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THE CORPORATION OF THE MUNICIPALITY OF
THE TOWNSHIP OF MCNAB/BRAESIDE
BY-LAW NUMBER-2019-42
A BY-LAW WITH RESPECT TO DEVELOPMENT CHARGES
WHEREAS the Development Charges Act, 1997, permits Council to pass by-laws for the
imposition of development charges if development or redevelopment of land within the
municipality is for uses which would increase the need for services and any one or more of the
actions set out in subsection 4. (a) of the said Development Charges Act, 1997, is required for
such development or redevelopment;
AND WHEREAS Council had before it a background study entitled the "Township of
McNab/Braeside Development Charges Background Study Final Report" prepared by Jp2g
Consultants Inc. and dated April 09, 2019, hereinafter called "the Study";
AND WHEREAS Council has reviewed the Study and has considered the comments of
the public at a public meeting duly held on June 27, 2019, to consider the enactment of a By-law
under the said Development Charges Act, 1997.
AND WHEREAS this By-law replaces the existing Development Charges By-law, being
By-law No. 2014-47, passed by the Township of McNab/Braeside which is herein repealed.
NOW THEREFORE the Council of the Corporation of the Municipality of the Township
of McNab/Braeside, enacts as follows:
1. Inthis By-law:
(a) "Act" means the Development Charges Act, 1997 as amended;
(b) "Board of Education" means a board as defined in subsection 1(1) of the Education
Act;
(c) "Capital Cost" means costs incurred or proposed to be incurred by the Municipality or a
local board directly or on behalf of, and as authorized by, a municipality or local board:
1) Costs to acquire land or an interest in land, including a leasehold interest;
ii) Costs to improve land;
ili) Costs to acquire, lease, construct or improve buildings or structures;
iv) Costs to acquire, lease, construct or improve facilities including,
1. rolling stock with an estimated useful life of seven years or more,
2. furniture and equipment other than computer equipment, and
3. materials acquired for circulation, reference or information purposes by a
library board as defined in the Public Libraries Act;
v) Costs to undertake studies in connection with any of the matters referred to in
clauses (i) through (iv);
vi) Costs of the development charge background study; and
vii) Interest on money borrowed to pay for costs described in clauses (1) through (iv).
(d) "Commercial Use" means a use of land, building or structure for the purpose of buying
or selling commodities and/or supplying services, but does not include residential,
industrial or institutional uses as otherwise defined in this By-law.
(e) "Council" means the elected Council of the Township of McNab/Braeside.
(f) "Development" includes redevelopment.
(g) "Development Charge" means a charge imposed against land with respect to the
growth-related net capital costs under this By-law.
(h) "Dwelling, Single Detached" means a single dwelling unit which is freestanding,
separate and detached from other main buildings or main structures and includes a
prefabricated single detached dwelling but does not include a mobile home.
(i) "Dwelling Unit" means a suite of habitable rooms which:
1) _ is located in a building;
li) is used or is intended to be used in common by one or more persons as a single,
independent and separate housekeeping establishment;
ili) contains food preparation and sanitary facilities provided for the exclusive
common use of the occupants thereof; and
iv) has a private entrance directly from outside the building or from a common
hallway or stairway inside the building.
(j) "Dwelling Unit, Apartment" means a dwelling unit located in any one of the following
types of dwellings:
i) "Dwelling, Apartment" means the whole of a building not otherwise defined
herein, which contains four (4) or more dwelling units serviced by a common
entrance or by an independent entrance directly from the outside in which the
occupants have the right to use in common any corridors, stairs or elevators
contained therein, and the yards appurtenant thereto.
ii) "Dwelling, Accessory" means a dwelling unit accessory to a permitted non-
residential use but shall not include an accessory single attached dwelling unit or
an accessory single detached dwelling unit as otherwise defined in this By-law.
(k) "Dwelling Unit, Single Attached" means a dwelling unit located in any one of the
following types of dwellings:
i) "Dwelling, Duplex" means a building that is divided horizontally into two
separate dwelling units each of which has an independent entrance either directly
from outside or through a common vestibule; or
ii) "Dwelling, Row House" means a building that is divided vertically into three or
more dwelling units, each of which has a separate and independent entrance at
finished grade and separated from the adjoining unit or units by a common
unpierced wall with no interior access between each dwelling unit. Townhouse
shall have a corresponding meaning; or
iii) "Dwelling, Semi-Detached" means a building that is divided vertically into two
separate dwelling units each of which has an independent entrance either directly
from outside or through a common vestibule; or
iv) "Dwelling, Triplex" means the whole of a building not otherwise defined herein
which contains three (3) dwelling units each of which has an independent
entrance either directly from outside or through a common vestibule.
(1) "Existing" means existing as of the date of passing of this By-law.
(m) "Gross Floor Area (G.F.A.)" means the total floor area, measured between the outside
of exterior walls or between the outside of exterior walls and the centre line of party
walls dividing the building from another building, of all floors above the average level
of finished ground adjoining the building at its exterior walls.
(n) "Growth-Related Net Capital Costs" means the portion of the net capital cost of
services that is reasonably attributed to the need for such net capital cost that results or
will result from new development in all or a defined part of the Municipality.
(o) "Industrial Use" means land, buildings or structures used for or in connection with,
1) manufacturing, producing, processing, storing, or distributing something,
ii) research or development in connection with manufacturing, producing or
processing something,
ili) retail sales by a manufacturer, producer or processor of something they
manufactured, produced or processed, if the retail sales are at the site where the
manufacturing, producing or processing takes place,
iv) office or administrative purposes, if they are,
1. carried out with respect to manufacturing, producing, processing, storage or
distributing something, and
2. in or attached to the building or structure used for that manufacturing,
producing, processing, storage or distribution.
(p) "Institutional Use" means a use of land, building or structure for social purposes but not
for commercial or industrial purposes as defined in this By-law and may include
religious, charitable, fraternal, philanthropic or other similar uses.
(q) "Local Board" means a local board as defined in Section 1 of the Municipal Affairs Act
other than a board as defined in subsection 1 (1) of the Education Act.
(r) "Mobile Home" means any dwelling that is designed to be made mobile and constructed
or manufactured to be used in like manner as a single detached dwelling for the
permanent accommodation of one or more persons, notwithstanding that the running
gear is or may be removed, or that such dwelling is or may be fixed on a finished and
permanent foundation or has become in any other manner so adapted and affixed to the
land upon which it is situated that it is, or has become, an immobile and permanent
structure, and includes any mobile home as defined in Section 46 (1) of the Planning
Act, as amended from time to time, or any successors thereto.
(s) "Municipality" means the Corporation of the Township of McNab/Braeside.
(t) "Net Capital Cost" means the capital cost less capital grants, subsidies and other
contributions made to the Municipality or that the Council of the Municipality
anticipates will be made, including conveyances or payments under Sections 41, 51 and
53 of the Planning Act, as amended, in respect of the capital cost. The net capital cost
also includes a 10 per cent reduction as required under Section 5.(1)8. of the Act for all
services except those set out in Section 5.(5) of the Act.
(u) "Official Plan" means the most recent Official Plan approved by the Minister of
Municipal Affairs and Housing or Approval Authority, for the Township of
McNab/Braeside and which is amended from time to time.
(v) "Owner "means the most recent owner of land or a person who has made application
for an approval for the development of land upon which a development charge is
imposed.
(w) "Rate "means the interest rate established weekly by the Bank of Canada for Treasury
Bills having a term of 30 days.
(x) "Regulation" means Ontario Regulation 82/98, as amended.
(y) "Residential Use" means any use of land, building or structure for the purposes of a
single detached dwelling, a single attached dwelling, an apartment dwelling or a
mobile home, as defined in this By-law.
(z) "Services" means those services, facilities, buildings and things shown on Schedule
"A" to this By-law.
(aa) "Services in Lieu" means those services specified in an agreement made under
Section 9 of this By-law.
(bb) "Zoning By-law" means Comprehensive Zoning By-law 2014-47 of the Township of
McNab/Braeside, passed under Section 34 of the Planning Act, and as amended from
time to time.
2. (a) This By-law applies to all lands in the Municipality whether or not the land or use
thereof whether or not the land or use thereof is exempt from taxation under the
Assessment Act.
(b) Notwithstanding Clause 2.(a) above, this By-law does not apply to the development of
land that is owned by and used for the purposes of:
1) a Board of Education;
ii) the Municipality or Local Board thereof; or
ili) the County of Renfrew or any Local Board thereof.
3. Schedules "A", "B", "C", "D", "E", "F", and "G'', attached hereto are incorporated into and
form part of this By-law.
4. (a) The development charges set out in this By-law shall be imposed where the
development of land for residential, commercial, industrial or institutional uses would
increase the need for services and the development requires:
(i) _ the passing of a zoning by-law or an amendment to a zoning by-law passed under
section 34 of the Planning Act;
(ii) the approval of a minor variance under section 45 of the Planning Act;
(iii) a conveyance of land to which a by-law passed under subsection 50 (7) of the
Planning Act applies;
(iv) the approval of a plan of subdivision under Section 51 of the Planning Act;
(v) aconsent under Section 53 of the Planning Act;
(vi) the approval of a description under Section 50 of the Condominium Act; or
(vii) the issuing of a building permit under the Building Code Act, in relation to a
building or structure.
(b) No development charge shall be imposed in respect of any action mentioned in
Clauses 4.(a) (1) through (vii), if the only effect of the action is to,
(i) permit the enlargement of an existing dwelling unit; or
(ii) permit the creation of up to two additional dwelling units as prescribed in Section
2. of the Regulation (and as illustrated for information purposes on Schedule "G"
to this By-law), subject to the prescribed restrictions, in prescribed classes of
existing residential buildings.
(c) No development charge shall be imposed in respect of any action mentioned in
Clause 4.(a) (vii), if the only effect of the action is to permit the restoration,
strengthening, replacement or reconstruction of a building or structure that is
damaged or destroyed by cause beyond control of the owner (ie. flood, fire,
environmental constraints, etc.). | The restoration, strengthening, replacement or
reconstruction of the building or structure must not increase the height bulk and floor
area of such use or result in a change of use. Notwithstanding, such restoration,
strengthening, replacement or reconstruction of a building or structure must occur
within 24 months of the day such building or structure is damaged or destroyed by
cause beyond control of the owner (ie. flood, fire, environmental constraints, etc.) and
must also be in accordance with the provisions of the Zoning By-law.
(d) No development charge shall be imposed in respect of any action mentioned in
Clause 4.(a) (vii), if the only effect of the action is to permit the construction of a
second single detached dwelling on the property in accordance with the provisions of
the Zoning By-law and where such property is subject to an agreement with the
Township for the future demolition of the first (existing) single detached dwelling on
the property.
(e) No development charge shall be imposed in respect of any action mentioned in
Clauses 4.(a) (i) through (vii), if the only effect of the action is to enlarge the gross
floor area of an existing industrial building by 50 per cent or less. If the gross floor
area of an existing industrial building is enlarged by more than 50 per cent, the
amount of the development charge in respect of the enlargement is the amount of the
development charge that would otherwise be payable multiplied by the fraction
determined as follows:
(i) Determine the amount by which the enlargement exceeds 50 per cent of the
gross floor area before the enlargement; and
(ii) Divide the amount determined under Clause 4.(d) (i) by the amount of the
enlargement.
5. (a) The Development Charges shown on Schedule "B" attached hereto as the "General
Development Charges" are hereby authorized and established and shall be imposed
upon all lands within the Municipality.
(b) The Development Charges shown on Schedule "C" attached hereto as the "Township of
McNab/Braeside, Jedd Creek and Campbell Drain Stormwater Service Area
Development Charges" are hereby authorized and established and shall be imposed
upon all lands as described and shown on Schedule "D" to this By-law.
(c) The Development Charges shown on Schedule "E" attached hereto as the "Township
of McNab/Braeside, Dochart Creek Stormwater Service Area Development Charges"
are hereby authorized and established and shall be imposed upon all lands as described
and shown on Schedule "F" to this By-law.
6. Notwithstanding Section 5. where a charge related to development has been paid for land
before the coming into force of this Development Charges By-law, pursuant to an
Agreement under Section 51 or 53 of the Planning Act, R.S.O. 1990, c.P.13, as amended
from time to time, or its predecessor, the development charge applicable at the time of the
creation of the lot, shall be deemed to be the amount to be paid and no further charge shall
be collected.
7. (a) All applicable development charges imposed hereunder as adjusted from time to time in
accordance with Clause 9. of this By-law, shall be paid in full on the date a building
permit under the said Building Code Act is to be issued in respect of a building or
structure on land to which the development charges apply.
(b) No building permit shall be issued for any building or structure on land in respect of
which the applicable Development Charges or any part thereof remains unpaid.
8. Nothing in this By-law prevents Council from requiring as a condition of approval under
Section 41, 51 or 53 of the Planning Act, that the Owner install at his own expense such
services as Council may require.
9. All Development Charges established in this By-law may be adjusted annually on the 31st
of December in each year commencing on the 31st of December 2019, in accordance with
the prescribed index, the Statistics Canada Quarterly, Construction Price Statistics,
catalogue number 62.007.
10. (a) Council may by written agreement, permit an Owner to provide at the Owner's
expense, Services in Lieu of payment of all or any portion of the applicable
Development Charges. Such agreement shall specify that where the Owner provides
Services in Lieu in accordance with the agreement, Council shall give to the owner a
credit against the Development Charges otherwise applicable to his development equal
to the reasonable cost of providing the Services in Lieu.
(b) Council by written agreement may give a credit equal to the owner's reasonable cost of
providing Services in addition to or of a greater size or capacity than would be required
under this By-law.
(c) Any dispute as to the reasonable cost of providing the Services in Lieu or the Services
mentioned in Paragraph 10(b) above, shall be referred to the Municipality's Engineer
whose decision shall be final and binding on the Owner and the Municipality.
11. A certified copy of this By-law may be registered against such lands in the Municipality as
Council by resolution from time to time may direct.
12. (a) The Treasurer shall create reserve funds which shall be separate from the other reserve
funds of the Municipality and all payments received by the Municipality pursuant to
this By-law shall be deposited into said reserve funds, which funds shall be divided into
reserve fund accounts as set out in paragraph 12(b), 12(c) and 12(d) of this By-law.
Monies paid from the reserve fund accounts shall be taken only to meet growth-related
net capital costs for which the Development Charges were imposed.
(b) The Treasurer shall create separate reserve fund accounts for each of the Services
identified in Schedule "A" hereto. As Development Charges are received pursuant to
this By-law, the monies shall be placed in separate reserve funds for each of the
Services as shown on Schedule "A" hereto.
(c) The Treasurer shall create a separate reserve fund account for the Jedd Creek and
Campbell drain Stormwater Service Area Development Charges identified in
Schedule "C" hereto. As Development Charges are received pursuant to this by-law,
the monies shall be placed in separate reserve fund for the Jedd Creek and Campbell
Drain Service Area Development Charges.
(d) The Treasurer shall create a separate reserve fund account for the Dochart Creek
Stormwater Service Area Development Charges identified in Schedule "D" hereto. As
Development Charges are received pursuant to this by-law, the monies shall be placed
in separate reserve fund for the Dochart Creek Service Area Development Charges.
(e) All monies contained within the reserve funds from time to time may be invested in
such securities as a Trustee may invest under the Trustee Act, R.S.O. 1990, Chapter
T.23 and earnings derived from the investment of such money shall be credited to the
reserve funds.
(f) Accounts shall be kept so that it will be possible to determine therefrom the true state of
each reserve fund.
13. The Treasurer of the Municipality shall, in each year on or before March 31, furnish to
Council a statement in respect of the reserve fund for the prior year established
hereunder containing the information required under the Regulation.
14. (a) If this By-law is amended or repealed by Council or the Ontario Municipal Board, the
Treasurer shall determine within 30 days of the amendment or repeal whether any
owner has overpaid in respect of the Development Charge paid hereunder and if such
an overpayment has been made, the Treasurer shall calculate the amount of such
overpayment.
(b) Any refund payable under this By-law shall include interest calculated from the date
upon which the overpayment was collected by the Municipality to the date on which
the refund is made. Such interest shall be paid at the Rate (see Clause 1.(w)) in effect
from time to time from the date of enactment of this By-law as adjusted in Clause
14.(c) of this By-law.
(c) The Bank of Canada Rate in effect on the date of enactment of this By-law shall be
adjusted on the first business day of July, 2019 to the Rate established by the Bank of
Canada on that day and shall be adjusted four times each year thereafter on the first
business day of July, October, January and April to the Rate established by the Bank of
Canada on the day of the adjustment.
(d) Any overpayment determined under Clause 14.(a), shall be paid to the person who
made the payment by his or her last known address within 30 days of the date of the
repeal of amendment of this By-law.
15. (a) The By-law shall continue in force and effect for a term of five (5) years from the date
of its enactment.
(b) From the coming into force of this By-law, all previous By-laws passed by the
Township under the Development Charges Act or a predecessor thereof, shall be
repealed.
16. This By-law comes into force on the date it is given third and final reading.
READ a first time this 27 day of June, 2019.
READ a second time this 27" day of June, 2019.
READ a third and final time and passed this 27 day of June, 2019.
MAYOR €CAO/CLE .
SCHEDULE "A"
TO BY-LAW NO. 2019-42
TOWNSHIP OF MCNAB/BRAESIDE
DEVELOPMENT CHARGES SERVICE CATEGORIES
Allocation of Development Charges Between Service Categories
Proportional Share
Service Category Residential Industrial
General Eligible Services 5.3 % 7.6%
Fire Protection 17.3 % 24.8%
Transportation 47.2 % 67.6%
Recreation 30.2 % 0.0 %
Total 100.0% 100.0%
SCHEDULE "B"
TO BY-LAW NO. 2019-42
TOWNSHIP OF MCNAB/BRAESIDE
GENERAL DEVELOPMENT CHARGES
Use Category Development
Charge
Residential Single Detached Dwelling $3,954.00
(per dwelling unit) | Single Attached Dwelling $3,784.00
Apartment $3,143.00
Mobile Home $2,982.00
Commercial/ Applies to all categories except enlargements of $ 9.00 per m?
Industrial* existing industrial buildings of 50% of the G.F.A.
(per m* of G.F.A.) | or less. For enlargements of existing industrial
buildings that are greater than 50%, a charge is
applied only to the amount that exceeds 50%.
Institutional Charge determined as per nature of the use, ie. Residential components
charged according to class of use and other components charged as per
Commercial/ Industrial rate.
SCHEDULE "C"
TO BY-LAW NO. 2019-42
TOWNSHIP OF MCNAB/BRAESIDE
JEDD CREEK AND CAMPBELL DRAIN STORMWATER SERVICE AREA
DEVELOPMENT CHARGES
Use Category Development
Charge
Residential Single Detached Dwelling $230.00
(per dwelling unit) | Single Attached Dwelling $219.00
Apartment $182.00
Mobile Home $173.00
Commercial/ Applies to all categories except enlargements of $0.38 per m?
Industrial* existing industrial buildings of 50% of the G.F.A.
(per m* of G.F.A.) | or less. For enlargements of existing industrial
buildings that are greater than 50%, a charge is
applied only to the amount that exceeds 50%.
Institutional Charge determined as per nature of the use, ie. Residential components
charged according to class of use and other components charged as per
Commercial/ Industrial rate.
SCHEDULE "D"
TO BY-LAW NO. 2019-42
TOWNSHIP OF MCNAB/BRAESIDE
JEDD CREEK AND CAMPBELL DRAIN STORMWATER SERVICE AREA.
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SCHEDULE "E"
TO BY-LAW NO. 2019-42
TOWNSHIP OF MCNAB/BRAESIDE
DOCHART CREEK STORMWATER SERVICE AREA
DEVELOPMENT CHARGES
Township of McNab/Braeside - Dochart Creek Stormwater Management Service
Area Development Charges
New Charge
Residential Single Detached Dwelling $ 298
(per dwelling unit) | Single Attached Dwelling $ 286
Apartment $ 237
Mobile Home $ 225
Commercial/ Applies to all categories except $ 0.43 per m?
Industrial/ expansions of existing Industrial
(per m? of G.F.A.) | buildings of less than 50% of the G.F.A.
Institutional Charge determined as per nature of the
use, 1.e., Residential components
charged according to the class of use and
other components charged as per
Commercial/Industrial rate.
SCHEDULE "F"
TO BY-LAW NO. 2019-42
TOWNSHIP OF MCNAB/BRAESIDE
DOCHART CREEK STORMWATER SERVICE AREA.
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SCHEDULE "G"
TO BY-LAW NO. 2019-42
TOWNSHIP OF MCNAB/BRAESIDE
DEVELOPMENT CHARGES - EXCEPTIONS RELATING TO THE CREATION OF
ADDITIONAL DWELLING UNITS
* Note this is an excerpt from O. Reg. 82/98
"2. For the purposes of Clause 2 (3) (b) of the Act, the following table sets out the
name and description of the classes of residential buildings that are prescribed, the
maximum number of additional dwelling units that are prescribed for buildings in those
classes and the restrictions for each class.
Name of Class of Description of Maximum Restrictions
Residential Building | Class of Residential | Number of
Building Additional
Dwelling Units
Single detached Residential Two The total gross floor
dwellings buildings, each of area of the additional
which contains a dwelling unit or units
single dwelling must be less than or
unit, that are not equal to the gross
attached to other floor area of the
buildings. dwelling unit already in
the building.
Semi-detached Residential One The gross floor area of
dwellings or row buildings, each of the additional dwelling
dwellings which contains a unit must be less than
single dwelling or equal to the gross
unit, that have floor area of the
one or two dwelling unit already in
vertical walls, the building.
but no other
parts, attached to
other buildings.
Other residential A residential One The gross floor area of
buildings building not in the additional dwelling
another class of unit must be less than
residential or equal to the gross
building described floor area of the
in this table smallest dwelling unit
already in the
building.