district of lantzville · june 27,2016, committee of the whole agenda - dcc review and update ......
TRANSCRIPT
District of LantzvilleIncorporated June 2003
Agenda for the Committee of the Whole Meeting of the District of Lantzville to be held onMonday, June 27,2016, at 5:00 pm at the District Office, 2"*^ Floor - 7192 Lantzville Road,Lantzville, BC
Page No. (TTiis meeting may be recorded)
1. AGENDA ADDITIONS AND/OR DELETIONS
1 2. ADOPTION OF THE AGENDA
THAT the Committee of the Whole adopts the June 27,2016 meetingagenda.
3. DEVELOPMENT COST CHARGES BYLAW REVIEW
- Presentation by Koers & Associates Engineering Ltd.2-78 • Staff report
THAT the Committee of the Whole recommends that Staff amend the initial draft
"Development Cost Charge Bylaw No. 52,2016 Technical Report" dated June 20,2016by:
• [Insertdist recommended changes]AND FURTHER THAT Council approve the additional budget required toaccommodate changes to the report.
4. PUBLIC PARTICIPATION (For questions or comments regarding businessdiscussed by COW at this meeting except public hearings topics - speakers must firststate their name and street address)
5. ADJOURNMENT
THAT the Committee of the Whole adjourns the meeting.
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District of Lantzville
REPORT TO COUNCIL
Committee of the Whole Agenda ItemJune 27,2016
File: 3150-20-DbLQ;\DISTRICT OF LANTZVILLE\Rqx)rts to Counci]\2016\DCC Rqwrt -June 20 2016 COW.docx
AUTHOR: Frank Limshue, Community Planner
SUBJECT: Review and Update of the District of Lantzville Development CostCharges
RECOMMENDATION
THAT the Committee of the Whole recommends that Staff amend the initial draft "Development CostCharge Bylaw No. 52,2016 Technical Report" dated June 20,2016 by:
• [Insert/list recommended changes]AND FURTHER THAT Council approve the additional budget required to accommodate changes tothe report.
ALTERNATIVES
1. THAT Council directs staff to prepare amendments bylaws based on calculations outlined inthe "Development Cost Charge Bylaw No. 52,2016 Technical Report" dated June 20,2016.
2. THAT Council receives the "Development Cost Charge Bylaw No. 52,2016 TechnicalReport" dated Jtme 20,2016 for information only.
ATTACHMENT(S)
1. Draft "Development Cost Charge Bylaw No. 52,2016 Technical Report" dated June 20,2016
PURPOSE
To provide information to Council regarding the review of the Development Cost Charge Bylaw and toacquire direction from Council regarding the following:
1. Reduction of DCC rate for the Village Core area;2. Establishing the Municipal Assist Factor; and3. Inclusion of additional projects.
BACKGROUND
The current Development Cost Bylaw, No. 52,2006 is over ten years old. In 2013, Council initiated areview of the Development Cost Charges with a technical report dated September 2013 beingpresented. This was also approximately the same time the District of Lantzville initiated discussion
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District of Lantzville
June 27,2016, Committee of the Whole Agenda - DCC Review and UpdatePage 2 of3
with the City of Nanaimo for water connection. The DCC review was put was on hold until cost forNanaimo water connection was determined, allowing for the DCC calculations to be updatedaccordingly. The report has sat in abeyance since.
Council identified the DCC review as 2016 priority. A budget of $7,500 was established for completethe work. The attached technical report has been updated reflect 2016 costs. The 2013 project list hasbeen updated to include the costs associated with connecting to the City of Nanaimo water system, aswell, remove works that have been completed.
A copy of the draft "Development Cost Charge Bylaw No. 52,2016 Technical Report" dated June 20,2016, prepared by Koers and Associates Engineering Ltd. is attached for Council's review andcomment. The consultants and staff will be making a presentation on the report at the June 27,2016Committee of the Whole meeting.
DISCUSSION
The draft "Development Cost Charge Bylaw No. 52,2016 Technical Report" dated June 20,2016represents a major update to the 2007 technical report used to create the District of LantzvilleDevelopment Cost Charges Bylaw No. 52. It has been prepared in accordance with the DevelopmentCost Charges Best Practice Guide published by the BC Ministry of Community, Sport and CulturalDevelopment.
Findings detailed in this report result from the District's need for a major update of its DCCs. Thereport reviews current applicable projects for all functions (water, sewer, drainage, roads and parks)over the next 10 years with up-to-date cost estimates, provides an estimate of the growth in each of thevarious development types, and calculates required charges in each DCC category.
DCCs represent a part of the funding required to construct the capital projects. The remainder of therequired funding will come fi-om the District at large (tax payers), contributions through developmentand possibly firom senior government by way of infi'astructure grant funding program, if or when theyare available, and for which the District's project(s) qualify for and are approved. The District'scontribution takes into account the benefit to the existing users of the municipal systems and alsoprovides an additional assistance factor to the development's share of the project costs as per theprovincial government DCC Best Practice Guide.
Generally, the report is divided into the following three parts:
Part 1- DCC Concepts and Policy Issues - provides a general overview of the purpose ofDCCs;
Part 2 - LantzviUe Specific Items - discusses DCC items specific to Lantzville;Part 3 - DCC Calculations - provides the calculations for the DCC rates.
Staff will be seeking the Council direction on three issues:
• Reduction of DCC rate for Village core;• Municipal assist factor; and• Possible inclusion of additional properties.
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District ofLantzville
June 27,2016. Committee ofthe Whole Agenda - DOC Review and UpdatePage 3 of3
FINANCIAL IMPLICATIONS
The completion of the report was included in the 2016 budget.
COMMUNICATION STRATEGY
The Best Practices Guide recommends a suitable period of notification before the new or amended bycomes into effect. Staff will coordinate the information update and notices. This will include the useof the municipal website, social media, published notices, as well, as hosting aji information meeting.
STRATEGIC FLAN ALIGNMENT
This is in keeping with Council's 2016 Strategic Plan Operational Priorities.
SUMMARY
A copy of the draft "Development Cost Charge Bylaw No. 52, 2016 Technical Report" dated June 20,2016, prepared by Koers and Associates Engineering Ltd. has been attached for Council review andComment.
The consultant and staff will be making a presentation to the Committee of the Whole on June 27^,2016. The purpose of the presentation will be to provide an overview report and seek Council'sdirection on the following issues:
• Reduction of DCC rate for Village Core;• Municipal assist factor; and
• Possible inclusion of additional properties.
Respectfully submitted.
Frank Limshue
Community PlannerDistrict ofLantzville
Reviewed By:
Chief
Administrative
Officer
Director of
Financial
Ser\rices
Director of
Public Works
Director of
CorporateAdministration
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Attachment #1
m
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District of Lantzville
- DRAFT -
DEVELOPMENT COST CHARGE
BYLAW No. 52, 2006 UPDATE
TECHNICAL REPORT
JUNE 2016
KOERS
& ASSOCIATES
ENGINEEiaNG LTD.ConmMng Bngineent
Serving Vancouver Island since 1987
KOERS P-o-J? A CCrkr-T AT^PC MEMORIAL AVENUE& JLO PARKSVILLE.BC. V9P2G8
ENGINEERING LTD. Phone: (250)248-3151Consulting Engineers 248-5362
vsww.koers-eng.coni
June 22, 2016
1318-161-01
District of Lantzville
7192 Lantzville Road
PO Box 100
Lantzville BC. VCR 2H0
Attention: Mr Frank LImshue
Community Planner
Dear Sirs:
Re: District of Lantzville
Development Cost Charges Technical ReportJune 2016 - DRAFT REPORT
We are pleased to provide an electronic (pdf) copy of our report entitled:DRAFT - District of Lantzville Development Cost Charges Bylaw No. 52,
2006 Update , Technical Report, June 2016" for review and comments.
The staff comments provided on the June 3, 2016 draft report have beenincorporated into this submission.
This is a major update to the 2007 DCC technical report used in creation of theDistrict's DCC Bylaw No 52. It has been prepared in accordance with theDevelopment Cost Charge Best Practices Guide published by the BC Ministry ofCommunity Services (now the Ministry of Community, Sport and CulturalDevelopment).
The DCCs are based on the development growth projections over the coming10 years for a 2.5% per year grov\rth rate (the moderate growth option). This willresult in a 28% population increase over the next 10 years.
The development of 316 single family houses, 75 multi-family houses and43 congregate care units has been allowed for to accommodate the moderate rategrowth forecast.
Commercial, Institutional and Industrial growth is projected at 2,500 m^, 5,000 mand 1 ha; respectively.
DCCs have been created for two areas to reflect the District's OCP Goal 3 of
strengthening the Village commercial core. These areas are:Village Core
• Remainder of the District.
...12
yT I Of^-antzationalQualitjJ^Bint»5^cotuu8i* I ManagumcnJ Program
June 22. 2016 21318-161-01
District of Lantzviile
Frank Limshue
For the Viliage Core area, DGGs have been reduced by 30% for Transportation,Drainage and Parkiand. This is projected to resuit in a drop of $175,657 in DGGspayable over the next 10 years. This shortfail is to be added to the costs borne bythe Existing Users.
The cost of infrastructure projects for the next 10 years totals slightly more than$29,200,000 and is to be paid for as follows based:
Current DGG Reserves $419,574 1%
New Deveiopment $7,436,474 26%
Existing Users $10,528,005 36%
Government Grant $10,550,000 37%
Total Expenditures $28,934,053 100%
The government grant is for 2/3"'® of the cost for the next three phases of thesanitary sewer coilection system expansion (phases B, G & F).
The finai report wiil be prepared upon receipt of your comments. Do not hesitate tocontact us to discuss any matter in greater detaii.
Yours truly,
KOERS & ASSOCIATES ENGINEERING LTD.
£.. V n. llOLMiJ }
X. ' -
Jun.222016
Chris Holmes, PEng Rob Hoffman, PEng.Project Engineer Project Manager
Enciosures
KOERS & ASSOCIATES ENGINEERING LTD.
^ I OiigamzationaIQuaUl>l^7VV\^1V11 Management Program
Letter of Transmittal
TABLE OF CONTENTS
DISTRICT OF LANTZVILLE
DEVELOPMENT COST CHARGE
BYUW No. 52, 2006, Update
TECHNICAL REPORT
June 2016
TABLE OF CONTENTS
1 INTRODUaiON
1.1 Background 1
1.2 Report Format 2
1.3 Acknowledgements 2
PARTl-DCC CONCEPTS & POLICY ISSUES
2 BYLAW DEVELOPMENT & IMPLEMENTATION OVERVIEW
2.1 Purpose of DCCs 4
2.2 Waivers, Reductions & Exemptions S
2.2.1 Waives & Reductions 5
2.2.2 Exemptions 6
2.3 Bylaw Approval Process & Stakeholder Input 6
2.4 Service Area & Time Frame 7
2.5 Recoverable Costs 7
2.6 Municipal Assist Factor 8
2.7 Bylaw Administration 8
2.7.1 Time of Collection 8
2.7.2 Separate Accounts 9
2.8 Grace Period & In-Stream Applications 9
2.8.1 Subdivision Applications 9
2.8.2 Building Permit, Development Permit &
Rezoning Applications 9
2.9 Credits, Rebates & Latecomers Agreement 10
2.9.1 Credits 10
2.9.2 Rebates 10
2.9.3 Latecomers Agreements 10
2.10 Amendment Process (Minor vs Major) 11
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VB-
TABLE OF CONTENTS (ConVdl
PART 2 - LANTZVILLE SPECIFIC ITEMS
LANTZVILLE SPECIFIC ITEMS
3.1 Re-Developed, Rezoned, Expanded Development 13
3.2 Village Commercial & Residential Core 13
3.3 Building Permit Dollar Value Threshold DCC Exemption Limit 14
3.4 Assistance Factor 14
3.5 Longterm Financing and Inflation Allowances 14
PART 3 - DCC CALCUUTIONS
DEVELOPMENT GROWTH PROJECTION
4.1 Service Area & Time Frame 16
4.1.1 Service Area 16
4.1.2 Time Frame 16
4.2 Historic Population 16
4.3 Future Population 17
4.3.1 Obstacles & Steps Taken to Support Growth 17
4.3.2 Future Land Development 18
4.3.3 Population Projection 18
4.4 Dwelling Units 20
4.4.1 Historic 20
4.4.2 Projected 20
4.5 By Land-Use 21
4.5.1 Residential 22
4.5.2 Commercial 22
4.5.3 Institutional 23
4.5.4 Industrial 24
PROJECT COST ALLOCATION
5.1 Introduction 26
5.2 Project Cost 26
5.3 Government Grants 27
5.4 Benefit to Existing Users 27
5.5 Municipal Assist Factor 27
5.6 DCC Reserve Funds 28
DCC CALCULATION METHOD
6.1 Common Unit Calculation Method 29
TRANSPORTATION DCCs
7.1 Proposed Transportation Projects 30
7.2 Calculation Unit 30
7.3 Cost Charge Calculations 31
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TABLE OF CONTENTS. Conf d
Page
8 DRAINAGE DCCs
8.1 Proposed Storm Drainage Projects 328.2 Calculation Unit 32
8.3 Cost Charge Calculations 33
9 SANITARY DCCs
9.1 Proposed Sanitary Projects 34
9.2 Calculation Unit 34
9.3 Cost Charge Calculations 35
10 WATER DCCs
10.1 Proposed Water Works 36
10.2 Calculation Unit 36
10.3 Cost Charge Calculations 36
11 PARKS & RECREATION DCCs
11.1 Proposed Parks & Recreation Projects 37
11.2 Calculation Unit 37
11.3 Cost Charge Calculations 37
12 SUMMARY OF DCCs
12.1 Summary 38
TABLES
1 Relevant Infrastructure &Planning Documents, since 2007 2
2 Population & Dwelling Count, 2001 - 2015 17
3 Population Projection, 2016 - 2026 19
4 Constructed Dwelling Units, 2011 - 2015 20
5 Proposed Capita per Dwelling Units 20
6 Projected Number of New Dwelling Units 21
7 Current & Proposed DCC Categories 22
8 Projected 10 Year Growth of Dwelling Units 23
9 Projected 10 Year Growth of Commercial Development 24
10 Projected 10 Year Growth of Institutional Development 24
11 Projected 10 Year Growth of Industrial Development 25
12 Projected 10 Year Growth by Land-Use 26
13 DCC Reserve Fund Balance 28
Transportation
14 Land-Use Traffic Generation Summary 30
15 Transportation DCC after 31
Drainage
16 Impervious Areas Summary 33
17 Storm Drainage DCC after 33
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TABLE OF CONTENTS. Conf d
TABLES Page
Sanitary
18 Sanitary Sewer Equivalent Population Demand Summary 35
19 Sanitary Sewer DCC after 35
Water
20 Water Equivalent Population Demand Summary 36
21 Water Distribution DCC after 36
Parks & Recreation
22 Parks Equivalent Population Demand Summary 37
23 Summary of Park DCCs by Land-Use after 37DCC Summary
24 DCC Cost Summary after 38
25 Annual Cost Summary - Existing Users after 38
FIGURES
1 Village Core Area 132 Historic Population, 2001 to 2015 after 173 Population & Dwelling Units, Historic and 10 Year Projection after 21
DRAWINGS
1318-01 DCC Project Locations (TRANSPORTATION & DRAINAGE) after 311318-02 DCC Project Locations (SANITARY & WATER) after 35
APPENDICES
District of Lantzville Bylaw No. 52, 2006Development Cost Charges for:Water, Sewage, Drainage, Highway Facilities and Park Land
Ministry Submission Summary Checklist
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INTRODUaiON
1.1 BACKGROUND
The District's first Development Cost Charge (DCC) Bylaw (Bylaw No. 52, 2006) waspassed and adopted by Council on April 16, 2007. It covers all of the municipal functionsfor which DCCs are permitted by the provincial government; roads, storm drainage,sanitary sewer, water, and park land. A copy of the existing bylaw is presented InAppendix A.
Findings detailed In this report result from the District's need for a major update of itsDCCs. This report reviews current applicable projects for all functions over the next10 years with up-to-date cost estimates, estimates growth in each of the various
development types, and calculates required amended charges in each DCC category.
As stated in the District's DCC bylaw:
"Development Cost Charges may be imposed for the purpose of funding toassist the local government in paying the capital costs of providing, constructing,altering, or expanding water, sewage, drainage, highway facilities and providingand Improving park land in order to serve, directly or indirectly, thedevelopment for which the charge is being imposed."
It should be noted that a development in one area of the District may contribute to the
need for upgrading, expanding or construction of new infrastructure in another area of
the District.
DCCs represent a part of the funding required to construct the capital projects. The
remainder of the required funding will come from the District at large (tax payers) andpossibly from senior government by way of infrastructure grant funding programs, if orwhen they are available, and for which the District's project(s) qualify for and areapproved. The District's contribution portion takes into account the benefit to the
existing users of the municipal systems and also provides an additional assistance factor
to the development's share of the project costs as per the provincial government DCCBest Practice Guide.
Since adoption of the DCC Bylaw In 2007, the District has completed several relevantinfrastructure and planning documents, as listed In Table 1.
The District desires to incorporate the findings and recommendations of these reports in
to a major update of their DCC Bylaw.
The updating of the DCCs is to be based on growth over the coming 10 year time frame
and the resulting capital works required.
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Table 1
Relevant Infrastructure & Planning Documents, since 2007
District of Lantzviile Document Datie
Sanitary Sewer Phase 3 Cost Update March 2016
Water Supply & Distribution System Study July 2015
Village Commercial Core Improvement Plan Draft November 2014
Lantzviile/Nanalmo Water Agreement September 2014
Official Community Plan Amendment Bylaw 2005, 50.5 May 2014
Main Street Design Workshop April 2014
Transportation Review March 2013
Water Supply Integration Options Study January 2012
A Parks, Trails & Recreation Plan March 2008
Storm Drainage Study July 2007
1.2 REPORT FORMAT
This report is divided into three parts, each with a different focus as follows:
Part 1 - DCC Concepts & Policy Issues
This is a general overview of the purpose of DCCs. It is a summary of informationpresented in Part 1 of the provincial government 'Development Cost Charge - Best
Practices Guide' (BPG), 3"^ Edition 2005.
Part 2 - Lantzviile Specific Items
This section discusses DCC items unique to the District of Lantzviile under various
development conditions.
Part 3 - DCC Calculations
This is the technical component of the document. It details the information andequations used in calculating the DCC rates for each land-use category.
1.3 ACKNOWLEDGEMENTS
We gratefully acknowledge with thanks the assistance provided by the following Districtof Lantzviile staff during the course of data collection, analyses, and report preparation:
> Mr. Frank Limshue, MClP, Community Planner
> Mr. Fred Spears, Director of Public Works
KOERS & ASSOCIATES ENGINEERING LTD.District of Lantzviile DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
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PARTI
DCC CONCEPTS & POLICY ISSUES
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BYLAW DEVELOPMENT & IMPLEMENTATION OVERVIEW
2.1 PURPOSE OF DCCs
Development Cost Charges (DCCs) are intended to facilitate development by providing a
method to finance capital projects related to roads, drainage, sewerage systems,waterworks, and parks. They are enacted by local government bylaw, pursuant to the
Local Government Act (1996) Sections 932 through 937 which are under Part 26 -
Planning and Land Use Management and Division 10 - Development Cost Recovery.
Section 933 (2) of the Local Government Act allows local governments to use DCC to
assist in the payment of capital projects associated with:providing;
constructing;
altering; or,
expanding
highway facilities, storm drainage systems, sewage systems, and water systems, and forproviding and improving parkland.
DCCs are monies collected from developments to offset some of the infrastructure
expenditures incurred to service the needs of the development while not adversely
affecting existing users. The remainder of the required funding will come from the
District of Lantzville users (tax payers) and possibly from senior government by way ofinfrastructure grant funding programs, if or when they are available and for which
District of Lantzville project(s) qualify for and are approved.
DCCs allow monies to be pooled from many developments so funds can be raised to
construct the necessary services in an equitable manner. Those who will use and
benefit from the projects should pay infrastructure costs. Recognizing that costs shouldbe shared amongst benefiting parties, a breakdown between existing users and new
development should be provided.
The 'Development Cost Charge - Best Practices Guide' (BPG), 3^*^ Edition 2005 is apublication by the BC Ministry of Community Services. The objective of the BPG is to
standardize general practices in the formation and administration of DCC bylaws, while
allowing flexibility to meet specific needs as allowed by the Local Government Act. TheBPG consists of the following two sections:
Section 1 A guidebook for councillors and administration staff responsible for
developing and adopting policies.
Section 2 A technical manual detailing procedures and calculations for the
technical personnel who will carry out the DCC calculations and prepare
the bvlaw.
DCC bylaws must be approved by the provincial government's Ministry of Community,
Sport and Cultural Development. The Ministry has indicated that expedient approval of
DCC bylaws will be received when prepared in accordance with the BPG. To assist
Ministry staff In the review of the proposed DCC bylaw, a Ministry Submission Summary
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Checklist is included in the BPG. A copy of the checklist is included in this report inAppendix B. It requires finalization before attaching it to the byiaw approvai package tobe submitted to the inspector of Municipaiitles.
DCCs are to be deveioped In accordance with the LGA. The BPG is based on six
principles which are recommended to be followed in the development of a DCC Bylaw:
1) Integration - A DCC program is subordinate to the broader goals of a
community.
2) Benefiter Pays - Infrastructure costs should be paid by those who will use and
benefit from the instaliation of such systems.
3) Fairness and Equity-Costs should be distributed between existing users andnew development in a fair manner.
4) Accountability - All information on which DCCs are based on should be
accessible and understandable by stakeholders.
5) Certainty - The DCC program should provide both stable charges and orderly
construction of infrastructure
6) Consultative Input - Must provide adequate opportunity for meaningful and
informed input from the public and other interested parties.
Maintenance & Rehabilitation Proiects
Maintenance and rehabilitation of existing infrastructure {e.g., street repairs; watermainflushing; and storm and sanitary main cleaning or repairs), and replacement due to ageare not included in DCCs as per the BPG.
2.2 WAIVERS, REDUCTIONS & EXEMPTIONS
Section 933 of the LGA describes circumstances when a development can have DCCs
waived or reduced (Section 933.1) or are exempt from paying (Section 933(4). A brief
overview of each is presented below.
2.2.1 Waivers & Reductions
in 2008 with the passage of Bill 27 (Local Government - Green Communities), the
provincial government enacted legislation that allowed for the waiver or reduction of
DCCs. This is now Section 933.1 of the LGA which provides municipal governments withthe ability to waive or reduce DCCs within a broad range of one or more of the following
classes of "eligible developments":
(a) not-for-profit rental housing, including supportive living housing;
(b) for-profit affordable rental housing;
(c) a subdivision of small lots that is designed to result in low greenhouse gasemissions; and
(d) a development that is designed to result in a low environmental Impact.
Council may adopt further byiaw(s) that provide specific detail of the type of
development that qualify(s), the amount of the waiver or reduction, and requirements
that must be met in order to obtain a waiver or reduction.
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The BPG states "the intent of the legislation is that the cases where the DCC Is waived or
reduced, the amount waived is to be entirely supported by the existing development."
By providing a waiver or reduction, council is signaling that this specific type of
development is encouraged and financially supported by the local community.
2.2.2 Exemptions
Section 933 of the Local Government Act describes circumstances when development is
exempt from paying DCCs. These specific cases are:
1) where a building permit authorizes the construction, alteration, or extension ofa building, or part of a building which is solely for public worship such as a
church;
11} where a building permit is issued for the construction, alteration, or extensionof a building that contains less than four dwelling units, and the building isexclusively for residential use;
ill) where the value of the work covered by the building permit does not exceed$50.000 (See paragraph below on 2004 amendment); and
iv) the construction, alteration or extension of self-contained dwelling units in a
building authorized under a building permit if
a. each unit is no larger in area than 29 m^ (square metres), and
b. each unit is to be put to no other use other than the residential use in
those dwelling units
v) where a building is destroyed by fire or demolished for the purpose ofredevelopment of the land, in which case the calculation of the development
cost charges payable on issuance of a building permit will be reduced by theamount of any charge applicable to the most recent use of the property prior to
building permit application.
In 2004, the exemptions for less than four dwelling units, the maximum $50,000building permit value, as well as the unit area of 29 m^ were amended to provide moreflexibility for the local government. Local governments are able to amend their DCC
bylaw to charge DCCs on developments of fewer than four dwelling units.
For the purposes of this DCC study. District of Lantzville Staff have noted that
construction costs have increased since the previous DCC, and recommend the
building permit value threshold for which DCCs are exempt from being paid be raised
to $100,000 from the current $50,000 limit.
2.3 BYLAW APPROVAL PROCESS & STAKEHOLDER INPUT
When a DCC bylaw Is implemented or amended, developers or those parties paying
DCCs will be affected by the new charges. The BPG recommends a suitable period ofnotification before the new or amended DCC bylaw is in effect. This is known as a"Grace Period" (see Section 2.8 for further discussion). Newspaper articles and notices,information circulars, and verbal communications should be provided to the residents,
taxpayers, and land developers, so they are aware of the proposed update, the
anticipated charges, and the approximate timing of the new/amended bylav/simplementation.
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The BPG recommends opportunities for stakeholder input be provided at two pointsduring DCC bylaw development:
i) before first reading by the Council, and
ii) before third reading by the Council.
In addition, a public information meeting is recommended between the second and
third readings of the bylaw, such that stakeholders can be involved in any revislon(s) ofthe bylaw, and concerns arising from the public meeting can be considered in anyrevlslon(s).
2.4 SERVICE AREA & TIME FRAME
DCC are to be charged on either a 'municipal wide' or 'area specific' basis. Thecomposition of the DCC program and the resulting charges can vary significantly
between the two options, which can be summarized as follows:
• A municipal wide DCC applies the same rate for a particular type of land useregardless of the location of any specific development.
• An area specific DCC divides the District Into separate areas based on specific
features such as geographic boundaries or a municipal service boundary.
When developing the bylaw, an appropriate time frame for the DCC program has to beconsidered. The DCC can be established on either a "build-out" or "revolving" basis.
These are defined as:
• Build-out applies to the construction of all necessary infrastructure to
accommodate development to the full extent of the Official Community Plan,which generally has a long-term time horizon of 20 to 25 years.
• Revolving applies to construction of the necessary infrastructure toaccommodate development for a defined period of time, such as five, 10 or
15 years. A number of revolving time windows would be required to reach theOCR build-out.
2.5 RECOVERABLE COSTS
The BPG states recoverable DCC costs should be clearly identified in the DCC
documentation and must be consistent with Ministry provisions. According to the Local
Government Act, the recoverable capital costs associated with DCC projects includeplanning, engineering, and legal costs (Section 935(4)). In practice, this section has beeninterpreted by the Ministry to include all of the following activities:
• planning,
• public consultation,
• engineering design,
• right-of-way or land acquisition,
• legal costs,
• interim financing,
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• contract administration and site inspection services,
• construction costs,
• contingencies, and
• Provincial Sales Tax (PST) in full.
Ministry policy does not consider inflation and long term debt financing eligible for DCCrecovery. However, Section 935(3) (c) of the Local Government Act does allow funds inDCC reserve accounts to be used to pay for the interest and principal on a debt resulting
from DCC project costs.
2.6 MUNICIPAL ASSIST FACTOR
Section 933 (2) of the Local Government Act states the purpose of DCCs is to provide
funds to "assist" local government in paying the costs of infrastructure. By not allowing100% of the growth related costs to be charged to new developments, the legislation
implicitly requires an "assist factor". This assist factor is separate from the allocation of
project costs between new development and existing users, which is considered on a
project specific basis.
The assist factor chosen reflects the District's Council desire to encourage development,
and is a council decision. Most DCC bylaws use assist factors in the 1% to 10% range.
The Local Government Act requires a minimum 1% assist.
2.7 BYLAW ADMINISTRATION
Once the Inspector of Municipalities has granted statutory approval of the DCC bylaw
and the Council has adopted it, ongoing administration will be required. This will
involve collection of charges, monitoring and accounting, credits and rebates, and the
process for bylaw amendment.
2.7.1 Hme of Collection
Section 933 (5) of the Local Government Act states DCCs are payable at either the time
of subdivision approval or at issuance of building permit. The BPG recommends charges
be applied as follows:
i) Single Family - at the time of subdivision approval, unless a local government
chooses to charge projects with less than four units, and then consideration
should be given to charging on the basis of floor space at the building permit
stage.
ii) Multi-Family - at the time of building permit issuance.
Hi) Commercial/Institutional - at the time of building permit issuance.
iv) Industrial - upon issue of building permit.
Schedule A of the District's DCC Bylaw No. 52, 2006 defines when DCC are due and
follows the recommendations of the BPG.
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KOERS & ASSOCIATES ENGINEERING LTD. pig-District of Lantzvllle DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
2.7.2 Separate Accounts
Section 935 (1) of the Act stipulates DCCs shall be deposited in a separate special DCC
reserve fund. The monies collected (together with reserve fund interest) shall then be
used to pay for the capital projects within the DCC program. DCC accounts should be
set up in a manner that allows easy reporting of:
how much money has been collected from DCCs,
the amount of government grants, if any, received towards the capital DCC
projects,
amounts designated as DCC "credits" or "rebates",
the amount of funds representing the District's share of project costs In the DCC
program,
interest earned,
under/overages, and
Identification of completed projects.
2.8 GRACE PERIOD & IN-STREAM APPLICATIONS
When a DCC bylaw Is implemented or amended, it affects those parties paying DCCs.The BPG recommends a suitable period of notification before a new DCC bylaw is In
effect. This is known as a "Grace Period".
The "Grace Period" should not be confused with "In-Stream Protection". The "Grace
Period" serves to allow enough time for people to be notified of the new DCC rates asrelated to building permit applications. "In-Stream Protection" seeks to provide stabilityfor developers with an application in process during the introduction or amendment of
DCCs provided the application meets certain time criteria as noted below.
2.8.1 Subdivision Applications
Section 943 of the Local Government Act provides "In-Stream Protection" for a
subdivision application for a 12 month period after the DCC Bylaw is adopted if:
• an application for a subdivision of land within a municipality has been submittedto a designated municipal officer and the applicable subdivision fee has been
paid before the bylaw was adopted
unless the applicant agrees in writing that the bylaw should have effect.
2.8.2 Building Permit, Development Permit, and Rezoning Applications
Implemented in May 2014, Section 937.001 of the LGA provides "In-Stream Protection"
for building permits as well as for "precursor applications" for a building permit, a
development permit and a rezoning application if:
(a) a building permit authorizing that construction, alteration or extension is issuedwithin 12 months of the date the DCC bylaw is adopted, and
(b) a precursor application to that building permit is in-stream on the date the DCCbylaw is adopted, unless the applicant for that building permit agrees in writing
that the bylaw should have effect.
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KOERS & ASSOCIATES ENGINEERING LTD. P20-District of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
2.9 CREDITS, REBATES & LATECOMERS AGREEMENT
There are no specific references to "DCC credits" or "DCC rebates" in the Local
Government Act. The intent of Clause (8) of Section 933 is that developers providingtrunk services beyond the local servicing needs of the development shall have those
costs deducted from the applicable DCCs payable. To implement the provisions of the
legislation, the concepts of a "DCC Credit" and a "DCC Rebate" are introduced. Policies
regarding when the District should offer a credit versus a rebate should be carefully
considered. In either case, the DCC accounting system should allow credits and rebates
to be monitored and tracked.
2.9.1 Credits
The DCC program is compiled to service new development in an orderly manner. Asituation is likely to arise where a developer desires to proceed with a development
before the required trunk services are installed In that area. This type of developmentcan be considered to be "out of sequence". If the District cannot afford the financial
burden of additional infrastructure requirements, the Approving Officer would declinethe development for the present time. Alternatively, the developer can construct thenecessary trunk services, in advance of the proposed timing. In this case, the "out of
sequence" development would be offered a DCC credit, where the cost of constructingthe required trunk works is deducted from the amount of DCCs that would have
otherwise been payable. The DCC credit cannot exceed the amount of DCC payable.
Should the developer submit a development by phases, each phase will be reviewed
independently.
2.9.2 Rebates
The DCC program allows for facility overslzing for cost recovery, that is the difference in
the capital cost between a local service and a trunk service that is 'oversized' to service
lands/facilities beyond the services for each phase required for the local developmentarea(s). Should a developer wish to proceed with a development before the trunkservices fronting his property are installed, the District may allow the developer toconstruct the necessary portion of the works to a trunk. The District would then offer a
DCC rebate for the incremental portion of the cost beyond the local requirement. The
incremental cost portion is the cost for the 'oversizing' of the service. The rebate
cannot exceed the amount of the DCC payable. Should the developer submit a
development by phases, each phase will be reviewed independently.
2.9.3 Latecomers Agreement
Where a developer constructs trunk works which benefit other development(s), the
oversizing costs may be considered for inclusion in a Latecomers Agreement if theproject is not a DCC project because it is not within the service area for which DCCs are
applied. The agreement would be in accordance with the provisions of the Local
Government Act. In this scenario, the developer would be responsible for setting up the
agreement and the costs associated to do so. The agreement would be administered by
the District.
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KOERS & ASSOCIATES ENGINEERING LTD. P2^•^District of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
2.10 AMENDMENT PROCESS (Minor vs Major)
The BPG acknowledges that the DCC bylaw will require amendment from time to timefor varying reasons, such as:
• Inflation,
• changes In construction standards,
• periodic revislon(s) of the OCR,
• the District's financial situation,
• changing Infrastructure needs, and
• other factors affecting new development that are beyond the District's control.
Two levels of amendments are noted; minor and major.
A minor amendment Is generally associated with an updating based on changes In
construction costs and Inflationary effects. This type of bylaw amendment requiresprovincial statutory approval, but due to its nature is anticipated to receive expeditiousMinistry approval. This amendment should be carried out no more than once a yearand perhaps once every two to three years.
A major amendment involves a full review of the DCC methodology, Including:
• Underlying DCC assumptions,
• Broad policy considerations,
• Updated development projections,
• DCC program costs,
• Timing of proposed capital works
• Addition of new projects to the DCC program, when necessary, and
• Removal of completed projects or that are no longer required.
In accordance with the BPG recommendation, the major amendment to the DCC bylaw
should be completed once every five years.
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KOERS & ASSOCIATES ENGINEERING LTD.District of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
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PART 2
LANTZVILLE SPECIFIC ITEMS
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KOERS & ASSOCIATES ENGINEERING LTD. P2VDistrict of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
LANTZVILLE SPECIFIC ITEMS
3.1 Re-Developed, Rezoned, Expanded Development
In accordance with the principal that the benefiter pays, DCCs should be charged on
properties that are redeveloped, rezoned or expanded for that portion of the additional
capacity of the infrastructure required to service the development, whether it be;
transportation; storm drainage; water; sanitary sewer; or parks and recreation services.
If the re-development, rezoning or expanded development does not create an increasedservice need, that is, the development does not impose a new capital cost burden, then
Section 933(3) of the LGA states a DCC is not payable.
3.2 Village Commercial & Residential Core
The OCR Goal 3 is to strengthen the village commercial core by creating a vibrant
commercial core, oriented to community needs, while retaining Its unique village
character. The area of the commercial and residential core is shown in Figure 1.
DISTRICT
OF
LANTZVILLE
OFFICIAL
COMMUNITY PLAN
mPNO.5
Villaoe
Lairf'jM
Con
oVtoyUnttipiifiiHanAMR
UncUolCaiKiuili. A<lnan4iau»
BYLAW NO. 502.2007
Figure 1 - Village Core Area
To encourage development in the Village Core area. Transportation, Drainage andParkland DCCs are to be reduced by 30% within this area.
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3.3 Building Permit Dollar Value Threshold DCC Exemption Limit
As noted in 2.2.2 Exemptions, District of Lantzville Staff have noted that construction
costs have increased since the previous DCC, and recommend the building permit valuethreshold for which DCCs are exempt be raised to $100,000 from the current $50,000limit.
3.4 Assistance Factor
A 1% assist factor has been chosen for all projects. See discussion in 5.5 Municipal
Assist Factor.
3.5 Longterm Financing and Inflation Allowances
There is no allowance for long-term financing or future inflation as noted in 5.2 Project
Cost.
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KOERS & ASSOCIATES ENGINEERING LTD. P25-^District of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
PARTS
DCC CALCULATIONS
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KOERS & ASSOCIATES ENGINEERING LTD. P26-District of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
DEVELOPMENT GROWTH PROJECTION
4.1 SERVICE AREA & TIME FRAME
4.1.x Service Area
ExistiriE Bylaw
The District's current DCC Bylaw applies DCCs for all five categories (transportation,
drainage, water, sewer, and parkland) on a 'municipal wide' basis. This means the same
rate is applied for a particular type of land-use regardless of its location within the
District.
Proposed Bvlaw
DCCs are to be calculated on a 'municipal wide' basis.
They will be aoolied on an 'area specific' basis. The application of DCCs by the 'area
specific' basis Is proposed to accommodate the creation of DCCs for the Village
Commercial & Residential Core Area, as discussed in 3.2 Village Commercial &
Residential Core and shown in Figure 1. A separate DCC charge will be created for all
other properties within the District.
4.1.2 Time Frame
Existing Bvlaw
The District's current DCC Bylaw calculates DCCs on a 'revolving' basis, using a 10 year
period. This means DCCs are based on the construction of the infrastructure needed to
accommodate development over a 10 year period.
Proposed Bvlaw
A 10 year (Year 2016 to Year 2026) 'revolving' basis is to be used for this DCC update.
4.2 HISTORIC POPULATION
The District's population growth over the last three Canada Census' (2001, 2006, and
2011) has been negligible with a slight decline from 2006 to 2011 (averaging 0.33% peryear). The number of people per dwelling unit decreased with each census from 2.73 in
2001 to 2.46 in 2011.
The cause for the decline in the per capita per dwelling unit is believed to be a result of
several factors such as:
• smaller family sizes (fewer children per family)
• aging population
The lack of/ decline In growth is believed to be partly due to:
- the limited water supply, andto a lesser extent the lack of municipal sanitary sewer collection system (until
Year 2007).
It is noted that, the adjacent communities of the City and Nanaimo and the City of
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KOERS & ASSOCIATES ENGINEERING LTD. P27-'District of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
Parksville, with water supply sources capable of accommodating new development andextensive sanitary sewer collection systems, grew over this same time period.
Annual population estimates for municipalities are published by BCStats on their website (www.bcstats.gov.bc.ca). The BCStats data is generally higher when compared to
Census Canada data, as BCStats includes an allowance for census undercount.Accordingly, BCStats population count for Lantzvllle in 2011 was 3,624; 0.6% higher thanCensus Canada. The estimated population for the District of Lantzvllle last year (Year
2015) was 3,389. This is a decrease of 212 people (just under 6%) since Year 2011.
Table 2 presents the BCStats annual population estimate and the Census Canadapopulation counts and capita per dwelling unit since 2001. The population data isgraphically shown in Figure 2.
Table 2
Population & Dwelling Count, 2001 - 2015
BCStats ^^su?
Year Population
Estimate
Annual
Increase orPopulation
Count
Capita per
Dwelling
Unit
2001 - - 3,653 2.73
2002 - - - -
2003 3,491 - * -
2004 3,690 199 - -
2005 3,720 30 - -
2006 3,684 (36) 3,661 2.58
2007 3,707 23 - -
2008 3,725 18 - -
2009 3,677 (48) -
2010 3,661 (16) -
2011 3,624 (37) 3,601 2.46
2012 3,648 24 - -
2013 3,493 (155) - -
2014 3,489 (4) - -
2015 3,389 (100) - -
43 FUTURE POPULATION
4.3.1 Obstacles & Steps Taken to Support Growth
While the OCP allows for growth, when growth will occur is unclear as it is subject to anumber of variables beyond the District's control, including market and developerInfluenced criteria. It is understood that the three largest local inhibitors are:
1} Limited capacity of the water supply source (the wellfield).
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KOERS & ASSOCIATES ENGIMEERING LTD.District of Lantzvllle DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
■P28"
DISTRia OF UNT2VILLE
Historic Population (2001 - 2015)
m
•pulation
3,6613,601
X>2 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015
Year
FIGURE 2
May 11, 2016
P29
2) Limited extent of the municipal sewage collection system, and
3) Limited extent of the municipal water distribution system. Approximately 35%
of the more than 1,330 homes in the District of Lantzvllle do not have access to
the municipal water system and rely on individual wells.
The District has taken steps towards addressing all three issues as follows:
i) Sanitarv Sewer Svstem
Between 2007 and 2011 a municipal sewage collection system was constructed
servicing a portion of the District (Areas A and B shown on the District's OCR Map
No. 8 - Proposed Sanitary Sewer System Phasing). This system is design to
accommodate future expansion to service developed lands and lands proposed for
development.
ii) City of Nanaimo Water SudpIv Agreement
In 2014, the City of Nanaimo and the District of Lantzville signed a bulk water supplyagreement that allows the City to provide water to the District.
iii) Replacement of Well No. 6The District is replacing well No. 6 with a higher capacity well and planning to
redevelop the other three production wells.
4.3.2 Future Land Development
There are two larger land development projects proposed for the DoL which are
acknowledged In the OCP as Comprehensive Development Plan Areas (CDPAs).
Village fWare Roadi
The Village CDPA is a 23 ha block of land straddling both sides of Ware Road between
Hwy 19 and Lantzville Road. While the OCP does not specific a maximum number of
dwelling units, it does acknowledge that densities are to be higher than the surrounding
area to strengthen the vitality of the Village. The adjacent residential development tothe west off Peterson Road has a density averaging 6.5 units per ha. It is noted that
twenty percent (20%) of all homes are to be single floor type orientated to seniors.
Assuming a density of 8 to 10 units per ha, a total of 184 - 230 units could be developedon this 23 ha site.
Foothills Development
The Foothills CDPA Is a 730 ha block of land located in the foothills of the District, south
of Aulds Road. The OCP dictates a maximum of 730 residential units for the
development.
Combined, these two developments could accommodate between 900 and 1,000
dwelling units.
4.3.2 Population Projection
The District of Lantzville does not generate population projection data and the OCP does
not provide an estimate of the future population based on the projected land-uses, nor
at what time in the future when the full land-use potential may be realized. As there
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KOERS & ASSOCIATES ENGINEERING LTD.Distrlrt of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
are many factors effecting population growth, three growth scenarios {low, moderate,
and high) for the next 10 years were reviewed as described below.
Low Growth
BCStats, publishes a forecast of future population growth for the next 25 to 30 years
for each regional district. It does not publish forecasts for individual municipalities,but they can be carried out by BCStats for a fee. The population forecast uses the
Component/Cohort-Survival method which ages the population while applyingbirths, deaths, and migration forecasts by age. The forecasts are based on past
trends which are modified to account for possible future changes. The growth
projections are updated annually.
For the RON, BCStats projected growth rate over the coming 10 years varies from ahigh of 1.34% to a low of 1.09%. This equates to an average growth rate of 1.23%
per year.
Moderate Growth
Assumes a growth rate of 2.5% per year.
High Growth
Assumes a growth rate of 4.0% per year.
The resulting population for each year for each projected growth rate is presented in
Table 3.
Table 3
Projected Population, 2016 - 2026
JPopuFation Projection
^ Year Low
(1.23%)*
Moderate
(2.5%)
High
(4%)
2015 3,389 3,389 3,389
2016 ** 3,389 3,389 3,389
2017 3,434 3,474 3,525
2018 3,479 3,561 3,666
2019 3,524 3,650 3,812
2020 3,569 3,741 3,965
2021 3,613 3,834 4,123
2022 3,657 3,930 4,288
2023 3,701 4,028 4,460
2024 3,743 4,129 4,638
2025 3,785 4,232 4,824
2026 3,826 4,338 5,017
10 Year
Increase
437
(13%)
949
(28%)
1,628
(48%)
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KOERS & ASSOCIATES ENGINEERING LTD.District of Lantzvllle DCC Update, Technical Report - DRAFT REPORT -
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Notes:
* BCStats projected averaged rate of growth over this 10 year periodfor the RON which ranges from 1.34% to 1.09% per year.
** Planning staff have indicated that based on current developmentapplications and inquiries, development in the first phase of the
Foothills, the Village {\A/are Road) area, and potentially In other areas
of the District, Is expected to start in 2017.
4.4 DWELLING UNITS
4.4.1 Historic
Since 2011, a total of 30 new single family homes have been constructed; some of which
may have been replacement of existing homes. There has been no multi-family homeconstruction. Table 4 presents the number of units constructed each year from Year
2011 to Year 2015.
Table 4
Constructed Dwelling Units, 2011 - 2015
K 1 •
Year
Dwellfng^n^ Cohstrucfe^Single
^iamily .
Multi-
2011 8
2012 4 -
2013 5 -
2014 9 -
2015 4 -
4.4.2 Projected
Based on the population growth projections noted In Table 3, the construction of new
homes will be required to accommodate the population growth. Three types ofdwelling units are anticipated:
Single Family,
Multi-Family, and
Congregate Care.
The number of people living In each dwelling Is expected to vary as noted in Table 5.
The 2.4 capita per dwelling unit is slightly less than the 2.46 capita per dwelling from the
2011 Census.
Table 5
Proposed Capita per Dwelling Unit
Land-Use Category Capita per Unit
Single Family 2.4
Multi-Family 1.9
Congregate Care 1.1
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■P32'
The number of new homes to be constructed over the next 10 years for each of the
three growth rates was calculated based on the following allowance:
• 80% of the population growth to be housed in single family
• 15% of the population growth to be housed in multi-family
• 5% of the population growth to be housed in congregate care
The total number of new homes to be constructed over the next 10 years for each of the
three residential categories was calculated based on population projections in Table 3,the capita per dwelling unit in Table 5, and the percentages noted above. The resultingtotals are presented In Table 6.
Table 6
Projected Number of New Dwelling Units
Land-Use
Category
Population Capita per
Dwelling Unit
Number of New
Dwelling Units{%) {«)
Low Grovrth (1.^3%)
Single Family
Multi-Family
Congregate Care
80%
15%
5%
350 2.4
67 1.9
22 1.1
146
35
20
Total 100% 439 201
{ Moderate Growth (2.5%) ' ^ " j, ■ .Single Family
Multi-Family
Congregate Care
80%
15%
5%
758 2.4
143 1.9
47 1.1
316
75
43
Total 100% 948 434
L HighGnavyy)(4%) • -ii-i
Single Family 80% 1,301 2.4 542
Multi-Family 15% 247 1.9 130
Congregate Care 5% 80 1.1 73
Total 100% 1,628 745
Figure 3 presents the projected future population and required residential dwellingunits for each year to Year 2026 for the moderate growth rate (2.5%).
District staff has indicated that the moderate growth rate is expected over the coming
10 years, based in part on the following:
the anticipated availability of additional water supply,
the number and type of development applications actively being put forward.
perceived pent-up demand for residential development in Lantzville.
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3,661
'Zf
DISTRiaOF LANTZVILLE
Historic Population (2001 - 2015)
& Projected to 2026
3,601 _ '
3,389
il Single Family
gle Family (for 2.5% growth)
Iti-Famiiy (for 2.5% growth)
igregate Care (for 2.5% growth)
lanada
Growth Rate for RON (1.23% Average)
rowth
rowth
I 1 I ' ■ I I I I
4 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026
Year
6,000
5,500
5,000
4,500
4,000
3,500
V
3,000 I
2,500
2,000
1,500
1,000
500
FIGURES
May 11, 2016
P34
4.5 BY LAND-USE
Non-residential land uses are categorized separately from residential land use for DCC
bylaws. In order to keep the number of designated land uses at a practical level, it Is
normal practice to consider the groupings under residential, commercial, Industrial, and
institutional categories.
The District desires to update the DCC Bylaw to reflect the creation of the Village
Commercial & Residential Core Area (Figure 1) and the different DCCs that developmentIn this area required. The District's current six (6) DCC categories based on land-use will
remain unchanged but there will be a total of 12 DCC rates based on the two proposed
'Area Specific' categories as note In Table 7.
Table 7
Current & Proposed DCC Categories
DCC Category
■
Current Bylaw
(Municipal
Wide)
Proposed Update
Village
Core Area *
Remainder off
Single Family Residential ✓ V'
Multi-Family Residential /
Congregate Care / /
Commercial ✓ /
Institutional ✓ ✓
Industrial n/a ✓
Notes:
* As shown on Figure 1.
4.5.1 Residential (Single Family, Multi-Family, & Congregate Care)
Staff has Indicated that residential development Is anticipated to be divided within the
two areas as follows:
Amount of New
Development Area Residential Development
Village Core:
Remainder of the District:
15%
85%
The number of units to be constructed In each of the two area of the coming 10 years
based on the moderate growth (see Table 6) Is as shown In Table 8.
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Table 8
Projected 10 Year Growth of Dwelling Units
Number of Dwelling Units
DCC Categoryfor Moderate Growth (2.5%)
Total15% 85%
In Village Core In Remainder of District
Single Family 316 47 269
Multi-Family 75 11 64
Congregate Care' 43 6 37
Total 434 64 370
Note:
The OCR supports the development of up to 100 Congregate Care
units in the Village Core.
4.5.2 Commercial
Commercial use includes service commercial, office commercial, and mixed
commercial/residential development.
The BPG recommends commercial development be charged on the basis of building
floor space expressed in square metres. The District has selected to charge on the basis
of gross building area expressed in square metres.
Where land uses on a site are mixed, it is intended that applicable DCCs be charged on
the basis of all actual uses on a site. This may include a residential and a commercial
component or some other combination.
ExistinR Commercial Development
Existing commercial development, totalling 6.7 ha, is concentrated in the Village Area.The total building floor area Is estimated at approximately 1.0 ha (10,000 m^); equatingto 15% site coverage. This Is low compared to the 20% to 60% permitted under theDistrict's zoning bylaw and the more normal average site coverage of 50% to 70%
experienced in other similar smaller municipalities. The low site coverage is due to the
significant yard, parking, and undeveloped land areas of the building supply andpub/hotel facilities.
Anticipated Commercial Development - Village Core
It is anticipated that redevelopment will result in additional commercial floor space ofapproximately 2,000 m^ of gross floor space in the Village Area over the coming 10 yearperiod.
Anticipated Commercial Development - Foothills
The Foothills Comprehensive Plan Area allows for one neighbourhood commercial site
focusing on retail convenience service with a secondary fire hall plus a community hall.
As this review estimates about one-third of the development units in the Foothills being
subdivided over the coming 10 years, only a portion of the commercial site isanticipated to be built. A commercial floor space of 500 m^ has therefore beenestimated for the Foothills area.
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The anticipated total gross commercial floor space to be developed over the next
10 years is noted in Table 9.
Table 9
Projected 10 Year Growth of Commercial Development
DCC Category
CommerciaTDevelopment,for Moderate Growth (2.5%)
Village
Core
Remainder
, _ of District
t
Total ■
Gross Floor Area 2,000 500 2,500
4.5.3 Institutional
Institutional use includes government offices, libraries, museums, recreational, culturaland cultural facilities, public and private schools, colleges and universities, churches, and
hospitals including private care facilities.
The BPG recommends institutional development be charged on the basis of buildingfloor space expressed in square metres. The District has selected to charge on the basisof gross building area expressed in square metres.
For institutional buildings, it Is understood that Aspengrove (pre-school to grade 12International Baccalaureate) school is looking to expand its facility by 5,000 m^. Whilethe OCP supports directing future commercial and institutional development to the
Village core area whenever possible, thus promoting a variety of mixed land uses in thiscore area, this would be an expansion at the school's existing facility. The school Islocated on Clark Drive (outside of the Village Core area).
The anticipated total gross institutional floor space to be developed over the next10 years Is noted In Table 10.
Table 10
Projected 10 Year Growth of Institutional Development
I-
-
DCC Category
Institutional Development, m^For Moderate Growth (2.5%) 1
Village
Core
Remainder
of DistrictTotal ■[
j
Gross Floor Area - 5,000 5,000
4.S.4 industrial
Industrial use includes: light, medium or heavy industrial uses, warehouses, mini-storage, minor repair, fabrication and storage facilities or space, and fuel storage areas.
Public utility use includes: BC Hydro, Fortis BC Gas, telephone, cablevision, and similarutility storage, distribution and plant facilities.
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KOERS & ASSOCIATES ENGINEERING LTD.District of Lantzvllle DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
For industrial and public utility uses, which are predominantly single storeydevelopment, the BP6 prefers charging on the basis of gross site area measured Inhectares, which the District has selected. As charges are based on single storey
development, they would be increased for any additional storeys in direct proportion to
the ratios of the additional floor area to the ground level floor area.
Existing Development
Existing industrial lands are located in the Lantzville Industrial Park, also known as the
Metro-Mart area, covering approximately 8.23 ha. Almost all are in active use.
Redevelopment on these properties is expected to occur, as businesses expand or uses
and ownership changes.
Proposed Development
For the purpose of this report, growth over the coming 10 years is estimated at 1.0 ha
and Includes growth for Public Utility zoned land. It is assumed industrial/public utilitydevelopments would have an average site coverage of 60% by building area.
The anticipated industrial development to occur over the next 10 years is noted In
Table 11.
Table 11
Projected 10 Year Growth of Industrial Development
DCC Category
Industrial Development, ha
For Moderate Growth (2.5%) ;
Village
Core
Remainder
of DistrictTotal
Lot Area - 1.0 1.0
A summary of the projected growth for each land use category for the coming 10 yearsis presented in Table 12.
Table 12
Projected 10 Year Grov/th by Land-Use
Land Use
Anticipated Growth
Village RemainderCombined Total
Core of District
Dwellings
Single Family 89 207 316 lots
Multi Family 30 70 75 units
Congregate Care 43 - 43 units
Total Dwellings 162 277 434 units
Commercial/lnstltutional/lndustrlal
Commercial 2,000 500 2,500 gross floor area
Institutional 5,000 5,000 m^ gross floor area
Industrial - 1 1 ha lot area
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KOERS & ASSOCIATES ENGINEERING LTD.District of Lantzvilie DCC Update, Technical Report - DRAFT REPORT - 22 June 2016
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