Corporation;
AND WHEREAS Council has taken the following into consideration:
(i)
Future land use patterns and development;
(ii)
The phasing of works and services;
(iii)
The provision of park land described in the official community plan;
(iv)
How development designed to result in low environmental impact may affect the capital
costs of infrastructure;
(v)
Whether the charges are excessive in relation to the capital costs of prevailing standards
of service in the City; and
(vi)
Whether the charges will:
-
deter development,
-
discourage the construction of reasonably priced housing,
-
discourage the provision of reasonably priced serviced land, or
-
discourage development designed to result in a low environmental impact,
in the City.
NOW THEREFORE the Council of the City of Fort St. John, in open meeting assembled, ENACTS AS
FOLLOWS:
TITLE
1.
This Bylaw may be cited for all purposes as the "City of Fort St. John Development Cost Charges
Bylaw No. 2402, 2017".
REPEAL
2.
Development Cost Charges Bylaw No. 2051, 2011 is hereby repealed and replaced with this
Bylaw.
Development Cost Charges Bylaw No. 2402, 2017
Page 2
DEFINITIONS
3.
In this Bylaw:
Application means a written request by the owner or representative of the owner for approval
of a subdivision or building permit.
Building Permit means a building permit issued under the City's Building Bylaw, authorizing the
construction, alteration, or extension of a building or structure.
Commercial means any development located in a Commercial zone under the City's Zoning
Bylaw, except for residential development.
Comprehensive Development means a development that is comprised of two or more of the
following uses: residential, commercial, institutional or industrial.
Dwelling Unit means one or more habitable rooms when such room or rooms together contain
only one set of cooking facilities, to be used for living and sleeping purposes for a household as a
functioning set of living quarters, and which has a private entrance either from outside or from a
common hall inside a building.
Dwelling, Duplex means a building used or designed for use as two self-contained dwelling units
above or below each other, with each having direct access or shared access to the outside. A
duplex may be designed and constructed as two dwelling units at initial construction or through
the conversion of an existing building.
Dwelling, Multi-Family means a building containing three or more dwelling units.
Dwelling, Semi-Attached means a building used or designed for use as two self-contained
dwelling units, each having direct access to the outside at grade level, and where neither unit is
wholly or partly above the other. The individual units within a semi-attached building may be
side by side, with the main entrances to each dwelling unit facing the front property line. Semi-
attached units may also be front-to-back, with the main entrance of one dwelling unit facing the
front property line and the main entrance of the other dwelling unit facing the rear property
line.
Dwelling, Single Detached means a building that contains only one dwelling unit and is
completely separated by open space on all sides from any other structure, except its own garage
or shed. This use includes manufactured homes that conform to CSA A277 or CSA Z240
standards.
Gross Floor Area means the sum of the gross area of all floors of a building, measured from the
buildings perimeter.
Industrial means any development located in an Industrial zone under the City's Zoning Bylaw,
except for residential development.
Development Cost Charges Bylaw No. 2402, 2017
Page 3
DEFINITIONS (continued)
3.
In this Bylaw:
Institutional means any development located in an Institutional zone under the City's Zoning
Bylaw, except residential development.
Not-For-Profit Housing means property owned, developed or operated by either a non-profit
society, the Government of Canada, the Province of British Columbia or the local government as
rental units for persons living in Northeastern British Columbia, where the income of such
persons falls beneath the low income cut-off amounts published by Statistics Canada from time
to time, or as otherwise determined or agreed to by the local government, and where a Housing
agreement and restrictive covenant are registered on title.
Parcel means any lot, block of land or other area that is recorded in the records of the Land Title
Office.
Residential means any development or portion of a development containing dwelling unit or
units.
Suite-Attached means a self-contained, accessory dwelling unit located within a single detached
dwelling, which has one or more habitable rooms used or intended for use as a residence by one
or more persons living as a household. An attached suite has sleeping, cooking and bathing
facilities which are separate from the facilities of the principal dwelling in which the attached
suite is located. Attached suites must contain a separate private entrance, which is enclosed from
the rest of the principal single detached dwelling. Attached suites are most commonly in the
form of a "basement suite."
Suite-Detached means a self-contained, accessory dwelling unit located in a building completely
separate from the principal single detached dwelling, which has one or more habitable rooms
used or intended for use as a residence by one or more persons living as a household. A
detached suite has sleeping, cooking and bathing facilities which are separate from the facilities
of the principal dwelling located on the same parcel and may be contained within a separate
building on the same parcel as a single detached dwelling (garden/carriage suite) or as part of a
detached garage (garage suite).
EFFECTIVE DATE
4.
This bylaw shall come into force on January 1, 2019.
Development Cost Charges Bylaw No. 2402, 2017
Page 4
CHARGES
5.
Every person who:
a. Obtains approval of a subdivision, or
b. Obtains a building permit, including a permit authorizing the construction, alteration or
extension of a building that will, after the construction, alteration or extension, contain
fewer than four (4) self-contained dwelling units and be put to no other use than the
residential use in those in those dwelling units
must pay to the City development cost charges in accordance with Schedules A, B, and C as the
case may be.
6.
Any person required to pay development cost charges pursuant to Section 5 must pay the
charges prescribed:
a. In Schedule A from January 1, 2019 until December 31, 2020.
b. In Schedule B from January 1, 2021 until December 31, 2022.
c. In Schedule C from January 1, 2023 forward.
7.
Where a type of development is not identified in Schedule A, B or C the amount of development
cost charges to be paid to the City shall be equal to the development cost charges that would
have been payable for the most comparable type of development.
8.
Development cost charges imposed by this Bylaw must be paid in full to the City at the following
times:
a. Where an application is made for the subdivision of land for a single family residential
development, at the time of approval of such subdivision;
b. For duplex developments, at the time of subdivision approval for one of the dwelling
units, and for the second dwelling unit, at the time of approval of a building permit;
c. For all other types of development to which this bylaw applies, including multi-family
residential, commercial, industrial and institutional development, at the time of
approval of a building permit.
9.
For a comprehensive development:
a. Development cost charges must be calculated separately for each use that is part of that
comprehensive development, in accordance with Schedules A, B and C as the case may
be, and
b. The developer must pay the sum total of the development cost charges calculated for
each separate use.
Development Cost Charges Bylaw No. 2402, 2017
Page 5
EXEMPTIONS
10.
Pursuant to the Local Government Act, development cost charges for not-for-profit housing are
waived in their entirety.
SEVERABILITY
11.
Each portion or section of this Bylaw is intended to be independent to the extent that a decision
of a court of competent jurisdiction that a portion or section of it is invalid does not affect the
validity of any other portion or section, and the invalid portion shall be severed.
READ FOR A FIRST TIME THIS
14th DAY OF
November, 2017
READ FOR A SECOND TIME THIS
14th DAY OF
November, 2017
READ FOR A THIRD TIME THIS
14th DAY OF
November, 2017
APPROVED BY THE INSPECTOR OF MUNICIPALITIES THIS
28th
DAY OF December,
2017
ADOPTED BY CITY COUNCIL THIS
22nd
DAY OF
January, 2018
LORI ACKERMAN
JANET PRESTLEY, DIRECTOR OF
MAYOR
LEGISLATIVE AND ADMINISTRATIVE
SERVICES
Development Cost Charges Bylaw No. 2402, 2017
Page 6
SCHEDULE "A"
Development Cost Charges
The following development cost charges apply to development throughout the entire City
Service
LAND USE
Water
Sewer
Transportation Drainage
Parks
TOTAL
Dwelling Single Detached (per parcel)
$3010
$2470
$882
$542
$1691
$8595
Dwelling, Duplex and Semi-Attached
(per dwelling unit)
$3010
$2470
$882
$542
$1691
$8595
Dwelling, Multi-Family (per unit)
$2150
$1764
$571
$293
$1209
$5986
Commercial (per m2 gross floor area)
$10.75
$8.82
$12.11
$1.73
$0.00
$33.41
Industrial (per m2 gross floor area)
$13.97
$11.47
$6.05
$1.73
$0.00
$33.22
Institutional (per m2 gross floor area)
$9.67
$7.94
$15.57
$1.63
$0.00
$34.81
Notes to Schedule:
1. Development cost charges will not be charged for not-for-profit housing or suites.
2. Schedule "A" development cost charges reflect a City of Fort St. John assist factor of 15% for
water and sanitary sewer, and 40% for transportation, drainage and park land acquisition and
improvement.
Development Cost Charges Bylaw No. 2402, 2017
Page 7
SCHEDULE "B"
Development Cost Charges
The following development cost charges apply to development throughout the entire City
Service
LAND USE
Water
Sewer
Transportation Drainage
Parks
TOTAL
Dwelling Single Detached (per parcel)
$3010
$2470
$1103
$678.00
$2114
$9375
Dwelling, Duplex and Semi-Attached
(per dwelling unit)
$3010
$2470
$1103
$678.00
$2114
$9375
Dwelling, Multi-Family (per unit)
$2150
$1764
$713
$366.00
$1510
$6503
Commercial (per m2 gross floor area)
$10.75
$8.82
$15.13
$2.17
$0.00
$36.87
Industrial (per m2 gross floor area)
$13.97
$11.47
$7.57
$2.17
$0.00
$35.18
Institutional (per m2 gross floor area)
$9.67
$7.94
$19.46
$2.03
$0.00
$39.10
Notes to Schedule:
1. Development cost charges will not be charged for not-for-profit housing or suites.
2. Schedule "B" development cost charges reflect a City of Fort St. John assist factor of 15% for
water and sanitary sewer, and 25% for transportation, drainage and park land acquisition and
improvement.
Development Cost Charges Bylaw No. 2402, 2017
Page 8
SCHEDULE "C"
Development Cost Charges
The following development cost charges apply to development throughout the entire City
Service
LAND USE
Water
Sewer
Transportation Drainage
Parks
TOTAL
Dwelling Single Detached (per parcel)
$3010
$2470
$1250
$768
$2395
$9893
Dwelling, Duplex and Semi-Attached
(per dwelling unit)
$3010
$2470
$1250
$768
$2395
$9893
Dwelling, Multi-Family (per unit)
$2150
$1764
$809
$415
$1711
$6849
Commercial (per m2 gross floor area)
$10.75
$8.82
$17.15
$2.46
$0.00
$39.18
Industrial (per m2 gross floor area)
$13.97
$11.47
$8.58
$2.46
$0.00
$36.48
Institutional (per m2 gross floor area)
$9.67
$7.94
$22.05
$2.30
$0.00
$41.96
Notes to Schedule:
1. Development cost charges will not be charged for not-for-profit housing or suites.
2. All Schedule "C" development cost charges reflect a City of Fort St. John assist factor of 15%
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COLUMBJA
Statutory Approval
Under the provisions of section
Local Government Act
/ hereby approve Bylaw No.
City of Fort St. John
a copy of which is attached hereto.
28th day
December , 2017
Deputy Inspector of Municipalities