city of new westminster 2009 development cost charge … · city of new westminster 2009...

C I T Y O F N E W W E S T M I N S T E R

2009 Deve l opmen t Co s t Cha r ge Rev i ew F i n a l R e p o r t

This report is prepared for the sole use of the City of New

Westminster. No representations of any kind are made by

Urban Systems Ltd. or its employees to any party with whom

Urban Systems Ltd. does not have a contract.

2866.0001.01/July 7, 2009

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City of New Westminster

TABLE OF CONTENTS

EXECUTIVE SUMMARY ......................................................................................... VI

PART 1: BACKGROUND ........................................................................................... 1

1.1 PURPOSE OF THIS REVIEW ............................................................................. 1

1.2 GUIDING PRINCIPLES .................................................................................... 1

1.3 LEGISLATIVE AND REGULATORY BACKGROUND ..................................................... 2

1.4 BILL 27 .................................................................................................... 3

1.5 DCCS LEVIED BY OTHER AUTHORITIES ............................................................... 5

1.6 USE OF DCC BEST PRACTICES GUIDE ................................................................. 6

PART 2: PUBLIC PARTICIPATION ............................................................................... 7

2.1 PUBLIC MEETING ........................................................................................ 7

2.2 MEETINGS WITH THE DEVELOPMENT INDUSTRY .................................................... 8

PART 3: DEVELOPING THE DCC PROGRAM AND COSTS – GUIDING PRINCIPLES ....................... 11

3.1 RELATIONSHIP TO OTHER MUNICIPAL DOCUMENTS .............................................. 11

3.2 DCC TIME FRAME ...................................................................................... 11

3.3 CITY-WIDE AND AREA-SPECIFIC DCC CHARGES .................................................... 11

3.4 DCC RECOVERABLE COSTS ........................................................................... 12

3.5 GRANT ASSISTANCE ................................................................................... 13

3.6 INTERIM FINANCING ................................................................................... 13

3.7 ALLOCATION OF COSTS ............................................................................... 13

3.8 MUNICIPAL ASSIST FACTOR .......................................................................... 15

3.9 UNITS OF CHARGE ..................................................................................... 16

PART 4: GROWTH PROJECTIONS .............................................................................. 18

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4.1 RESIDENTIAL ........................................................................................... 18

4.2 COMMERCIAL ........................................................................................... 18

4.3 INDUSTRIAL ............................................................................................ 18

4.4 INSTITUTIONAL ........................................................................................ 19

4.5 EQUIVALENT UNIT CALCULATIONS .................................................................. 19

PART 5: TRANSPORTATION DCCS ............................................................................. 20

5.1 TRANSPORTATION DCC PROGRAM .................................................................. 20

5.2 TRAFFIC GENERATION AND CALCULATION OF ROAD IMPACT ................................... 21

5.3 TRANSPORTATION DCC CALCULATION ............................................................. 21

PART 6: WATER DCCS ........................................................................................... 24

6.1 WATER DCC PROGRAM................................................................................ 24

6.2 WATER DEMAND AND CALCULATION OF EQUIVALENT POPULATION ........................... 24

6.3 WATER DCC CALCULATION........................................................................... 25

PART 7: SANITARY SEWER DCCS .............................................................................. 28

7.1 SANITARY SEWER DCC PROGRAM ................................................................... 28

7.2 SEWAGE GENERATION AND CALCULATION OF EQUIVALENT POPULATION .................... 28

7.3 SANITARY SEWER DCC CALCULATION .............................................................. 29

PART 8: DRAINAGE DCCS ....................................................................................... 32

8.1 DRAINAGE DCC PROGRAM ............................................................................ 32

8.2 DRAINAGE RUNOFF AND CALCULATION OF EQUIVALENT POPULATION ....................... 32

8.3 DRAINAGE DCC CALCULATION ....................................................................... 34

PART 9: PARK ACQUISITION AND DEVELOPMENT DCCS ................................................... 37

9.1 PARK ACQUISITION AND DEVELOPMENT DCC PROGRAM ......................................... 37

9.2 CALCULATION OF EQUIVALENT POPULATION ..................................................... 39

9.3 PARK ACQUISITION AND DEVELOPMENT DCC CALCULATION .................................... 41

PART 10: DCC RATES SUMMARY AND IMPLEMENTATION ................................................... 44

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10.1 SUMMARY OF PROPOSED DCC RATES ............................................................... 44

10.2 BYLAW EXEMPTIONS .................................................................................. 44

10.3 COLLECTION OF CHARGES – BUILDING PERMIT AND SUBDIVISION .............................. 50

10.4 IN-STREAM APPLICATIONS AND GRACE PERIODS .................................................. 50

10.5 DCC REBATES AND CREDITS .......................................................................... 51

10.6 DCC MONITORING AND ACCOUNTING .............................................................. 51

10.7 DCC REVIEWS .......................................................................................... 52

TABLES Table 1 Total DCC Program Costs .................................................................................... vii

Table 2 City of New Westminster Proposed DCC Rate Summary – Mainland – Phase 1 ..................... viii

Table 3 City of New Westminster Proposed DCC Rate Summary – Mainland – Phase 2 ....................... ix

Table 4 City of New Westminster Proposed DCC Rate Summary – Queensborough – Phase 1 ................ x

Table 5 City of New Westminster Proposed DCC Rate Summary – Queensborough – Phase 2 ............... xi

Table 6 Greater Vancouver Sewerage and Drainage DCCs ........................................................ 5

Table 7 New Westminster School Site Acquisition Charges ....................................................... 5

Table 8 Mainland and Queensborough Infrastructure Types .................................................... 12

Table 9 Allocation of Costs Attributable to New Growth ........................................................ 15

Table 10 Municipal Assist Factor by DCC Type .................................................................... 16

Table 11 Residential Growth Projections to 2021 ................................................................. 18

Table 12 Commercial Growth Projections to 2021 ................................................................ 18

Table 13 Type of Equivalency Units ................................................................................. 19

Table 14 Transportation DCC Program Costs ...................................................................... 20

Table 15 Equivalent Units for Roads - Mainland ................................................................... 21

Table 16 Equivalent Units for Roads - Queensborough ........................................................... 21

Table 17 Proposed Transportation DCC Rates - Mainland ........................................................ 22

Table 18 Proposed Transportation DCC Rates - Queensborough ................................................ 23

Table 19 Water DCC Program Costs ................................................................................. 24

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Table 20 Equivalent Units for Waterworks – Mainland ........................................................... 25

Table 21 Equivalent Units for Waterworks – Queensborough ................................................... 25

Table 22 Proposed Water DCC Rates - Mainland .................................................................. 26

Table 23 Proposed Water DCC Rates - Queensborough .......................................................... 27

Table 24 Sanitary Sewer DCC Program Costs ...................................................................... 28

Table 25 Equivalent Units for Sanitary Sewer - Mainland ........................................................ 29

Table 26 Equivalent Units for Sanitary Sewer - Queensborough ................................................ 29

Table 27 Proposed Sanitary Sewer DCC Rates - Mainland........................................................ 30

Table 28 Proposed Sanitary Sewer DCC Rates - Queensborough ................................................ 31

Table 29 Drainage DCC Program Costs .............................................................................. 32

Table 30 Equivalent Units for Drainage - Mainland ............................................................... 33

Table 31 Equivalent Units for Drainage - Queensborough ....................................................... 33

Table 32 Proposed Drainage DCC Rates - Mainland ............................................................... 35

Table 33 Proposed Drainage DCC Rates - Queensborough ....................................................... 35

Table 34 Park Acquisition and Development DCC Program Costs – Phase 1 ................................... 38

Table 35 Park Acquisition and Development DCC Program Costs – Phase 2 ................................... 39

Table 36 Equivalent Units for Park Acquisition and Development – Mainland – Phases 1 and 2 ........... 40

Table 37 Equivalent Units for Park Acquisition and Development – Queensborough – Phases 1 and 2 ... 40

Table 38 Equivalent Units for Park Acquisition and Development – City-wide – Phases 1 and 2 ........... 40

Table 39 Proposed Park Acquisition and Development DCC Rates – Mainland – Phase 1 .................... 42

Table 40 Proposed Park Acquisition and Development DCC Rates – Queensborough – Phase 1 ............ 42

Table 41 Proposed Park Acquisition and Development DCC Rates – Mainland – Phase 2 .................... 43

Table 42 Proposed Park Acquisition and Development DCC Rates – Queensborough – Phase 2 ............ 43

Table 43 City of New Westminster Proposed DCC Rate Summary – Mainland – Phase 1 .................... 46

Table 44 City of New Westminster Proposed DCC Rate Summary – Mainland – Phase 2 .................... 47

Table 45 City of New Westminster Proposed DCC Rate Summary – Queensborough – Phase 1 ............. 48

Table 46 City of New Westminster Proposed DCC Rate Summary – Queensborough – Phase 2 ............. 49

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EQUATIONS

Equation 1 Transportation DCC Calculation ........................................................................ 22

Equation 2 Water DCC Calculation .................................................................................. 26

Equation 3 Sanitary Sewer DCC Calculation........................................................................ 30

Equation 4 Drainage DCC Calculation ............................................................................... 34

Equation 5 Park Acquisition and Development DCC Calculation ................................................ 41

FIGURES Figure 1 Mainland Transportation DCC Program

Figure 2 Mainland Water DCC Program

Figure 3 Mainland Storm DCC Program

Figure 4 Mainland Sanitary DCC Program

Figure 5 Queensborough Transportation DCC Program

Figure 6 Queensborough Water DCC Program

Figure 7 Queensborough Drainage DCC Program

Figure 8 Queensborough Sanitary DCC Program

APPENDICES Appendix A Public Meeting Information and Development Industry Correspondence

Appendix B Cost Estimates and DCC Rate Calculations for Transportation DCC Capital Projects

Appendix C Cost Estimates and DCC Rate Calculations for Water DCC Capital Projects

Appendix D Cost Estimates and DCC Rate Calculations for Sanitary Sewer DCC Capital Projects

Appendix E Cost Estimates and DCC Rate Calculations for Drainage DCC Capital Projects

Appendix F DCC Rate Calculations for Park Acquisition DCC Projects – Phase 1

Appendix G DCC Rate Calculations for Park Acquisition DCC Projects – Phase 2

Appendix H DCC Rate Calculations for Park Development DCC Projects – Phase 1

Appendix I DCC Rate Calculations for Park Development DCC Projects – Phase 2

Appendix J Proposed Development Cost Charge Bylaw

Appendix K Park Acquisition and Development Cost Estimates (Confidential, Bound Separately)

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E X E C U T I V E S U M M A R Y This report presents proposed Development Cost Charges (DCCs) that reflect growth projections and

DCC capital programs for the City of New Westminster. The report consists of the following parts:

• Part 1: Outlines the purpose of the DCC review and includes information on the legislation enabling

DCCs, DCCs levied by other jurisdictions, and the use of the DCC Best Practices Guide.

• Part 2: Reviews the public consultation process.

• Part 3: Outlines the guiding principles used to develop the DCC program and identifies DCC

recoverable costs. This section discusses the time frame for the DCC program, the explanation for applying DCCs on an area specific basis, the allocation of costs between existing and new

development, the municipal assist factor, grant assistance, interim financing, and the basis for

charging DCCs (i.e., by lot and by area).

• Part 4: Based on the OCP, other studies and discussions with City staff, this section presents growth forecasts for the different land uses.

• Parts 5 through 9: Summarizes the cost of each DCC program (i.e. transportation, waterworks, drainage, sanitary sewer, and park acquisition and development). The total capital costs for each

service and the total DCC program costs are as follows:

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Table 1 Total DCC Program Costs

Service Total Capital Costs Total DCC Program Costs

Mainland

Transportation $25,715,900 $6,751,122

Water $2,655,896 $2,629,337

Sanitary $3,786,024 $3,748,164

Drainage $3,187,321 $701,921

Park Acquisition and

Park Development

Phase 1: $475,800

Phase 2: $10,055,400

Phase 1: $471,042

Phase 2: $7,736,042

Queensborough

Transportation $10,566,000 $10,460,340

Water $619,310 $613,116

Sanitary $2,006,100 $1,986,039

Drainage $5,362,500 $3,265,515


Park Development

Phase 1: $1,827,800

Phase 2: $6,544,300

Phase 1: $1,809,522

Phase 2: $6,478,857

City-Wide


Park Development

Phase 1: $28,276,500

Phase 2: $28,276,500

Phase 1: $27,993,735

Phase 2: $27,993,735

Parts 5 through 9 also show how the DCC rates are calculated using the information from Parts 3 and 4. The proposed DCC rates are shown on the following page.

• Part 10: Summarizes the proposed DCCs, provides information on implementation issues such as

exemptions to the bylaw, grace periods, DCC rebates and credits, and outlines suggestions for monitoring and accounting related to the DCC bylaw.

It is recommended that Council adopt a revised DCC bylaw that reflects the proposed rates shown in

Tables 2 to 5. It is further recommended that Council review the DCCs every two to five years to ensure that the DCC rates reflect the current growth projections and capital program costs.

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Table 2 City of New Westminster

Proposed DCC Rate Summary – Mainland – Phase 1

Land use Units Proposed

Transportation DCC

Proposed Water DCC

Proposed Sanitary DCC

Proposed Drainage DCC

Proposed Park Acquisition and Development

DCC(1)

Total Proposed DCC

Single Detached Per lot ft2 of parcel area $0.29 $0.15 $0.25 $0.06 $1.28 $2.03

Townhouse Per ft2 of gross floor area $0.56 $0.33 $0.55 $0.11 $2.80 $4.35

Apartment Per ft2 of gross floor area $0.50 $0.29 $0.48 $0.07 $2.43 $3.76

Commercial Per ft2 of gross floor area $4.05 $0.19 $0.32 $0.07 $4.64

Office Per ft2 of gross floor area $1.45 $0.16 $0.27 $0.07 $1.96

Live/Work Per ft2 of gross floor area $1.01 $0.25 $0.41 $0.09 $2.61 $4.37

Industrial Per ft2 of improved site area $0.19 $0.07 $0.16 $0.05 $0.47

(1) Includes City-wide Park DCC

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Transportation DCC

Proposed Water DCC




DCC(1)

Total Proposed DCC









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Proposed DCC Rate Summary – Queensborough – Phase 1


Transportation DCC

Proposed Water DCC




DCC(1)

Total Proposed DCC

Single Detached Per ft2 of parcel area $0.75 $0.03 $0.32 $0.02 $1.54 $2.66

Compact Lot Single Detached Per ft2 of parcel area $0.81 $0.03 $0.28 $0.02 $1.37 $2.51





Float Home Per ft2 of gross floor area $1.72 $0.06 $0.64 $3.09 $5.50



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Transportation DCC

Proposed Water DCC




DCC(1)

Total Proposed DCC










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P A R T 1 : B A C K G R O U N D

1 . 1 P u r p o s e o f t h i s R e v i e w The last review of New Westminster’s DCC programs and rates was completed in 2005.

Since then, the following changes have taken place:

• Land costs have risen

• Construction costs have risen

• New Mainland drainage and water DCC programs have been developed

• New Queensborough sanitary DCC program has been developed

• New City-wide park acquisition and development program has been developed

• Transportation program has been expanded

• Master Sewer Servicing Study (2008) and Master Water Study (2008) have been completed

• Parks and Recreation Comprehensive Plan (2008) has been completed

The City must now revise its DCC rates to reflect these recent changes.

The proposed DCC program itemizes all infrastructure, park acquisition, and park

development projects that are necessary to support new growth throughout the City and that will be funded (in part) by DCCs. The proposed program ensures that the

people who will use and benefit from the services provided pay their share of the costs

in a fair and equitable manner. The proposed DCC program creates certainty by providing stable charges to the development industry and by allowing the orderly and

timely construction of infrastructure.

It should be noted that the material provided in the background report is meant to provide information only. The City of New Westminster Development Cost Charge

Bylaw is the only source for the proposed DCC rates. Reference should be made to the

bylaw for the specific DCC rate for all development within the City.

1 . 2 G u i d i n g P r i n c i p l e s Some assumptions were made at the beginning of the review, which, in turn, form an

integral part of the report.

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The guide is based on the following six significant principles:

• Integration – The DCC program is one of the many broader goals of a community.

Other initiatives such as the goals in the Local Government Act, other provincial legislation, Regional Growth Strategies, and Official Community Plans should also

be reflected. In dealing with land efficiency, housing affordability, and community

sustainability, the municipality uses DCCs as one of the ways to handle these issues. Community plans, land use plans, and corporate financial and capital

infrastructure strategies must be taken into consideration when developing DCCs.

• Benefiter Pays – Those who benefits from the new infrastructure should pay for the

installation of such systems.

• Fairness and Equity – Since DCCs should be shared amongst the benefitting parties, there should be mechanisms put in place to ensure fair cost distribution between

existing users and new development. For those costs allocated to new development, DCCs should be used to ensure equitable distribution of the costs

between the various land uses and different development projects.

• Accountability – To promote accountability, all information used for the

development of DCCs should be accessible and understandable by the stakeholders.

• Certainty – The DCC program should be designed to ensure stable charges and timely construction of infrastructure. The development industry relies on the

stability of DCC rates when planning their projects. Certainty in DCC revenue helps ensure that infrastructure is constructed in a timely manner, and helps avoid

deferring or cancelling development.

• Consultative Input – Opportunities for input must be provided to the public and other interested parties when developing DCCs.

1 . 3 L e g i s l a t i v e a n d R e g u l a t o r y B a c k g r o u n d Development cost charges are special charges collected by local governments to help pay for infrastructure expenditures required to service growth. The Local Government

Act, (LGA) provides the authority for municipalities to levy DCCs. The purpose of a DCC is to assist the municipality with accommodating development by providing a

dedicated source of funding for the capital costs of:

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• providing, constructing, altering or expanding sewage, water, drainage and

transportation facilities (other than off-street parking); and

• providing and improving parkland.

Municipalities wanting to collect DCCs must adopt a DCC bylaw that specifies the

amount of the DCCs that will be collected. The charges may vary with respect to:

• different zones or different defined or specific areas;

• different uses;

• different capital costs as they relate to different classes of development; and

• different sizes or different numbers of lots or units in a development.

Funds collected through DCCs must be deposited in a separate reserve account. These funds may only be used to pay for the capital costs of the works and short-term

financing costs of a debt incurred for capital works identified in the DCC program. The

costs for capital works include not only the actual construction of the works but also the planning, engineering and legal costs which are directly related to the works, as

well as improving parkland if a parks acquisition and development DCC is established.

1 . 4 B i l l 2 7 On May 29, 2008 the Provincial Government enacted new legislation pertaining to

DCCs. The legislative changes include the option for municipalities to exempt or waive DCCs for the following classes of “eligible development”:

• not-for-profit rental housing, including supportive living housing (similar provisions

were in the previous legislation, but did not require a bylaw to waive or reduce DCCs for not-for-profit rental housing);

• for-profit affordable rental housing;

• subdivisions of small lots designed to result in low green house gas emissions; and

• developments designed to result in a low environmental impact.

The City must adopt a DCC bylaw that establishes definitions for each class of “eligible development”, corresponding rates of reduction, and requirements that must be met in

order to obtain a waiver or reduction. Council, however, is not obligated to adopt any of these new provisions. To make up for any foregone DCC revenue, the City must

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either secure alternate revenue sources, or recalculate the DCC rates to account for

anticipated exemptions.

Instead of providing DCC waivers or reductions for not-for-profit affordable rental housing, the City may opt to use a similar approach to that used by the City of Victoria.

The City of Victoria requires developers of not-for-profit rental housing, including supportive living housing, to pay DCCs. The not-for-profit organization is then provided

with a grant from the Victoria’s Civic Housing Trust Fund to offset the DCCs paid (up to

a maximum of $10,000 per unit contingent on funding availability). This approach would provide assistance to not-for-profit rental housing while ensuring sufficient DCCs

are collected.

The new legislation includes a mandatory requirement for Council to consider whether

the new DCCs are excessive in relation to the capital cost of the servicing standards, will deter development, discourage the construction of reasonably priced housing on

serviced land, or will discourage development designed to result in a low environmental impact.

Staff has reviewed the DCC capital program and the various classes of land use and has

determined that development designed to result in low environmental impact is not

expected to affect the capital program. Current design standards and developer requirements do not reflect the use of low impact works. The City is investigating the

impact of different low environmental utility design methods on servicing requirements; however; the analysis is not complete at this time.

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1 . 5 D C C s L e v i e d b y O t h e r A u t h o r i t i e s In addition to the DCCs levied by the municipality, developers are often also required

to pay regional DCCs. In New Westminster, the City is required to collect regional DCCs on behalf of the Greater Vancouver Sewerage and Drainage District (Table 6).

Table 6 Greater Vancouver Sewerage and Drainage DCCs

Land Use Rate

Single Detached Residential Use (per unit) $1,731

Townhouse Residential Use (per unit) $1,515

Apartment Residential Use (per unit) $1,082

Non-Residential Use (per sq. ft. of building) $0.811

*Source: Greater Vancouver Sewerage and Drainage District

The City is also required to collect school site acquisition charges on behalf of New Westminster School District No. 40. These charges (see Table 7) apply to all new

residential development applications at either the subdivision stage (for single family / duplex lots) or at the building permit stage (for multiple family residential

developments or for the residential component of mixed-use developments).

Table 7 New Westminster School Site Acquisition Charges

Prescribed Category of Eligible Development

School Site Acquisition Charge (per unit)

Low Density (<21 units / gross ha.) $1000.00

Medium Low (21-50 units / gross ha.) $896.00

Medium (51-125 units / gross ha.) $800.00

Medium High (126-200 units / gross ha.) $700.00

High Density (>200 units / gross ha.) $560.00

*Source: School District No. 40 (New Westminster) Bulletin

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1 . 6 U s e o f D C C B e s t P r a c t i c e s G u i d e The Ministry of Community Development (the “Ministry”) has prepared a Development

Cost Charge Best Practices Guide (the “Best Practices Guide”). The purpose of this document is to outline an accepted process for the development of a DCC program.

Municipalities that follow this recommended process qualify for streamlined Ministry review of their DCC program.

This report was developed in consideration of the Best Practices Guide, which was

followed where it was appropriate to do so.

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P A R T 2 : P U B L I C P A R T I C I P A T I O N

2 . 1 P u b l i c M e e t i n g Although the LGA does not require a public participation process, the Best Practices

Guide does suggest that an opportunity for public participation be included as part of the development of the DCC program. The purpose of such a process is to allow those

who are interested in or affected by the proposed DCCs to offer comments and input. The Best Practices Guide does not set a recommended format to be followed for public

participation; instead, the type of public participation to be used is decided by the municipality itself.

A public information meeting was held on September 24th, 2008 to discuss the proposed New Westminster DCC rates and background information. The meeting was advertised

in the local newspaper for two weeks.

Ten people attended the DCC public information meeting. At the meeting, Urban Systems explained the DCC rate calculation, reviewed the proposed DCC rates, and

provided other background information on DCCs. A question and answer period

followed the formal presentation. Attendees were given a summary of the proposed DCC rates and general information on DCCs (see Appendix A), and were also provided

with the opportunity to review the display boards.

The City requested written responses to the proposed DCC rates (to be submitted

within one week of the public information meeting). Urban Systems and City staff were available during that one week period to answer questions and provide further

background material if needed. No written responses were received from the general public.

The primary concerns of those in attendance at the meeting were:

• the magnitude of the DCC rate increase;

• the rationale for levying DCCs on a City-wide basis rather than an area-specific basis;

• whether market conditions were considered as part of the analysis; and

• whether additional increases in DCCs can be anticipated in the future.

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City staff and Urban Systems reiterated that the basis of the DCC program is the

updated engineering infrastructure plans and the park acquisition and development plan. Due to very high land values in the City Centre and increased capital costs for

engineering works, the DCC rates will have to increase for the City to recover the cost of providing the major DCC works for the development community. Without the

investment in the infrastructure and new parks, either the level of service would decrease or development would have to build the same works to meet their specific

needs in a fragmented manner.

Urban Systems also explained that the DCCs are levied on an area-specific basis to

reflect the fact that the infrastructure and parks included in the DCC program are part of an integrated system that is expected to be used by residents living throughout the

City. Urban Systems also noted that the City did consider market conditions through

the development of the DCCs; these issues have been further discussed with representatives from the development industry (e.g., UDI).

Since the open house, numerous meetings with representatives from the development

industry and UDI have been held. After much deliberation and review, the final rates are less than the rates presented at the public open house, no additional public

meeting was held.

2 . 2 M e e t i n g s w i t h t h e D e v e l o p m e n t I n d u s t r y The DCC review team, which included both City staff and Urban Systems, also held a

meeting with representatives of the Urban Development Institute and the Greater

Vancouver Home Builders Association on September 26th, 2008 to review the DCC programs and rates.

At the September 26th, 2008 meeting with the development industry, City staff and

Urban Systems elaborated on how the new rates were derived and the process that was undertaken to refine the capital program and DCC rate calculation. Many questions at

the session were related to the City Centre Area Plan and not to the DCC program in

particular.

The following concerns and comments were expressed by the development community at the September 26th meeting:

• the increases in DCC rates are substantial;

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• other items such as the affordable housing initiative and new energy code are

adding to the difficulty of developing affordable housing in New Westminster;

• the development industry would like DCC credits to be carried forward on phased

projects if the developer builds DCC works beyond the cost of the DCCs they have to pay the City;

• the impact of the large DCC increases should be mitigated for “in-stream”

applications through “grand-fathering”, though there may not be too many applications at this time;

• whether or not the City will reduce DCCs if capital and land costs decrease over time;

• many suggestions for alternative ways to acquire parks outside the City Centre

were provided; and,

• development costs in New Westminster are such that development is not affordable

in the City.

A comprehensive consultation process has been completed with the development

community. Meetings have been held with representatives of the development community, UDI, and the developers of three planned communities in New

Westminster. These meeting have taken place between September 2008 and May 29th, 2009. More than 12 meetings have been held with City staff and the development

industry. Developers representing some of the planned communities have made

presentations to City Council, as well City staff has made presentations to City Council on four separate occasions.

To address the concerns raised by the public and the development industry, staff

considered the following options:

1. Revise the parkland acquisition and development program and reduce the capital

costs of the program.

2. Extend the grace period prior to bringing in the new DCC rates.

3. Investigate a phased park DCC program

4. Increase the municipal assist factor.

5. Develop a separate DCC for Comprehensive Planned Communities.

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The options were considered and a report to City Council dated February 16th, 2009 was

presented to Council on March 23rd, 2009. Subsequent to the February report, a final report was sent to City Council dated June 15th, 2009. A copy of the February 16th,

2009 and June 15th, 2009 reports are included in Appendix A. These reports summarize the investigation and consultation process undertaken in the development of the

proposed DCC bylaw.

Council gave three readings to a new DCC bylaw on June 23rd, 2009 that reflects a

reduced park program, a phased park program over two years, and an extended grace period. The new DCC bylaw contains two effective dates for two sets of rate

schedules. There are DCC rate schedules for the Mainland and DCC rate schedules for Queensborough. On January 2nd, 2011 the first new DCC rate schedules will come into

force, and on January 1st, 2012 the second DCC rate schedules will come into effect

(subject to the Inspector of Municipalities’ approval and Council giving the DCC bylaw a fourth reading). The proposed new DCC rates and grace periods help to meet

objectives of both the community and the development industry.

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P A R T 3 : D E V E L O P I N G T H E D C C P R O G R A M A N D C O S T S – G U I D I N G P R I N C I P L E S

3 . 1 R e l a t i o n s h i p t o O t h e r M u n i c i p a l D o c u m e n t s This DCC program has been developed to be consistent with the following legislation,

plans, and policy guides:

• Local Government Act

• Development Cost Charges Best Practices Guide

• Liveable Region Strategic Plan, 2008 (Greater Vancouver Regional District)

• Official Community Plan Bylaw No. 6476, 1998 (City of New Westminster)

3 . 2 D C C T i m e F r a m e The first step in determining DCC costs is to set a time frame for the DCC program. For

all DCC programs, the DCC time frame is based on projections for population and capital expenditures. The capital expenditure forecast includes all of the DCC projects

that need to be constructed to allow for anticipated development up until 2021.

3 . 3 C i t y - w i d e a n d A r e a - s p e c i f i c D C C C h a r g e s The City levies DCCs on both a City-wide and area-specific basis. This is shown in

Table 8.

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Table 8 Mainland and Queensborough Infrastructure Types

Mainland DCC Area Queensborough DCC Area City-wide DCC Area

Transportation Transportation Park Acquisition and Development

Water Water

Sanitary Sanitary

Drainage Drainage

Park Acquisition and Development

Park Acquisition and Development

• Area -specific DCCs - In general, the DCCs for the City will be on an area-specific

basis, rather than a city-wide basis. The reason for this is that each geographic area has its own particular capital projects because of its different servicing

requirements and projected development. It would be inequitable to charge the

same DCC rate for properties which do not derive the benefit from certain projects. In this manner, the rest of the City is not unduly burdened with paying

the projects, which would not have been necessary but for that particular new development.

• City-wide DCCs – The City has identified parks projects that benefit proposed growth throughout the City as a whole. Consequently, the City has decided to

collect DCCs for these parks on a City-wide basis. City-wide parks DCCs are levied in addition to area-specific parks DCCs, which are levied in the Mainland and

Queensborough areas. The establishment of City-wide DCCs gives the City greater flexibility in terms of accumulating and spending DCC revenues. Because City-wide

DCCs accumulate in a single reserve, it is more likely that the City will have

sufficient funding to move forward with these City-wide park projects. The City-wide Park DCC has been included in the Park DCC rates for Queensborough and

Mainland.

3 . 4 D C C R e c o v e r a b l e C o s t s As specified by the LGA, DCC recoverable costs for projects include construction costs,

contingency, engineering, administration and net GST. The capital costs included in

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this report do not include charges for interim financing or interest on long-term debt

financing.

While interest on long-term debt has not been included in the capital costs presented in this report, it should be noted that the definition of “capital costs” (Section 932 of

the LGA) was amended in 2004 to include interest in exceptional circumstances where borrowing is required. The Inspector of Municipalities will only allow interest costs in

exceptional circumstances that necessitate the construction of specific infrastructure

projects in advance of sufficient DCC cash flows (e.g., fixed-capacity infrastructure, out-of-sequence projects, or greenfield developments). In these cases, local

governments or developers are required to front-end the cost of the growth-related infrastructure, and recover their costs through DCCs as growth occurs. However, the

Ministry continues to encourage local governments to adopt DCC programs that limit

the need for borrowing to exceptional cases.

3 . 5 G r a n t A s s i s t a n c e Cost sharing by other parties has been factored into 14 transportation projects in the

Mainland area. The grants included are anticipated to be funded from Translink and other senior government groups or agencies. One project is to be cost shared between

Burnaby and New Westminster. No other grants of cost sharing arrangements have been included in other programs.

3 . 6 I n t e r i m F i n a n c i n g The capital costs shown in the report do not include interim financing.

3 . 7 A l l o c a t i o n o f C o s t s For each proposed infrastructure project, costs are allocated between existing

development and new growth. To determine the proper allocation for each project,

individual projects can be divided into two broad categories:

1. Projects that upgrade the level of service or resolve existing deficiencies; and

2. Projects that are required solely to accommodate new growth.

Projects in the first category provide some benefit to existing development, but they also benefit new growth. In order to allocate the degree of benefit equitably between

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the existing population and the new growth, the new growth is expressed as a

percentage factor (amount of new growth divided by total future population or equivalents). This percentage factor is then applied to the estimated cost of the

project in order to determine how much benefit would be attributed to new growth. For projects in this category, the benefit to growth varies from 28% to 100%.

Projects in the second category are a benefit to new growth only. In other words, they

would not be contemplated if no new growth was forecast. One hundred percent

(100%) of the benefit and cost of each project in this category has been allocated to new growth.

As for new projects in the first category, the City considers the following factors when

determining what percentage to allocate to new growth:

• Current standards of servicing required by the City.

• Whether the work on the project is primarily for upgrading deficiencies and upkeep

of the system or whether it is primarily for increasing capacity.

• A comparison of what the size of the project would be if the project was for the

existing population, versus what the size of the project would be if the project was

expanded to accommodate the new growth as well.

• The proximity of the project in relation to where development is anticipated to

occur within the City and the degree to which the development depends on the project in order to ensure that development occurs.

The following Table indicates, in general terms, the percentage of the costs that are attributable to new growth according to the type of service. The percentages indicate

the degree to which projects are a benefit to both new growth and to the existing population. The number 100% indicates projects which benefit new growth alone.

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Table 9 Allocation of Costs Attributable to New Growth

Benefit Factors

% Attributed to Growth

Mainland Queensborough City-wide

Transportation 28% - 100% 100% n/a

Drainage 100% 60% - 100% n/a

Water 100% 100% n/a

Sanitary 100% 100% n/a

Park Acquisition 100% 100% 100%

Park Development 28% - 100% 100% 100%

In each of the DCC programs (Appendices B to E, and Appendix K), the exact

percentage of the benefit that can be attributed to new growth is indicated in the column entitled “Benefit Factor %”. That factor is applied to the estimated costs to

arrive at the amount that can be recovered by DCCs before the municipal assist factor is applied. That information can be found in the column entitled “Benefit Factor” in

all of the DCC programs.

3 . 8 M u n i c i p a l A s s i s t F a c t o r The LGA recognizes that it would be unfair to impose on new development all of the

costs that are attributable to new development. As such, the LGA stipulates that an

assist factor will be included as part of the calculation of the DCCs. An assist factor represents the City’s contribution towards the capital costs for the projects that are

attributed to new development. This contribution is in addition to the costs that were allocated in the calculations to the existing population and that are to be paid by the

City. The portion of the costs that the City will have to cover because of the assist factor will have to be financed through other means available to the City, such as

general tax revenue.

The actual level of the assist factor is determined by the City. While the City can have

a different assist factor for each type of capital works, i.e. sanitary and roads, the City cannot have a municipal assist factor that varies for different land uses within the

City, i.e. single family residential, townhouse residential, commercial, etc.

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According to the LGA, the City should consider the following factors when setting DCC

rates:

• future land use patterns and development;

• the phasing of works and services;

• whether the charges are excessive in relation to the capital costs of prevailing

standards of service;

• whether the costs will deter development; or

• whether the charges will discourage the construction of reasonably priced housing

or the provision of reasonably priced serviced land.

In consideration of all of the above matters, the assist factor has been set at the

following rates for each type of DCC:

Table 10 Municipal Assist Factor by DCC Type

Municipal Assist Factor

Mainland Queensborough City-wide

Transportation 1% 1% n/a

Drainage 1% 1% n/a

Water 1% 1% n/a

Sanitary 1% 1% n/a

Park Acquisition 1% 1% 1%

Park Development 1% 1% 1%

3 . 9 U n i t s o f C h a r g e DCCs for single detached residential units are collected either at the building permit stage or the subdivision stage. It can be levied at the subdivision stage because it is

possible to determine the number of lots (and, therefore, units) at the time of subdivision. Single detached units DCCs are levied per square foot of parcel area.

For all other types of development, DCCs are collected at the building permit stage

because it is difficult to determine the scale of development that will be on the lot

prior to the submission of a building permit application. As is the current practice, the City will levy townhouse, apartment, commercial, and office DCCs on a rate per square

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foot of gross floor area. DCCs for industrial development will be levied on a rate per

square foot of improved site area.

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P A R T 4 : G R O W T H P R O J E C T I O N S

4 . 1 R e s i d e n t i a l The residential development forecasts are based on long range development

projections prepared for the City by Coriolis Consulting Corp. and refinements made by City staff. The final growth projections used in the DCC calculations are based on pro-

rating the 2008 – 2021 growth forecast based on the average annual growth rate for each land use type in the New Westminster Urban Development Forecast 2003 to 2021.

Table 11 Residential Growth Projections to 2021

Mainland Queensborough

Single Detached Units 0 506

Townhouse Units 722 722

Apartment Units 7,367 794

Live-work and float homes development is also anticipated but significant estimates are unavailable at this time.

4 . 2 C o m m e r c i a l Commercial space growth projections are also based on pro-rating the 2003 – 2021 New Westminster Urban Development Forecast. The growth projected includes retail,

office and other use allowed in the various commercial zones throughout the City.

Table 12 Commercial Growth Projections to 2021

Mainland Queensborough

Retail (m2) 32,539 27,171

Office (m2) 75,141 3,354

4 . 3 I n d u s t r i a l The City of New Westminster anticipates minimal industrial growth.

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4 . 4 I n s t i t u t i o n a l The City of New Westminster anticipates minimal institutional growth.

4 . 5 E q u i v a l e n t U n i t C a l c u l a t i o n s Equivalency in units is used to represent population and the demands that new

population growth places on municipal services. Each type of development requires

different services. The use of equivalent units provides a means to compare the various impacts of the different land uses. The calculations for the different types of

services were based on specific types of equivalency unit calculations that are specified in the Table below.

Table 13 Type of Equivalency Units

Types of Service Equivalency Unit

Transportation Trip Rate

Drainage Imperviousness (Run-off Coefficients)

Water, Sanitary, Parks Equivalent Population Factor

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P A R T 5 : T R A N S P O R T A T I O N D C C S

5 . 1 T r a n s p o r t a t i o n D C C P r o g r a m The Transportation DCC Program is area-specific, and is divided into the Mainland and

Queensborough areas. The types of projects identified in the Transportation DCC Program for the Mainland area include intersection and traffic signal improvements,

selected arterial improvements and street lights, and pedestrian and cyclist improvements. The types of projects identified in the Transportation DCC Program for

the Queensborough area include corridor plans, collector road and pedestrian improvements and traffic signals. A detailed cost estimate for each DCC project is

contained in Appendix B.

The Transportation DCC Program identifies the proportion of the costs attributable to

future growth and to the existing residents. A municipal assist factor of 1% was applied to that amount in order to determine the amount recoverable by DCCs.

Table 14 Transportation DCC Program Costs

Mainland Costs Queensborough Costs

Total Cost $25,715,900 $10,566,000

DCC Recoverable $6,751,122 $10,460,340

Municipal Responsibility (Total Cost minus DCC Recoverable) $7,576,488 $105,660

The total cost of the transportation projects in the Mainland area is approximately $26 million, of which approximately $7 million is DCC recoverable. The City anticipates

funding by other agencies and the City of Burnaby to be approximately $11.4 million. For the Queensborough area, the total cost of the transportation projects is

approximately $10.6 million, of which approximately $10.5 million is DCC recoverable. These costs include the construction of new transportation infrastructure, engineering,

contingency, and project administration.

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5 . 2 T r a f f i c G e n e r a t i o n a n d C a l c u l a t i o n o f R o a d I m p a c t For transportation, the cost of development is distributed based on the trips generated by each land use. Relative impacts and equivalent units have been calculated as

follows:

Table 15 Equivalent Units for Roads - Mainland

Land Use Base Unit Weighted Trip Rate

Single Detached Residential Dwelling units 1.02

Townhouse Residential Dwelling units 0.65

Apartment Residential Dwelling units 0.45

Commercial - Retail Gross floor area (m2) 0.039

Commercial - Office Gross floor area (m2) 0.014

Industrial Hectare gross site area 18.29

Table 16 Equivalent Units for Roads - Queensborough

Land Use Base Unit Weighted Trip Rate







5 . 3 T r a n s p o r t a t i o n D C C C a l c u l a t i o n The Transportation DCC rates have been calculated according to the various principles and assumptions discussed earlier in this report. The basic calculation is shown in

Equation 1.

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Equation 1 Transportation DCC Calculation

Total New Growth (by land use) x Trip Ends per Land Use = Total Trip Ends

DCC Recoverable Costs / Total Trip Ends = DCC Costs per Trip End

DCC Costs per Trip End x Trip End per Land Use = DCC Costs per Land Use

DCC Costs per Land Use / Average Lot / Unit Size = DCC Costs per sq. ft. of

Lot/Unit Size

The proposed Transportation DCC rates are shown in Tables 17 and 18. The detailed Transportation DCC calculations are contained in Appendix B.

Table 17 Proposed Transportation DCC Rates - Mainland

Land Use Proposed DCC Rate - Mainland

Single Detached Residential $0.29 Per ft2 of parcel area

Townhouse Residential $0.56 Per ft2 of gross floor area

Apartment Residential $0.50 Per ft2 of gross floor area

Commercial $4.05 Per ft2 of gross floor area

Office $1.45 Per ft2 of gross floor area

Live/Work (1) $1.01 Per ft2 of gross floor area

Industrial $0.19 Per ft2 of improved site area

Note: (1) Based on a blend of office commercial (50%) and townhouse residential (50%), as no trip

generate information is available for the live/work land use.

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Table 18 Proposed Transportation DCC Rates - Queensborough

Land Use Proposed DCC Rate - Queensborough


Compact Lot Single Detached Residential (1) $0.81 Per ft2 of parcel area





Float Home (2) $1.72 Per ft2 of gross floor area


Note: (1) The Compact Lot Single Detached Residential DCC rate is based on 75% of the Single Detached

Residential DCC rate. (2) The Float Home DCC rate is based on the Townhouse Residential DCC rate.

The proposed DCC rates are levied on parcel area for single detached, and compact lot

single detached residential use, on square feet of gross floor area for townhouse, apartment, commercial, office, live/work, and float home, and on square feet of

improved site area for industrial land use. As noted in the Best Practices Guide, the

development industry is supportive of this approach.

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Page (24) 2866.0001.01/ June 30, 2009 2009-07-07-New Westminster DCC Review


P A R T 6 : W A T E R D C C S

6 . 1 W a t e r D C C P r o g r a m

The Water DCC Program is area-specific, and is divided into the Mainland and

Queensborough areas. The Water DCC Program is based on the 2008 Master Water Study by Earth Tech. The types of projects identified in the Water DCC Program for

the Mainland area include new fire hydrants and watermain upgrades. The types of projects identified in the Water DCC Program for the Queensborough area include new

fire hydrants and watermain upgrades. A detailed cost estimate for each DCC project is contained in Appendix C.

Table 19 Water DCC Program Costs


Total Cost $2,655,896 $619,310

DCC Recoverable $2,629,337 $613,116

Municipal Responsibility (Total Cost minus DCC Recoverable) $26,559 $6,193

The total cost of the water projects in the Mainland area is approximately $2.7 million, of which approximately $2.6 million is DCC recoverable. For the Queensborough area,

the total cost of the water projects is approximately $619,000, of which approximately

$613,000 is DCC recoverable. These costs include the construction of new water infrastructure in each area, plus engineering, contingency, and project administration.

6 . 2 W a t e r D e m a n d a n d C a l c u l a t i o n o f E q u i v a l e n t P o p u l a t i o n The waterworks DCC is based on the need for additional services to meet the demands of population growth. For residential demand, occupancy rates can be used to project

demands for water services. For non-residential land uses, an equivalency is used. Typically the equivalency is based on a population per gross area. These are based on

average population densities. For the DCC calculation, equivalent populations per square metre are established.

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Table 20 Equivalent Units for Waterworks – Mainland

Land Use Base Unit Population Equivalents






Industrial Hectare gross site area 45

Table 21 Equivalent Units for Waterworks – Queensborough



Compact Lot Single Detached Residential Dwelling units 3.0






6 . 3 W a t e r D C C C a l c u l a t i o n The Water DCC rates have been calculated according to the various principles and

assumptions discussed earlier in this report. The basic calculation is shown in Equation 2.

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Equation 2 Water DCC Calculation

Total New Growth (by unit or sq. m.) x Equivalent Population (per unit or sq.

m.) = Total Equivalent Population

DCC Recoverable Costs / Total Equivalent Population = DCC Costs per

Equivalent Population

DCC Costs per Equivalent Population x Equivalent Population (per unit or sq.

m.) = DCC Costs per Unit or Sq. M.

DCC Costs per Unit or Sq. M. / Average Lot / Unit Size = DCC per Sq. Ft. Lot /

Unit Size

The proposed Water DCC rates are shown in Tables 22 and 23. The detailed Water DCC calculations are contained in Appendix C.

Table 22 Proposed Water DCC Rates - Mainland









Note: (1) Based on a blend of office commercial (50%) and townhouse residential (50%), as no population

equivalent information is available for the live/work land use.

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Table 23 Proposed Water DCC Rates - Queensborough



Compact Lot Single Detached Residential $0.03 Per ft2 of parcel area







Note: (1) The Float Home DCC rate is based on the Townhouse Residential DCC rate.


single detached residential use, on square feet of gross floor area for townhouse,

apartment, commercial, office, live/work, and float home, and on square feet of improved site area for industrial land use. As noted in the Best Practices Guide, the


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P A R T 7 : S A N I T A R Y S E W E R D C C S

7 . 1 S a n i t a r y S e w e r D C C P r o g r a m

The Sanitary Sewer DCC Program is area-specific, and is divided into the Mainland and

Queensborough areas. The Sanitary Sewer DCC Program is based on the 2008 Master Sewer Study by Earth Tech. The types of projects identified in the Sanitary Sewer DCC

Program for the Mainland area include trunk sewer upgrades. The types of projects identified in the Sanitary Sewer DCC Program for the Queensborough area include a

pump station, forcemain upgrades and trunk sewer upgrades. A detailed cost estimate for each DCC project is contained in Appendix D.

Table 24 Sanitary Sewer DCC Program Costs


Total Cost $3,786,024 $2,006,100

DCC Recoverable $3,748,164 $1,986,039

Municipal Responsibility (Total Cost minus DCC Recoverable) $37,860 $20,061

The total cost of the sanitary sewer projects in the Mainland area is approximately $3.8

million, of which approximately $3.7 million is DCC recoverable. For the Queensborough area, the total cost of the sanitary sewer projects is approximately $2

million, of which approximately $1.99 million is DCC recoverable. These costs include the construction of new transportation infrastructure, engineering, contingency, and

project administration.

7 . 2 S e w a g e G e n e r a t i o n a n d C a l c u l a t i o n o f E q u i v a l e n t P o p u l a t i o n The sanitary sewer DCC is based on the need for expanded services to meet the

demands of population growth. For residential demand, occupancy rates can be used to project demands. For non-residential land uses, an equivalency is used. Typically

the equivalency is based on a population per gross area. These are based on average

population densities. For the DCC calculation, equivalent populations per square metre have to be established.

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Table 25 Equivalent Units for Sanitary Sewer - Mainland








Table 26 Equivalent Units for Sanitary Sewer - Queensborough









7 . 3 S a n i t a r y S e w e r D C C C a l c u l a t i o n The Sanitary Sewer DCC rates have been calculated according to the various principles

and assumptions discussed earlier in this report. The basic calculation is shown in

Equation 3.

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Equation 3 Sanitary Sewer DCC Calculation

Total New Growth (by unit or sq. m.) x Equivalent Population (per unit or sq.

m.) = Total Equivalent Population





DCC Costs per Unit or Sq. M. / Average Lot / Unit Size = DCC per Sq. Ft. of Lot /

Unit Size

The proposed Sanitary Sewer DCC rates are shown in Tables 27 and 28. The detailed Sanitary Sewer DCC calculations for New Westminster are contained in Appendix D.

Table 27 Proposed Sanitary Sewer DCC Rates - Mainland









Note: (1) Based on a blend of office commercial (50%) and townhouse residential (50%), as no population

equivalent information is available for the live/work land use.

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Table 28 Proposed Sanitary Sewer DCC Rates - Queensborough










Note: (1) The Float Home DCC rate is based on the Townhouse Residential DCC rate.


single detached residential use, on square feet of gross floor area for townhouse,

apartment, commercial, office, live/work, and float home, and on square feet of improved site area for industrial land use. As noted in the Best Practices Guide, the


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P A R T 8 : D R A I N A G E D C C S

8 . 1 D r a i n a g e D C C P r o g r a m The Drainage DCC Program is area-specific, and is divided into the Mainland and

Queensborough areas. The Mainland Drainage DCC Program is based on the 2008 Master Sewer Study by Earth Tech. The Queensborough DCC Program is based on the

2003 Dayton and Knight Drainage Report and the 2006 Urban Systems Boundary Catchment Study. The types of projects identified in the Drainage DCC Program for the

Mainland area include trunk sewer upgrades and stormwater outfalls. The types of projects identified in the Drainage DCC Program for the Queensborough area include

pump station, canal storage, culverts and storm sewers. A cost estimate for each DCC

project has been completed and is contained in Appendix E.

Table 29 Drainage DCC Program Costs


Total Cost $3,187,321 $5,362,500

DCC Recoverable $701,921 $3,265,515

Municipal Responsibility (Total Cost minus DCC Recoverable) $7,090 $2,096,985

The total cost of the drainage projects in the Mainland area is approximately $3.2

million, of which approximately $700,000 is DCC recoverable. For the Queensborough area, the total cost of the drainage projects is approximately $5.4 million, of which

approximately $3.3 million is DCC recoverable. These costs include the construction of new transportation infrastructure, engineering, contingency, and project

administration.

8 . 2 D r a i n a g e R u n o f f a n d C a l c u l a t i o n o f E q u i v a l e n t P o p u l a t i o n There is not a strong correlation between population growth and impacts on the

drainage system. This is because drainage system impacts are a function of the amount

of runoff generated from each parcel of land, not a function of population activity.

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The impact on the storm drainage system of developing a parcel of land is expressed as

the amount of rainfall runoff that must be accommodated by the system. Factors affecting the amount of runoff include:

• the rate and duration of rainfall;

• the size of the parcel; and

• the type of surfaces on the parcel.

The issue of equivalence becomes a function of the type and amount of impervious

surfaces on the property.

The following Table summarizes the equivalence factors used in the DCC calculation.

Table 30 Equivalent Units for Drainage - Mainland

Land Use Base Unit Equivalent Drainage Unit







Table 31 Equivalent Units for Drainage - Queensborough

Land Use Base Unit Equivalent Drainage Unit




Float Home Gross floor area (m2) 0




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8 . 3 D r a i n a g e D C C C a l c u l a t i o n The Drainage DCC rates have been calculated according to the various principles and

assumptions discussed earlier in this report. The basic calculation is shown in Equation 4.

Equation 4 Drainage DCC Calculation

Total New Growth (by unit or sq. m.) x Equivalent Factor (per unit or sq. m.) =

Total Equivalent Population





DCC Costs per Unit or Sq. M. / Average Lot / Unit Size = DCC per Sq. Ft. of Lot

/ Unit Size

The proposed Drainage DCC rates are shown in Tables 32 and 33. The detailed

Drainage DCC calculations for New Westminster are contained in Appendix E.

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Table 32 Proposed Drainage DCC Rates - Mainland









Note: (1) Based on a blend of office commercial (50%) and townhouse residential (50%), as no equivalent

drainage unit information is available for the live/work land use.

Table 33 Proposed Drainage DCC Rates - Queensborough



Compact Lot Single Detached Residential (1) $0.02 Per ft2 of parcel area





Float Home $0.00 Per ft2 of gross floor area


Note: (1) The Compact Lot Single Detached Residential DCC rate is based on the Single Detached

Residential DCC rate. The impervious cover as a percentage of total lot coverage is similar in

both land use types, but should be refined as further information is made available.


single detached residential use, on square feet of gross floor area for townhouse, apartment, commercial, office, live/work, and float home, and on square feet of

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improved site area for industrial land use. As noted in the Best Practices Guide, the


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P A R T 9 : P A R K A C Q U I S I T I O N A N D D E V E L O P M E N T D C C S

9 . 1 P a r k A c q u i s i t i o n a n d D e v e l o p m e n t D C C P r o g r a m The Park Acquisition and Development DCC Program are based on the City’s parks and

open space policy documents, in particular, the 2008 Parks & Recreation Comprehensive Plan and the Queensborough Perimeter Trail Master Plan. The Parks

DCC Program includes costs associated with the acquisition of new parks as well as costs associated with parks development (e.g., installation of lighting, artificial turf,

irrigation, etc.). A cost estimate for each DCC project has been completed and is contained in Appendix K. The DCC rate calculations are contained in Appendices F to I.

The Parks and Recreation Comprehensive Plan 2008 recommends a ratio of 2.2 ha/1000 people. Based on this standard the estimated cost for property acquisition and parks

development is approximately $230 million. The plan includes a variety of parks including neighbourhood, community and City parks. This parkland acquisition

standard was found to be unrealistic and not practical given the amount of available land in New Westminster. In addition, a park DCC program based on this program

would not likely be considered reasonable by City Council and the development

industry. Therefore, the proposed standard was reduced by a significant amount and various ways to optimize the use on existing parks were considered.

A target of 1.3 to 2.2 ha/1000 people is proposed through the acquisition of some lands

through DCCs, the use of existing City-owned lands including municipal rights-of-way

and closed streets, and easements or rights-of-way over private land. The result is a reduced parkland acquisition program, of which $8 to $10 million of the $30 million

would be funded from DCCs. The details of the acquisition program are included in Appendix K.

To make best use of the existing and future parks for the demands of future growth, an

extensive park development plan was developed. The details of the program are

included in Appendix K. The parkland development program includes trails, landscaping, restrooms, change rooms, playing fields (excluding artificial turf and

lighting), drainage and irrigation, and playground equipment. By investing in more park development, the City is making the best use of the existing parks and the limited

future parkland. The result is a significant investment in parkland development and a

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reduced investment in parkland acquisition. Given the nature of development in New

Westminster and the lack of available land to purchase, the strategy of optimizing the use of all parkland is a suitable approach.

The City-wide Park Program has been introduced in this DCC bylaw review. As part of

the Park and Recreation Comprehensive Plan, a need for additional park to service the whole City was identified. The City-wide park acquisition and development program

services the needs of future growth in both the Mainland and Queensborough areas of

the City. The City-wide DCC rate has been included in the Mainland and Queensborough DCC rates.

To allow for a more gradual increase in the overall DCC rates, the City staff has

proposed to implement the park DCC in two phases over two years. The engineering

infrastructure DCCs (transportation, water, sanitary, and drainage) will be implemented entirely in the first year and not phased. The first phase includes the

waterfront parkland acquisition and development projects (City-wide works) and other key parkland acquisitions. The second phase focuses on sports field development and

the remainder of the park program including community and neighbourhood parks. This strategy will also allow the City to focus on parkland acquisition prior to the need

for parkland development DCCs. The proposed DCC bylaw has two schedules, with the

effective date of the second schedule to follow the first schedule by one year. The rate increase between phase 1 and phase 2 is $1,800 per unit for single detached units

(phase 2 overall DCC being $9,920 per unit). The development industry has been presented with this approach and is in favour of this method to phase in the park

program increases.

Table 34 Park Acquisition and Development DCC Program Costs – Phase 1

Mainland Costs

(Phase 1)

Queensborough Costs

(Phase 1)

City-wide Costs (Phase 1)

Total Cost $475,800 $1,827,800 $28,276,500

DCC Recoverable $471,042 $1,809,522 $27,993,735

Municipal Responsibility (Total Cost minus DCC Recoverable)

$4,758 $18,278 $282,765

The total cost of the Park Acquisition and Development projects for Phase 1 in the

Mainland area is approximately $476,000, of which approximately $471,000 is DCC recoverable. The total cost of the Park Acquisition and Development projects for

2009 DCC Review



Phase 1 in the Queensborough area is approximately $1.83 million, of which

approximately $1.81 million is DCC recoverable. For Phase 1 of the City-wide area, the total cost of the Park Acquisition and Development projects is $28.3 million, of which

approximately $28 million is DCC recoverable. These costs include the construction of new transportation infrastructure, engineering, contingency, and project

administration.

Table 35 Park Acquisition and Development DCC Program Costs – Phase 2

Mainland Costs

(Phase 2)

Queensborough Costs

(Phase 2)

City-wide Costs (Phase 2)

Total Cost $10,055,400 $6,544,300 $28,276,500

DCC Recoverable $7,736,042 $6,478,857 $27,993,735

Municipal Responsibility (Total Cost minus DCC Recoverable)

$2,319,358 $65,443 $282,765

The total cost of the Park Acquisition and Development projects for Phase 2 in the

Mainland area is approximately $10 million, of which approximately $7.7 million is DCC recoverable. The total cost of the Park Acquisition and Development projects for

Phase 2 in the Queensborough area is approximately $6.5 million, of which approximately $6.4 million is DCC recoverable. For Phase 2 of the City-wide area, the

total cost of the Park Acquisition and Development projects is $28.3 million, of which

approximately $28 million is DCC recoverable. These costs include the construction of new transportation infrastructure, engineering, contingency, and project

administration.

9 . 2 C a l c u l a t i o n o f E q u i v a l e n t P o p u l a t i o n The Park Acquisition and Development DCCs are based on the need for additional park

space to meet the demands of population growth. For residential demand, occupancy rates can be used to project the demands (park acquisition and development DCCs are

not levied on other types of land use).

2009 DCC Review



Table 36 Equivalent Units for Park Acquisition and Development – Mainland – Phases 1 and 2


Singled Detached Residential Dwelling units 3.8



Table 37 Equivalent Units for Park Acquisition and Development – Queensborough – Phases 1 and 2






Table 38 Equivalent Units for Park Acquisition and Development – City-wide – Phases 1 and 2


Single Detached Residential (Mainland) Dwelling units 3.8

Single Detached Residential (Queensborough) Dwelling units 4.8




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9 . 3 P a r k A c q u i s i t i o n a n d D e v e l o p m e n t D C C C a l c u l a t i o n The Park Acquisition and Development DCC rates have been calculated according to the various principles and assumptions discussed earlier in this report. The basic

calculation is shown in Equation 5.

Equation 5 Park Acquisition and Development DCC Calculation

Total New Growth (by unit) x Population per Unit = Total Population

DCC Recoverable Costs / Total Population = DCC Costs per Population

DCC Costs per Unit x Population Unit = DCC Costs per Unit

DCC Costs per Unit / Average Lot / Unit Size = DCC Costs per sq. ft. of Lot/Unit

Size

The proposed Park Acquisition and Development DCC rates are shown in Tables 39 to 42. The detailed Park Acquisition and Development DCC calculations are contained in

Appendices F to I.

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Table 39 Proposed Park Acquisition and Development DCC Rates – Mainland – Phase 1

Land Use Proposed DCC Rate – Mainland

(Phase 1)





Note: (1) DCC rates include City-wide costs. (2) Based on a blend of office commercial (50%) and townhouse residential (50%), as no equivalent


Table 40 Proposed Park Acquisition and Development DCC Rates – Queensborough – Phase 1

Land Use Proposed DCC Rate – Queensborough

(Phase 1)






Note: (1) DCC rates include City-wide costs. (2) The Float Home DCC rate is based on the Townhouse Residential DCC rate.

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Table 41 Proposed Park Acquisition and Development DCC Rates – Mainland – Phase 2

Land Use Proposed DCC Rate – Mainland

(Phase 2)





Note: (1) DCC rates include City-wide costs. (2) Based on a blend of office commercial (50%) and townhouse residential (50%), as no equivalent


Table 42 Proposed Park Acquisition and Development DCC Rates – Queensborough – Phase 2

Land Use Proposed DCC Rate – Queensborough

(Phase 2)






Note: (1) DCC rates include City-wide costs. (2) The Float Home DCC rate is based on the Townhouse Residential DCC rate.

The proposed DCC rates are levied on parcel area for single detached, and compact lot single detached residential use, on square feet of gross floor area for townhouse,

apartment, live/work, and float home. As noted in the Best Practices Guide, the development industry is supportive of this approach.

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P A R T 1 0 : D C C R A T E S S U M M A R Y A N D I M P L E M E N T A T I O N

1 0 . 1 S u m m a r y o f P r o p o s e d D C C R a t e s Tables 43 to 46 summarize the proposed DCC rates. The DCC rates in Table 43 apply to

Phase 1 of the Mainland area, and the DCC rates in Table 44 apply to Phase 2 of the Mainland area. The DCC rates in Table 45 apply to Phase 1 of the Queensborough area,

and the DCC rates in Table 46 apply to Phase 2 of the Queensborough area.

To allow for a gradual change in the overall DCC rates, it is proposed that the park DCC program be phased in over two years. The DCC rate schedules have been developed to

reflect this approach and the DCC bylaw contains two schedules with effective dates

that are one year apart. As outlined in Section 9.1 of this report, the park program for phase 1 is based on the waterfront acquisition and development projects and other key

property acquisition projects. Phase 2 will add various community and neighbourhood parks, and sports field development. The phase 2 works will include both the phase 1

and phase 2 park DCC projects. The engineering DCC programs (transportation, water,

sanitary, and drainage) are not being phased in over two years.

The DCC rates are shown as a charge to be levied on a per square foot basis. The single detached residential and the compact lot single detached residential DCCs are to

be levied on a parcel area basis at the subdivision or building permit stage of development. The townhouse, apartment, commercial, office, float home, and

live/work DCCs will be levied at the building permit stage of development on the area

of the unit. The industrial DCCs will be levied at the building permit stage of development on the improved site area.

1 0 . 2 B y l a w E x e m p t i o n s The LGA is quite clear that a DCC cannot be levied if the proposed development does not impose a new capital cost burden on the City, or if a DCC has already been paid in

regard to the same development. However, if additions to the development create a new capital cost burden or use up capacity of existing infrastructure, DCCs can be

levied for the additional costs.

2009 DCC Review



The LGA further restricts the levying of the DCC at the time of application for a

building permit if:

• the building permit is for a church or place of worship;

• the value of the work authorized by the building permit does not exceed $50,000 or an amount as prescribed by bylaw; or

• the building permit is for residential units no more than 29m2 in size.

Recent changes to the legislation now allow local governments to charge DCCs on

residential developments of four units or less, as long as such a charge is provided for in the local government’s DCC bylaw. To enact this approach the DCC bylaw must

include a specific provision. In addition, Bill 27, as discussed in Section 1.4, has given

local governments the discretionary authority to waive or reduce DCCs for certain types of development to promote affordable housing and low impact development. Under

this new legislation, the City will have to adopt a bylaw to waive or reduce DCCs for not-for-profit rental housing. At this time the City does not wish to exempt any

subdivision or building permits under the provisions of Bill 27.

2009 DCC Review






Transportation DCC

Proposed Water DCC




DCC(1)

Total Proposed DCC








(1) Includes City-wide Parks DCC

2009 DCC Review






Transportation DCC

Proposed Water DCC




DCC(1)

Total Proposed DCC









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1 0 . 3 C o l l e c t i o n o f C h a r g e s – B u i l d i n g P e r m i t a n d S u b d i v i s i o n Municipalities can choose to collect DCCs at subdivision approval or building permit issuance. New Westminster will collect DCCs for single detached development at

subdivision or building permit approval. Collecting DCCs early will allow the City to

ensure timely provision of infrastructure and services.

DCCs for townhouse, apartment, commercial, office, float home, live/work and industrial development will be collected at building permit issuance. At building

permit, the size and number of buildings to be constructed will be known. Collecting DCCs based on this more accurate information will result in more equitable distribution

of growth costs.

1 0 . 4 I n - S t r e a m A p p l i c a t i o n s a n d G r a c e P e r i o d s The LGA requires that subdivision applications (provided the application is complete and application fees have been paid), be provided one-year protection from the

proposed DCC rates. By contrast, building permits are not given any in-stream protection under the LGA. Council will decide if an additional grace period is

warranted when they consider the DCC bylaw.

The City Council has requested that the DCC bylaw be drafted to have the phase 1 DCC

rate schedules become effective January 1, 2011 and the phase 2 DCC rate schedules become effective on January 1, 2012. This approach will effectively give subdivision

and building permit applications an 18-month grace period. Council has also requested staff monitor various economic indicators to assess the state of the economy prior to

the effective dates of the DCC bylaws. Council may revise the DCC bylaw to adjust the effective date of the proposed rates subject to approval of the Province. Once the

effective dates are reached the legislative grace period provisions under the Local

Government Act will apply. No additional grace period has been approved for building permits.

2009 DCC Review



1 0 . 5 D C C R e b a t e s a n d C r e d i t s The LGA stipulates that should an owner pay for specific services outside of the

boundaries of the land being subdivided or developed and these services are included in the calculation to determine the DCC, then the amount paid must be deducted from

the class of DCC that is applicable to the service. In practice, should the City, for example, grant approval for an owner to build a watermain outside their development

and the watermain is in the DCC program, the City will credit the owner the cost of the watermain up to the water DCCs paid.

The City should establish a policy to guide staff in the collection of DCCs and the use of DCC credits. There may be situations in which it is not in the best interest of the City

to allow an owner to build DCC services outside of their subdivision or development. Building such services may start or accelerate development in areas in which the City is

not prepared to support.

The City may establish a DCC rebate policy to fund DCC works advanced by owners and

developers prior to the City building such services. For example, an owner may be required to service their property to the local sanitary sewer standard but the City

would request that this main be upsized to a trunk sewer. The incremental portion of costs beyond the local requirement may be offered as a DCC rebate from DCC reserves.

Again, a City policy is recommended to ensure consistent application of the DCC rebate

principle. Often policies for DCC credits, rebates and latecomer agreements are drafted to assist staff in development financing.

1 0 . 6 D C C M o n i t o r i n g a n d A c c o u n t i n g In order to monitor the DCC Program, the City should enter all of the projects contained in the DCC program into its tracking system. The tracking system would

monitor the status of the project from the conceptual stage through to the final construction. The tracking system would include information about the estimated

costs, the actual construction costs, and the funding sources for the projects. The construction costs would be based on the tender prices received, and the land costs

based on the actual price of road widening strips and/or other improvements required

for servicing purposes. The tracking system would indicate when projects are completed, their actual costs and would include new projects that are added to the

program.

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1 0 . 7 D C C R e v i e w s To keep the DCC program as current as possible, the City should review its program

annually. Based on its annual review, the City may make minor amendments to the DCC rates. Minor amendments may include the deletion of completed projects, the

addition of new projects, the deletion of estimated construction costs, with the inclusion of actual construction costs and time frame adjustments.

Major amendments to the DCC program and rates will occur when significant land use

changes are made, when new servicing plans are prepared or when the information

upon which the DCCs are calculated has become significantly outdated or requires significant revision. Based on experience, a major amendment to the DCC program and

rates is needed every 2 to 5 years.

2009 DCC Review

2866.0001.01/ July 7, 2009 2009-07-07-New Westminster DCC Review


F IGURES

The City of New WestminsterMainland Transportation DCC ProgramProposed Intersection Improvements

Proposed Arterial Road Improvements

Proposed Collector Road Improvements

Proposed Cycle/Pedestrian/Boulevard Improvements

Project Number

Legend:

City Lands and Facilities

T12T30

T10

T21

T20

T18

T19

T32

T11

T33

T15

T31

T15

T29

Mainland Water DCC Program Future/OCP Water Upgrades

Hydrant Required (Future/OCP)

Project Number


H

The City of New WestminsterLegend:

Mainland Storm DCC ProgramStorm Sewer Upgrades

Project Number



Mainland Sanitary DCC ProgramSanitary Sewer Upgrades

Project Number



Intersection Improvements

Collector Road Improvements

Project Number

Queensborough Transportation DCC Program



Queensborough Water DCC ProgramFuture / OCP Water Upgrades

Hydrant Required (Future/OCP)

Project Number


H


Queensborough Drainage DCC Program Catchment Boundary

Storm Sewer

Drainage Canal Storage

Drainage Ditch

Wood St.Catchment

Boundary St.Catchment Carter St.

Catchment Stanley St.Catchment



P

P Pump Station Improvements

Queensborough Sanitary DCC ProgramNew OCP Gravity Sewer

Sanitary Forcemain OCP Upgrade

Pump Station OCP Upgrade

Project Number

P



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APPEND IX A

P U B L I C M E E T I N G I N F O R M A T I O N A N D

D E V E L O P M E N T I N D U S T R Y C O R R E S P O N D E N C E

Prepared by:

C I T Y O F N E W W E S T M I N S T E R

BACKGROUND INFORMATION ON THE PROPOSED 2008 DEVELOPMENT COST CHARGES

The City of New Westminster is proposing a revised series of Development Cost Charges (DCCs) for

the City. These DCCs will help pay for transportation, drainage, water and sanitary engineering

works, as well as parkland acquisition and development costs necessary to service the needs of

growth throughout the City. The following information provides background information on DCCs and

answers a number of frequently asked questions.

WHAT IS A DEVELOPMENT COST CHARGE?

Development Cost Charges are charges levied on new development to assist in financing the cost of

upgrading or providing infrastructure services or acquiring and developing parkland needed to

support new development. At this time the City is proposing revised DCCs for the City.

WHO PAYS DCCs?

DCCs are paid by those who:

subdivide property

develop multi-family residential, commercial or industrial sites where the value of the building

permit exceeds $50,000 or an amount defined by the DCC Bylaw

WHAT KIND OF PROJECTS ARE THE DCCs USED TO FUND?

DCCs are used to meet the needs of growth and assist in the funding of:

improvements to arterial and collector roads, traffic signals and intersection improvements,

sidewalks, pedestrian and cycling improvements

water mains, drainage mains, pump stations, channel improvements, and sanitary sewer

mains

acquisition and development of parkland (playing fields, drainage and irrigation, turf, etc.)

WHAT ARE DCCs NOT USED FOR?

Replacing, operating and maintaining parks, roads, water mains, sanitary and storm sewers already

in place to serve the existing residents of the City.

Prepared by:

HOW ARE DCC PROJECTS DETERMINED?

Using the following tools:

transportation and utility short and long range plans are used to predict future needs

computer modeling of the utility works necessary to support the needs of growth

Draft Parks and Recreation Comprehensive Plan

cost estimates are prepared for each capital item

the portion of the capital cost related to servicing growth is used in the DCC calculation

HOW ARE DCCs CALCULATED?

The following steps outline the basic DCC calculation:

land use and growth projections are established by the Official Community Plan and other City

planning documents

Planning Department projects population growth and non residential growth in commercial

and industrial land uses

new projects and additional capacity to support new growth are determined by servicing

studies

DCC =

WHAT ARE THE PROPOSED DCC RATES?

The proposed DCC rates are shown in the attached tables.

WHEN WOULD THE NEW DCCs APPLY?

Council will review comments provided by the community. Council will then give the DCC Bylaw three

readings prior to submitting the DCC Bylaw to the Provincial Government for approval. It is

anticipated this approval will occur in late 2008 or early 2009. The Bylaw must receive fourth

reading and final approval by Council before the DCC Bylaw is adopted. Council has not yet decided

when new rates would apply.

For more information, please contact Lil Ronalds, City of New Westminster Planner at

604-527-4653 or [email protected].

Cost of works

Amount of growth

Prepared by:

CITY OF NEW WESTMINSTER PROPOSED DCC RATE SUMMARY – MAINLAND

For development on the Mainland, the following City of New Westminster DCCs would apply:

Land Use Proposed Transportation DCC

Proposed Water DCC



Proposed Park Acquisition and

Development DCC Total Proposed DCC Total Current DCCs

Single Detached per sq. ft. of parcel area (RS, NR)

$0.28 $0.15 $0.25 $0.06 $1.83 $2.57 $0.41

Townhouse per sq. ft. of

gross floor area $0.55 $0.33 $0.56 $0.11 $4.00 $5.55 $0.87

Apartment per sq. ft. of

gross floor area $0.49 $0.29 $0.48 $0.07 $3.47 $4.80 $0.77

Retail Commercial per sq. ft. of

gross floor area $3.96 $0.19 $0.32 $0.07 - $4.54 $1.71

Office Commercial per sq. ft. of

gross floor area $1.42 $0.16 $0.27 $0.07 - $1.92 $0.67

Live Work per sq. ft. of

gross floor area $0.98 $0.25 $0.42 $0.09 $3.74 $5.48 $0.76

Industrial per acre $8,088.85 $2,909.16 $7,000.95 $2,204.12 - $20,203.08 $3,245.35

Prepared by:

CITY OF NEW WESTMINSTER PROPOSED DCC RATE SUMMARY – QUEENSBOROUGH

For development in Queensborough, the following City of New Westminster DCCs would apply:

Land Use Proposed Transportation DCC

Proposed Water DCC



Proposed Park Acquisition and

Development DCC Total Proposed DCC Total Current DCCs

Single Detached per sq. ft. of parcel area

(RQ)

$0.79 $0.04 $0.32 $0.06 $2.31 $3.52 $1.87

Compact Lot Single Detached

per sq. ft. of parcel area

(RT-2D)

$0.84 $0.04 $0.28 $0.06 $2.06 $3.28 $1.84

Townhouse per sq. ft. of

gross floor area $1.79 $0.08 $0.64 $0.13 $4.64 $7.28 $3.96

Apartment per sq. ft. of

gross floor area $1.73 $0.08 $0.59 $0.09 $4.33 $6.82 $3.46

Retail Commercial per sq. ft. of

gross floor area $10.01 $0.05 $0.40 $0.10 - $10.56 $9.20

Office Commercial per sq. ft. of

gross floor area $5.01 $0.04 $0.34 $0.10 - $5.49 $5.11

Float Home per sq. ft. of

gross floor area $1.79 $0.08 $0.64 - $4.64 $7.15 $2.72

Industrial per acre $28,492.56 $759.65 $6,012.28 $2,911.10 - $38,175.59 $53,069.57

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APPEND IX B

C O S T E S T I M A T E S A N D D C C R A T E C A L C U L A T I O N S F O R

T R A N S P O R T A T I O N D C C C A P I T A L P R O J E C T S

CITY OF NEW WESTMINSTERMAINLAND

TRANSPORTATION DCC PROGRAM

Col. (1) Col. (2) Col. (3) Col. (4) = Col. (2) x Col. (3) Col. (5) Col. (6) = Col.

(4) - Col. (5)Col. (7) = Col. (2) - Col. (6)

On From ToT1 Twelfth Street Twelfth Street Eighth Avenue Intersection Improvement $16,000 $16,000 28% $4,480 $45 $4,435 $11,565T2 Tenth Street Tenth Street Eighth Avenue Intersection Improvement $32,000 $32,000 28% $8,960 $90 $8,870 $23,130T3 Tenth Street Tenth Street Sixth Avenue Intersection Improvement $33,000 $33,000 28% $9,240 $92 $9,148 $23,852T4 Eighth Street Eighth Street Sixth Avenue Intersection Improvement $90,000 $90,000 28% $25,200 $252 $24,948 $65,052T5 Eighth Street Eighth Street Royal Avenue Intersection Improvement $92,000 $92,000 28% $25,760 $258 $25,502 $66,498T6 Sixth Street Sixth Street Royal Avenue Intersection Improvement $21,000 $21,000 28% $5,880 $59 $5,821 $15,179T7 Colborne Street Colborne Street Eighth Avenue Intersection Improvement $40,000 $40,000 28% $11,200 $112 $11,088 $28,912T8 Cumberland Street Cumberland Street Eighth Avenue Intersection Improvement $28,000 $28,000 28% $7,840 $78 $7,762 $20,238T9 Cumberland Street Cumberland Street Sixth Avenue Intersection Improvement $7,000 $7,000 28% $1,960 $20 $1,940 $5,060T10 Columbia Street East Columbia Street E. Brunette Avenue Pedestrian Improvements $338,000 $338,000 67% $226,460 $2,265 $224,195 $113,805T11 Twelfth Street Fourth Avenue Columbia Street Arterial Improvements $1,524,600 $1,524,600 28% $426,888 $4,269 $422,619 $1,101,981T12 Spruce Street Brunette Avenue Brunette River Sidewalk $28,300 Translink 50% $14,150 $14,150 67% $9,481 $95 $9,386 $4,764T13 McNeely McNeely Street Front Street Signal Upgrade $250,000 Translink 50% $125,000 $125,000 28% $35,000 $350 $34,650 $90,350T14 Third Avenue (BC Parkway) Third Avenue Quay Pedestrian Bridge $2,542,000 Translink 67% $1,703,140 $838,860 67% $562,036 $5,620 $556,416 $282,444T15 Twelfth Street Sixth Avenue Tenth Avenue Pedestrian Improvements $2,500,000 $2,500,000 67% $1,675,000 $16,750 $1,658,250 $841,750T16 Pattullo Bridge Ramp Metering $190,000 Translink 50% $95,000 $95,000 28% $26,600 $266 $26,334 $68,666T17 Transit Shelters Various Transit Shelters $150,000 $150,000 67% $100,500 $1,005 $99,495 $50,505T18 Trail/Greenway Master Plan Queens Avenue Pave/ light/ sign/ crossing $450,000 Translink 30% $135,000 $315,000 67% $211,050 $2,111 $208,940 $106,061T19 Trail/Greenway Master Plan Brow of the Hill Pave/ light/ sign/ crossing $303,000 Translink 30% $90,900 $212,100 67% $142,107 $1,421 $140,686 $71,414T20 Trail/Greenway Master Plan Uptown Pave/ light/ sign/ crossing $199,000 Translink 30% $59,700 $139,300 67% $93,331 $933 $92,398 $46,902T21 Trail/Greenway Master Plan Parkside Pave/ light/ sign/ crossing $128,000 Translink 30% $38,400 $89,600 67% $60,032 $600 $59,432 $30,168T22 City-Wide Transportation Plan (2040) Planning $300,000 $300,000 67% $201,000 $2,010 $198,990 $101,010T23 Eighth Avenue Corridor Plan Planning $100,000 $100,000 67% $67,000 $670 $66,330 $33,670T24 Eighth Street Corridor Plan Planning $100,000 $100,000 67% $67,000 $670 $66,330 $33,670T25 Tenth Avenue Corridor Plan Planning $100,000 Burnaby 50% $50,000 $50,000 67% $33,500 $335 $33,165 $16,835T26 McBride Boulevard Corridor Plan Planning $100,000 $100,000 67% $67,000 $670 $66,330 $33,670T27 Upgrades to Traffic Signal System Signals $4,250,000 Translink, ICBC 50% $2,125,000 $2,125,000 28% $595,000 $5,950 $589,050 $1,535,950

T28 Neighborhood Traffic Calming Program Traffic Calming $1,200,000 $1,200,000 28% $336,000 $3,360 $332,640 $867,360

T29 Royal Avenue Corridor Improvements First Street 3rd/ 4th StreetArterial Improvements (northside) $1,654,000 Translink 50% $827,000 $827,000 28% $231,560 $2,316 $229,244 $597,756

T30East Side of Sapperton Sky Train Station Station Spruce Pedestrian Access $1,500,000 Translink 50% $750,000 $750,000 67% $502,500 $5,025 $497,475 $252,525

T31 BC Parkway, Stewardson Way Pedestrian/ Cycle Overpass Grimston Park River Drive Pedestrian/ Cycle Bridge $3,000,000 Others $2,300,000 $700,000 67% $469,000 $4,690 $464,310 $235,690

T32 CVG Begbie St. Railway Crossing Enhancement Pedestrian Improvements $150,000 Translink 50% $75,000 $75,000 67% $50,250 $503 $49,748 $25,253

T33 Eighth Avenue (South Sidewalk) Eighth Street Tenth Street Sidewalk $150,000 $150,000 67% $100,500 $1,005 $99,495 $50,505

T34 Tenth Avenue Intersection Improvements (Left Turn Bays, 4 locations) Intersection Improvement $4,000,000 Translink/ Bby 75% $3,000,000 $1,000,000 28% $280,000 $2,800 $277,200 $722,800

T35 McInness McInness Carnarvon New Signal for development $150,000 $150,000 100% $150,000 $1,500 $148,500 $1,500

TOTALS $25,715,900 $11,388,290 $6,819,315 $68,193 $6,751,122 $7,576,488

Notes(1) Cost estimates for T1 - T10, T13 are based on the financial review of the City of New Westminster capital budget and two Hamilton Associates Intersection Reports, costs up dated March 2008 by USL.

Total Municipal Responsibility Cost Estimate (1)

Benefit Factor

Benefit to New Development

Municipal Assist Factor 1%City CostFunding by

Others% Funding by

OthersPotentialFunding

Agency

Project No.

Column

Location Description DCC Recoverable


TRANSPORTATION DCC RATE CALCULATION

Col. (1) Col. (2) Col. (3)

Estimated New Development Unit Wt. Trip Rate

Single Detached Residential - Dwelling Units 1.02 -

Multi Family ResidentialTownhouse 722 Dwelling Units 0.65 469 Apartment 7367 Dwelling Units 0.45 3,315

CommercialRetail 32,539 square metres gross floor area 0.039 1,269 Office 75,141 square metres gross floor area 0.014 1,052

Total Trip Ends 6105 (a)

Net Transportation DCC Program Recoverable $6,751,122 (b)Existing DCC Reserve Monies -$74,079 (c)Net Amount to be Paid by DCCs $6,825,201 (d) = (b) - (c)DCC per Trip End $1,117.89 (e) = (d)/(a)

Single Detached Residential Single Detached $1,140.25 per Dwelling Unit (e) x Col. (3)

Multi Family Residential Townhouse $726.63 per Dwelling Unit (e) x Col. (3)Apartment $503.05 per Dwelling Unit (e) x Col. (3)

Commercial Retail $43.60 per square meter gross floor area (e) x Col. (3)Office $15.65 per square meter gross floor area

Industrial $20,446.24 per hectare gross site area (e) x 18.29

Notes(1) Reserve amount from City of New Westminster - balance to Dec. 31, 2008, represents amount owing having borrowed funds from another source.

A: Traffic Generation Calculation

B: Unit Transportation DCC Calculation

C: Resulting Transportation DCCs

Land UseCol. (4) = (1) x (3)

Trip Ends

CITY OF NEW WESTMINSTERQUEENSBOROUGH

TRANSPORTATION DCC PROGRAM

Col. (1) Col. (2) Col. (3) Col. (4) = Col. (2) x Col. (3) Col. (5) Col. (6) = Col.

(4) - Col. (5)Col. (7) = Col. (2) -

Col. (6)

On From To

QT1 Ewen Avenue Boyd Street Furness Street Collector Road Improvements $1,103,000 $1,103,000 100% $1,103,000 $11,030 $1,091,970 $11,030QT2 Salter Avenue Gifford Street Pembina Street Collector Road Improvements $2,164,000 $2,164,000 100% $2,164,000 $21,640 $2,142,360 $21,640QT3 Gifford Street Salter Street Ewen Street Collector Road Improvements $331,000 $331,000 100% $331,000 $3,310 $327,690 $3,310QT4 Howes Street Salter Street Ewen Street Collector Road Improvements $231,000 $231,000 100% $231,000 $2,310 $228,690 $2,310QT5 Pembina Street Salter Street Ewen Street Collector Road Improvements $662,000 $662,000 100% $662,000 $6,620 $655,380 $6,620QT6 Ewen Avenue Boyd Street Howes Street Collector Road Improvements $2,004,000 $2,004,000 100% $2,004,000 $20,040 $1,983,960 $20,040QT7 Ewen Avenue Boundary Howes Street Collector Road Improvements $1,603,000 $1,603,000 100% $1,603,000 $16,030 $1,586,970 $16,030QT8 Duncan Street Boyd Street Furness Street Collector Road Improvements $1,403,000 $1,403,000 100% $1,403,000 $14,030 $1,388,970 $14,030QT9 Boyd Street Johnston Street Howes Street Pedestrian Improvements $445,000 $445,000 100% $445,000 $4,450 $440,550 $4,450

QT10 Boyd Street Boyd Street Duncan Street Traffic Signal $150,000 $150,000 100% $150,000 $1,500 $148,500 $1,500QT11 Boyd Street Corridor Plan Boyd Street Furness Street Corridor Plan $100,000 $100,000 100% $100,000 $1,000 $99,000 $1,000QT12 Ewen Corridor Plan $100,000 $100,000 100% $100,000 $1,000 $99,000 $1,000QT13 Salter Avenue Philips Street Gifford Street Collector Road Improvements $270,000 $270,000 100% $270,000 $2,700 $267,300 $2,700

TOTALS $10,566,000 $10,566,000 $105,660 $10,460,340 $105,660

Notes(1) Collector road widening cost estimates from USL includes 15% each for engineering costs, contingency and 5% for contract administration. Widening from 7m to 12m. (2) The 100% benefit was established based on the local need for the road improvements.(3) QT9, QT11 and QT12 estimates from the City of New Westminster.(4) Unit costs revised June 12, 2008 to include c/g, sidewalks, and street lights. 300mm storm sewer also included.

Project No.

Column

Location

Description Total Municipal Responsibility

Cost Estimate (1)

Benefit Factor (2)


Municipal Assist Factor 1%

DCC Recoverable

Funding by Others City Cost


TRANSPORTATION DCC RATE CALCULATION

Col. (1) Col. (2) Col. (3)

Estimated New Development Unit Wt. Trip Rate

Single Detached Residential 506 Dwelling Units 1.02 516

Multi Family ResidentialTownhouse 722 Dwelling Units 0.65 469

Apartment 794 Dwelling Units 0.45 357

CommercialRetail 27,171 square metres gross floor area 0.028 761 Office 3,354 square metres gross floor area 0.014 47

Total Trip Ends 2150 (a)

Net Transportation DCC Program Recoverable $10,460,340 (b)Existing DCC Reserve Monies (1) $2,506,617 (c)Net Amount to be Paid by DCCs $7,953,723 (d) = (b) - (c)DCC per Trip End $3,698.58 (e) = (d)/(a)

Single Detached Residential Single Detached Residential $3,772.55 per Dwelling Unit (e) x Col. (3)

Multi Family Residential Townhouse $2,404.08 per Dwelling Unit (e) x Col. (3)Apartment $1,664.36 per Dwelling Unit (e) x Col. (3)

Commercial Retail $103.56 per square meter gross floor area (e) x Col. (3)Office $51.78 per square meter gross floor area (e) x Col. (3)


Notes(1) Reserve amount from City of New Westminster - balance to Dec. 31, 2008.

A: Traffic Generation Calculation

B: Unit Transportation DCC Calculation

C: Resulting Transportation DCCs

Land UseCol. (4) = (1) x (3)

Trip Ends

2009 DCC Review



APPEND IX C


W A T E R D C C C A P I T A L P R O J E C T S

CITY OF NEW WESTMINSTERWATERWORKS DCC PROGRAM

MAINLAND

Column Col.(1) Col. (2) Col. (3) =Col. (1) x Col. (2) Col. (4) Col. (5) = Col. (3) -

Col. (4)Col. (6) = Col.(1) - Col.

(5)

Name Cost Estimate (1)Benefit Factor

%Benefit to New Development

Municipal Assist Factor 1% DCC Recoverable Total Municipal

Responsibility

W1 4th St from Carnarvon St. to Columbia St. $86,807 100% $86,807 $868 $85,939 $868W2 6th Ave from 12th St. to 20th St. $1,039,017 100% $1,039,017 $10,390 $1,028,627 $10,390W3 Royal Ave. from 4th St. to 6th St. $59,051 100% $59,051 $591 $58,460 $591W4 Agnes St. at 1st St. $62,668 100% $62,668 $627 $62,041 $627W5 Lorne St. from Canavron St. to Clarkson St. $52,349 100% $52,349 $523 $51,826 $523W6 Rickman Pl. at Jacjson Cres. $63,945 100% $63,945 $639 $63,306 $639W7 Hume Park from Columbia St. East to Kelly $216,999 100% $216,999 $2,170 $214,829 $2,170W8 Richmond St. from Hospital St to Sherbrooke St $114,778 100% $114,778 $1,148 $113,631 $1,148W9 8th Ave. East at Richmond St. $12,043 100% $12,043 $120 $11,923 $120

W10 3rd St and Manitoba St (Peele St to Royal Ave) $219,554 100% $219,554 $2,196 $217,358 $2,196W11 Front St. at the foot of Merrivale St. $13,990 100% $13,990 $140 $13,850 $140W12 Royal Ave. at 6th St. $19,978 100% $19,978 $200 $19,778 $200W13 12th Street from 10th Ave. to Edinburgh St. $202,679 100% $202,679 $2,027 $200,652 $2,027W14 Kamploops St from 13th St. to Stewardson Way $105,752 100% $105,752 $1,058 $104,695 $1,058W15 Queens St. from 10th St. to Mowat St. $84,222 100% $84,222 $842 $83,380 $842W16 20th Street from Marine Way to River Drive $134,201 100% $134,201 $1,342 $132,859 $1,342W17 6th St. at 8th Ave. $8,511 100% $8,511 $85 $8,426 $85W18 6th Street at Agnes Street $2,401 100% $2,401 $24 $2,377 $24W19 10 new Hydrants $76,950 100% $76,950 $770 $76,181 $770W20 Future Servicing Study $80,000 100% $80,000 $800 $79,200 $800

Totals $2,655,896 $2,655,896 $26,559 $2,629,337 $26,559

Notes (1) Cost estimates for W1-W19 from Master Water Servicing Study, Earth Tech, November 2007, include 10% engineering and 25% contingency.

Project No.

CITY OF NEW WESTMINSTERWATERWORKS

DCC RATE CALCULATIONMAINLAND

Col. (1) Col. (2) Col. (3)

Estimated New Development UnitPerson per unit (residential)/

Equivalent Population/hectare (other land uses)


Multi Family ResidentialTownhouse 722 Dwelling Units 2.7 1,949 Apartment 7,367 Dwelling Units 1.8 13,261

Commercial Retail 32,539 square metres gross floor area 0.013 423 Office 75,141 square metres gross floor area 0.011 827

Total Equivalent Population 16460 (a)

Net Waterworks DCC Program Recoverable $2,629,337 (b)Existing DCC Reserve Monies $0 (c)Net Amount to be Paid by DCCs $2,629,337 (d) = (b) - (c)DCC per person $159.75 (e) = (d)/(a)

Single Detached Residential Single Detached $607.03 per Dwelling Unit (e) x Col. (3)


Commercial Retail $2.08 square metres gross floor area (e) x Col. (3)Office $1.76 square metres gross floor area (e) x Col. (3)

Industrial $7,188.54 per hectare gross site area (e) x 45

Notes(1) There are no existing reserves as the past DCC program did not include a Mainland water DCC.

B: Unit Waterworks DCC Calculation

C: Resulting Waterworks DCCs

A: Waterworks DCC Calculation

Land UseCol. (4) = (1) x (3)

Multiple

CITY OF NEW WESTMINSTERWATERWORKS DCC PROGRAM

QUEENSBOROUGH


Col. (4)Col. (6) = Col.(1) - Col.

(5)

Name Cost Estimate (1)Benefit Factor

%Benefit to New Development


Responsibility

1 Blackley St. from Stanley St. to Mercer St. $168,390 100% $168,390 $1,684 $166,706 $1,6842 Duncan Street from Boyd St. to Mercer St. $323,190 100% $323,190 $3,232 $319,958 $3,2323 14 new Hydrants $107,730 100% $107,730 $1,077 $106,653 $1,0774 Future Servicing Study $20,000 100% $20,000 $200 $19,800 $200

Totals $619,310 $619,310 $6,193 $613,116 $6,193

Notes (1) Cost estimates for 1-3 from Master Water Servicing Study, Earth Tech, November 2007, include 10% engineering and 25% contingency.

Project No.

CITY OF NEW WESTMINSTERWATERWORKS

DCC RATE CALCULATIONQUEENSBOROUGH

Col. (1) Col. (2) Col. (3)



Single Detached Residential RQ-1, RQ-5 405 Dwelling Units 4.8 1944Single Detached Residential RT-2D 101 Dwelling Units 3 303

Multi Family ResidentialTownhouse 722 Dwelling Units 2.7 1,949 Apartment 794 Dwelling Units 1.8 1,429



Net Waterworks DCC Program Recoverable $613,116 (b)Existing DCC Reserve Monies $414,401 (c)Net Amount to be Paid by DCCs $198,715 (d) = (b) - (c)DCC per person $33.03 (e) = (d)/(a)

Single Detached Residential RQ $158.56 per Dwelling Unit (e) x Col. (3)Single Detached Residential RT-2D $99.10 per Dwelling Unit (e) x Col. (3)





A: Waterworks DCC Calculation

B: Unit Waterworks DCC Calculation

C: Resulting Waterworks DCCs

Land UseCol. (4) = (1) x (3)

Multiple

2009 DCC Review



APPEND IX D


S A N I T A R Y S E W E R D C C C A P I T A L P R O J E C T S

CITY OF NEW WESTMINSTERSANITARY DCC PROGRAM

MAINLAND


Col. (4)Col. (6) = Col.(1) - Col.

(5)

NameCost Estimate

(1)Benefit Factor

% (2)Benefit to New Development


Responsibility

S1 Columbia St. at Blackwood - GVRD Connection (250mm) $35,803 100% $35,803 $358 $35,445 $358S2 Merivale St. at ClarksonDS of weir 57 (250mm) $10,399 100% $10,399 $104 $10,295 $104S3 Twelfth St. between Sixth Ave. & Hamilton (300mm) $294,291 100% $294,291 $2,943 $291,348 $2,943S4 Third Ave. between Twelfth St. & Louellen St. (250mm) $32,112 100% $32,112 $321 $31,791 $321S5 Third Ave. from 315 to 301 Third (near Fourteenth St.) (375mm) $121,892 100% $121,892 $1,219 $120,673 $1,219S6 Twelfth St. between 111 Twelfth St. and Auckland St. (375mm) $25,194 100% $25,194 $252 $24,942 $252S7 Columbia St. at Tenth At. (525mm) $10,495 100% $10,495 $105 $10,390 $105S8 McKenzie St. between Cararvon St. and Victoria St. (250 & 300mm) $56,925 100% $56,925 $569 $56,356 $569S9 Sixth St. between Clarkson St. and Columbia (DS of Weir-51) (375mm) $47,664 100% $47,664 $477 $47,187 $477S10 37 Wellington St. to intersection at Dufferin St. & Agnes St. (250mm) $60,048 100% $60,048 $600 $59,448 $600S11 Twelfth St. between Hamilton St. & Eighth Ave. (250mm) $99,322 100% $99,322 $993 $98,329 $993S12 Lorne St. between Victoria St. and Agnes St. (300mm) $49,824 100% $49,824 $498 $49,326 $498S13 NW1 Sapperton connection at Sherbrooke St. and Brunette Ave. (525mm) $80,905 100% $80,905 $809 $80,096 $809S14 Royal Ave. at Twelfth St. (US of NW1 W. branch connection #18) (300mm) $24,745 100% $24,745 $247 $24,498 $247S15 Columbia St. at Wellington St. (US of Weir-79 & Near Patullo Br. Ramp) (600mm) $37,905 100% $37,905 $379 $37,526 $379S16 Victoria St. Between McKenzie St. and Sixth St. (300mm) $83,076 100% $83,076 $831 $82,245 $831S17 Fourth Ave. at Fourteeth St. (NW1 14th St. Trunk sewer connection) (375mm) $8,621 100% $8,621 $86 $8,535 $86S18 Fifth Ave. at Fourteenth St. (US of Weir-13) $7,049 100% $7,049 $70 $6,979 $70S19 Stewardson Way and Fifth Ave. (NW1 W. branch connection #7) (375mm) $37,690 100% $37,690 $377 $37,313 $377S20 Fourteenth St. between Fifth Ave. and Stewardson Way (250mm) $107,624 100% $107,624 $1,076 $106,548 $1,076S21 Fourteenth St. and Fourth Ave. (NW1 14th St. trunk sewer connection #16) (300mm) $4,094 100% $4,094 $41 $4,053 $41S22 Fourteenth St. between Cariboo St. & Fifth St. (450mm) $48,764 100% $48,764 $488 $48,276 $488S23 Fourth Ave. between Fourteenth St. and Stewardson Way (675mm) $155,097 100% $155,097 $1,551 $153,546 $1,551S24 Fourteenth St. between Cariboo St. & Stewardson Way (450mm) $102,806 100% $102,806 $1,028 $101,778 $1,028S25 Fifth Ave. between Fourteenth St. and Thirteenth St. (450mm) $182,812 100% $182,812 $1,828 $180,984 $1,828S26 Lane south of Sixth Ave. between Thirteenth St. & McMartin St. (450mm) $130,326 100% $130,326 $1,303 $129,023 $1,303S27 Thirteenth St. between Fifth Ave. & 529 Thirteenth St. (525mm) $212,244 100% $212,244 $2,122 $210,122 $2,122S28 Third Ave. from Fourteenth St. to 315 Third Ave. (375mm) $111,255 100% $111,255 $1,113 $110,142 $1,113S29 Scott Paper from Fifth Ave. to Fourteenth St. at Fourth Ave. (450mm) $505,198 100% $505,198 $5,052 $500,146 $5,052S30 Third Ave. at Fourteenth St. (NW1 14th St. trunk connection #17) (525mm) $2,918 100% $2,918 $29 $2,889 $29S31 Second St. at Sinclair Ave. (NW1 Glenbrook) (600mm) $3,686 100% $3,686 $37 $3,649 $37S32 Second St. between Sinclair Ave. and 821 Second St. (525mm) $115,230 100% $115,230 $1,152 $114,078 $1,152S33 Brunette Ave. b/w 146 Brunette Ave. and Keary St. (1050, 900, 750mm) $736,548 100% $736,548 $7,365 $729,183 $7,365S34 200 Keary St. to Brunette Ave. (525mm) $57,707 100% $57,707 $577 $57,130 $577S35 Keary St. between Columbia St. and 234 Keary St. (525mm) $120,755 100% $120,755 $1,208 $119,547 $1,208S36 Future Servicing Study $65,000 100% $65,000 $650 $64,350 $650

Totals $3,786,024 $3,786,024 $37,860 $3,748,164 $37,860

Notes (1) Cost estimate for the Combined Sewer Overflow storage tank is accounted for in the negative reserve amount(2) Benefit factor based on service catchment. For new projects S1-S35 benefit factor based analysis by Earth Tech, need to meet OCP requirement.(3) Cost estimates for S1 - S35 from Master Sewer Servicing Study, Earth Tech, February 2008, include 10% engineering and 25% contingency.

Project No.

CITY OF NEW WESTMINSTERSANITARY DCC RATE CALCULATION

MAINLAND

Col. (1) Col. (2) Col. (3)





Commercial - Retail 32,539 square metres gross floor area 0.013 423 Office 75,141 square metres gross floor area 0.011 827


Net Sanitary DCC Program Recoverable $3,748,164 (b)Existing DCC Reserve Monies -$624,051 (c)Net Amount to be Paid by DCCs $4,372,215 (d) = (b) - (c)DCC per person $265.63 (e) = (d)/(a)

Single Detached Residential Single Detached $1,009.41 per Dwelling Unit (e) x Col. (3)




Notes(1) Reserve amount from City of New Westminster - balance to Dec. 31, 2008, this value reflects borrowing done to fund the CSO project. Therefore a portion of the DCC's collected ultimately must pay the borrowed amount back to balance the account.

A: Sanitary DCC Calculation

B: Unit Sanitary DCC Calculation

C: Resulting Sanitary DCCs

Land UseCol. (4) = (1) x (3)

Multiple

CITY OF NEW WESTMINSTERSANITARY DCC PROGRAM

QUEENSBOROUGH


Col. (4)Col. (6) = Col.(1) -

Col. (5)

Name Cost Estimate (1)

Benefit Factor % (2)



Responsibility

S1 Pump Station at Stanley St. & Ewen Ave. $270,000 100% $270,000 $2,700 $267,300 $2,700S2 Forcemain from new PS to SA-28 at Furness St. $418,773 100% $418,773 $4,188 $414,585 $4,188S3 Stanley St. area south of Ewen Ave. $309,217 100% $309,217 $3,092 $306,125 $3,092S4 Stanley St. area north of Ewen Ave. (Stanley St., Blackley St., R/W N.

of Blackley) $598,200 100% $598,200 $5,982 $592,218 $5,982S5 Ewen Ave. between Mercer St. & Furness, Mercer St. between Ewen

Ave. & Duncan St. $364,910 100% $364,910 $3,649 $361,261 $3,649S6 Future Servicing Study $45,000 100% $45,000 $450 $44,550 $450

Totals $2,006,100 $2,006,100 $20,061 $1,986,039 $20,061

Notes (1) Benefit factor based analysis by Earth Tech, need to meet OCP requirement.(2) Cost estimates for 1-5 from Master Sewer Servicing Study, Earth Tech, February 2008, include 10% engineering and 25% contingency.

Project No.

CITY OF NEW WESTMINSTERSANITARY DCC RATE CALCULATION

QUEENSBOROUGH

Col. (1) Col. (2) Col. (3)



Single Detached Residential RQ-1, RQ-5 405 Dwelling Units 4.8 1944Single Detached Residential RT-2D 101 Dwelling Units 3 303




Net Sanitary DCC Program Recoverable $1,986,039 (b)Existing DCC Reserve Monies $0 (c)Net Amount to be Paid by DCCs $1,986,039 (d) = (b) - (c)DCC per person $330.14 (e) = (d)/(a)

Single Detached Residential RQ $1,584.68 per Dwelling Unit (e) x Col. (3)Single Detached Residential RT-2D $990.42 per Dwelling Unit (e) x Col. (3)




Notes(1) There are no existing reserves as the past DCC program did not include a Queensborough sanitary DCC.

C: Resulting Sanitary DCCs

A: Sanitary DCC Calculation

Land UseCol. (4) = (1) x (3)

Multiple

B: Unit Sanitary DCC Calculation

2009 DCC Review



APPEND IX E


D R A I N A G E D C C C A P I T A L P R O J E C T S


DRAINAGE DCC PROGRAM


Col. (4)Col. (6) = Col.(1) -

Col. (5)

Name Cost Estimate (1) Cost Share to 2021 (22%, except study) (2) Benefit Factor % Benefit to New

DevelopmentMunicipal Assist

Factor 1% DCC Recoverable Total Municipal Responsibility

D1 Quayside Dr. at Reliance Crt. (375mm) $91,091 $20,040 100% $20,040 $200 $19,840 $200D2 Front St. south of Chruch St. (900mm) $264,721 $58,239 100% $58,239 $582 $57,656 $582D3 Fourth Ave. outfall (900mm) $484,051 $106,491 100% $106,491 $1,065 $105,426 $1,065D4 Quayside Dr. at Tenth St. near McInnes St. Overpass (525mm) $6,293 $1,384 100% $1,384 $14 $1,371 $14D5 Future Servicing Study & Contribution to DCC Bylaw Review $10,000 $10,000 100% $10,000 $100 $9,900 $100D6 Fourth St. between Dickenson and Columbia St. $254,263 $55,938 100% $55,938 $559 $55,378 $559D7 Royal Ave. at Columbia to Fraser Outfall $967,377 $212,823 100% $212,823 $2,128 $210,695 $2,128D8 Patullo Bridge on ramp (E. Bound) to Columbia St. W. of Elliot St. $292,878 $64,433 100% $64,433 $644 $63,789 $644D9 Elliot St. at Columbia St. to 430 Columbia St. $816,647 $179,662 100% $179,662 $1,797 $177,866 $1,797

Totals $3,187,321 $709,011 $709,011 $7,090 $701,921 $7,090

Notes (1) Cost estimates from Master Sewer Servicing Study, Earth Tech, February 2008, include 10% engineering and 25% contingency.(2) Cost share for D1 to D4, D6 to D9 is based on 13/60 of need over the next 13 years.

Project No.

CITY OF NEW WESTMINSTERDRAINAGE

DCC RATE CALCULATIONMAINLAND

Col. (1) Col. (2) Col. (3)Estimated New Development Unit Equivalence Factor

Multi Family ResidentialTownhouse 722 Dwelling Units 0.58 419Apartment 7367 Dwelling Units 0.29 2136

CommercialRetail 32539 square metres gross floor area 0.0032 104Office 75141 square metres gross floor area 0.0032 240

Total 2900 (a)

Net Storm Drainage DCC Program Recoverable $701,921 (b)Existing DCC Reserve Monies $0 (c)Net Amount to be Paid by DCCs $701,921 (d) = (b) - (c)DCC per Equivalent Drainage Unit $242.06 (e) = (d) / (a)

Single Detached Residential Single Detached $242.06 per dwelling unit (e) x 1

Multi Family ResidentialTownhouse $140.40 per dwelling unit (e) x Col (3)Apartment $70.20 per dwelling unit (e) x Col (3)

CommercialRetail $0.77 per square metres gross floor area (e) x Col (3)Office $0.77 per square metres gross floor area (e) x Col (3)


Note:(1) There are no existing reserves as the past DCC program did not include a Mainland drainage DCC.

B: Unit Drainage DCC Calculation

C: Resulting Drainage DCCs

A: Storm Drainage Impact Calculation

Land UseCol. (4) = Col. (1) x Col. (3)

Multiple


DRAINAGE DCC PROGRAM


Col. (4)Col. (6) = Col.(1) -

Col. (5)

Name Cost Estimate (1) Benefit Factor % (2) Benefit to New Development


Responsibility

1 Carter Street Area $2,720,000 60% $1,632,000 $16,320 $1,615,680 $1,104,3202 Boundary Street Area $1,049,000 60% $629,400 $6,294 $623,106 $425,8943 Wood Street Area $914,000 60% $548,400 $5,484 $542,916 $371,0844 Stanley Street Area $477,000 60% $286,200 $2,862 $283,338 $193,6625 Drainage Study $202,500 100% $202,500 $2,025 $200,475 $2,025

Totals $5,362,500 $3,298,500 $32,985 $3,265,515 $2,096,985

Notes (1) Scope of projects from Dayton and Knight 2003 Drainage Report with refinements from City staff. Cost estimates from USL March 29, 2008.(2) Benefit factor based on discussion with City staff to address redevelopment of Queensborough industrial lands, drainage planning study to be completed.(3) Cost estimates for 1-4 include 25% contingency, 10% engineering and 5% administration.(4) Revised June 12, 2008 to include $100,000 for Carter Street Pump Station, and to adjust benefit factor to 60%.

Project No.

CITY OF NEW WESTMINSTERDRAINAGE

DCC RATE CALCULATIONQUEENSBOROUGH

Col. (1) Col. (2) Col. (3)Estimated New Development Unit Equivalence Factor

Single Detached Residential 506 Dwelling Units 1 506

Multi Family ResidentialTownhouse 722 Dwelling Units 0.58 419Apartment 794 Dwelling Units 0.29 230

CommercialRetail 27171 square metres gross floor area 0.0032 87Office 3354 square metres gross floor area 0.0032 11

Total 1253 (a)

Net Storm Drainage DCC Program Recoverable $3,265,515 (b)Existing DCC Reserve Monies $3,147,634 (c)Net Amount to be Paid by DCCs $117,881 (d) = (b) - (c)DCC per Equivalent Drainage Unit $94.10 (e) = (d) / (a)

Single Detached Residential Single Detached $94.10 per dwelling unit (e) x Col (3)

Multi Family ResidentialTownhouse $54.58 per dwelling unit (e) x Col (3)Apartment $27.29 per dwelling unit (e) x Col (3)

CommercialRetail $0.30 per square metres gross floor area (e) x Col (3)Office $0.30 per square metres gross floor area (e) x Col (3)


Note:(1) Reserve amount from City of New Westminster - balance to Dec. 31, 2008.

B: Unit Drainage DCC Calculation

C: Resulting Drainage DCCs

A: Storm Drainage Impact Calculation

Land UseCol. (4) = Col. (1) x Col. (3)

Multiple

2009 DCC Review



APPEND IX F

D C C R A T E C A L C U L A T I O N S F O R

P A R K A C Q U I S I T I O N D C C P R O J E C T S

P H A S E 1

Phase 1 CITY OF NEW WESTMINSTERQUEENSBOROUGH

PARKLAND ACQUISITIONDCC CALCULATION

Col. (1) Col. (2) Col. (3)



Single Detached Residential RQ-1, RQ-5 405 Dwelling Units 4.8 1,944 Single Detached Residential RT-2D 101 Dwelling Units 3.0 303

Multi Family ResidentialTownhouse 722 Dwelling Units 2.7 1,949

Apartment 794 Dwelling Units 1.8 1,429


Net Parkland DCC Program Recoverable $1,809,522 (b)Existing DCC Reserve Monies (1) $365,488 (c)Net Amount to be Paid by DCCs $1,444,034 (d) = (b) - (c)DCC per person $256.69 (e) = (d)/(a)




A: Parkland Acquisition Calculation

B: Unit Parkland Acquisition DCC Calculation

C: Resulting Parkland Acquisition DCCs

Land Use

Col. (4) = (1) x (3)

Multiple

Phase 1 CITY OF NEW WESTMINSTERCITY WIDE

PARKLAND ACQUISITION

Col. (1) Col. (2) Col. (3)



Single Detached Residential RQ-1, RQ-5 405 Dwelling Units 4.8 1,944 Single Detached Residential RT-2D 101 Dwelling Units 3 303 Single Detached - Dwelling Units 3.8 -

Multi Family ResidentialTownhouse 1,444 Dwelling Units 2.7 3,899 Apartment 8,161 Dwelling Units 1.8 14,690


Net Parkland DCC Program Recoverable $8,316,000 (b)Existing DCC Reserve Monies (c)Net Amount to be Paid by DCCs $8,316,000 (d) = (b) - (c)DCC per person $399.12 (e) = (d) / (a)

Single Detached Residential Single Detached RQ-1, RQ-5 $1,915.80 per Dwelling Unit (e) x Col. (3)Single Detached Residential RT-2D $1,197.37 per Dwelling Unit (e) x Col. (3)Single Detached RS, NR $1,516.67 per Dwelling Unit (e) x Col. (3)

Multi Family Residential Townhouse $1,077.64 per Dwelling Unit (e) x Col. (3)Apartment $718.42 per Dwelling Unit (e) x Col. (3)

Notes(1) There are no existing reserves as the past DCC program did not include a City wide parkland acquisition DCC.




Land UseCol. (4) = (1) x (3)

Multiple

2009 DCC Review



APPEND IX G


P A R K A C Q U I S I T I O N D C C P R O J E C T S

P H A S E 2


PARKLAND ACQUISITIONDCC CALCULATION

Col. (1) Col. (2) Col. (3)



Single Detached Residential RQ-1, RQ-5 405 Dwelling Units 4.8 1,944 Single Detached Residential RT-2D 101 Dwelling Units 3.0 303




Net Parkland DCC Program Recoverable $1,809,522 (b)Existing DCC Reserve Monies (1) $365,488 (c)Net Amount to be Paid by DCCs $1,444,034 (d) = (b) - (c)DCC per person $256.69 (e) = (d)/(a)







Land Use

Col. (4) = (1) x (3)

Multiple


PARKLAND ACQUISITION

Col. (1) Col. (2) Col. (3)






Net Parkland DCC Program Recoverable $8,316,000 (b)Existing DCC Reserve Monies (c)Net Amount to be Paid by DCCs $8,316,000 (d) = (b) - (c)DCC per person $399.12 (e) = (d) / (a)







Land UseCol. (4) = (1) x (3)

Multiple

2009 DCC Review



APPEND IX H


P A R K D E V E L O P M E N T D C C P R O J E C T S

P H A S E 1

Phase 1 CITY OF NEW WESTMINSTERMAINLAND

PARKLAND DEVELOPMENT DCC RATE CALCULATION

Col. (1) Col. (2) Col. (3)





Net Parkland DCC Program Recoverable $471,042 (b)Existing DCC Reserve Monies (1) $409,850 (c)Net Amount to be Paid by DCCs $61,192 (d) = (b) - (c)DCC per person $4.02 (e) = (d) / (a)

Single Detached Residential Single Detached $15.29 per Dwelling Unit (e) x 3.8


Notes(1) Reserve amount from City of New Westminster - balance to Dec. 31, 2008, applied to Mainland park development as there is no Mainland park acquisition.

A: Parkland Development Calculation

B: Unit Parkland Development DCC Calculation

C: Resulting Parkland Development DCCs

Land Use

Col. (4) = (1) x (3)

Multiple


PARKLAND DEVELOPMENT

Col. (1) Col. (2) Col. (3)






Net Parkland DCC Program Recoverable $19,677,735 (b)Existing DCC Reserve Monies (1) (c)Net Amount to be Paid by DCCs $19,677,735 (d) = (b) - (c)DCC per person $944.43 (e) = (d) / (a)




B: Unit City Wide Parkland Development DCC Calculation

C: Resulting City Wide Parkland Development DCCs

A: City Wide Parkland Development Calculation

Land UseCol. (4) = (1) x (3)

Multiple

2009 DCC Review



APPEND IX I


P A R K D E V E L O P M E N T D C C P R O J E C T S

P H A S E 2

Phase 2 CITY OF NEW WESTMINSTERMAINLAND


Col. (1) Col. (2) Col. (3)





Net Parkland DCC Program Recoverable $7,736,042 (b)Existing DCC Reserve Monies (1) $409,850 (c)Net Amount to be Paid by DCCs $7,326,192 (d) = (b) - (c)DCC per person $481.67 (e) = (d) / (a)

Single Detached Residential Single Detached $1,830.34 per Dwelling Unit (e) x 3.8


Notes(1) Reserve amount from City of New Westminster - balance to Dec. 31, 2008, applied to Mainland park development as there is no Mainland park acquisition.




Land Use

Col. (4) = (1) x (3)

Multiple



Col. (1) Col. (2) Col. (3)



Single Detached Residential RQ 405 Dwelling Units 4.8 1944Single Detached Residential RT-2D 101 Dwelling Units 3.0 303





Single Detached Residential RQ $3,984.07 per Dwelling Unit (e) x Col. (3)Single Detached Residential RT-2D $2,490.05 per Dwelling Unit (e) x Col. (3)


Notes(1) Complete reserve amount from City included in Parkland Acquisition calculation.




Land UseCol. (4) = (1) x (3)

Multiple


PARKLAND DEVELOPMENT

Col. (1) Col. (2) Col. (3)










B: Unit City Wide Parkland Development DCC Calculation

C: Resulting City Wide Parkland Development DCCs

A: City Wide Parkland Development Calculation

Land UseCol. (4) = (1) x (3)

Multiple

2009 DCC Review



APPEND IX J

P R O P O S E D D E V E L O P M E N T C O S T C H A R G E B Y L A W

Doc#89421

CORPORATION OF THE CITY OF NEW WESTMINSTER

BYLAW NO. 7311, 2009

A Bylaw to Authorize the Imposition of Development Cost Charges WHEREAS the City may impose development cost charges for the purpose of providing funds to assist the City to pay the capital costs of providing, constructing, altering or expanding transportation, water, drainage, sanitary, and providing and improving park land; and

WHEREAS the development cost charges established by this Bylaw will be used for the recited purposes; and

WHEREAS in setting the development cost charges under this Bylaw, the City

Council has considered the future land use patterns and development, the provision of parkland described in an official community plan, the phasing of works and services, how development designed to result in a low environmental impact may affect the capital costs of infrastructure, and whether the charges:

(a) are excessive in relation to the capital cost of prevailing standards of

service in the City, (b) will deter development in the City (c) will discourage the construction of reasonably priced housing or the

provision of reasonably priced serviced land in the City, or (d) will discourage development designed to result in a low

environmental impact in the City. NOW THEREFORE THE CITY COUNCIL of the Corporation of the City of New Westminster in open meeting assembled ENACTS AS FOLLOWS:

1. General Provisions 1.1 This Bylaw may be cited as the "New Westminster Development Cost Charges

Bylaw No. 7311, 2009". 1.2 The following schedules attached to this Bylaw form part of this Bylaw:

(a) Schedule A – The City of New Westminster Queensborough Transportation, Drainage, Water, Sanitary and Parkland DCC Boundary

(b) Schedule B1 – Queensborough Development Cost Charges (first rate schedule)

(c) Schedule B2 – Queensborough Development Cost Charges (second rate schedule)

Bylaw No. 7311, 2009 2

(d) Schedule C – The City of New Westminster Mainland Transportation, Drainage, Water, Sanitary and Parkland DCC Boundary

(e) Schedule D1 – Mainland Development Cost Charges (first rate schedule)

(f) Schedule D2 – Mainland Development Cost Charges (second rate schedule)

1.3 This Bylaw applies to all approvals of subdivision of land and for all issuances of building permits for buildings and structures located in the City.

1.4 Bylaw No. 7048, being, "New Westminster Development Cost Charges Bylaw No.

7048, 2005" as amended, is hereby repealed.

2. Definitions

2.1 In this Bylaw:

APARTMENT RESIDENTIAL means a building or portion of a building divided into three or more dwelling units developed for residential use at a density greater than 1.2 FSR. BUILDING PERMIT means any permit authorizing the construction, alteration or extension of a building or structure in the City. CITY means the City of New Westminster. OFFICE means a building or portion of building designed and intended for office use, excluding offices for trade contractors. COMMERCIAL means a building or portion of building developed for retail sale to the end user, restaurant, personal service, recreational or entertainment use, or any other commercial enterprise, unless otherwise defined in this Bylaw. COMPACT LOT SINGLE DETACHED RESIDENTIAL means all land developed with a single detached dwelling and a lot size between 2,300 sq.ft. and 3,000 sq.ft. DEVELOPMENT includes a Subdivision and a proposed Subdivision and the construction, alteration or extension of a building or structure for which a Building

Permit is or will be required. DEVELOPMENT COST CHARGES or DCC means the applicable rates prescribed in Schedules “B1”, “B2”, “D1” and “D2”. FLOAT HOME means a structure incorporating a floatation system, intended for use or being used or occupied for residential purposes, not primarily intended for,

Bylaw No. 7311, 2009 3

or usable in, navigation and does not include a water craft designed or intended for navigation.

GROSS FLOOR AREA means the total area of all floors in a building measured to the outside surface of the exterior walls, but excluding areas provided for parking of motor vehicles and storage of bicycles.

IMPROVED SITE AREA means the whole or a portion of the parcel to be improved for industrial purposes as part of the development authorized by a building permit, including all buildings, vehicular and pedestrian circulation areas, loading, parking, storage, works, decorative areas and landscaped areas belonging to the development.

INDUSTRIAL means a lot used or intended to be used for industrial uses, including manufacturing, processing, treatment, assembly, disassembly, storage, testing, wholesale, distribution, or servicing of goods and materials. LIVE WORK means a building or portion of a building developed as a "live/work unit" pursuant to the Zoning Bylaw.

MIXED USE means a development in which the building or buildings are intended to be used for two or more uses. SINGLE DETACHED RESIDENTIAL - MAINLAND means all land developed with a single detached dwelling on the mainland of New Westminster.

SINGLE DETACHED RESIDENTIAL – QUEENSBOROUGH means all land developed with a single detached dwelling in Queensborough.

TOWNHOUSE RESIDENTIAL means a building or portion of a building divided into two or more dwelling units developed for residential use at a density less than or equal to 1.2 FSR.

ZONING BYLAW means Zoning Bylaw 6680, 2001 as amended or replaced from time to time.

3. Application of Development Cost Charges

3.1 A person who obtains an:

(a) approval of subdivision; or (b) issuance of a building permit, including, without limitation, and despite

Section 4 of this Bylaw, a building permit authorizing the construction, alteration or extension of a building or structure that will, after construction, alteration or extension, contain fewer than 4 self-contained

Bylaw No. 7311, 2009 4

dwelling units, and be put to no other use other than the residential use in those dwelling units;

must pay the applicable development cost charges set out in this Bylaw to the City, at the time of the approval of the subdivision or the issuance of the building

permit, as set out in Schedules “B1”, “B2”, “D1” and “D2”.

3.2 Where on Schedules “B1”, “B2”, “D1” and “D2” a development cost charge is described as being payable at either subdivision approval or building permit approval, it shall be paid upon the earlier event.

3.3 Development cost charges imposed under this Bylaw shall be calculated in

accordance with the rates prescribed in Schedules “B1”, “B2”, “D1” and “D2”. 3.3.1 In the case of a mixed use development, the gross floor area shall be calculated

separately for each use that is part of that mixed use development, and the development cost charges for each use calculated in accordance with Schedules “B1”, “B2”, “D1” and “D2”, and the developer shall pay the sum total of the development cost charges calculated for each use.

4. Exemption from DCC

DCC are not payable where exempted by statute and where the building permit

authorizes the construction, alteration or extension of a building or part of a building that is, or will be, after the construction, alteration or extension, exempt from taxation under Section 220(1)(h) [statutory exemption for places of worship] or 224(2)(f) [permissive exemptions in relation to places of public worship] of the Community Charter;

5. Severability If any portion of this Bylaw is held to be invalid by a court of competent jurisdiction, the invalid portion shall be severed and the remainder of the Bylaw shall be deemed to have been enacted without the invalid portion.

6. Effective Date

6.1 This Bylaw, excluding Schedules “B2” and “D2”, shall come into force and effect on January 01, 2011.

6.2 On January 01, 2012, Schedules “B1” and D1”shall cease to have force and

effect, and Schedules “B2” and “D2” shall come into force and effect.

Bylaw No. 7311, 2009 5 GIVEN THREE READINGS this day of 2009. APPROVED BY THE INSPECTOR OF MUNICIPALITIES this day of 2009. ADOPTED and the Seal of the Corporation of the City of New Westminster affixed this day of , 2009. _________________________________ MAYOR _________________________________ CITY CLERK

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city of new westminster 2009 development cost charge … · city of new westminster 2009...

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