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THE CORPORATION OF THE MUNICIPALITY OF NORTH GRENVILLE
BY-LAW NO. 54-18
A By-Law to Establish Area-Specific Development Charges
WHEREAS Section 2(1) of the Development Charges Act, 1997 c. 27 (hereinafter called "the
Act") enables the Council of a municipality to pass By-laws for the imposition of development
charges against land located in the municipality where development of the land would increase
the need for municipal services as designated in the by-law and the development requires one or
more of the actions set out in Subsection 2(2) of the Act;
AND WHEREAS the Council of the Corporation of the Municipality of North Grenville, at its
meeting of April 3, 2018 received a report dated November 23, 2017 prepared by Watson &
Associates Economists Ltd., entitled "Municipality of North Grenville 2017 Area Specific
Development Charges Background Study for Regional Stormwater Management Services within
the Northwest Quadrant Watershed Area";
AND WHEREAS the Council heard all persons who applied to be heard in objection to, or in
support of, the development charges proposal at such public meeting;
AND WHEREAS Council determined that no further public meetings were required under
section 12 of the Act;
NOW THEREFORE the Council of the Municipality of North Grenville enacts as follows:
DEFINITIONS
a. "Act" means the Development Charges Act, 1997;
b. "accessory use" means where used to describe a use, building or structure, that the use,
building or structure is naturally and nomially incidental, subordinate in purpose of floor area
or both, and exclusively devoted to a principal use, building or structure;
c. "apartment unit" means any residential dwelling unit within a building containing more than
two dwelling units where the residential units are other than residential dwelling units in a row
house, semi-detached or duplex, as herein defined;
d. "bedroom" means a habitable room larger than seven square metres, Including a den, study or
other similar area, but does not include a living room, dining room or kitchen;
e. "benefiting area" means an area defined by a map, plan or legal description in a front-ending
agreement as an area that will receive a benefit from the construction of a service
f. "capital costs" means costs incurred or proposed to be incurred by the municipality or a
local board thereof directly or under an agreement,
(a) to acquire land or an interest in land, including leasehold interest,
(b) to improve land,
(c) to acquire, lease, construct or improve buildings and structures,
(d) to acquire, lease, construct or improve facilities including:
i) rolling stock, furniture and equipment with an estimated useful life of seven years
or more,
ii) materials acquired for circulation, reference or information purposes by a library
board as defined inthe Public Libraries Act, 1984, S.O. 1984, c. 57,
ill) fumiture and equipment, other than computer equipment,
(e) to undertake studies in connection with any matter under the Act and any of the matters
in clauses (a) to (d),
(f) cost of the development charge background study required under Section 10 of the
Development Charges Act, as amended,
required for the provision of services designated in this by-law within or outside the
municipality, including interest on borrowing for those expenditures under clauses (a),
(b), (c) and (d) that are growth-related;
g. "commercial use" means the use of land, structure or building for the purpose of buying and
selling of commodities and supplying of services as distinguished from manufacturing or
assembling of goods, also as distinguished from other purposes such as warehousing and/or
an open storage yard;
h. "council" means the Council of the Corporation of the Municipality of North Grenville;
i. "development" meaas the construction, erection or placing of one or more buildings or
structures on land or the making of an addition or alteration to a building or structure that has
the effect of increasing the size or usability thereof, and includes redevelopment;
j. "development charge" means a charge imposed with respect to growth- related net capital
costs against land in the municipality under this by-law;
k. "dwelling unit" means any part of a building or structure used, designed or intended to be used
as a domestic establishment in which one or more persons may sleep and are provided with
culinary and sanitary facilities for their exclusive use;
1. "existing industrial building" means a building used for or m connection with:
(a) manufacturing, producing, processing, storing or distributing something;
(b) research or development in connection with manufactmng, producing or processing
something;
(c) 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,
production or processing takes place;
(d) office or administrative purposes, if they are:
i) carried out with respect to manufacturing, producing, processing, storage or
distributing of something, and
ii) in or attached to the building or structure used for that manufactmng,
producing, processing, storage or distribution;
For the purpose of this by-law, storage shall not mean a public self storage use as defined in
other applicable municipal by-law(s).
m. "front-end payment" means a payment made by an owner pursuant to a front-ending
agreement, which may be in addition to a development charge that the owner is required to
pay under this by-law, to cover the net capital costs of the services designated in the agreement
that are required to enable the land to be developed;
n. "front-ending agreement" means an agreement made under Section 44 of the Act between the
municipality and any or all owners within a benefitting area providing for front-end payments
by an owner or owners or for the installation of services by an owner or owners or for the
installation of services by an owner or owners or any combination thereof,
o. "grade" means the average level of finished ground adjoining a building or structure at all
exterior walls;
p. "gross floor area" means the total area of all floors above grade of a dwelling unit measured
between the outside surfaces of exterior walls or between the outside surfaces of exterior
walls and the centre line of party walls dividing the dwelling unit from another dwelling
unit or other portion of a building;
In the case of a commercial, industrial and/or institutional building or stmcture, or in the
case of a mixed-use building or structure in respect of the commercial, industrial and/or
institutional portion thereof, the total area of all building floors above or below grade
measured between the outside surfaces of the exterior walls, or between the outside surfaces
of exterior walls and the centre line of party walls dividing a commercial, industrial
and/or institutional use and a residential use;
q. "Industrial Use" shall mean a struct-ure used for manufacturing, producing, processing, storing
or distributing something, research and development connected to manufacturing, producing
or processing something, retail sales by a manufacturer of something they manufactured,
produced or processed, provided that the retail sales take place at the same site; or office and
administrative uses if they are carried out with respect to the manufacturmg, production,
processing, storage or distribution carried out at the same site. For the purposes of this by-law,
storage shall not mean a public self storage use as defined in other applicable municipal by-
law(s).
r. "non-residential use" shall mean any use that is not a Residential Use or not an Industrial Use
as herein defined;
s. "owner" or "owners'" means the 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;
t. "Planning Act" means the Planning Act, 1990, R.S.O., c P.13 as amended;
u. "rate" means the interest rate established weekly by the Bank of Canada for treasury bills
having a term of 30 days;
v. "regulation" means any regulation made pursuant to the Act;
w. "residential use" means land or buildings or structure of any kind whatsoever used, designed
or intended to be used as living accommodations for one or more individuals;
x. "row house" means a building that is divided vertically into three or more residential dwelling
units;
y. "semi-detached dwelling", or "duplex" means a dwelling unit in a residential building
consisting of two (or more in the case of row housing) dwelling units having one vertical wall
or one horizontal wall, but no other parts, attached to another dwelling unit where the
residential units are not connected by an interior corridor;
z. "services" (or "service") means those services referred to in Schedule "B" to this by law or
specified in an agreement made under Section 44 of the Act;
aa. "services in lieu" means those services specified in an agreement made under Section 8 of this
by-law;
bb. "service standards" means the prescribed level ofsemces on which the schedule of charges
in Schedule "C" are based;
ec. servicing agreement means an agreement between a landowner and the municipality relative
to the provision of municipal services to specified lands within the municipality;
dd. "single detached dwellmg unit" means a residential building consisting of one dwelling
unit and not attached to another structure.
SCHEDULE OF DEVELOPMENT CHARGES
1. (1) Subject to the provisions of this by-law. Schedule "A", "Northwest Quadrant
Watershed Area" refers to the lands in which development charges within this by-
law will apply.
(2) Subject to the provisions of this by-law, development charges against land shall be
calculated and collected m accordance with the base rates set out in Schedule "C",
which relate to the sendces set out in Schedule "B".
(3) The development charge with respect to the use of any land, buildings or structures
shall be calculated as follows:
(a) in the case of residential development, or the residential portion of a mixed use
development, based upon the number of dwelling units;
(b) in the case of non-residential or the non-residential portion of a mixed-use
development, based upon the gross floor area of such development.
(4) Council hereby determine that the development of land, buildings or structures for
residential and non-residential uses will require the provision, enlargement,
expansion or improvement of the services referenced in Schedule "B".
APPLICABLE LANDS
2. (1) Subject to Subsections (2) through (7), this by-law applies to all laws within the urban
services area of the Northwest Quadrant Watershed Area whether or not the land or use
is exempt from taxation under Sections of the Assessment Act, R.S.O. 1980,c. 31.
(2) This by-law shall not apply to land that is owned by and used for the purposes of:
(a) A board of education;
(b) any municipality or local board thereof;
(c) a place of worship and land used in connection therewith, and a churchyard
cemetery and burial ground exempt from taxation under Section 3 of the
Assessment Act, R.S.O. 1980, c.3L
(3) This by-law shall not apply to that category of exempt development described in
Subsection 2(3)(b) of the Development Charges Act, 1997 c. 27 and Section 2 of 0.
Reg. 82/98, namely:
NAME OF
CLASS OF
RESIDENTIAL
BUILDING
Single detached
dwellings
Semi-detached
dwellings or
row dwellings
Other
residential
buildings
DESCRIPTION OF
CLASS OF
RESIDENTIAL
BUILDING
Residential buildings, each
of which contains a single
dwelling unit, that are not
attached to other buildings.
Residential buildings, each
of which contains a single
dwelling unit, that have
one or two vertical walls,
but no other parts, attached
to other buildings.
Residential buildings not
in another class of
residential building
described in this table.
MAX. # OF
ADDITIONAL
DWELLING
UNITS
Two
One
One
RESTRICTIONS
The total gross floor area of the
additional dwelling unit or units
must be less than or equal to the
gross floor area of the dwelling
unit already in the building.
The gross floor area of the
additional dwelling unit must
be less than or equal to the
gross floor area of the dwelling
unit already in the building.
The gross floor area of the
additional dwelling unit must
be less than or equal to the
gross floor area of the smallest
dwelling unit already in the
building.
(4) (a) If a development includes the enlargement of the gross floor area of an existing
industrial building, the amount of the development charge that is payable in respect
of the enlargement is determined m accordance with this section.
(b) If the gross floor area is enlarged by 50 percent or less, the amount of the
development charge in respect of the enlargement is zero.
(c) If the gross floor area is enlarged by more than 50 percent, 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 percent of the
gross floor area before the enlargement.
ii) Divide the amount detennined under paragraph 1 by the amount of the
enlargement.
(5) That where a conflict exists between the provisions of the new by-law and any other
agreement between the Municipality and the owner, with respect to land to be
charged under this policy, the provisions of such agreement prevail to the extent of
the conflict.
3. (1) Subject to Subsection (2), development charges shall apply to, and shall be calculated
and collected in accordance with, the provisions of this by-law on land to be developed
for residential and non-residential, where:
(a) the development of that land will increase the need for services, and
(b) the development requires:
(i) the passing of a zoning by-law or an amendment thereto under Section
34 of'the Planning Act, 1990;
(ii) the approval of a minor variance under Section 45 of the Planning Act,
1990;
(iii) a conveyance of land to which a by-law passed under Subsection
50(7) of^ the Planning Act, 1990;
(tv) the approval of a plan of subdivision under Section 51 of the Planning Act,
1990;
(v) a consent under Section 53 of the PlanningAct, 1990;
(vi) the approval of a description under Section 51 of the Condominium
Act,R.S.O. 1980,c.84;or
(vii) the issuing of a pemiit under the Building Code Act, R.S.O. 1992, c.23 (as
amended) m relation to a building or structure.
(2) Subsection (1) shall not apply in respect of:
(a) local services installed at the expense of the owner within a plan of subdivision
as a condition of approval under Section 52 of'the Planning Act, l990\
(b) local services installed at the expense of the owner as a condition of approval under
Section 53 of the Planning Act, 1990.
EXISTING AGREEMENTS
4. An agreement with respect to charges related to development registered prior to passage of
this by-law remains in effect after enactment of this by-law.
MULTIPLE CHARGES
5. (1) Where two or more of the actions described in Section 4(1) are required before land
to which a development charge applies can be developed, only one development charge
shall be calculated and collected in accordance with the provisions of this bylaw.
(2) Notwithstanding Subsection (1), if two or more of the actions described in Section
4(1) occur at different times, and if the subsequent action has the effect of increasing
the need for municipal services as designated in Schedule "B", an additional
development charge on the additional residential units or non-residential floor area,
shall be calculated and collected in accordance with the provisions of this by-law.
SERVICE STANDARDS
6. The approved service standards for the Municipality are those contained in the Development
Charges Background Study.
SERVICES IN LIEU
7. (1) Council may authorize an owner to substitute the whole or such part of the development
charge applicable to the owner's development as may be specified in an agreement
by the provision at the sole expense of the owner, of services in lieu. Such agreement
shall further 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
charge otherwise applicable to the development, equal to the reasonable cost to the
owner of providing the services in lieu provided such credit shall not exceed the total
development charge payable by an owner to the municipality.
(2) In any agreement under Subsection (1), Council may also give a further credit to
the owner equal to the reasonable cost of providing services in addition to, or of a
greater size or capacity, than would be required under this by-law.
(3) The credit provided for in Subsection (2) shall not exceed the sen/ice standards
referenced in Section 7 and used in the calculation of the charges in Schedule "C" and
no credit shall be charged to any development charges reserve fund prescribed in this
by-law.
FRONT-ENDING AGREEMENTS
8. (1) Council may enter into a front-ending agreement with any or all owners within a
benefitting area pursuant to Section 21 of the Development Charges Act, 1997,
providing for the payment by the owner or owners of a front-end payment or for the
installation of services by the owners or any combination of front-end payments and
installation of services, which may be in addition to the required development charge.
(2) Front-end payments made by benefltting owners under a front-ending agreement
relating to the provision of services for which a development charge is payable
shall be credited with an amount equal to the reasonable cost to the owner of
providing the services, against the development charges otherwise payable under
Schedule "C" of this by-law.
(3) No credit given pursuant to Subsection 9(1) shall exceed the total development
charge payable by the owner for the applicable service component or the standard
of service outlined in Schedule "C" and referenced in Section 7.
(4) The front-end payment required to be made by the benefitting owner under a front
ending agreement may be adjusted annually.
DEVELOPMENT CHARGE CREDITS
9. (1) Where, as a result of the redevelopment of land, a building or structure existing on
the land was, or is to be demolished, in whole or in part, or converted from one
principal use to another principal use on the same land, in order to facilitate the
redevelopment, the development charges otherwise payable with respect to such
redevelopment shall be reduced by the following amounts:
(a) in the case of a residential building or the residential portion of a mixed-use
building or structure, an amount calculated by multiplying the applicable
development charges set out in Schedule "C" of this by-law by the number of
dwelling units according to type, that have been demolished or converted to
another principal use; and
(b) in the case ofanon-residential building or the non-residential portion of a mixed-
use building or structure, an amount calculated by multiplying the applicable
development charges as set out in Schedule "C" of this by-law by the non-
residential gross floor area that has been demolished or converted to another
principal use;
provided that a building permit has been issued within five (5) years from the date of
the demolition permit and provided that such amounts shall not exceed in total the
amount of the development charges otherwise payable with respect to the
redevelopment.
TIMING OF CALCULATION AND PAYMENT
10. (1) Development charges shall be calculated and payable in full in money or by provision
of services as may be agreed upon, or by credit granted by the Act, on the date that
the first building permit is issued in relation to a building or structure on land to which a
development charge applies, or in a manner or at a time otherwise lawfully agreed upon.
(2) Where development charges apply to land in relation to which a building permit is
required, the building pemiit shall not be issued until the development charge has
been paid in full.
(3) Notwithstanding Subsections (1) and (2), an owner may enter into an agreement with
the municipality to provide for the payment in full of a development charge before
building permit issuance or later than the issuing of a building permit.
BY-LAW REGISTRATION
11. A certified copy of this by-law may be registered on title to any laad to which this by-law
applies.
RESERVE FUND(S)
12. (1) Monies received from payment of development charges shall be maintained in a
separate reserve fund or funds, and shall be used only to meet the growth-related
net capital costs for which the development charge was levied under this by-law.
(2) Council directs the Municipal Treasurer to divide the reserve fund(s) created hereunder
into the separate sub-accounts in accordance with the service categories set out in
Schedule "B" to which the development charge payments shall be credited in
accordance with the amounts shown, plus interest earned thereon.
(3) Where any development charge, or part thereof, remains unpaid after the due date,
the amount unpaid shall be added to the tax roll and shall be collected as taxes.
(4) Where any unpaid development charges are collected as taxes under Subsection
(3), the monies so collected shall be credited to the development charge reserve
fund or funds referred to in Subsection (1).
BY-LAW AMENDMENT OR REPEAL
13. (1) Where this by-law or any development charge prescribed thereunder is amended or
repealed either by order of the Ontario Municipal Board or by the Municipal Council,
the Municipal Treasurer shall calculate forthwith the amount of any overpayment to
be refunded as a result of said amendment or repeal.
(2) Refunds that are required to be paid under Subsection (1) shall be paid to the
registered owner of the land on the date on which the refund is paid.
(3) Refunds that are required to be paid under Subsection (1) shall be paid with interest to
be calculated as follows:
(a) interest shall be calculated from the date on which the overpayment was
collected to the date on which the refund is paid;
(b) the refund shall include the interest owed under this Section;
(c) interest shall be paid at the Bank of Canada rate in effect on the later of:
(i) the date of enactment of this by-law, or
(ii) the date of the last quarterly adjustment, m accordance with the
provisions of Subsection (4).
(4) The Bank of Canada interest rate in effect on the date of enactment of this by-law
shall be adjusted on the next following business day to the rate established by the Bank
of Canada on that day, and shall be adjusted quarter-yearly thereafter in January,
April, July and October to the rate established by the Bank of Canada on the day
of adjustment.
DEVELOPMENT CHARGE SCHEDULE INDEXING
14. The development charges referred to in Schedule "C" shall be adjusted annually,
commencing on the September 1, 2018 and each year thereafter, in accordance with the
Statistics Canada Quarterly Non-Residential Building Construction Price Index for the most
recent year-over-year period.
BY-LAW ADMINISTRATION
15. This by-law shall be administered by the Municipal Treasurer.
SCHEDULES TO THE BY-LAW
16. The following schedules to this by-law form an integral part of this by-law:
- Schedule "A" - Northwest Quadrant Watershed Area
- Schedule "B" - Components of Services
- Schedule "C" - Schedule of Development Charges
DATE BY-LAW EFFECTIVE
17. (1) This by-law shall come into force and effect on date it is enacted.
(2) This by-law shall continue m force and effect for a term not to exceed five years
from the date of its enactment, unless it is repealed at an earlier date.
SHORT TITLE
18. This by-law may be cited as the "Northwest Quadrant Watershed Development Charges
By-Law".
ENACTED AND PASSED
THIS 14TH DAY OF MAY, 2018.
DAVID GORDON
Mayor
CAHL POMINVILLE
Clerk
SCHEDULE"A"
NW Quad Properties
Numbers Refer to Map in Appendix A-5
of 2017 Popujation Update Study
Ferguson
Forestry Centre
N
A
MNG Waste
Disposal Site
eQuinelle
Golf
Course
Legend
Watershed Boimdary
Parcel Fabric
Wetiand
\
125 250 500 1:10,000
iMeteis icm=100m
This map is not a tegal survey and contains errors.
All values, locations and infrastrudure are apprommate.
SCHEDULE"B"
COMPONENTS OF SERVICES
AREA-SPECIFIC SERVICES
100% EUsible Services
Regional Stormwater Management Services
SCHEDULE"C"
SCHEDULE OF DEVELOPMENT CHARGES
Service
Regional Stonnwater
Management
Total Northwest
Quadrant Watershed
Services
RESIDENTIAL
Single &
Semi-Detached
Dwelling
$225
$225
Apartments -
2 Bedrooms +
$152
$152
Apartments -
Bachelor &
1 Bedroom
$108
$108
Other
Multiples
$159
$159
NON-
RESmENTIAL
(per ft2 of Gross
Floor Area)
$0.14
$0.14