Prince George, British Columbia
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Document Number: 673826
City of Prince George Development Cost Charge
Bylaw No. 7825, 2007
CONSOLIDATED VERSION
CONSOLIDATED FOR CONVENIENCE
Revised: September 13, 2010
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
Page 2
Revised: September 13, 2010
Document Number: 673826
CONSOLIDATED VERSION
"CITY OF PRINCE GEORGE DEVELOPMENT COST CHARGE BYLAW NO. 7825, 2007"
This is a consolidation of the bylaws listed below and includes amendments up to the date noted on
the cover page. This document is for convenience only and is not the legal or official version.
Certified copies of the original bylaws should be consulted for all interpretations and applications of
the subject Bylaw. Copies can be obtained through the Legislative Services Division at City Hall by
contacting (250) 561-7792 or [email protected].
AMENDING BYLAW
EFFECTIVE DATE
AMENDMENT(S)
8279, 2010
September 13, 2010
Adding Section 5.6
Amending Section 7.1
Amend Schedule A
Replace Schedule D
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Revised: September 13, 2010
Document Number: 673826
CITY OF PRINCE GEORGE
BYLAW NO. 7825, 2007
Amending
Bylaws
A Bylaw to impose Development Cost Charges.
WHEREAS, pursuant to the Community Charter and the Local Government
Act, City Council may, by Bylaw, delegate powers to an officer or employee of
the City;
AND WHEREAS, pursuant to the Local Government Act and the regulations
passed thereto, Council may, by Bylaw, impose development cost charges;
AND WHEREAS the 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 sewage, water, drainage and
highway facilities, and providing and improving park land or any of them, in
order to service, directly or indirectly, the development in respect of which the
charges are imposed;
AND WHEREAS in the consideration of Council the charges imposed by this
bylaw:
a) are not excessive in relation to the capital cost of prevailing standards
of service,
b) will not deter development in the City; and
c) will not discourage the construction of reasonably priced housing or
the provision of reasonably priced serviced land;
AND WHEREAS Council has taken into consideration future land use patterns
and development, the phasing of works and services and the provision of
park land as described in the Official Community Plan.
NOW THEREFORE, Council of the City of Prince George, in open meeting
assembled, ENACTS AS FOLLOWS:
1. TITLE
This Bylaw may be cited for all purposes as "City of Prince George
Development Cost Charge Bylaw No. 7825, 2007".
2. REPEAL
2.1
"City of Prince George Development Cost Charge Bylaw No. 6861,
1997" is hereby repealed.
2.2
Schedule "A-4" of "City of Prince George Comprehensive Fees
and Charges Bylaw No. 7557, 2004" is hereby repealed.
3. INTERPRETATION
3.1
Unless otherwise defined in Schedule A, all words or expressions
used in this Bylaw that are defined in the Community Charter or
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Document Number: 673826
the Local Government Act shall be interpreted in accordance with
that legislation.
3.2
Words in this Bylaw directing or empowering any officer of the
City to do any act or thing, or otherwise applying to him by name
of office, include his successors in such office and his lawful
deputy, and any person the Council may from time to time by
Bylaw or resolution designate to act in his place.
4. ADMINISTRATION
The Authorized Person shall administer this bylaw.
5. CHARGES
5.1
Except as provided for in Section 7, every person who obtains:
a) approval of a subdivision, or
b) a building permit authorizing the construction, alteration or
extension of a building or structure,
shall pay to the City the development cost charges in the
amounts set out in Schedule D.
5.2
Any person required to pay development cost charges pursuant
to Section 5.1 shall pay the appropriate charges as follows:
a) Highway and drainage facilities, and park land development
cost charges are applicable to all areas within the boundaries
of the City and as may vary between the areas designated in
Schedule B.
b) Water facilities development cost charges are applicable to all
areas within the Urban Settlement Area as identified in
Schedule C and in areas outside the Urban Settlement Area
where the development connects to City water facilities.
Water facilities development cost charges may vary between
the areas designated in Schedule B.
c) Sewage facilities development cost charges are applicable to
all lands within the Urban Settlement Area as identified in
Schedule C and in areas outside the Urban Settlement Area
where the development connects to City sewage facilities.
Sewage facilities development cost charges may vary
between the areas designated in Schedule B.
5.3
Except as provided for in Section 6, development cost charges
imposed under this bylaw must be paid in full to the City as
follows:
a) At the time of approval of a subdivision where the subdivision
involves Residential (Single Family) Development or
Residential (Two Family) Development, or a bare land strata
plan under the Strata Property Act. The charge shall be for
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Document Number: 673826
8279, 2010
each additional parcel to be created by the proposed
subdivision, calculated pursuant to Schedule D.
b) For all other types of development to which this Bylaw
applies, at the time of approval of a building permit
authorizing the development, calculated pursuant to
Schedule D.
5.4
Where a development to which development cost charges apply
contains two or more uses, the charge to be paid will be
calculated separately for each use within the development and
the total charge to be paid will be the sum of the development
cost charges for all uses in the development.
5.5
When an application involves an addition to an existing building
or the expansion of an existing industrial development, the
development cost charges shall be assessed only on that
portion that exceeds the gross building area of the existing
building or the gross developed area of the existing industrial
development.
5.6
When an application involves the demolition and removal of the
entire or a portion of an existing building or existing industrial
development, the development cost charges shall be payable
only on that portion that exceeds the area of the existing
building or industrial development.
6. INSTALLMENT PAYMENTS
6.1
As an exception to Section 5.3, if development cost charges are
imposed and exceed $50,000, the person required to pay such
charges may elect to pay in installments in accordance with the
regulations enacted pursuant to the Local Government Act.
8279, 2010
7. EXEMPTIONS
7.1
No charge is payable under Section 5 where:
a) the building permit authorizes the construction, alteration or
extension of a building or part of a building that is, or will be,
after the construction, alteration or extension, exempt from
taxation under section 220 (1) (h) or 224 (2) (f) of the
Community Charter;
b) the building permit authorizes the construction, alteration or
extension of a building that will, after the construction,
alteration or extension,
i.
contain fewer than 3 (three) self-contained dwelling
units, and
ii.
be put to no other use than the residential use in
those dwelling units,
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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unless the building is part of a development authorized by a
single development permit, or a phased strata plan,
comprising more than two dwelling units; or
c) the value of the work authorized by the permit does not
exceed $50,000, or any other amount prescribed by
regulation pursuant to Section 933(4) (c) of the Local
Government Act.
8. REDUCTION IN THE DEVELOPMENT COST CHARGE
8.1
Single family and two-family residential developments that
provide a higher density will be assessed a reduced
development cost charge for highway facilities, drainage
facilities, sewage facilities and water facilities in the amounts as
set out in Schedule D. Higher density means a single family or
two-family parcel density, strata lot density or manufactured
home pad density of greater than 20 parcels per hectare,
excluding roads and common areas, and an average parcel, lot,
pad or site width no greater than 14.0 metres.
8.2
Highway facilities development cost charges for an industrial
development may be reduced when the industrial use is
predicted by a traffic analysis, prepared by a qualified BC
Professional Engineer whose qualifications have been approved
by the Authorized Person, to generate an Average Vehicle Trip
Ends (ATVE) value of less than 100 ATVE/hectare/day. The
highway facilities development cost charge per hectare shall be
calculated by multiplying the quotient of the predicted ATVE
divided by 100 ATVE, by the applicable development cost charge
per hectare in the Schedule D as may vary between the areas
designated in Schedule B.
8.3
Where the applicant for a building permit installs onsite storm
drainage works that will, in the judgment of the Authorized
Person, eliminate or reduce the capital cost burden of the
building on the City, the otherwise applicable class of drainage
facility development cost charges shall be reduced by the value
of the works provided that:
a) the works are designed and the construction of the works
are certified by a qualified professional engineer registered
in the Province of British Columbia;
b) the design of the works and the applicant's arrangements for
the maintenance and operation of the works, including all
calculations, certification, manuals and documentation are
submitted to and are acceptable to the Authorized Person;
and,
c) the development is a land use other than single family and
two-family developments, unless the development is a bare
land strata or manufactured home park development where
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Document Number: 673826
the works can be situated on common property onsite that
will be maintained by the owner.
If the works are not completed prior to the issuance of the
building permit, the Authorized Person may require the applicant
to pay the drainage facilities development cost charges upon
issuance of the building permit. The Authorized Person may then
refund the applicant the value of the onsite works up to the
amount of drainage facilities development cost charges
collected following completion of the onsite storm drainage
works, submission of certification by the qualified professional
engineer and submission of a copy of the operations and
maintenance manual for the works prepared by the qualified
professional engineer.
9. REFUND OF DEVELOPMENT COST CHARGES
9.1
Upon receipt of a written request, a development cost charge will
be refunded:
a) where a building permit has lapsed due to construction not
having begun, such as the excavation or installation of
footings, since the payment of the development cost charges,
or where a building permit has been returned to the City for
cancellation and has been cancelled, provided that:
i.
a renewal or replacement of the building permit has
not been obtained subsequent to submitting an
application for the refund of the development cost
charge; and
ii.
the City has not undertaken any off-site works
requested by the developer or required by the City and
specifically related to the building in respect of which
the development cost charges were paid, excluding
works undertaken at the developer's sole expense.
9.2
Upon receipt of a written request, a development cost charge will
be refunded in whole or in part upon the issuance of a permit to
demolish a multiple family residential, commercial or institutional
building if a building permit has been issued for construction of
an addition to an existing building or a new building on the same
parcel, prior to the demolition, provided that:
a) the amount refunded shall be determined by using the same
development cost charge rates as were charged at the time of
the issuance of the building permit;
b) the amount refunded shall not exceed the amount of
development costs charges paid at the time of issuance of
the building permit; and
c) the demolition shall have been indicated on the building
permit application drawings.
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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10. SEVERABILITY
If any section, subsection, clause, sub-clause or phrase of this bylaw is
for any reason held to be invalid by the decision of any Court of
competent jurisdiction, that section, subsection, clause, sub-clause or
phrase shall be severed from the Bylaw and any such decision shall not
affect the validity of the remaining portions of this bylaw.
11. EFFECTIVE DATE
This bylaw shall come into force on the date of final adoption by City
Council.
12. TRANSITIONAL PROVISIONS
12.1
All applications for subdivision or building permits received after
the coming into force of this bylaw shall be assessed
development cost charges in accordance with the rates
prescribed in this bylaw.
12.2
All subdivision applications received prior to, or on, the date on
which this bylaw comes into force shall be assessed development
cost charges in accordance with the rates prescribed under
Development Cost Charge Bylaw No. 6861, 1997 and the Fees
and Charges Bylaw, provided that the charges are paid and the
Approving Officer has approved the subdivision within one year
from that date.
12.3
All building permit applications containing sufficient information
to establish compliance with City Bylaws regulating development,
received prior to, or on, the date on which this bylaw comes into
force, shall be assessed development cost charges in
accordance with the rates prescribed under Bylaw No. 6861,
1997 and the Fees and Charges Bylaw, provided that the charges
are paid and the permit is issued within one year from that date.
12.4
With regard to any subdivision or building permit application
within the scope of Sections 12.2 or 12.3, no increase in the
number of parcels or the floor area of a building shall be
permitted as part of the original application unless the applicant
agrees in writing that development cost charges shall be
assessed in relation to such additional parcels or floor area in
accordance with the rates prescribed in this bylaw.
READ A FIRST TIME THIS
5TH
DAY OF
MARCH
, 2007.
READ A SECOND TIME THIS
5TH
DAY OF
MARCH
, 2007.
READ A THIRD TIME THIS
5TH
DAY OF
MARCH
, 2007.
All three readings passed by a
UNANIMOUS
decision of Members of City Council
present and eligible to vote.
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Revised: September 13, 2010
Document Number: 673826
Certified correct as passed Third Reading, this the 13th day of November 2008.
W. NORDIN
D/CLERK OF THE CITY OF PRINCE GEORGE
RECEIVED THE APPROVAL OF THE INSPECTOR OF MUNICIPALITIES PURSUANT TO THE PROVISIONS
OF SECTION 937(1), THIS THE 20th DAY OF FEBRUARY , 2009.
AS PER STATUTORY APPROVAL
D/INSPECTOR OF MUNICIPALITIES
ADOPTED THIS
6TH
DAY OF
APRIL
2009
BY A
MAJORITY
DECISION OF ALL MEMBERS OF CITY COUNCIL PRESENT AND
ELIGIBLE TO VOTE.
DAN ROGERS
MAYOR
WALTER BABICZ
CORPORATE OFFICER
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Document Number: 673826
Schedule A
8279, 2010
Definitions
In this Bylaw, and in the following definitions, whenever references to a zone start with
and include only the letters AG, AF, AR, RS, RT, RM, C, M, P, U, W or Z, they shall be
deemed to include all zones which contain those letters in combination with other
numbers or letters.
In this Bylaw,
"Applicant": an owner of land being subdivided or developed, or a representative
of the Owner duly authorized to make an Application on the Owner's behalf;
"Application": a written request by the Owner or a representative of the Owner for
approval of a Subdivision or Development;
"Authorized Person": the head of the Planning and Development department, or
a person designated in writing by the head of the Planning and Development
Department, to carry out any act or function under this Bylaw;
"City": the City of Prince George;
"Commercial Development": the obtaining of a building permit in respect of any
use, other than residential, in:
a) any C zoning district; or
b) any Z district where all or a portion of the use is a principal use
permitted in the downtown (C1), regional commercial (C2),
neighbourhood commercial (C3), local commercial (C4), visitor
commercial (C5), highway commercial (C6), transition commercial (C7),
commercial conversion (C8), or outdoor recreation (C9) zone in the City's
Zoning Bylaw; or,
c) any zoning district where all or a portion of the use is listed under the
principal uses in the zoning district listed under b);
"Council": the Council of the City;
"Dwelling Unit": one or more self-contained rooms designed for the residential
accommodation of one family and containing sleeping, cooking and toilet
facilities, and excludes hotel or motel units and travel trailers;
"Fees and Charges Bylaw": City of Prince George Comprehensive Fees and
Charges Bylaw No. 7557, 2004 as amended from time to time.
"Gross Building Area": the sum of all floor areas including mezzanines, measured
in square metres, that are enclosed by the exterior perimeter of a structure, and
all covered exterior areas used or intended to be used for the accommodation of
the permitted uses, but excluding catwalks, storage areas where the height from
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Document Number: 673826
the top of the floor to ceiling is less than 1.9 metres, areas used for motor
vehicle parking and interior rooms designated for commuter-cycling storage;
"Gross Developed Area": the total area of a parcel, measured in hectares,
containing improvements for the accommodation of the proposed use of the
land, including building areas, areas required for structures, access, parking and
loading areas, onsite sanitary sewage disposal areas and storm runoff
groundwater recharge systems, and excludes landscaped areas and areas
provided for facilities installed or constructed to reduce the capital burden on the
City for offsite infrastructure as approved by the Authorized Person;
"Industrial Development": the obtaining of a building permit in respect of any use
in:
a) any M zoning district; or
b) any Z district where all or a portion of the use is listed under the
principal uses in the light industrial (M1), general industrial (M2),
business industrial (M3), transitional industrial (M4), heavy industrial
(M5) , special heavy industrial (M6) or mineral processing (M7) zone in
the City's Zoning Bylaw;
"Institutional Development": the obtaining of a building permit in respect of any
use in:
a) any P zoning district;
b) a W zoning district;
c) a Z1 zoning district;
d) any U zoning district where the development is not funded from
development cost charge reserves; or
e) a Z zoning district where all or a portion of the use is listed under the
principal uses in the parks and recreation (P1), minor institutional (P2),
major institutional (P3), higher education (P4), cemetery (P5), special
institutional (P6), water recreational (W), minor utility (U1), or major
utility (U2) zone in the City's Zoning Bylaw; or
f) any zoning district where all or a portion of the use is listed under the
principal uses in the zoning district listed under e);
"Manufactured Home Park Development": the obtaining of a building permit or
the approval of a subdivision of land in respect of any use in an RS5 zoning
district;
"Parcel": any lot, block or other area of land which is recorded in the records of
the Land Title Office and, without limiting the generality of the foregoing, includes
any bare land strata lot;
"Residential (Single Family) Development": the obtaining of a building permit or
the approval of a subdivision of land for single-family residential purposes in any
Zoning District;
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Document Number: 673826
"Residential (Two Family) Development": the obtaining of a building permit or the
approval of a subdivision of land for two family residential purposes in any
Zoning District;
"Residential (Multiple Family) Development": the obtaining of a building permit
or the approval of a subdivision of land for medium or high density residential
purposes in any Zoning District.
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Document Number: 673826
Schedule B
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Document Number: 673826
Schedule C
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Document Number: 673826
Schedule D
8279, 2010
D.1 Development Cost Charges - Area A
DEVELOPMENT COST CHARGE RATES ($) - Area A1
Type of Development
Measurement
unit
Park
Land
Highway
Facilities2
Drainage
Facilities2
Sewage
Facilities2
Water
Facilities2
Residential (single and
two family)
per parcel
375
1,245
402
616
891
Residential -
Higher Density3
(single and two family)
per parcel
375
996
332
493
713
Manufactured Home
Park4
per pad
375
1,245
402
616
891
Residential - Multiple
Family (medium and
high density)
per dwelling
unit
250
843
197
411
594
Commercial
per square
metre of
gross building
area5
1.87
19.55
3.32
3.08
4.46
Industrial
per hectare
of gross
developed
area6
5,620
13,035
11,978
9,246
13,371
Institutional
per square
metre of
gross building
area
1.25
15.64
2.40
2.05
2.97
Notes to Schedule:
1.
Area boundary is defined in Schedule B.
2.
Reductions or exemptions may apply to the rates listed. Refer to Sections 5, 7 and 8.
3.
"Residential - Higher Density" as defined in Section 8.1.
4.
"Manufactured Home Park" means a development as defined under CPG Bylaw No. 6091, 1993. A
Manufactured Home Park may qualify for "Residential - Higher Density" DCCs, only if it meets the
requirements of Section 8.1.
5.
"gross building area" means an area as defined under Schedule A.
6.
"gross developed area" means an area as defined under Schedule A.
7.
Parcel, dwelling unit and pad charges apply equally to fee simple, rental, and strata
developments.
8.
A 10 percent assist factor has been applied to all development cost charge rates.
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Revised: September 13, 2010
Document Number: 673826
D.2 Development Cost Charges - Area B
DEVELOPMENT COST CHARGE RATES ($) - Area B1
Type of Development
Measurement
unit
Park
Land
Highway
Facilities2
Drainage
Facilities2
Sewage
Facilities2
Water
Facilities2
Residential (single
and two family)
per parcel
536
2,413
726
792
2,111
Residential -
Higher Density3
(single and two family)
per parcel
536
1,930
581
634
1,689
Manufactured
Home Park4
per pad
536
2,413
726
792
2,111
Residential -
Multiple Family
(medium and high
density)
per dwelling
unit
358
1,638
355
528
1,407
Commercial
per square
metre of
gross
building
area5
2.68
37.90
5.99
3.96
10.55
Industrial
per hectare
of gross
developed
area6
8,047
25,265
21,620
11,887
31,664
Institutional
per square
metre of
gross
building area
1.79
30.32
4.32
2.64
7.04
Notes to Schedule:
1.
Area boundary is defined in Schedule B.
2.
Reductions or exemptions may apply to the rates listed. Refer to Sections 5, 7 and 8.
3.
"Residential - Higher Density" as defined in Section 8.1.
4.
"Manufactured Home Park" means a development as defined under CPG Bylaw No. 6091, 1993.
A Manufactured Home Park may qualify for "Residential - Higher Density" DCCs, only if it meets
the requirements of Section 8.1.
5.
"gross building area" means an area as defined under Schedule A.
6.
"gross developed area" means an area as defined under Schedule A.
7.
Parcel, dwelling unit and pad charges apply equally to fee simple, rental, and strata
developments.
8.
A 10 percent assist factor has been applied to all development cost charge rates.
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Document Number: 673826
D.3 Development Cost Charges - Area C
DEVELOPMENT COST CHARGE RATES ($) - Area C1
Type of Development
Measurement
unit
Park
Land
Highway
Facilities2
Drainage
Facilities2
Sewage
Facilities2
Water
Facilities2
Residential (single
and two family)
per parcel
375
1,245
402
616
891
Residential - Higher
Density3 (single and two
family)
per parcel
375
996
332
493
713
Manufactured Home
Park4
per pad
375
1,245
402
616
891
Residential - Multiple
Family (medium and
high density)
per dwelling
unit
250
843
197
411
594
Commercial
per square
metre of
gross
building
area5
1.73
23.55
0.71
4.46
4.88
Industrial
per hectare
of gross
developed
area6
5,181
15,699
2,546
13,387
14,635
Institutional
per square
metre of
gross
building area
1.15
18.84
0.51
2.97
3.25
Notes to Schedule:
1.
Area boundary is defined in Schedule B.
2.
Reductions or exemptions may apply to the rates listed. Refer to Sections 5, 7 and 8.
3.
"Residential - Higher Density" as defined in Section 8.1.
4.
"Manufactured Home Park" means a development as defined under CPG Bylaw No. 6091, 1993. A
Manufactured Home Park may qualify for "Residential - Higher Density" DCCs, only if it meets the
requirements of Section 8.1.
5.
"gross building area" means an area as defined under Schedule A.
6.
"gross developed area" means an area as defined under Schedule A.
7.
Parcel, dwelling unit and pad charges apply equally to fee simple, rental, and strata
developments.
8.
A 10 percent assist factor has been applied to all development cost charge rates.
City of Prince George Development Cost Charge Bylaw No. 7825, 2007 - CONSOLIDATED
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Document Number: 673826
D.4 Development Cost Charges - Area D
DEVELOPMENT COST CHARGE RATES ($) - Area D1
Type of Development
Measurement
unit
Park
Land
Highway
Facilities2
Drainage
Facilities2
Sewage
Facilities2
Water
Facilities2
Residential (single
and two family)
per parcel
375
1,245
402
616
891
Residential - Higher
Density3 (single and two
family)
per parcel
375
996
322
493
713
Manufactured Home
Park4
per pad
375
1,245
402
616
891
Residential - Multiple
Family (medium and
high density)
per dwelling
unit
110
62
7
36
14
Commercial
per square
metre of
gross
building
area5
0.91
1.44
0.12
0.27
0.11
Industrial
per hectare
of gross
developed
area6
2,745
962
431
820
324
Institutional
per square
metre of
gross
building area
0.61
1.15
0.09
0.18
0.07
Notes to Schedule:
1.
Area boundary is defined in Schedule B.
2.
Reductions or exemptions may apply to the rates listed. Refer to Sections 5, 7 and 8.
3.
"Residential - Higher Density" as defined in Section 8.1.
4.
"Manufactured Home Park" means a development as defined under CPG Bylaw No. 6091, 1993.
A Manufactured Home Park may qualify for "Residential - Higher Density" DCCs, only if it meets
the requirements of Section 8.1.
5.
"gross building area" means an area as defined under Schedule A.
6.
"gross developed area" means an area as defined under Schedule A.
7.
Parcel, dwelling unit and pad charges apply equally to fee simple, rental, and strata
developments.
8.
A 10 percent assist factor has been applied to all development cost charge rates.