district of lantzville · june 27,2016, committee of the whole agenda - dcc review and update ......

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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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

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- 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


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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KOERS & ASSOCIATES ENGINEERING LTD. pg-District of Lantzvllle DCC Update, Technical Report - DRAFT REPORT- 22 June 2016

TABLE OF CONTENTS. Conf d

Page

8 DRAINAGE DCCs

8.1 Proposed Storm Drainage Projects 328.2 Calculation Unit 32


9 SANITARY DCCs

9.1 Proposed Sanitary Projects 34



10 WATER DCCs

10.1 Proposed Water Works 36



11 PARKS & RECREATION DCCs

11.1 Proposed Parks & Recreation Projects 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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KOERS & ASSOCIATES ENGINEERING LTD. piQ"District of Lantzvilie DCC Update, Technical Report - DRAFT REPORT- 22 June 2016

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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KOERS & ASSOCIATES ENGINEERING LTD. PH"District of Lantzville DCC Update, Technical Report - DRAFT REPORT- 22 June 2016

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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KOERS & ASSOCIATES ENGINEERING LTD. P12-District of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016

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

3


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

4


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.

5


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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KOERS & ASSOCIATES ENGINEERING LTD. P17-'District of lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016

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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KOERS & ASSOCIATES ENGINEERING LTD. PIS"District of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016

• 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.

8

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.

g


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.

10

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.

11

KOERS & ASSOCIATES ENGINEERING LTD.District of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016

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PART 2


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KOERS & ASSOCIATES ENGINEERING LTD. P2VDistrict of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016


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.

13

KOERS & ASSOCIATES ENGINEERING LTD.District of Lantzville DCC Update, Technical Report • DRAFT REPORT - 22 June 2016

-P24-'

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.

14

KOERS & ASSOCIATES ENGINEERING LTD. P25-^District of Lantzville DCC Update, Technical Report - DRAFT REPORT - 22 June 2016

PARTS

DCC CALCULATIONS

15


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

16

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).

17

KOERS & ASSOCIATES ENGIMEERING LTD.District of Lantzvllle DCC Update, Technical Report - DRAFT REPORT - 22 June 2016

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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%)

19

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

20


■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.

21


-P33-'

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.

23


■P36-

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

25

KOERS & ASSOCIATES ENGINEERING LTD.District of Lantzvilie DCC Update, Technical Report - DRAFT REPORT - 22 June 2016

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